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17-1012034CITY OF §.. Federal January 2, 2018 Dale Sweeney 5715 143`d Place SE Bellevue; WA 98006 dale. design3d@gmail. com 1� RE: File #17-101203-00-UP; PROCESS III `PROJECT APPROVAL' Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Sweeney: FiLE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityofiederalway.. com Jim Ferrell, Mayor The Community Development Department has completed administrative land use review of the proposed Holiday Inn Express and Retail project located at 34427 Pacific Hwy South. The applicant proposes a four-story, 58,241 square -foot hotel with 90 guest rooms, separate retail building and fast-food restaurant, and 109 parking spaces. Associated site improvements and landscaping are included. The Process III Master Land Use (MLU) application submitted March 15, 2017, with subsequent resubmittals dated August 16, 2017 and August 24, 2017, is hereby conditionally approved based on the enclosed findings of fact, incorporated into this decision in full, and the following conclusions based on those facts: 1. The proposal is consistent with the comprehensive plan; 2. The proposal is consistent with all applicable provisions of Federal Way Revised Code (FWRC); 3. The proposal is consistent with the public health, safety, and welfare; 4. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal; 5. The proposed access to the subject property is at the optimal location and configuration; and 6. Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. The remainder of this letter outlines the land use review process required for this particular site improvement; summarizes the State Environmental Policy Act (SEPA) process; lists conditions of the land use decision; and provides other procedural information. This land use decision does not authorize initiation of construction activities. Mr. Sweeney January 2, 2018 Page 2 REVIEW PROCESS The site is within the Commercial Enterprise (u suant to FWRC ) zoning c1 g 40,090, 9y d 240.070, andl9 240310, restaurant are permitted uses in the CE zone p respectively. The proposed uses, not exDevelopment mepteI from Emakeas a written decieviewed sion on he applicer Use process lationobased on Approval. The Director of Community P the criteria listed under FWRC 19.65.100. SEPA PROCESS g September on pursuant The City of Federal Way issued a Determination of 355. Follow nae review }of the environmental cheklist, to Washington Administrative Code (WAC) the city determined the proposal would not not �� probabled, and n° SEPA based mverse itigation was necessary. , an Environmental impact Statement would q CONDITIONS OF APPROVAL essary to eliminate or minimize any undesirable effects Of The following conditions are reasonably nee granting application approval. l . it approval, the following revisions must be depicted on the site plan Prior to building perm and/or elevations. th gar a. Additional pedestrian walkways tso pedestrrianslcan get to the four enclosure and a crosswalk in front of drive -through lane parking stalls. LA) application 2. Prior to issuance of a certificate of occupancy,ot King County aundary Line t the expenment se of the spplicantis required to be approved by the city and recorded ]BUILDING PERMIT REQUIRE]VIENTS This Process III land use decision does n°t constitute a building permit, or 00-Nflauthorize clearing/grading- CC, activities. The associated building permit applications (File #'s 17-10uestion0s regarding the building and 17-105182-00-CO) are currently under review. if you have any q permit review, please contact the Permit Center at 253-835-2607, or permitcenter@cityoffederalway.com. REQUESTS FOR CHANGE OF VALUATION Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaluation. APPROVAL DURATION per FWRC 19.15.100.2, unless modified o xtensielns to the decisioned, the Process lmay�be requested prior to tile lapse f the date of issuance of the decision. approval following the provisions listed in FWRC the land U1se deThe s o becomes must be substantially completed within the five-year time period, Doc. I.D. 77029 17-101203-00-UP Mr. Sweeney ` January 2, 2018 Page 3 APPEALS Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or January 5, 2018. Pursuant to FWRC 19.65.120.1, this land use decision may be appealed by the applicant, any person who submitted written comments or information, or any person who has specifically requested a copy of the decision. In compliance with FWRC 19.65.120.2, any appeal must be in the form of a letter delivered to the Community Development Department, with the established fee, and within 14 days after the effective date of issuance of this decision, or January 19, 2018. The appeal letter must contain a statement identifying the decision being appealed, along with a copy of the decision; a statement of the alleged errors in the director's decision, including identification of specific factual findings and conclusions of the director disputed by the person filing the appeal; and the appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The Federal Way Hearing Examiner will hear any appeals of the Process III decision. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Becky Chapin, Associate Planner, at 253-835- 2641, or becky.chapin@cityoffederalway.com. Sincerely, Brian Davis Community Development Director enc: Exhibit `A' Findings for Project Approval Approved Site Plan Approved Landscape Plan Avtar Singh Duhra, asduhra@gmail.com Becky Chapin, Associate Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Trans. Planning Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Utility District, via email 17-101203-00-UP Doc. I.D. 77029 CITY OF Federal Way Exhibit A Findings for Project Approval Federal Way Revised Code (FWRC) Chapter 19.65, "Process III Project Approval" Holiday Inn Express & Retail, File #17-101203-00-UP The Director of Community Development hereby makes the following findings pursuant to content requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC) 19.65.100(4). These findings are based on review of existing city documents and items submitted by the applicant and received March 23, 2017, and resubmitted August 16, 2017, and August 24, 2017. Proposal — Construction of a four-story, 58,241 square -foot hotel with 90 guest rooms, separate retail building and fast-food restaurant, and 109 parking spaces. The subject property is located at 34427 Pacific Hwy South, parcel numbers 202104-9082, -9089, -9105, -9106, -9109, and -9122. 2. Zoning and Comprehensive Plan Designation — Zoning for the subject property is Commercial Enterprise (CE). A hotel, retail building, and fast-food restaurant are permitted uses in the CE zone pursuant to FWRC 19.240,090, 19.240.070, and 19.240.110, respectively. The Federal Way Comprehensive Plan (FWCP) designation for the subject property is Commercial Enterprise. 3. Site Plan Review Process — The project requires review under Process III, Project Approval. The Director of Community Development makes a written decision on the application based on the criteria listed under FWRC 19.65.100. 4. State Environmental Policy Act (SEPA) — The proposed improvements exceed categorical exemption levels pursuant to Washington Administrative Code (WAC) 197-11-800. The city acted as lead agency and issued a Determination of Nonsignificance on September 20, 2017. The threshold determination comment period ended October 6, 2017, and appeal period ended October 27, 2017, with no appeals submitted; therefore, the determination has become final. 5. Public Notice — Pursuant to Process III regulations, a Notice of Land Use Application (NOA) was published in the Federal Way Mirror, posted on the subject property, and displayed on the designated city notice boards on April 14, 2017. No comments were received on the application. Pursuant to SEPA regulations, a Notice of Determination of Nonsignificance (DNS) was published in the Federal Way Mirror, posted on the subject property, and displayed on the designated city notice boards on September 22, 2017. Notices were also mailed to property owners within 300 feet of the subject property and emailed to agencies. No written comments were received on the DNS. 6. Boundary Line Adjustment — The subject site consists of six tax parcels. The hotel and retail buildings are proposed to be located over the property lines. In order to address this matter, the applicant submitted a boundary line adjustment (BLA) application on March 23, 2017, to eliminate the internal property lines. Prior to issuance of the certificate of occupancy, the approved BLA must be recorded at King County Records by the applicant. Bulk & Dimensional Requirements — Hotel Use: Per FWRC 19.240.090, Hotels, the CE zoning district requires the following structural setbacks: 5 feet in the front; 5 feet on the side; and 5 feet on the rear. All setbacks are satisfied. No maximum lot coverage applies. The maximum height allowed for this use in the CE zone is 45 feet above average building elevation (AABE) to 55 feet AABE and 4 floors, subject to meeting criteria. The proposed hotel is 53 feet 2 inches AABE. Per FWRC 19.240.090, note 2, if approved by the director, the height of a structure may exceed 45 feet AABE, to a maximum height of 55 feet AABE and four floors. The height increase is approved based on the following criteria: a) 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.; Response: The increase is necessary to accommodate mechanical equipment in the ceiling of the first floor, upper floors, and rooftop. b) Height complies with note 3 (not to exceed 30 ft. when located within 100 ft. of a residential zone); Response: No residential zones in the area. c) 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 Response: The building is set back I8 feet firom the property line, which is sufficientfor the height increase of 13 feet. d) Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. Response: The roofline has a variation of heights, parapets, and materials. Retail Use: Per FWRC 19.240.070, retail buildings in the CE zoning district require the following structural setbacks: 5 feet in the front; 5 feet on the side; and 5 feet on the rear. All setbacks are satisfied. No maximum lot coverage applies. The maximum height allowed for this use in the CE zone is 40 feet AABE. Fast Food Restaurant Use: Per FWRC 19.240.110, Entertainment, fast-food restaurants in the CE zoning district require the following structural setbacks: 5 feet in the front; 5 feet on the side; and 5 feet on the rear. All setbacks are satisfied. No maximum lot coverage applies. The maximum height allowed for this use in the CE zone is 40 feet above AABE. Parking Requirements — Use Parking Requirement Amount of Parkina Re uired Hotel 1 space per guest room 90 spaces 90 units Retail 1 space per 300 sq. ft. of gfa 8 spaces 2,165 sq. ft. Fast Food Restaurant 1 space per 80 sq. ft. of gfa 27 spaces 2,090 sq. ft. Findings for Project Approval Page 2 Holiday Inn Express & Retail File 417-101203-00-UP/Doc. I.D. 76705 For the entire project, 125 parking spaces are required. Pursuant to FWRC 19.130.080(2), a decrease in the required number of parking spaces may be permitted if a thorough parking study documents that fewer parking spaces will be adequate to fully serve the use. The applicant submitted a parking study, prepared by Gibson Traffic Consultants, Inc. (GTC), dated June 2017. Parking generation calculation for the proposed uses are based on the information provided in Parking Generation, 4'h Edition, by the Institute of Transportation Engineers (ITE). Based on the average parking demand rates identified for the individual ITE Land Use Code, hotel, fast food with drive through, and retail, there would be a parking demand of 106 parked vehicles. With shared parking for every use the site would have a peak parking demand at noon with 88 parking spaces being utilized; therefore, the 108 proposed parking spaces would support the proposed uses' parking demand. The City accepts the parking study, and the reduced parking to 108 is approved. 9. Landscaping — Under FWRC 19.125.060(9), perimeter landscaping is required as follows: Type III "Visual Buffer" landscaping five feet in width along all property lines abutting public rights -of -way and along the perimeter of the property abutting a nonresidential zoning district. The parking area along the west property line is visible from Pacific Hwy South and requires landscaping to reduce the visual impacts of the parking areas and to screen cars. The parking area along the north property line is visible from South 3441' Street and requires landscaping to reduce the visual impacts of the parking areas and to screen cars. Proposed Landscaping The preliminary landscape plan details the Type III five-foot width requirement for landscaping along all property lines. A 6-foot wood fence is also proposed along the west property lines. Perimeter Landscape Modification Approval East Property Line — FWRC 19.125.100(2) provides staff authority to modify the perimeter landscaping requirements. The applicant has proposed a paved plaza along Pacific Hwy South, which displaces a portion of the required 5 feet of Type III landscaping along the property line. The applicant will incorporate planters and trees within the plaza. The plaza will also have chairs and tables to create a welcoming pedestrian area. Staff finds the modification proposal meets threshold criteria as it represents a unique landscape design that includes substantial plantings throughout the project. The proposed landscaping represents a superior result than that which could be achieved by strictly following the requirements of the landscaping code; it complies with the stated purpose of the title and any applicable subsections of this title; and the proposed modification will not violate any Federal Way Revised Codes or ordinances. In particular, the modification will not be a substitute for any zoning variances. The landscape modification request is hereby approved. Interior Parking Lot Landscaping Interior parking lot landscaping in the amount of 22 square feet per parking stall is required for the four surface parking stalls. For the 109 parking stalls provided, 2,398 square feet of landscaping is required. The applicant proposed 5,295 square feet of interior parking lot landscaping, exceeding the minimum requirement. 10. Clearing & Grading— Clearing and grading activities are consistent with applicable standards set forth in FWRC Chapter 19.120. Grading of the site will amount to approximately 1,150 cubic yards of cut and 650 cubic yards of fill. The site is gently sloped to the southwest and west with less than Findings for Project Approval Page 3 Holiday Inn Express & Retail File #17-101203-00-UP/Doc. I.D. 76705 approx. 5 feet in relief throughout the site. There is a detention vault that will require excavation under the surface parking lot. 11. Tree Retention/Replacement — Pursuant to FWRC 19.120.130, compliance with the city's tree density requirements in the CE zone (20 tree units per acre) requires 49 tree units on the subject property's 2.44 acres. The applicant submitted the required tree retention plan and proposes to remove trees in conjunction with the site development, with 38 tree units to remain on site. Supplemental plantings will be installed in conjunction with the perimeter landscaping exceeding the minimum required tree units. This requirement is satisfied. 12. Community Design Guidelines — The proposed building complies with the provisions of FWRC Chapter 19.115, "Community Design Guidelines," as detailed below: a. Crime Prevention through Environmental Design (CPTED) Guidelines — The applicant submitted a CPTED checklist, which was reviewed by city staff. b. Site Design — Implementation of pedestrian areas and amenities includes stamped concrete ADA pedestrian paths off of Pacific Highway, connecting the sidewalk to the buildings. Pedestrian areas are easily seen and accessible from Pacific Highway. The project design has an overall continuity with similar elements used throughout the project. Parking and vehicle circulation areas are clearly delineated and do not impede pedestrian circulation. The buildings are located along Pacific Highway with parking interior to the site. c. Pedestrian Circulation and Public Spaces — The primary entrance to the buildings will be visible from both rights -of -way. Pedestrian pathways are incorporated into the site design, connect the building to the street, will be accessible, and clearly delineated using stamped concrete. Two pedestrian plazas are provided by the hotel entrance and between the retail buildings. Exterior lighting, bench seating, a trash receptacle, and a bicycle rack will be provided. The City is requiring that additional pedestrian walkways be provided from the retail buildings to the garbage enclosure and a crosswalk in front of drive -through lane so pedestrians can get from the retail building to the four parking stalls. d. Commercial Service and Institutional Facilities — Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials, and colors. Two new trash/recycling enclosures are proposed. One along the north property line for the retail buildings and one next to the hotel along the southwest portion of the property. The enclosure plans show an 8-foot CMU wall with stucco coating and metal gate. e. Building Design — The hotel building facades are both longer than 60 feet and visible from the right-of-way. Modulation is utilized through the building's facades; an outdoor plaza is provided, along with canopies, and landscaping to maximize the facade treatments. The hotel building design reflects material variations and colors including stone veneer, large windows, parapets, and trims. The roof heights will be varied and add architectural design and character to the building's facade. The retail buildings incorporate aluminum storefronts, awnings, parapets, and variety of colors to break up the facades. The application demonstrates overall continuity of architectural design while implementing current design standards. Findings for Project Approval Page 4 Holiday Inn Express & Retail File #17-101203-00-UPIDoc. I.D. 76705 f. CE District Guidelines —The parking lot is located behind the buildings. The entrance fagades face and are clearly recognizable from the right-of-way and incorporate transparent glass. Awnings have been incorporated to provide weather protection. Exterior lighting, bench seating, a trash receptacle, and a bicycle rack will be provided. Ground level mirrored, reflective glass, and chain link fencing are not proposed. 13. Rooftop Mechanical Equipment — Per FWRC 19.110.070, vents 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. The rooftop equipment will be fully screened by the exterior fagade of the building. 14. Garbage/Recycling — Design and space requirements meet criteria set forth in FWRC 19.125.150. The garbage and recycling facilities are screened by a solid wall and landscaping that is consistent with the site's architecture and design. 15. Transportation — As a component of the Use Process III application, projects undergo traffic concurrency analysis pursuant to the state Growth Management Act (GMA); goals and policies of the FWCP; and FWRC Chapter 19.90, "Transportation Concurrency Management." A Capacity Reserve Certificate was issued in May 24, 2017, for the development of an 85-room hotel with 9,000 sq. ft. retail/office building. The number of new PM peak hour vehicle trips generated by the project is 73. At the time concurrency was issued, a drive -through coffee stand was not proposed and the exact uses of the retail buildings have not been established. If the number of PM peak hour vehicle trips is increased due to the proposed uses in the retail buildings, prior to building permit issuance, a new concurrency application may be required. Staff will let you know if an updated concurrency application is required. A transportation impact fee is required and will be calculated based on the fee schedule in effect at the time a building pen -nit application is filed, and must be paid prior to permit issuance. 16. Street Frontage Improvements — The applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). The applicant is 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 is a Principal Collector planned as a Type "R" street, consisting of a 40-foot street with curb and gutter, 4-foot plant6r 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. 17. Stormwater — The project will be required to meet the requirements of a Full Drainage Review, as identified in the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Detention and water quality treatment for the project will be required to meet the Conservation Flow Control and Enhanced Basic Water Quality standards, respectively. Findings for Project Approval Page 5 Holiday Inn Express & Retail File #17-101203-00-UP/Doc. I.D. 76705 18. Water/Sewer — Lakehaven Water & Sewer District is the water and sewer service provider. Lakehaven issued certificates of water and sewer availability on March 8, 2017; certificates are valid for one year from the date of issuance. The applicant will need to submit applications to Lakehaven for any necessary water and/or sewer service connections. 19. South King Fire & Rescue — This project will require two fire hydrants. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. A fire sprinkler system, Class I standpipe system, and fire alarm system are required for the hotel. A recessed Fire Department key box is also required for this project. 20. Conditions of Approval — The following conditions of approval are attached to the Process III decision: ■ Prior to building permit approval, the following revisions must be depicted on the site plan and/or elevations. o Additional pedestrian walkways must be provided from the retail buildings to the garbage enclosure and a crosswalk in front of drive -through lane so pedestrians can get to the four parking stalls. • Prior to issuance of a certificate of occupancy, a Boundary Line Adjustment (BLA) application is required to be approved by the city and recorded at King County at the expense of the applicant. 21. Conclusion — As conditioned, the proposed site plan application has been determined to be consistent with the FWCP; with all applicable provisions of the FWRC; and with the public health, safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the proposed access to the subject property is at the optimal location and configuration for access. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWRC Chapter 19.65. The proposed site plan and application attachments have been reviewed for compliance with the FWCP, pertinent zoning regulations, and all other applicable city regulations. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Becky Chapin, Associate Planner Findings for Project Approval Holiday Inn Express & Retail Date: December 28, 2017 Page 6 File #17-101203-00-UP/Doc. I.D. 76705 CITY OF �. Federal Way April 28, 2017 Dale Sweeney 5715 143rd Place SE Bellevue, WA 98006 dale. design3d@g177ail. c0177 1FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor RE: File #'s 17-101203-00-UP and 17-101205-00-SE, TECHNICAL COMMENTS Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Sweeney: City staff has conducted review of your Process I11 Master Land Use (MLU) application and environmental checklist for the proposed Holiday inn Express and Retail proiect at the above -mentioned address. Site improvements submitted with the March 15, 2017, MLU application include a new four- story 91-unit hotel, retail building, landscaping, and associated site improvements. Pursuant to Fede7wl Way Revised Code (FWRC) 19.15.045, the application was deemed complete on April 6, 2017, and Notice of Application was issued on April 14, 2017. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to land use approval. Please direct questions regarding any of the technical comments to the appropriate staff representative. Becky Chapin, Planning Division, 253-835-2641, Becky.chapin@cityoffederalway.com Land Use 1. Parking for the phase 2 retail building is based on 5,985 sq. ft. of retail/office use (1 parking stall for each 300 square feet of gross floor area). Restaurant uses require more parking spaces. Parking requirements for fast food restaurants are 1 parking stall for 80 square feet of gross floor area and restaurants are 1 parking stall for each 100 square feet of gross floor area. If there is any indication that a restaurant or fast-food restaurant may be a future tenant you may want to provide parking accordingly to avoid additional land use review for future development. 2. After the right-of-way dedication along South 344°i Street, the retail building is within the 5-foot required side yard setback at the northeast corner. Please revise the plans to depict the building outside the side yard setback. 3. The site area on Sheet A0.1 states this subject property consists of 4 parcels equaling 4.74 acres. Based on the assessor's map and Boundary Line Adjustment (BLA) drawing, the site consists of 6 parcels and is 2.44 acres; this does not include the right-of-way dedication. Please revise the site area on Sheet A0.1 accordingly. The tree unit calculation must also be revised. The required tree units for this site are 49 tree units (2.44 acres x 20 tree units). 4. Sheet A0.1 depicts a 90-1_111it hotel, while the remaining sheets depict 91 units. Please verify number of units and revise accordingly. Mr. Sweenev Apri 128, 2017 Pay_=e 2 More information is needed to confirm the building height meets the maximum height limit. As depicted, the 60 feet height allowed on Sheet A0.1 is incorrect. Per FWRC 19.240.090 the maximum height of structure is 45 feet above average building elevation (AABE) to 55 feet AABE and 4 floors if approved by the Director of Community Development. Please provide a written response addressing why a building height over 45 feet is required per FWRC 19.240.090 note 2(a-d). Address each of the specific criteria in FWRC 19.240.090 note 2(a-d). 6. Please identify both the existing grade and proposed finished grades around the hotel on the site plan and provide elevations that identify the average building elevation reference datum for the north, east, south, and west building facades. Building height is calculated based on the average building elevation (ABE), which is calculated by finding the average elevation for each building facade (the average must be calculated from the highest and lowest existing or proposed elevations, whichever is lowest, and the average can be no greater than five feet higher than the lowest elevation of that facade.) Add up all the average elevations and divide by the number of building facades to get the average building elevation around the building. Type III landscaping five feet in width is required along all property lines. Type IiI landscaping is intended to provide partial visual separation of uses from streets and main arterials and between compatible uses so as to soften the appearance of parking areas and building elevations. Type Ill landscaping is 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 this section. North — Additional shrubs are required. No shrubs are depicted along the retail building. East — The landscaping along the southeast corner of the site does not meet landscape requirements. As proposed, the zig zag orientation of the landscaping does not rneet the intent of providing landscaping along the property line. The trees provided are located within the right-of-way and must be provided on site. As depicted, the landscaping along the Pacific Hwy South frontage extends beyond the property line into the right-of-way. South — The patio cannot be located within the required landscape buffer. Five feet of Type III landscaping is required along the entire length of the property line. West — Large shrubs must be depicted along the west property line. 8. The landscape plan, Sheet L1, needs to include a calculation of how the required minimum of22 square feet of parking lot landscaping is provided per parking stall as identified in FWRC 19.125.070. The plan is missing the provided parking lot landscape area calculation. 9. Modification to the required landscaping may be granted per the requirement of FWRC 19.125.100. A request for modification with response to the criteria is required to modify the landscaping requirements. 10. Pedestrian connections should be provided between the hotel and retail building to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights -of --way pursuant to FWRC 19.115.050(4). Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite 17-101_0;-00-UP Doc I D 7?694 Mr. Sweeney April 28, 2017 Page 3 pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. 11. Additional screening options per FWRC 19.1 15.060(2) may be required for the hotel building. Modulation is used for all fagades; however, it is unclear what other treatment is utilized. Canopies must be at least 50 percent of the length of the facade. Landscape screen must be eight -foot -wide type 11 landscape screen along the base of the facade. The pedestrian plaza must be clearly visible and accessible from the adjacent right-of-way. The proposed patio does not appear to be accessible from Pacific Hwy South and does not meet the intent of this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified; except, however, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis. Please provide a written narrative on how the hotel meets at least two of the four options. 12. Provide a brief written narrative how the north and south retail building facade, both longer than 60 feet and visible from the right-of-way, meets the facade modulation and screening guidelines in FWRC 19.1 15.060(2). in addition, include methods to articulate blank walls along the north facade per FWRC 19.1 15.060(3)(b). SEPA Checklist - Please review and revise the SEPA checklist and resubimit six revised copies of the SEPA checklist addressing the following items: 1. Section A.7 — The retail building is part of the proposal under project description and is being reviewed at this time. This is not considered a future proposal. 2. Section A.8 — Revise to include the Limited Phase 11 Environmental Site Assessment that was submitted in the Preliminary TIR. Section A.9 and 10 — Revise to include the Boundary Line Adjustment to remove interior lot lines. (File #17-101344-SU). 4. Section A.I 1 — If known at this time, include phasing for the retail building. Indicate how many parking spaces will be provided. 5. Section B. Le — Revise to include approximate quantities of cut and fill. Also, indicate the source of fill. Kevin Peterson, Public Works — Dev. Services, 253-835-2734, kevin.peterson�a7cityaffederalrvay.com Land Use 1. Show existing and proposed easements on the site plans. 2. Provide typical parking stall dimensions and typical compact stall dimensions on one of the site plans. 3. Provide a `typical' cross-section of the S 344th St roadway improvements that shows both the existing and proposed improvements and dimensions, and existing and future right-of-way. 1 7-101203-00-UP Duc 1 D 7;694 Mr. Sweenev April 28. 201 7 Page 4 4. Label, on the site plans, the proposed 13 feet of right-of-way dedication along S 344th St. 5. Provide 2 cross-section views (at 90 degrees to each other) of the proposed detention/water quality vault, with dimensions. At least one section should show the inlet pipe(s), and the outlet control structure. 6. As part of the Level 1 downstream drainage analysis, provide the following: a map or plan that shows the system, including pipe sizes, and a completed copy of the Off -site Analysis Drainage System Table (found in Reference Section 8-B of the 2016 KCSWDM). The downstream analysis shall extend a minimum of 1/4 mile from the project site point of discharge. The City has as-builts of the adjacent property's drainage systems, should the engineer need copies for the downstream analysis. Additional items of»ote: 1. The owner is advised to work with the utility companies that will be providing service to the site, especially those where service is coming from Pacific Highway South, so that those services can be stubbed to the property in coordination with - and not cause any delay in - the City construction project that is currently occurring in Pacific Highway. 2. Street lighting is required along S 344th St (per City standards), and a street lighting plan will need to be submitted with the final engineering plans. 3. Structural design plans for the detention vault, once submitted, will be sent to the City's 3rd party consultant for review and approval. This review will be funded by the applicant, based on an estimate provided by our consultant. 4. An easement from the neighboring property owner to the west will be required for connection of the storm drain system. SEPA Checklist 1. Section B.3.d. — Besides mentioning the temporary erosion control measures used during construction, the applicant should also identify the detention control system that will be constructed to reduce runoff in the final constructed condition. 2. Sections B.8.c. and d. — The applicant notes that the site is currently vacant; however, there is one large building and several smaller outbuildings that exist on site. While these buildings may be vacant, and are not residential uses, they should still be identified in the responses, and that these structures will be demolished. 3. Section B. ] S.d. — The response should be revised to indicate that the development of the property requires street improvements along both Pacific Hwy South and S 344th St, which abut the property, and that improvements on 344th will be constructed as part of this development (curb, gutter, sidewalk, etc.), and that the City is currently in the process of constructing improvements along Pacific Hwy South as part of its Phase 5 Capital Improvement Program. 17-101103-00-1 P Doc I IJ 75694 Mr. Sweeney April M 2017 P•«e 5 Sarady Long, Traffic Division, 253-835-2743, sarady.long@cilyoffederal►va3,.com Land Use 1. Show cross section for S 344th St. roadway improvements and right-of-way dedication on the site plan. S 344th St. is a Type "R" street, consisting of a 40' street with curb and gutter, 4' planter strips with street trees. 6' sidewalk and streetlight in a 66' right-of-way. Assuming a symmetrical cross section, additional 13' ROW dedication is required. y 2. Show intersection improvements at S 344th St. and SR 99 intersection and how the required frontage improvements on S 344th St. will match up. This should include pavement marking. 3. Driveway on SR 99 must match with SR 99 Phase V capital project approved plan. Please note, this driveway will be restricted to right -in and right -out only. 4. Driveway on S 344th St. should be aligned with the driveway across the street or relocate west to meet spacing requirement. Please note, driveway located within the EB turn lane/pocket may be restricted to right -in and right -out. 5. Driveway widths should be 30 feet for a two-lane two-way. 6. Roadway improvements on SR 99 should match with the SR 99 Phase V project. SEPA Checklist 1. Section l 5.b — Revised to include another bus stop north of the site on SR 99. 2. Section 15.d — The response should be revised to include street frontage improvement and right-of- way dedication along S 344th St. and Pacific Highwav South (SR 99) to meet the City adopted standard. The improvement on Pacific Highway South is currently under construction as part of the SR 99 Phase V capital project. Section 15.f— Specify the daily and peak volumes. PM peak volume from concurrency analysis may be used. 4. Section 15.g — Revise this section to include transportation impact fee payment, which would be assessed at building permit stage. Chris Cahan, South King Fire & Rescue, 253-946-7243, chris.eahan@sotithkingfire.org 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. 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. 17-101201-00-CP Doc U) 75694 Mr. S%veeney April 28- 2017 flaue 6 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 structures, due to lack of access to the back of the Hotel. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent 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 steal I 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. 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. 17-1W'0;-00-UP Doc LD- 75(,1)4 ivlr. Sweeney April 28.2017 Pape 7 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.kiioxbox.com. Contact the Fire Marshal's Office regarding specific design criteria for these items. Brian Asbury, Lakehaven Water & Sewer District, 253-946-5407, BAsbury@lakehaven.org The applicant will need to submit an application for either Developer Pre -Design Meeting or Developer Extension Agreement for Lakehaven to formally commence the water and/or sewer plan review process. 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. APPLICATION STATUS As of today, the 120-day review period has stopped with 22 days used. The review period will begin again within 14 days of resubmittal of items requested/corrected. When resubmitting requested information, please provide two copies of any reports and six copies of any plans and SEPA Checklist with the enclosed resubmittal form. Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the city within 180 days of being notified that such information is requested, the application shall be deemed void. If you have any questions regarding this letter or your development project, please contact me at 253-835- 2641, or becky.chapin@cityoffederaIway.com. Sincerely, Piky��___. Becky Chapin Associate Planner enc: Bulletin 129 'Resubmittal Information' c: Avtar Singh Duhra. asduhra@rgmail.com Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior "Transportation Planning Engineer Peter Lawrence. Plans Examiner Brian Asbury. Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue 17-101203-00-UP Doc I D 7�604 a 31919 V Ave S, SuitRiOl gFederal,Way, WA 98003 253.925.5565 1253.925.5750 (f) Affidavit of Publication Andy Hobbs, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way - Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 14th day of April 2017, and ending on the 14th day of April 7- both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 1$ 25.45, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 8th day of Maw Notary Public in and for the State of Washington, Residing at Buckley �A AND N. ` NO TARY PUBLIC Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Holiday Inn Express and Retail Pro- ject Project Description: Phase 1 includes construction of a 91-unit 4-story hotel and phase 2 is a 5,985 sq. ft. one-story retail building. The existing build- ings will be demolished. Additional improvements include 114 parking stalls, underground stormwa- ter detention tank, and associated landscaping. Agent: Dale Sweeney, Architect 5715143rd PL SE, Bellevue, WA 98006 Project Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106. 9109. & 9122. Date of Application: March 15, 2017 Date Determined Complete: April 6, 2017 Date of Notice of Application: April 14, 2017 Public Comments Due: May 1, 2017 Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (File #17-101203-00-UP) is- sued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process III decision in- clude a threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-77 (File #17-101205-00-SE), Concurrency (File #16-105579-00-CN), and a Boundary Line Ad- justment (File #17-101344-00-SU). Environmental Documents & Required Studies: En- vironmental Checklist, Geotechnical Report, Limit- ed Phase II Environmental Site Assessment, and Preliminary Technical Information Report. Development Regulations Used for Project Mitiga- tion: Federal Way Revised Code Title 14, 'Environmental Policy;' Title 16 'Surface Water Management;' and Title 19 'Zoning and Develop- ment Code.' Consistency with Applicable City Plans and Regula- tions: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC, 2016 King County Surface Water De- sign Manual as amended by the City of Federal Way, and the Public Works Department Develop- ment Standards. Public ComrMat & Appeals: The official project file is avalla 18 for public review at the Community Do. velopmdnt Depanment (address below). Any per- son may submil written Comments an The Lisa Fro - Ms III application re the Director of Community 00"lopmenl 11y May 1, 2017, Only the applicant, persons who submit written documents to the di- rector, or persons who specifically request a copy of the original decision may appeal the director's decision. Avallabillty of F'k and Environmental Documents: The ofafcfal project file and referenced environmen• tal documents are available for public review dur• frig normal business hours at the Community De- velopment Department, 33325 Sib Avenue Soulh, 2nd Floor, Fedotal Way, WA 980f13 Staff Contact: Becky Chapin — Associate Flanner, 293-835-Ml, becky chap in@cityoffpderalway.com Published in the Federal Way Mirror April 14, 2017 FWM 2444 40k CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 www.c ityoffederalway.com DECLARATION OF DISTRIBUTION M'6'M r- a I't A hereby declare, under penalty of perjury of the laws of the State of Washington, that al otice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or D,15'8sted to or at each of the attached addresses on 2017. 1 Project Name C Li File Number(s) Signature _ r RAJ Date � CL i fi9 1 f' f� r K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc Posting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc DEPARTMENT OF CUM MUNITY DEVELOPMENT Avenue South Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 FederalWay www.citvoffederolwov.com DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ,K e-mailed and/or ❑ posted to or at each of the attached addresses on r 2017. Project Name — 14a1 File Numbers) -7k- Signature Date 9'1d- b K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /12/2017 10:33:00 AM r CIF'' OF Federal IdVay NOTICE OF MASTER LAND USE APPLICATION Project Name: Holiday Inn Express and Retail Project Project Description: Phase 1 includes construction of 91- Unit 4-story hotel and phase 2 is a 5,985 sq. ft. one-story retail building. The existing buildings will be demolished. Additional improvements include 114 parking stalls, underground stormwater detention tank, and associated landscaping. Agent: Dale Sweeney, Architect 5715 143" t PL SE, Bellevue, WA 98006 Project Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Date of Application: March 15, 2017 Date Determined Complete: April 6, 2017 Date of Notice of Application: April 14, 2017 Public Comments Due: May 1, 2017 S 344TH ST Subject PropcOv C&3•i:-J02: , 11-N Z) r 0- Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (File #17-101203-00-UP) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process III decision include a threshold determination pursuant to State E19Vironinental Policy Act (SEPA) Rules WAC 197-77 (File #17-101205-00-SE), Concurrency (File #16- 105579-00-CN), and a Boundary Line Adjustment (File #17-101344-00-SU). Environmental Documents & Required Studies: Environmental Checklist, Geotechnical Report, Limited Phase Il Environmental Site Assessment, and Preliminary Technical Information Report. Development Regulations Used for Project Mitigation: Federal PVay Revised Code Title 14, `Environmental Policy;' Title 16 'Surface Water Management;' and Title 19 'Zoning and Development Code.' Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC, 2016 King County Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process iII application to the Director of Community Development by May 1, 2017. Only the applicant, persons Who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8°i Avenue South, 2" `t Floor, Federal Way, WA 98003 Staff Contact: Becky Chapin — Associate Planner, 253-835-2641, becky.chapin@cityoffederalway.com Printed in the Federal IVaY I firror April 14. 2017. Tamara Fix From: Jennifer Anderson <jnderson@fedwaymirror.com> Sent: Wednesday, April 12, 2017 11:14 AM To: Tamara Fix Subject: Re: Holiday Inn Express NOA Got it. No map, correct? Jennifer Anderson Advertising Sales Consultant Direct: 253-946-2890 Internal: 35602 Fax: 253-925-5750 31919 1 st Ave S, Ste 101, Federal Way, WA 98003 [R-. Sound Publishing Mau Print Rats Online Rates Media Ki Sound Info On Wed, Apr 12, 2017 at 11:05 AM, <tamarafQcityoffederalway.com> wrote: Please publish the attached legal notice (Holiday Inn Express NOA, 17-101203) in Fridayd??s (April 14, 2016) issue. Please confirm and issue an affidavit of publication. Thanks! x ctrL C Rederal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Holiday Inn Express and Retail Project Project Description: Phase 1 includes construction of a 91- Unit 4-story hotel and phase 2 is a 5,985 sq. ft. one-story retail building. The existing buildings will be demolished. Additional improvements include 114 parking stalls, underground stormwater detention tank, and associated landscaping. Agent: Dale Sweeney, Architect 5715 143rd PL SE, Bellevue, WA 98006 Project Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Date of Application: March 15, 2017 Date Determined Complete: April 6, 2017 Date of Notice of Application: April 14, 2017 Public Comments Due: May 1, 2017 I 4� .Gala 9121 cla0a,%--6 S 344TH — -- -^ yST Subject Properly - GL3' I � di3: GJ u]l'J O ((/ N Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision (File #17-101203-00-UP) issued by the Director of Community Development pursuant to Federal Wary Revised Code (FWRC) Chapter 19.65. Additional permits and/or approvals in conjunction with the Use Process IIi decision include a threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-77 (File #17-101205-00-SE), Concurrency (File #16- 105579-00-CN), and a Boundary Line Adjustment (File #17-101344-00-SU). Environmental Documents & Required Studies: Environmental Checklist, Geotechnical Report, Limited Phase II Environmental Site Assessment, and Preliminary Technical Information Report. Development Regulations Used for Project Mitigation: Federal Way Revised Code Title 14, `Environmental Policy;' Title 16 'Surface Water Management;' and Title 19 'Zoning and Development Code.' Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWRC, 2016 King Coamly Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by May 1, 2017. Only the applicant, persons Who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the directors decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8"' Avenue South, 2" `1 Floor, Federal Way, WA 98003 Staff Contact: Becky Chapin — Associate Planner, 253-835-2641, becky.chapin@cityoffiederalway.com I?rintc(.l in the Federal 1Pcm,1tirror April 14- 2017. A�kCITY OF Federal Way April It, 2017 Dale Sweeney 5715 143"1 Place SE Bellevue, WA 98006 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityofiedera/way, com Jim Ferrell, Mayor RE: File #'s 17-101203-00-UP, 17-101205-00-SE, and 17-101344-00-SU; COMPLETENESS LETTER Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Sweeney: The Community Development department is in receipt of your March 15, 2017, Process III Master Land Use (MLU) application and environmental checklist and your March 23, 2017, Boundary Line Adjustment (BLA). The proposal includes constructing a new 4-story hotel and a 5,985 sq. ft. retail building with associated site improvements. The BLA includes removal of interior lot lines between parcels 202104-9082, 9089, 9105, 9106, 9109, and 9122. Pursuant to Federal YVm� Revised Code (FWRC) 19.15.045, 14.10.020, and 18.10.040, within 28 days of receiving an application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this correspondence a formal Letter of Complete Application. Pursuant to FWRC 19.15.045, 14.10.020, and 18.10.040, the application's are deemed complete as of April 6, 2017. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040, 14.10.020, and 18.10.030. The submittal requirements are not intended to determine if an application conforms to city codes; they are used only to determine if all required materials have been submitted. A 120-day time line for reviewing the Process iii and BLA applications has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. Flowever, the 120-day time line will be stopped any time the city requests corrections and/or additional information. You will be informed of the status of the 120-dav time line when you are notified in writing that corrections and/or additional information are needed. NOTICE OF APPLICATION Formal processing and review of your applications will now begin. A Notice of Application will be posted on site and on the city's official notice boards, published in the Federal YVay Mirror, and mailed to the persons within 300 feet of each boundary of the subject property within 14 days of this letter, pursuant to FWRC 19.65.070(2). CLOSING The Development Review Committee (DRC) staff is preparing initial technical review comments that will be forwarded to You in separate correspondence at a later date. Technical review comments may result in a request for additional information and revisions in order to comply with applicable code requirements. Mr. Sweeney April 11.2017 Paee 2 If you have any questions regarding this letter or your development project, please contact meat 253-835- 2641, or becky.chapin@cityoffederalway.com. Sincerely, Becky Cli piti Associate Planner enc: Notice oi'Application c: Aytar Singh Duhra. 1400 South 3481h Street. Federal Way. WA 98003 Kevin Peterson, Engineering Plans Reviewer Sarady Long. Senior Transportation Planning Engineer Peter Lawrence- Plans Examiner Brian Asbury- Lakehaven Water & Sewer District Chris Cahan. South King Fire & Rescue 17-IOI2Ui-Ob-UP - Doc I D 7;;hn Becky Chapin From: gbraslaw on archsoft <gbraslaw@archsoft.net> Sent: Thursday, November 02, 2017 10:46 AM To: Robert Hansen Cc: dale.design3d@gmail.com; asduhra2@gmail.com; Becky Chapin Subject: RE: Holiday Inn Express Landscape Modification Robert "Doc" Hansen Planning Manager, "Having looked at the design, I believe we may conclude that the proposed design meets the intent of the Code by using your answers to the criteria outlined in the section that Becky referred to you, FWRC 19.125.100. " If you agree the proposed design meets the intent of the Code, then I also agree with you. Furthermore, I offer this simple sylloggism: Modern Landscapes are composed with some if not all of trees, shrubs, plants, soil, walls, rock, paving, sculpture, lights, seats, trash receptacles, signs, bicycle storage, tables, chairs, and of course people. Plazas as installed the world over (from the early Greek times with the Agora to our time) have been composed with some if not all of trees, shrubs, plants, soil, walls, rocks, paving, sculpture, lights (but not in Greek times), seats, trash receptacles, signs, bicycle storage, tables, chairs, and of course people. Therefore, Landscapes are Plazas and Plazas are Landscapes. George Braslaw Architect / Landscape Architect AIA, CSI Archsoft Consultants G braslawC-a rchsoft. net (425) 820-0840 From: Robert Hansen [mai Ito: Robert. Hansen@cityoffecleralwU,cam] Sent: Wednesday, November 01, 2017 11:08 AM To: 'Gbraslaw@archsoft.net' Cc: 'dale.design3d@gmail.com'; 'asduhra2@gmail.com'; Becky Chapin Subject: Holiday Inn Express Landscape Modification Mr. Braslaw; I am responding to your email sent to Becky Chapin on Friday, October 27, 2017, and your concerns regarding the proposed plaza within the proposed Holiday Inn not being a "landscaped area." Having an architectural background, I understand your frustration as I also consider designs which include plazas and courtyard settings as "landscaping." The Code, which I am responsible to administer, does not agree with us. Our Code defines landscaping as 'the planting, removal and maintenance of vegetation along with the movement and displacement of earth, topsoil, rock, bark and similar substances done in conjunction with the planting, removal and maintenance of vegetation." (FWRC 19.05) You will note in this definition that all that is mentioned is items related to vegetation and nothing to plaza or courtyard settings. Even if we agree that the definition may be shallow in terms of it allowing for landscaping creativity, it is nevertheless what we are required to administer. Having looked at the design, I believe we may conclude that the proposed design meets the intent of the Code by using your answers to the criteria outlined in the section that Becky referred to you, FWRC 19.125.100. Descriptions on how the development will meet (2) (a-d) of this section will permit us, through Code, to potentially approve your proposed design. Having responses from the applicant to these criteria within our file, will justify our decision and will provide explanation to anyone opposed to the design. Again, our intent is to aid in the appropriate approval of your proposal per Code which we are obligated to administer. We are not asking for "another form" but a letter describing how it meets this criteria as you have described as "bureaucratic requirements." Robert "Doc" Hansen Planning Manager Federal way Community Development Department 33325 8ch Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2643 www.cityoffederalway.com Becky Chapin From: george braslaw on archsoft <gbraslaw@archsoft.net> Sent: Friday, October 27, 2017 5:12 PM To: 'Avtar Duhra'; 'Dale Sweeney' Cc: Becky Chapin Subject: RE: Holiday Inn Express, Landscape Modification Becky Chapin, I take strong, strong exception to your notion that a plaza is not considered landscape area, no matter what category of required landscape the City codes are split into . Your idea is not correct -- a plaza is a public space, just as much as a planting strip is a publically accessed space. Since we have more than enough "plazas" on this site (2), and the city is determined to try and split up the site into little " zones" or "submittal", I submit that the whole site has more than enough aggregate planting and perimeter landscape space according to your published requirements. Look at the tabulated areas of landscape and trees -- they exceed by far the required amount for this site. Furthermore, I will not submit another form for your modifications, just to suit your bureaucratic requirements. George Braslaw Architect / Landscape Architect AIA, CSI Archsoft Consultants G b raslawp_a rch soft. net (425) 820-0840 From: Avtar Duhra [mailto:asduhra20gmall.com] Sent: Friday, October 27, 2017 11:02 AM To: gbraslaw@archsoft.net Subject: Fwd: Holiday Inn Express, Landscape Modification ---------- Forwarded message ---------- From: Becky Chapin < > Date: Fri, Oct 27, 2017 at 10:46 AM Subject: Holiday Inn Express, Landscape Modification To: "dale.desigp3d@Mail.com" <dale.dessigp3d[a,g}nail.com> Cc: "Avtar Duhra asduhra2 ail.com)"<asduhra2Ca) its ai> Hi Dale, I'm doing some final review of the UPIII application for the Holiday Inn Express and Retail project. Based on the plans, I see that you are proposing a pedestrian plaza area between the two retail buildings along Pacific Hwy South. This plaza area takes away from that required perimeter landscaping, 5-feet of Type III landscaping along Pacific Hwy South. Any deviations from the landscape requirements requires a Modification pursuant to FWRC 19.125.100. In order to approve the modified landscaping, can you (or have the landscape architect) submit a written request to modify the landscaping and address the criteria listed under FWRC 19.125.100. Please let me know if you have any questions. Thanks, Becky Chapin Associate Planner erry of Federal Way 33325 8"' Avenue South Federal Way, WA 98003-6325 Phone:253-835-2641 Fax: 253-835-2609 www.cityoffederalw4y.com Avtar Singh Duhra T: 206.290 9115 Jay:T:206 250 6688 Garry: 206 850 8107 CD N �rJ aCD CD o � D CD ,.. CD 0 o p''� cu cu CD cr 0 c'rJo�v'c�u��=CD �.�p CaD CD CD NO CD � 0 CD � 000 + CD CD �J. r £" p• 131 ,S�, 8, N 0-4CCD CD U, Q. � tlQ N N r-� p P CD d�qp g OECD N a N o L+• ~ � CD n O J r7 r p N g 0 T CDa c� O �' o Cl�co�DOwe N o v, �:$t (:orCD oaa C7a.�vCDo ~ a a�CD�o� CD CD b m� a,0 ~' :D�o� CDCD CD W �N �v m ha[n C7a w aaa a, CWL o� o eoo co rn ro c W �� m w� `(D*o cn o X m Qua G•�� wn5tr� 3p �C -.�C7w�A0oD1.7 'oy 0 _. N O Q•� Cl] 4 N try W w N „ G M W ��- ^' a m� Cn O A� Cp O�� .�-. m G� w H N = Q .-. o" 3 W 3 m �_ Q. O W Z G G 4 a w O G a ply L1, w m 0 0 G] CD C m c e�i, �. �• � � � � m � � � m cc w � o �N N p' [b :°� `v-�"•r"3c'^ °'.��+� n� a C9_ ¢0�ard act m Fo �•� m aoQ.� w m Q^�c° o S' Dc��-A+' �Cn CD v� -+� ;.o v, O T� a3 C �� n �'C • y !Vn V m W n tit0 m m 2 T ��`W-2s° T ' ��-.a 47 C] O d p_ µ CD Q O C� C K sy a CS Cp a [J] ... j � •� � g ^n• @ N � �• m � �. Q9 `° 1 = �° D m m m y � � � y m R7 Er c f< -=m _.^. c9 m tr C a Go p cD 0' oaC7� - [a •i7 L1 ' G 19 O N Q y CO Cl)0 co CD OO O IV CJl m z CDin'-Cmarnm��.Qma�+�y n.v�� e`o.p' c�'t mho" =avi"vi��a•a•��! CA N CD mo m0� mwm n�vv� o_a�y m 'o N ui n ?� w a m m es c� cm mm�c c nC'�y�"w�c�n � �m co =a�o� T 3' 0��3.cv^: �mWy��QW �ncD w`vct� m' m-p�k�mvi o c �w c � warmor.m �� .� Ec- ..... .n m -+.N. m C,'' wm -2 p o to Co eb . a•C l< - m a - . w a m m a � cT "� a to w m « C CITY OF A� Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 81h Avenue South Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 www.cliyoffedera lway.corn DECLARATION OF DISTRIBUTION I, erC1kW,1J n hereby declare, under penalty of perjury of the laws of the State of VgashingtA that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or 5 posted to or at each of the attached addresses on ~�}n 2017. Project Name I File Number(s) Signature IDrzos-S6 Date K:\PLANNING IWERNQecloroilon of Distribution notices\Declaration of Distribution with Posting Sites.doc Posting Sites. Two notice boards on -site - 34427 Pacific Hwy S K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc 41k Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffederalwav,com DECLARATION OF DISTRIBUTION av�V4.f/� r� hereb declare, under enalty of perjury of the laws of the State of Y p Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice R/Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was ❑ mailed q%-)-/1 7 ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ faxed ❑ e-mailed and/or tirposted to or at each of the attached addresses on Project Name 110 2017. 0 Il File Number(s) 1 , l 2-0-� 00` Signatur Date I:\Declaration of Distribution.doc/Last printed 8111 /2017 11:46:00 AM Posted Sites: Federal Way City Hall: 33325 8th Ave South Federal Way Library: 34200 1 It Way South Federal Way 320th Library: 848 S. 320th St ADeclaration of DisMioution.doc/Last printed 8/1 1 /2017 11:46:00 AM DEPARTNIENT OF CONINILINITI' DEVELOPMENT Avenue South Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 Federal kAl www,citvaffeder woy.com DECLARATION OF DISTRIBUTION I, ? �r hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ® Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was ;I mailed ❑ faxed 2017. IT Project Name �J ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on File Number(s) Signature Date ") KACD Adminislrofion Files\Declorolion of Distribulion,doc/Losl printed 1/12/2017 10:33:00 AM CITY OF Federal Vkfay NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) Holiday Inn Express and Retail Project File No: 17-101205-00-SE Proposal: Phase 1 includes construction of a 90-unit 4-story hotel and phase 2 is two one-story retail and fast-food restaurant buildings. The existing buildings will be demolished. Additional improvements include 108 parking stalls, underground stormwater detention tank, and associated landscaping. Proponent: Dale Sweeney, Architect 5715 143rd PL SE, Bellevue, WA 98006 Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Lead Agency: City of Federal Way Staff Contact: Associate Planner Becky Chapin, 253-835- 2641, becky.chapin@cityoffederalway.com S 344TH ST Subject Property — :p+]I — �.b:-I FoCedy zs�oo oaso I aawe.yiva J � J — I 3�hlr+'9fY• t_ - J 0 Ij The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-1 1-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by 5:00 p.m. on October 6, 2017. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final detennination may file an appeal. Anyone may appeal this determination to the Federal Way City Clerk (33325 8"' Avenue South, Federal Way, WA 98003), no later than 5:00 p.m. on October 27, 2017, by a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Fe(leral Way Mirror on September 22, 2017. January 2017 City of 300' Parcel City of Federal Way 33325 5th Ave S. Federal Way Wa. 98003 Federal Way Notification area (253)-835-7000 www.cityoffederalway.com 926480- 1 0110 aD21a4• 911a 202104- 9051 132180_ . =104-1 0020 SS71i 132180- - — — -- — 0010 10210M- 2021D4- ?157 202104- 202104- .1 { 9100 9052 f 1 ' 202104_ I 926480- 9053 0090 202104- 9137 Q 9 zortoa- zozlDa• 202104- 202104- zozlDa- 9167 9168 9125 9169 9063 202104- 202104 202104- 926480- 9170 9171 9172 202104 906E .r -w 0080 _ 202104- 9093 �5 "/•Q tit 202104- 202104- 9121 202104 S . rY `ST 9099 9048 A S 344TH ST r =1.04• S 344TH ST 9264BO- 889700. 8B9700- 0070 202104- 2021D4- OD20 116970. 'OD37: 202104- 9082 9199 0025 889700- 9159 20174 �' 889700- 0030 ;{ 9174 �02164- 0015 'j► 202104. a0� - _— . 91221� F` t Public - 9106 889700- oola � 889700- .. 1 202104- 0040 2506BO 9160 0020 zoz1D4 d 9176 y '!50090 ca e m y 202104 202104- 9107 � 889700- B89700- 0055 0010 202104 9175 0005 9173 889700 Hill Doso 250060 202104 889700- OW) 0050 x 215470- 215470• 9064 0065 CD11D DD70 - 889700- pD 202104- 0075 2ADa 9025 BB9700- CM 216470- 0060 215470-. n Me 202104- 202104- 2154701 pppQ S 9065 BB9700- 26[M760 114040. 202IN- 0109 ~ 21647e. 0065 0090 Qwa 9166 DD90 — L9a Q7. �9l)yD 212101. rJ � 21OC40°' y 9012 l;F.iP.0 889700- 0095 _•D i . 202104 +4 216470. 215C7CF 202104- 2021- =7o- p7�4 X ODIC 2113a 9133 908004 202104- 202104- �� 202104- 9021 9088 889700- 889700. P- N 9145 0100 0115 - - � S•3+�8TH �T SR I �8 SR-1-8- - - - -. 202021D4- 202104- soaz rJ .�5;;.,. ►r s028 oze �,14D 185295- 115295- OD10 185295- 115295- Q 0070 0080 0090 0100 le9,Ms. 202104-9045 Legend King County Tax Parcels Subject Property Notified Properties nry of /a Scale: Federal Way N 0 100 200 Feet I 1 1 This map is intended for use as a graphical representation only The City of Federal Way makes no warranty as to its accuracy. N N rn O N O N Cl O O O N O N CI O 07 O N O N 1n O rn C3 O N O N Cr co O rn O N O N N CID O lA C) O N O N N 0 O 1 Q y X CD rt CL N N CT A �p 00 N Oo N W, 00 00 N 7 00 00 N 00 00 N O N O - CO N O OD N O v(3) N O - N O - Cal N O A N O - W N O - N N O N O O-", Oo N N N O O O -1 N O 0) N O Cn N O A N O W N O N� N O N O I *k N N N N N N N N N N N N N N N N N N N N 00 0 0 0 0 0 0 0 0 0 - 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o r O O O O O CD A A A A A A A A A A A A A A A A A A" A -i O O O O O I'D �D I'D IC I'D �D ID �D �D �c 1.0 �O M N O �l -] --] �1 C\ N N O O O O O 1.0 O 1.0 CD = O 00 CD C1 O 0\ O A O O C.h O Vi �tA P" N �^ O O N \D 1 C\ to 'D W '�D N 00 A 00 C� 1' C: X::E0 aagg�l n z0 n aZzm°z�zazz��zzr zxD n cn 0 C cn cn n m cn cn r < O a y .ti .d O C�7 -[ `° x z x 0 z x -� x x n � m z n r PO 7n n= y c X0 Z Z �., z z Z Z z z � xp � m Z m >� z O O rr~ O O n 00 O y y n G) t�i1 �' x 0 O 0 0 0 0 cn m m r zmm �.�� m r+ n n r CIO n r r n Y_ nn n° p z °z °zo °z°z r r o z z n r r ma n0 own z O z a m -cob M x x a a -n 70 �] d o �-] o rn ,� RJ!�-] m TM N `+ a z 0 Fl � [7 0 z m 4 10 p? w p N 00 W -0 p W U CD It O CA 10 p �1 O�� N w N w -0 p -0 p W 0000 O A 000 W N �l Z-, N "D W N_ �] W' 0000 O o p W w O W 0000 O W N --1 W w ww a w w w D 0 x N D w J o O> w 0 x W 00 a1 �1 �1 o x A o O w A00 Cn �-] x _ �] x A (n o k N cn y� n 0 o-n 00n _ x x C ono A by n x o00 10 °O IC = x x A mx `O O o 00 71 x b� x r m n C C`nn CC.1'n cn c r cn cn -c CO cn cn n *k 1 cn A m N C No cn b-nxcnm'71m p �o��ddd m m m m m m -nnnm-n-11-nauoa-n m o<<rodd�r�d�od�,d p p m m m m C m C m vnmam p m m C m a rd m p o Y a r m m ; m;aa z o ram a o a r a r a r a r a z -3 C r a r r a C r a Z o r a r a a r a r a z -< A 00 00 a 0~0 O a � C0a 00 O G� N C a c\OC 00 (= 0a a O 00 00 O O W 0o O O W 00 O Q\ W 00 O d> W 00 O O W A N p A N Op —\10 LA 00 O (31, W \O 00 O O — �.o 00 O O W O �^ 00 O O Cl 00 DO O O W 00 O Cl O 00 O O W 00 O O W r �to �0 d-h C� ,s �u N u o ai a � a Z y Z O (p � N C Q N n 09 CL O 3 - 3 C4' 0 � L y. ^ m W N 0 DEPARTMENT OF CONIINIUNITV DEVELOPMENT 8th Avenue South Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 Federalwww.cifyoffederalway.coml'.;, DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice '^f Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was DI rnoi,';:d ❑ faxed ter I:,,t -t- , 2017. It Project Name ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pemnit ❑ Adoption of Existing Environmental Document Xe-mailed and/or ❑ posted to or at each of the attached addresses on File Number(s) l7' b 1 a bs Signature Date '� - d l _ 1 7 K:\CD Ad minis Ira Pion Files\Declares l ion of Distribution.doc/Last printed 1/12/2017 10:33:00 AM Tamara Fix From: Tamara Fix Sent: Wednesday, September 20, 2017 2:29 PM To: 'ECY RE SEPA UNIT' (SEPAU NIT@ ECY.WA.GOV); 'basbury@lakehaven.org'; 'laura.murphy@muckleshoot.nsn.us'; Gordon Goodsell; 'ramin.pazooki@wsdot.wa.gov'; 'madams@ piercetransit.org';'bra ndon.reynon@puyalluptribe.com' Subject: Holiday Inn Express and Retail DNS Attachments: 20170920142544.pdf Attached is a DNS and annotated SEPA checklist for the above -mentioned project in Federal Way. The Associate Planner for the project, Becky Chapin, can be reached at becks.chapin@cityoffederalway.com or 253-835-2641. Tamara Fix Administrative Assistant 'Vedera way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2602 Fax: 253/835-2609 www. cityoffedera I way. corn DNS and Checklist to the Following Agencies DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 sepaunit@ecy.wa.gov BRIAN ASBURY LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 basbury@lakehaven.org LAURA MURPHY TRIBAL ARCHAEOLOGIST MUCKLESHOOT INDIAN TRIBE 39015 172ND AVE SE AUBURN WA 98092 Iaura.murphvCcDmuckleshoot.nsn.us LORI KITTREDGE CVV METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 SOUTH KING FIRE & RESCUE 31617 1 ST AVE S FEDERAL WAY WA 98003 gordon.goodsell@southkingfire.org RAMON PAZOOKI WSDOT SOUTH KING COUNTY PO BOX 330310 SEATTLE WA 98133-9710 ramin.pazooki@wsdot.wa.gov MONICA ADAMS PIERCE TRANSIT PO BOX 99070 LAKEWOOD WA 98499-0070 madams@piercetransit.org BRANDON REYNON PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 brandon.re non u allu tribe.com CITY OF Federal Way DETERMINATION OF NONSIGNIFICANCE (DNS) Holiday Inn Express and Retail Project File No: 17-101205-00-SE Proposal: Phase l includes constriction of a 90-unit 4-story hotel and phase 2 is two one-story retail and fast-food restaurant buildings. The existing buildings will be demolished. Additional improvements include 108 parking stalls, underground stormwater detention tank, and associated landscaping. Proponent: Dale Sweeney, Architect, 5715 143`d PL SE, Bellevue, WA 98006 Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Lead Agency: City of Federal Way - Community Development Department Staff Contact: Associate Planner Becky Chapin, 253-835-2641, becky.Chapin@cityoffederalway.com The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by October 6, 2017. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal with the city within 21 days of the above comment deadline. An appeal must be filed with the Federal Way City Clerk (address below), no later than 5:00 P.M. on October 27, 2017, by a written letter stating the reasons for the appeal of the determination. You should be prepared to make factual objections. Procedures for SEPA appeals are set forth in Federal Way Revised Code 14.10.060. Responsible Official: Brian Davis Title: Community Development Director Address: 33325 8th Avenue South, 2"d Flr, Federal Way, WA 98003 Phone: 253-835-2612 151z'I:Aq_1� Date Issued: Se teniber 20.2017 Signature: TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY A. BACKGROUND 1. Name of proposed project, if applicable: Holiday Inn Express 2. Name of applicant: HK Enterprises III LLC 1400 S 348th ST. Federal Way, Washington 98003 3. Address and phone number of applicant and contact person Dale Sweeney 5715 143'd Place SE Bellevue, WA 98006 425-260-8969 4. Date checklist prepared: 1/5/17 — Revised 8114117 (revised items are in italics) 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Begin construction June 2017. Construction time approximately 9 months. RESUBMITTED AUG 16 2017 Cf1Y OF FEDERAL WAY GOMMUN17Y DEVELOPMENT 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Drainage report Geotech report Limited Phase 11 Environmental Site Assessment 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Concurrency application. Building Lot Line Adjustment 10. List any government approvals or permits that will be needed for your proposal, if known. Site Plan Concurrency application. Process III Grading/Drainage Report Building Permit Building Lot Line Adjustment Page 1 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. R new 4-story, 90 Unit Natel The retail building is P � fanned to be constructed at about the same time. r� G 1 cl Qax v'S' �, Lel �"BSc - , ! 5� 1✓f Ex[ti t 12. Location of the proposal. Please give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any. If a proposal would occur over a range of area, please provide the range or boundaries of the site(s). Please provide a legal description, site plan, vicinity map, and topographic map if possible. While you should submit any plans required by the agency, you are not required to duplicate maps or details submitted with any permit applications related to this checklist. (Indicate if maps of plans have been submitted as part of a permit applications.) The proposed project is located at the Southwest quadrant of the intersection of Pacific Highway South and S 344th Street, in the City of Federal Washington. The site is bounded on the north, west and south with the same land use. The parcel number is being revised in the Building Lot Line Adjustment. B. ENVIRONMENTAL ELEMENTS 1. Earth: a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. The site has a slight slope. b. What is the steepest slope on the site (approximate percent slope)? The site slopes are 3 to 5 percent along the entire site, except for the westerly 15 feet of the site a steeper slopes were noted. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Loamy sand at the surface. Gravelly, very coarse gravelly. See Geotechnical Investigation. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The proposed site will be designed to follow the natural terrain to the maximum extent feasible. The basic topographic features will not be altered by the proposed project. Majority of the grading for the site is done in conjunction with the construction of the proposed buildings. The cut is estimated at 1,150 CY. The fill at 650 CY. Net = 500 CY Page 2 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe There will be temporary water erosion resulting from clearing and grading for roadway. This will be mitigated by proper construction of temporary erosion and sedimentation control facilities. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The impervious coverage consisting of paved streets, roofs and driveways, approximately 70%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion and sedimentation control measures will be provided, as per plans submitted to the city for approval prior to any construction activities. Measures will likely include silt fences, hay bales, catch basin filters, rock armoring, and re -vegetation such as hydro -seed and landscaping as required. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Minimal odors and emissions may result from site preparation and construction activities, including dust and exhaust from heavy equipment. Long term impacts would be minimally increased emissions from any increased traffic. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Impacts from construction would be temporary and not significant. A gravel site entrance will be used to control the possibility of soils carried off the site. Also, construction equipment will be maintained for maximum efficiency. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. Page 3 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None known. c. Water runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The drainage from the subject property drains as sheet flow from east to west to a low area on the southwest portion of the site. There exists underground storm system immediately south of the site. Thence the flow is directed to the south and west to shallow area. 2) Could waste materials enter ground or surface waters? If so, generally describe. Oils and greases from vehicles. Page 4 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. An underground vault is to be constructed for the detention control system. Temporary erosion/sedimentation control will be employed during construction to intercept all potential silt laden runoff prior to discharging into natural flow area. This control will remain in effect until the ground cover is re-established and the possibility of erosion is reduced to existing conditions. 4. Plants a. Check or circle types of vegetation found on the site: 4deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other 4shru bs 4grass crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing shrubs and grass will be cleared for the building, drives, walks, and parking areas. Amounts yet to be determined. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: See New landscaping to adhere to City's standards including plant list. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other: Crows Mammals: deer, bear, elk, beaver, other: None Fish: bass, salmon, trout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. All of Washington is located in the Pacific Flyway. This site is not significant in the flyway. Page 5 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for lighting and heating. Natural gas for heating, swimming pool and laundry d rye rs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? Low energy H.V.A.C. equipment and appliances. Energy efficient materials will be used as much as practical. d. What are the proposed measures to reduce or control energy impacts, if any: Low energy H.V.A.C. equipment and appliances. Energy efficient materials will be used as much as practical. 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. While there is always a chance that an environmental health hazard could occur, this project alone would not significantly increase the likelihood of such an event. In fact, bringing the building and site up to current standards may reduce the likelihood of such an event. b. Describe special emergency services that might be required. Fire, Police, etc.. c. What are the proposed measures to reduce or control environmental health hazards, if any: The contractor will have a safety plan. 8. Land and shoreline use a. What is the current use of the site and adjacent properties? The site is currently vacant. To the west is trucking. The site to the south is retail and office. b. Has the site been used for agriculture? If so, describe. Probably not. w" Page 6 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY c. Describe any structures on the site. There are 2 1 story existing buildings. d. Will any structures be demolished? If so, what? The 2 existing 1 story building are to be demolished. e. What is the current zoning classification of the site? CE Commercial Enterprise f. What is the current comprehensive plan designation of the site? CE ek+t-1 & g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. What are the proposed measures to ensure the proposal is compatible with existing and projected lands uses and plans, if any: 1 �,�1 ( Compliance with applicable City land use codes. t�1 '�� t`k��C `�C/1 ,y j. Approximately how many people would reside or work in the completed project? Approximately 12 people (in various shifts) will work at the hotel. Unknown at the retail building. Likely 10-20. There will be no permanent residents. k. Approximately how many people would the completed project displace? None. I. What are the proposed measures to avoid or reduce displacement impacts, if any: None. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. There will be no permanent housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Page 7 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY None c. What are the proposed measures to reduce or control housing impacts, if any: N/A 10. Noise a. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic. What types and levels of noise would be created by or associated with the project on ashort- term or a long-term basis (for example: traffic, construction, operation, other)?Indicate what hours noise would come from the site. During construction, noise from heavy equipment, hand tools, and vehicles. Long term, traffic — most of which is already existing. b. Proposed measures to reduce or control noise impacts, if any: Compliance with Washington State and City noise ordinances. 11. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Tallest height: approximately 52.5 ft. from average grade to the primary parapet and 56.5 ft. to the top of the roof access stairwell. Principle exterior materials: E.I.F.S., and cultured stone. b. What views in the immediate vicinity would be altered or obstructed? No significant views will be impacted. c. Proposed measures to reduce or control aesthetic impacts, if any: Compliance with City's design and landscape standards. 12. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Lights from building and parking lot lighting as well as from traffic. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? Page 8 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY Minimal light from existing buildings and traffic would not affect the proposed project. d. Proposed measures to reduce or control light and glare impacts, if any None. 13. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Some possible watersports at nearby small lakes. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None 14. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: None proposed at this time. 15.Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The existing access to Pacific Hwy S. is to be used. A new access to S. 344th Street is to be added. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? There is a bus stop across the street on Pacific Hwy S. and another north of the site on Pacific Hwy South. c. How many parking spaces would the completed project have? How many would the project eliminate? Page 9 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY It is difficult to determine the number of existing spaces since there were areas trucks and cars were parked without designated parking spaces. There is to be 109 new parking spaces provided. A parking study has been provided. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). There are planned street improvements along Pacific Hwy South and S 344th St. The City is currently in the process of constructing improvements on Pacific Hwy South as part of its Phase 5 Capitol Improvement Plan. Improvements on 344th Street will be constructed as part of this development. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Please see Parking Study provided. g. Proposed measures to reduce or control transportation impacts, if any: There is to be a traffic impact fee accessed at the Building Permit Stage. 16. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be needs for police, fire, emergency services, though the impact for additional services would not be significant as this development would be for short-term stays. b. Proposed measures to reduce or control direct impacts on public services, if any. The hotel will generate new tax revenue. Additionally, there would be an increase demand for affordable short-term stay facilities in the area. 17.Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Cable. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity — PSE Gas — PSE Water — Lakehaven Water and Sewer District Page 10 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY Refuse —Waste Management Telephone — Comcast Sanitary Sewer - Lakehaven Water and Sewer District Construction activities include: trenching, backfilling, pipe -laying, cable -pulling, and building construction. c. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make a decision. Signature: DateSubmitted.................l..I................. ............ ....................................................... Page 11 of 11 City of Federal Way Environmental Review CheckliSL DEPARTNIENT OF COMMUNITY DEVELOPMENT 8f' Avenue south Federal Way WA 98003 CITY OF 253-835-7000; Fax 253-835-2609 Fera�' y www.citvQf€eder�a_Iway.caril :. . DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action 0 Notice of Determination of Significarce (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed $Le -mailed and/or ❑ posted to or at each of the attached addresses on St�-L-c�D-2017. Project Name File Number(s) )-7 -f U 1,)D Signature Date 9 , 4_0 - J�7 KACD Ad minis Ira l ion Files\Declares l ion of Dislribulion.doc/Lost printed 1 /12/2017 10:33:00 AM Tamara Fix From: Linda Mills <I mills@ kentreporter.com > Sent: Wednesday, September 20, 2017 11:57 AM To: Tamara Fix Subject: Re: Holiday Inn Express Legal Attachments: 1965996.PDF HI, I have received your notice (re: DNS Holiday Inn Express file NO 174 01205-00-SE) to be published in the Federal Way Mirror on Friday, September 22, 2017. thank you, Linda Linda Mills Legal/Public Notice Advertising - Obituary Representative Auburn, Bellevue, Bothell/Kenmore, Covington/Maple Vailey/Black Diamond, Issaquah/Sammamish,Kent, Kirkland, Mercer Island, Redmond and Renton Reporters, Federal Way Mirror, Snoqualmie Valley Record, and Okanogan Valley Gazette -Tribune Direct:253-234-3506 Internal:36027 Fax:253-437-6016 19426 68th Ave. S., Ste A, Kent, WA 98032 Map Print Rates Online Rates Media Kit Sound Info On Wed, Sep 20, 2017 at 11:41 AM, Tamara Fix <I atnara.Fix0ci offederalwa .eom> wrote: Please publish the attached legal notice (Holiday Inn DNS, 17-101205) in Friday's (9-22-17) issue. Please confirm and issue an affidavit of publication. 1 Fed_ eral Way NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) Holiday Inn Express and Retail Project File No:17-101205-00-SE Proposal: Phase 1 includes construction of a 90- unit 4-story hotel and phase 2 is two one-story retail and fast-food restaurant buildings. The existing buildings will be demolished. Additional improvements include 108 parking stalls, underground stormwater detention tank, and associated landscaping. Proponent: Dale Sweeney, Architect 5715143rd PL SE, Bellevue, WA 98006 Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Lead Agency: City of Federal Way Staff Contact: Associate Planner Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway. com The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) Is not required under RCW 4311 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on fife with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by 5:00 p.m. on October 6, 2017. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal. Anyone may appeal this determination to the Federal Way City Clerk (33325 8th Avenue South, Federal Way. WA 98003), no later than 5:00 P.M. on October 27, 2017, by a written letter stating the reason tar the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror Sepember 22, 017. #1965996. t L CITY OF Federal Way DETERMINATION OF NONSIGNIFICANCE (DNS) Holiday Inn Express and Retail Project File No: 17-101205-00-SE Proposal: Phase 1 includes construction of a 90-unit 4-story hotel and phase 2 is two one-story retail and fast-food restaurant buildings. The existing buildings will be demolished. Additional improvements include 108 parking stalls, underground stormwater detention tank, and associated landscaping. Proponent: Dale Sweeney, Architect, 5715 143rd PL SE, Bellevue, WA 98006 Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Lead Agency: City of Federal Way - Community Development Department Staff Contact: Associate Planner Becky Chapin, 253-835-2641, becky. chap i n@c ityoffed eral way. coin The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by October 6, 2017. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal with the city within 21 days of the above comment deadline. An appeal must be filed with the Federal Way City Clerk (address below), no later than 5:00 P.M. on October 27, 2017, by a written letter stating the reasons for the appeal of the determination. You should be prepared to make factual objections. Procedures for SEPA appeals are set forth in Federal Way Revised Code 14.10.060. Responsible Official: Brian Davis Title: Community Development Director Address: 33325 8th Avenue South, 2"d Flr, Federal Way, WA 98003 Phone: 253-835-2612 i Date Issued: September 20. 2017 Signature: ,' CITY OF Federal ANa`e NOTICE OF DETERMINATION OF NONSIGNIFICANCE. (DNS) Holiday Inn Express and Retail Project File No: 17-101205-00-SE Proposal: Phase 1 includes construction of a 90-unit 4-story hotel and phase 2 is two one-story retail and fast-food restaurant buildings. The existing buildings will be demolished. Additional improvements include 108 parking stalls, underground stormwater detention tank, and associated landscaping. Proponent: Dale Sweeney, Architect 5715 143rd PL SE. Bellevue, WA 98006 Location: 34427 Pacific Hwy South, Federal Way, WA 98003. Parcels: 202104-9082, 9089, 9105, 9106, 9109, & 9122. Lead Agency: City of Federal Way Staff Contact: Associate Planner Becky Chapin, 253-835- 2641, becky.chapin@cityoffederalway.com ' S 344TH ST I Subject Property -- n-no .1120 ;o2tp+.9e7] aea.00 w„ 1, -,1i, N The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under WAC 197-1 1-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by 5:00 p.m. on October 6, 2017. Unless modified by the city, this determination will become final following the above comment deadline. Any person aggrieved of the city's final determination may file an appeal. Anyone may appeal this determination to the Federal Way City Clerk (33325 8"' Avenue South, Federal Way, WA 98003), no later than 5:00 p.m. on October 27, 2017, by a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror on September 22, 2017. AkCITY OF Federal Way September 20, 2017 Dale Sweeney 5715 143"1 Place SE Bellevue, WA 98006 dale. design3d@gmail. com Re: File 917-101205-00-SE; SEPA THRESHOLD DETERMINATION Holiday Inn Express & Retail, 34427 Pacific Hwy South, Federal Way Dear Mr. Sweeney: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor The city has reviewed the environmental checklist resubmitted on August 16, 2017, for the Holiday Inn Express and Retail on Pacific Highway. It has been determined that the proposal will not have a probable significant adverse impact on the environment. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A copy of the Determination of Nonsignificance (DNS) is enclosed. A 14-day comment period is required by the SEPA rules (WAC 197-1 1-340). A notice inviting comments will be published in the Federal YVay Mirror, posted onsite, posted on the official public notification boards of the city and public libraries, and mailed to all property owners within 300 feet of the site on September 22, 2017. At the end of the comment period, the department will determine if the DNS should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 21 days (October 27, 2017) following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. Our decision not to require an EIS does not ►nean that the license, permit, or approval you are seeking from the city has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. After a final decision has been made on your proposal (i.e., after a permit has been issued), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21 C.080 and WAC 197-11-680 providing instructions for giving this notice are available from the Department of Community Development. The city is not responsible for publishing the Notice of Action. However, the city is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the city's action on it has a specified time period within which any court appeals must be made. Mr. Sweeney September 20, 2017 Page 2 Questions regarding the environmental review component should be directed to me at becky.chapin a cityoffederalway.com, or 253-835-2641. Sincerely, B ky Ghal7in Associate Planner enc: DNS c: Avtar Singh Duhra, asdLihra@gmail.com gmail.com 17-101205-00-SE Doc I D 7W8 Dale Sweeney - Architect March 14, 2017 MAR 15 2017 City of Federal Way CITY OF 1Y DEDERAL EVELOPMENT RE: Holiday Inn Express— 34427 Pacific Hwy South, Federal Way, Washington. COM UNrDEV PROJECT NARRATIVE: The proposed Holiday Inn Express is to be a four-story, 90 unit limited service franchised hotel. Amenities include a swimming pool, fitness center, guest laundry, and complimentary breakfast — though there is to be no cooking on site. The design is based on the franchise prototype design, but has been amended to comply with FWRC 19.115. Although the franchise understands the local codes must be met for design as well as height, size, setbacks, etc., the franchise requires that the design have as many features of the prototype as possible. The colors shown on the rendering/color board were initially taken from franchise color selections, except the stone veneer has been changed to be more consistent with colors more common to this region. It should be noted that, although there has been space and parking provided for the possibility of the future "Phase 2" Building, it has not yet been designed or scheduled. SUMMARY OF COMPLIANCE TO FWRC 19.115 As mentioned above, the franchise design has been amended to comply with FWRC. Design features the following: 1. Building fagade modulation meets the requirements of at least two feet in depth, no less than six ✓( feet, and no more than sixty feet. 2. There is a distinct definition of top and base, though applied in a contemporary manner. The colors provide addition variation to the exterior. 3. A patio/plaza is provided at the south of the hotel immediately off the lobbylbreakfast area and is visible from the adjacent street. It has an area of 625 sq. ft., which is more than I% of the building b area. % 4. Metal canopies are located at the side facades and at the patio. > 5. Lighting in the parking area and at the building exterior will provide sufficient light for visibility without bleeding into adjacent properties. 6. Dumpsters are to be located away from public streets and pedestrian traffic areas and will be screened with landscaping. 7. A clearly defined unobstructed entrance with easy access from parking and I ational Blvd. 8. Space near the entrance for pedestrian gathering and landscaping. t 9. Sufficient landscaping in compliance with FWRC. We believe that the design meets the requirements and intent of FWRC19.115 and will be an asset to the community. Dale Sweeney — Architect. b (�9 5715 1431d Place SE, Bellevue, WA 98006 W 425.260.8969 dale.design3d@gmail.com IaVZ MAR 15 2017 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8'h Avenue South ,- � � Federal Way. 03 CITY OF FEDERAL WAY 253-835-?5t37; Fax ?53-83-x35-26-2604 COMMUNITY DEVELOPMENT w u•u•. ritual teJ�r:�l�t ss.�cll, CALCULATING TREE UNITS This form can be used to demonstrate how you will meet the minimum tree unit requirement for your site and should accompany your submittal. Trees to be retained or planted must also be shown on your submitted site plan, or a separate tree plan. (lot size in square feet) l� D 43,560 (sf/acre) = —1 , -Ix ..units/acre) (lot size in acres) (minimum tree units) Existing Trees Includes all trees except invasive species and hazard trees Tree Size (diameter at breast height /4.5') # of Trees to Remain Tree Units Total Units 1 " to 6" dbh 44 x 1.0 = > 6" to 12" dbh 10 x 1.5 > 12" to 18" dbh x 2.0 = > 18" to 24" dbh x 2.5 = > 24" dbh x 3.0 — 6 Total Existing Tree Units to Remain Replacement/Additional Trees Evergreen Trees — minimum 6' in height at planting Deciduous Trees — minimum 2" caliper at planting Large Canopy = 1.5 Tree Units Medium Canopy = 1 Tree Unit Small Canopy = .5 Tree Units Tree Species Canopy Tree # of Trees Total Units (Sm/Med/Lg) Units kCf 52 6 lg,-VJ . 5 '2-� = -7. 6- oo �� s S 24 _ Z TU16 LQG . : Total Existing and Proposed Tree Units Bulletin #073 — June 8, 2016 Page I of 1 k:\Handouts\Calculating Tree Units OF DEPARTNIENT OF COMMUNITY DEVELOPMENT 33325 R'h Avenue Sollth CITY of Federal Way. WA 98003 Federal Way/ 253-835-2607, Fax 253-935-2609 CALCULATING TREE UNITS This form can be used to demonstrate how you wi II meet the minimum tree unit requirement for your site and should accompany your submittal, Trees to be retained or planted must also be shown on your submitted site plan, or a separate tree plan. (lot size in square feet) 43,560 (sf/acre) = x 25 (units/acre) _ (lot size in acres) (minimum tree units) Existing Trees Includes all trees except invasive species and hazard trees Tree Size (diameter at breast height /4.5') # of Trees to Remain Tree Units Total Units I " to 6" dbh x 1.0 = > 6" to 12" dbh x 1.5 = > 12" to IS" dbh x 2.0 = > 19" to 24" dbh x 2.5 = > 24" dbh x 3.0 = Total Existing Tree Units to Remain Replacement/Additional Trees Evergreen Trees — minimum 6' in height at planting Deciduous Trees — minimum 2" caliper at planting Large Canopy = 1.5 Tree Units Medium Canopy = 1 Tree Unit Small Canopy = .5 Tree Units 'free Species Canopy Tree # of Trees Total Units (Sm/Med/Lg) Units o�l y � b -s.'�t !tea l Zy = 24 Bulletin #073 - June S. 2016 lS S w✓,� Total Proposed Tree Units to be Added -rOTbI. hASW Per D Total Existing and Proposed Tree Units Page 1 of 1 L3 k4landouts"Calculating Tree Units y TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY A. BACKGROUND 1. Name of proposed project, if applicable: Holiday Inn Express 2. Name of applicant: HK Enterprises III LLC 1400 S 348'h ST. Federal Way, Washington 98003 3. Address and phone number of applicant and contact person: Dale Sweeney 5715 143rd Place SE Bellevue, WA 98006 425-260-8969 4. Date checklist prepared: 1 /5/17 — Revised 8114117 (revised items are in italics) 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): �hr.a-�Zf.�cf b �f zh Begin construction June 2017. Construction time approximately 9 months. RESUBMITTED AUG 16 2017 CITY OF FEDERAL WAY COMMUNfTY DEVELOPMENT 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Drainage report Geotech report Limited Phase 11 Environmental Site Assessment 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Concurrency application. Building Lot Line Adjustment 10. List any government approvals or permits that will be needed for your proposal, if known. Site Plan Concurrency application. Process III Grading/Drainage Report Building Permit Building Lot Line Adjustment Page 1 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. A new 4-story, 90 Unit The retail building is planned to be constructed at about the same time. { $cr Ff V efat,11 . 2 &—q 12. Location of the proposal. Please give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any. If a proposal would occur over a range of area, please provide the range or boundaries of the site(s). Please provide a legal description, site plan, vicinity map, and topographic map if possible. While you should submit any plans required by the agency, you are not required to duplicate maps or details submitted with any permit applications related to this checklist. (Indicate if maps of plans have been submitted as part of a permit applications.) The proposed project is located at the Southwest quadrant of the intersection of Pacific Highway South and S 344th Street, in the City of Federal Washington. The site is bounded on the north, west and south with the same land use. The parcel number is being revised in the Building Lot Line Adjustment. B. ENVIRONMENTAL ELEMENTS 1 . Earth: a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. The site has a slight slope. b. What is the steepest slope on the site (approximate percent slope)? The site slopes are 3 to 5 percent along the entire site, except for the westerly 15 feet of the site a steeper slopes were noted. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Loamy sand at the surface. Gravelly, very coarse gravelly. See Geotechnical Investigation. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The proposed site will be designed to follow the natural terrain to the maximum extent feasible. The basic topographic features will not be altered by the proposed project. Majority of the grading for the site is done in conjunction with the construction of the proposed buildings. The cut is estimated at 1,150 CY. The fill at 550 CY. Net = 500 CY Page 2 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe There will be temporary water erosion resulting from clearing and grading for roadway. This will be mitigated by proper construction of temporary erosion and sedimentation control facilities. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The impervious coverage consisting of paved streets, roofs and driveways, approximately 70%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion and sedimentation control measures will be provided, as per plans submitted to the city for approval prior to any construction activities. Measures will likely include silt fences, hay bales, catch basin filters, rock armoring, and re -vegetation such as hydro -seed and landscaping as required. 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Minimal odors and emissions may result from site preparation and construction activities, including dust and exhaust from heavy equipment. Long term impacts would be minimally increased emissions from any increased traffic. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Impacts from construction would be temporary and not significant. A gravel site entrance will be used to control the possibility of soils carried off the site. Also, construction equipment will be maintained for maximum efficiency. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. Page 3 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None known. c. Water runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The drainage from the subject property drains as sheet flow from east to west to a low area on the southwest portion of the site. There exists underground storm system immediately south of the site_ Thence the flow is directed to the south and west to shallow area. 2) Could waste materials enter ground or surface waters? If so, generally describe. Oils and greases from vehicles. Page 4 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: An underground vault is to be constructed for the detention control system. Temporary erosion/sedimentation control will be employed during construction to intercept all potential silt laden runoff prior to discharging into natural flow area. This control will remain in effect until the ground cover is re-established and the possibility of erosion is reduced to existing conditions. 4. Plants a. Check or circle types of vegetation found on the site: �deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other 4shrubs 4grass crop or grain wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing shrubs and grass will be cleared for the building, drives, walks, and parking areas. Amounts yet to be determined. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: See - � New landscaping to adhere to City's'standards including plant list. ��.-� � I .� 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, sonqbirds, other: Crows Mammals: deer, bear, elk, beaver, other: None Fish: bass, salmon, trout, herring, shellfish, other: None b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. All of Washington is located in the Pacific Flyway. This site is not significant in the flyway. Page 5 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for lighting and heating. Natural gas for heating, swimming pool and laundry dryers. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? Low energy HM.A.C. equipment and appliances. Energy efficient materials will be used as much as practical. d. What are the proposed measures to reduce or control energy impacts, if any: Low energy H.V.A.C. equipment and appliances. Energy efficient materials will be used as much as practical. 7. Environmental health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. While there is always a chance that an environmental health hazard could occur, this project alone would not significantly increase the likelihood of such an event. In fact, bringing the building and site up to current standards may reduce the likelihood of such an event. b. Describe special emergency services that might be required. Fire, Police, etc.. c. What are the proposed measures to reduce or control environmental health hazards, if any: The contractor will have a safety plan. 8. Land and shoreline use a. What is the current use of the site and adjacent properties? The site is currently vacant. To the west is trucking. The site to the south is retail and office. b. Has the site been used for agriculture? If so, describe. Probably not. City of Federal Way Environmental Review Checklist Iv� Page 6 of 11 TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY c. Describe any structures on the site. There are 2 1 story existing buildings. d. Will any structures be demolished? If so, what? The 2 existing 1 story building are to be demolished. e. What is the current zoning classification of the site? CE Commercial Enterprise f. What is the current comprehensive plan designation of the site?CE f' g. If applicable, what is the current shoreline master program designation of the site? NA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. What are the proposed measures to ensure the proposal is compatible with existing and projected lands uses and plans, if any: Compliance with applicable City land use codes. - r � �� Ct t Ltl a`r tGW RC) ,y j. Approximately how many people would reside or work in the completed project? Approximately 12 people (in various shifts) will work at the hotel. Unknown at the retail building. Likely 10-20. There will be no permanent residents. k. Approximately how many people would the completed project displace? None. I. What are the proposed measures to avoid or reduce displacement impacts, if any: None. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. There will be no permanent housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Page 7 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY None c. What are the proposed measures to reduce or control housing impacts, if any: N/A 10. Noise a. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic. What types and levels of noise would be created by or associated with the project on ashort- term or a long-term basis (for example: traffic, construction, operation, other)?Indicate what hours noise would come from the site. During construction, noise from heavy equipment, hand tools, and vehicles. Long term, traffic — most of which is already existing. b. Proposed measures to reduce or control noise impacts, if any: Compliance with Washington State and City noise ordinances. 11. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Tallest height: approximately 52.5 ft. from average grade to the primary parapet and 56.5 ft. to the top of the roof access stairwell. Principle exterior materials: E.I.F.S., and cultured stone. b. What views in the immediate vicinity would be altered or obstructed? No significant views will be impacted. c. Proposed measures to reduce or control aesthetic impacts, if any: Compliance with City's design and landscape standards. 12. Light and glare JN - a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Lights from building and parking lot lighting as well as from traffic. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? Page 8 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY Minimal light from existing buildings and traffic would not affect the proposed project. d. Proposed measures to reduce or control light and glare impacts, if any None. 13. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Some possible watersports at nearby small lakes. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None 14. Historic and cultural preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: None proposed at this time. 15. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The existing access to Pacific Hwy S. is to be used. A new access to S. 344th Street is to be added. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? There is a bus stop across the street on Pacific Hwy S. and another north of the site on Pacific Hwy South. c. How many parking spaces would the completed project have? How many would the project eliminate? Page 9 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY It is difficult to determine the number of existing spaces since there were areas trucks and cars were parked without designated parking spaces. There is to be 109 new parking spaces provided. A parking study has been provided. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). There are planned street improvements along Pacific Hwy South and S 3441h St. The City is currently in the process of constructing improvements on Pacific Hwy South as part of its Phase 5 Capitol Improvement Plan. Improvements on 344th Street will be constructed as part of this development. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Please see Parking Study provided. g. Proposed measures to reduce or control transportation impacts, if any: There is to be a traffic impact fee accessed at the Building Permit Stage. 16. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be needs for police, fire, emergency services, though the impact for additional services would not be significant as this development would be for short-term stays. b. Proposed measures to reduce or control direct impacts on public services, if any. The hotel will generate new tax revenue. Additionally, there would be an increase demand for affordable short-term stay facilities in the area. 17.Utilities a. Underline utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Cable. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity— PSE Gas — PSE Water — Lakehaven Water and Sewer District Page 10 of 11 City of Federal Way Environmental Review Checklist TO BE COMPLETED BY APPLICANT EVALUATION FOR AGENCY USE ONLY Refuse — Waste Management Telephone — Comcast Sanitary Sewer - Lakehaven Water and Sewer District Construction activities include: trenching, backfilling, pipe -laying, cable -pulling, and building construction. c. SIGNATURE The above answers are true and complete to the best of my knowledge agency is relying on them to make a decision. Signature: ....................... ::� . ............. .................. ......................................... Date Submitted: (/ I City of Federal Way Environmental Review Checklist I understand that the lead Page 11 of 11 Dale Sweeney - Architect August 14, 2017 City of Federal Way RE: Holiday Inn Express— 34427 Pacific Hwy South, Federal Way, Washington. Building height. The proposed Holiday Inn Express has a height from average grade of 5 3ft.2in. (average grade is 1.8 ft. below the I't floor elevation of 298 plus 5 V-4" to the highest parapet) . As per FWRC 19.240.090, this is above the 45 foot height limit but meets the criteria to exceed 45 feet (not to exceed 55') as follows: a. The increase is necessary to accommodate mechanical equipment in the ceiling of the first floor, upper floors, and roof top. b. There is not a residential zone within 300 feet. c. The building is setback from the property line enough to allow the additional height. d. The roof line/parapet modulates for variation as required. As described we believe that the design meets the requirements and intent of FWRC 19.240.090 Dale Sweeney — Architect. RESUBMITTED AUG 16 2017 CITY Or FEDERAL WAY COMMUNITY DEVELOPMENT c� 5715 1431d Place SE, Bellevue, WA 98006 9 425.260.8969 dale.design3d@gmail.com Jakehaven WATER & SEWER DISTRICT WATER CERTTFTCATE OF "ATLABZLTTY Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ® Binding Site Plan ❑ Rezone ® Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 202104-9082. -9089. -9105. -9106,-9109,--9I22 Site Address: 344XX Pacific Hwy S Ex. Bldg. Area to Remain: N/A sf New Bldg. Area Proposed: 550,668Lakehaven GIS Grid: 1-12 Applicant's Name: Duhra WATER SYSTEM INFORMATION 1. ❑ Water service can be provided by service connection to an existing " diameter water main that is approximately feet from the site. 2. ® Water service for the proposed development will require an improvement to Lakehaven's water distribution system of: ® a. 40+ - feet of V or 12" diameter water main to reach the site; and/or ® b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ® d. Other (describe): Developer Extension Agreement required. 3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The subject property is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Water service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven (new public easement will be required to be secured from/on adjacent parcel 2021049176 or 2021049107); ® c. Other: Water erviConnection applications reauired. DE Agreement 2above) must be accepted by Lakehaven prior to any new serYice connection activations. Comments/special conditions: Service nres5uM areatern 80 psi indicated, Pressure ducin Valv indicated contact local bu i I d I ng off Icia I for rea of re m ents Wor ad d Iona I infor at' a n. Th e exi sti na meLers wi I I need to be evaI w3ted u rider UPC & La keha v n andards tQ d etermin e iF he 'II be ad ea uate for future proposed uses. The nearest fire hydrant (new/future) will be on the Property. System hydraulic model results (FF #86), at no less than 20 psi, indicate that Lakehaven's standard maximum allowable liquid velocity of 10 ft/s is exceeded at a fire flow rate above 5 500+ - GPM (approximate). This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 538 Pressure Zone Est. Meter Elevations)-GIS: High 304+/-, Low 294+/- Est. Pressure Range at Meter(s) (psi): 92-105 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: FARIAN ASSURY Title: DEVELOPMENT ENGINEERING SUPERVISOR Signature: r Date: � 2021049082 2021049089 2021049105 202104910612021049109 2021049122 wtr.docx (Form Update 1/3/17) Page 1 of 2 2021049121 1200 Ex. Hydrant S 344 T i �1 a e i 2021C 9160 202104Q182 3442t i wig 2021049048 34341 2021049105 34413 WtrSvc 77 2021049109 34417 J rill `- WtrSvc 774 Q210 v19 2021049122 344312021049106 34421 E �I i G i New/Additional Easeme Required (15'Wx5'L) 2021049176 34505 rE-. Lakehaven Water and hrict neither warrants nor gue aectiracy of any 'facility Mc vided. Facility locations and co subject to field verification. 2021049107 34507 M97000005 34434 Water Certificate of Availability Parcels 202104-9082, -9089, -9105,-9106, -9109, -9122 0 07 30 Feet 3/812017 BIA II 2021049082 2021049089 2021049105 2021049106 2021049109 2021049122 wtr.docx (Form Update 1/3/17) Page 2 of 2 Lakehaven WATER & SEWER DISTRICT �E RTIFICATll r ' Lakehaven Water & Sewer District — Development Engineering Section 31623 — 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ® Binding Site Plan ❑ Rezone ® Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 02 04-908 - - 105 -9106 -9 09 -912 Site Address: 344XX Pacific Hwy S Ex. Bldg. Area to Remain: N/A sf Applicant's Name: Duhra SEWER SYSTEM INFORMATION New Bldg. Area Proposed: 50.668 sfsF Lakehaven GIs Grid: 1-12 1. ® Sewer service can be provided by service connection to an existing 8" diameter sewer main that is approximately 13+ - or 32+ - feet from the site and the sewer system has the capacity to serve the proposed land use. 2. ❑ sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Sewer Service Connection Permits required n for buildInci disconnect/demolition & one far- [r-ccnogction of new building]. Comments/special conditions: I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASSURY Title: DEVELOPMENT ENGINEERING SURERYJR Signature: Date: ` 2021049082 2021049089 2021049105 2021049106 2021049109 2021049122 swr.docx (Form Update 1/3/17) Page 1 of 2021p 9160 34 IIE r' 2021049121 1200 2021049048 Ex, 34341 Hydrant S 344TH ST — Ex. 6" Sewer Svc Stubs �� - � — 2021049105 34413 2021049092 ` 2021049109 34427 I 34417 Ex. SSCP 12075 19 2021049122 34431 2021049106 34421 2021049176 34505 2021049107 34507 Ex. 6" Sewer jW970000051 Svc S tub s �434 TE: Lakehaven Water and Sever Sewer Certificate of Availability ti kh-ict neither warrants nor guarantees Parcels 202104-9082, -9089. -9105, -9106. -9109. -9122 accuracy of any facility informs Hon 0 40 80 rvided. Facility locations and conditions subject to field verificaf on. Fee: 3/8/2017 BIA 2021049082 2021049089 2021049105 2021049106 2021049109 2021049122 swr.docx (Form Update 1/3/17) Page 2 of 2 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 24, 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Utility District Chris Cahan, South King Fire & Rescue FROM: Becky Chapin, Associate Planner FOR DRC MTG. ON: Internal Completeness Review — April 6, 2017 FILE NUMBER(s): 17-101344-00-SU RELATED FILE NOS.: 17-101203-00-UP & 17-101205-00-SE PROJECT NAME: Holiday Inn Express BLA PROJECT ADDRESS: 34427 Pacific Hwy South ZONING DISTRICT CE PROJECT DESCRIPTION: Boundary Line Adjustment to remove interior lot lines. LAND USE PERMITS: Boundary Line Adjustment (BLA) PROJECT CONTACT. Dale Sweeney 5715 143ra Place SE Bellevue, WA MATERIALS SUBMITTED: • Master Land Use Application • BLA Review Checklist • BLA Drawing, with Lot Closure Cals attached GTC Federal Way Holiday Inn Express Parking Demand Information Jurisdiction: City of Federal Way June 2017 RESUBMITTED AUG 16 2017 Crry OF COM.MUNfTY C)E OPMy T GTC 417-126 Federal Way Holiday Inn Express Parking Demand Information TABLE OF CONTENTS 1. PROJECT DESCRIPTION.................................................................. ........................................ I 2. ITE PARKING DEMAND......................................::.._..._...:...:_.:::........................................... I LIST OF TABLES Table l : ITE Parking Demand .... ..........................---............................... 1 Table 2: Shared Peak Parking Deinand.......................................................................................... 2 ATTACHMENTS ParkingLiformation............... :....................... --................................................................................ A Gibson Traffic Consultants, Inc. June 2017 i nfo(a- gi bsontratf i c. com GTC # 17-126 Federal Way Holiday Inn Express Parking Demand Information 1. PROJECT DESCRIPTION Gibson Traffic Consultants, Inc. (GTC) has been retained to determine the parking demand of the proposed Federal Way Holiday Inn Express commercial center located in the southwest corner of Pacific Highway (SR-99) at S 344th Street, The site will be providing 108 parking spaces. This report summarizes what the parking demand would be for the site utilizing the information provided in Parking Generation, 41h Edition by the Institute of 'Transportation Engineers (ITE). The shared parking has been calculated for the Gross Square Footage (GSF) within the buildings for the following uses and square footage: • Hotel — 90 Units • Fast Food with Drive Through — 2,080 GSF • Specialty Retail — 2,100 GSF 2-(4 Ye These gross square footages per use were derived from information provided by the client. 2, ITE PARKING DEMAND Parking generation calculations for the Federal Way Holiday Inn Express commercial center are based on the information provided in Parking Generation, 41h Edition by the Institute of Transportation Engineers (ITE). Based on the average parking demand rates identified for the individual ITE Land Use Codes (LUC), there would be a parking demand of 106 parked vehicles prior to the shared parking reduction for mixed use developments. The parking calculations are shown in Table 1. Table 1: ITE Parking Demand Uses ITE Parking Generation, 41h Edition Variable Li1C RATE per Variable 1 O I At. Holiday Inn Express Hotel 90 Units 310 0,89 80.10 Fast Food with Drive Through 2.080 KSF 934 9.98 20.76 Retail 1100 KSF 820 2.55 5.36 Total --- --- --- 106.22 Data provided in ITE Parking Generation shows the percent of peak parking demand for different uses for every hour of the day, Summarized in Table 2 is the shared peak parking demand for the site using the same square foot/unit and building uses summarized in Table 1. It considers the number of parking spaces being utilized throughout the day with shared parking for every use. Gibson Traffic Consultants, Inc. June 2017 info(a gibsontraff c.com GTC # 17-126 Federal Way Holiday Inn Express Parking Demand Information With shared parking for every use the site would have a peak parking demand at noon with 88 parking spaces being utilized; therefore, the 108 proposed parking spaces would support the proposed uses parking demand. Note: the average parking demand in ITE is the average of all the maximum data points within the study period and should be viewed as the average of maximums. Table 2: Shared Peak .Parking Demand Flour Beginning Hotel Office Retail % Peak Demand Peak Demand % Peak Demand Peak Demand % Peak Demand Peak Demand Total 12:004-00 AM 100 80 0 0 80 5:00 AM 100 80 0 0 80 6:00 AM 100 80 0 0 80 TOO AM 96 77 0 5 0 77 8:00 AM 90 72 0 18 1 73 9:00 AM 87 70 0 38 2 72 10:00 AM 82 66 41 9 68 4 78 11:00 AM 77 62 63 13 91 5 80 12:00 PM 77 62 100 21 100 5 88 1:00 PM 75 60 92 19 97 5 84 2:00 PM 73 58 61 13 95 5 76 3:00 PM 70 56 45 9 88 5 70 4:00 PM 71 57 55 11 78 4 72 5:00 PM 70 56 89 18 62 3 78 6:00 PM 74 59 95 20 64 3 82 7:00 PM 75 60 48 10 77 4 74 8:00 PM 79 63 0 70 4 67 9:00 PM 85 68 0 42 2 70 10:00 PM 87 70 0 0 70 11:00 PM 97 78 0 0 78 Gibson 'Traffic Consultants, Inc. June 2017 infn(a� ibsontrafficxorn GTC # 17-126 __ 2 Parking Information n I -and Ise: 31C WOW The following table presents the- 'ime-of-day distributions of parking demand variation for suburban and urban. sites. Based on Vehicies par i 1,000 sq. ft. GFA Weekday Suburban Weekday Urban I Hour Beginning Percent of Peak Penod Number of Data Points* Percent of Peak Number of Data Period Points' 5:00, a. 7 4 I 79 7:00 axn, i 9 4 77 R - OP. 7 m U i 4 1 100 9: 0 0 a. mi. I 8-7 3 96 10:00 a.n,, 3 -1 .00 a. m-, . f i 3 52 12:00 o-m- 77 11 6n 1:00 p.m. 7- 60, 2:00 p.m 7 14 3: 00 p. r.; 70 j 4 52 1 4: 0 0 P. n 71 i 4 I 53 5:00 p.m. 70 1 4 58 1 6 : 0 0 p. 77. 1 41 62 1 7: 00 E. n-.. I T-D 66 1 8: 0 0 r- rn, I 1 79 4 68 9:00 Arr. j 85 4 - 0 10: 00 v. m F7 4 0. 11:00 pxn, 97 0 * Subset of -database Par*ina demand at a hotel may be related to the presence of supporting facilities such as convention facilities, restaurants, meetingfbanquet space and retail facilities. Z-fiture data submissions shouid specify the presence of these amenities. Reporting the level of activity at, the supporting facilities (such as full, empty, partially active, number of people attending a meetinglbanquptj during observation mall a1sc be useful in further artalysis- of' this land use. For all lodging uses, it is important to co/iecf data on occupied rooms as well as total rooms in order to accurately estimate parking generation characteristics for the site. Additional Data During the course of a year. most hotels, maintain a, least an overall average occupancy ratio of 60 to 70 Percent. Peak, (above 91-3 percent) occupancy is common but generally occurs for limited tinies throughout the year. Analysts are enMUraged tc consider the month and day activity/occupancy trend of hotels. Supplementary info,mation on seasonal and daiiy variation in hotel room occupancy is ;)resented below from Smith Travel Research lror all hotels in North America. Its direct appiicabiflty to this land use code is limited because the occunancy data averages all regions and hotel types, including resort, business, convention and all suites hotels. Mo,— parking survey data are needed to better understand these peak and non -peak trends- A - I s-- Land Use: 820 J Shopping Center The following tabus present the time -of -day distrib tions fo Parkinic demiand. Non -Friday Weekday Friday Saturday Hour Beginning Percem o, Peek Period Number of m Data Points Percent of i Number of Peak Period Data Points" Percent of Peak Period Number of Data Points' 12:00--4-:00 a.m- - 0 I - 0 - 0 5:00 a.m. - 0 - 0 0 J 6:00 a_m. I - 0 - ! 0 - 0 7:00 a.m. $-00 a.m. 16 i 8C? 1 39 1 i 9:00 a.m. i5 5 82 3 68 2 10:00 a.m. ' S7 i 7 77 7 12 11:00 a.m. 8 1 9 92 7 11 93 '12 12:00 o.m. 84 I 6 100 7 100 12 1:00 P.M, 83 0 l 100 7 , 9a 12 2:00 p.m. 94 91 12 3:00 c M. 90 1 12 l 88 7 96 12 4:00 p.m. I 81 9 88 i 89 1 12 5:00 P.M. 93 I 10 86 i 7 I 83 12 6:00 p.m- I 100 8 84 l 7 72 12 7:ao p.m. i 93 7 ^, 8:00 p.m. 96 2 - 0 - 0 9:00 P,M, 87 1 - 1 0 - 0 10:00 P,M. - 0 l - 0 k - 0 11:00 P.M. ^ 0 ! - j 0 i _ 0 " Subset of database NnnWd3pr--PMhPr Non-FridayWeekday Friday Sail, ft Hour Beginning Percent of Peak Period I Number of Data Points` Percent of 1 Peak Period Number of Data Points- � Percent of Peat: Period 1 Number of Data Points � 12:00-4:00 a.m. j - 0 - I 0 - 0 5:00 a.m. - [ 0 6:00 a.m. - 0 - 0 - 0 7:00 a.m. 1 - i 0 13 1 1 8:00 a,m. 1$ 2 - ( 27 2 9:00 a.m. 38 4 } ^ j 0 60 i 3 10:00 a.m. 62 - I 63 8 75 l 6 11:00 a.m. 91 7 79 i 6 90 10 12:00 P,M. 100 8 1 100 9 100 j 10 1:00 A.m. 97 8 92 10 l 100 10 2:00 p.m, 95 8 83 10 98 10 3:00 p.m. 1 88 8 76 l 10 91 9 4:00 p.m, 1 78 8 i 70 11 76 8 5:00 P.M, i 62 i 73 o 10 67 ° 7 6:00 p.m. 64 5 77 10 72 2 7:00 p.m. 77 3 92 i 4 I 51 8:00 P.M. I '0'71 89 4 52 1 9:00 .m- i 42'2 44 ' 10:00 .m. I -- - - 0 29 1 " Subset of database I 1 ins-titutt of Transportation Engin=erl j `1'3 A-2 I', Restaurant Drive-ThroughWindow The following table presents the weekday and Saturday time-oj-day distributions o` parking demand for all restaurant sites with at least five hours of continuous counts. Based on Vehicles per ' Weekday 1,000 s . ft. GFA I Percent of Number of Hour Beginning Peak Period Data Points* I Saturday Percent of Number of Period Hour Data Points* 12:00-4:00 a.m. 5:00 a.m. 6:00 a.m. - 0 - 0 7:00 a.m. - 0 0 8:00 a. rn. - 0 - ' 0 9:00 a.m i - 0 - I 0 1 10:00 a.m. 41 ! 1 - 0 11:00 a.m_ 63 l 3 28 2 12.00 p.m. 100 4 94 3 1:00 P.M. 92 4 100 3 2:00 p.m. 61 4 87 1 3 3:00 p.m. 45 4 1 51 3 4:00 p.m. ! 55 3 56 3 5:00 P.M. I 89 2 - 0 6:00 P.M, 95 2 0 7:00 p.m. 48 2 -- 0 8:00 P.M. - 0 - 0 9:00 P.M. l - 0 0 10:00 P.M. - 0 - 0 11:00 P.M. - 0 - 0 * Subset of database Additional Data The National Restaurant Association identifies August as the most popular month to eat out and Saturday as the most popular day of the week for dining out.' 10onthly parking variation cannot be derived from the available data. However, the following limited - service restaurant sales information averaged for the period 1999 through 2008 from the U.S. Census is provided as a reference to peak month activity. The limited -service restaurants that comprise the U.S. Census data set may not have the same land use characteristics as sites contained in the ITE Parking Generation database for this land use. ' National Restaurant Association. www.restaurant. org,aboutuslfags.cfm institute of Transportation Engineers A - 3 I A-4 41k CITY 40'::tt2:P OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 RECEIVED w w%+,.c i tea fi cdera i w ay.cam_ MAR 15 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT Crime Prevention Through Environmental Design (CPTED) Checklist Instructions This checklist is designed to assist the project proponent in demonstrating how CPTED principles have been met. This goal can also be met by submitting a written explanation as to how each of the three design principles of Natural Surveillance, Access Control, and Ownership has been met. The checklist has been prepared to provide guidance and assistance in regard to the integration of CPTED principles into proposed project designs. The purpose of the checklist is to assist a project proponent in identifying and incorporating design strategies that implement the CPTED principles identified in Federal Way Revised Code (FWRC) 19.115.010. CPTED principles, performance standards, and strategies are used during project development review to identify and incorporate design features, which reduce opportunities for criminal activity to occur. The effectiveness of CPTED is based on the fact that criminals make rational choices about their targets. In general: (1) The greater the risk of being seen, challenged, or caught; the less likely they are to commit a crime. (2) The greater the effort required, the less likely they are to commit a crime. (3) The lesser the actual or perceived rewards, the less likely they are to commit a crime. Through use of CPTED principles, the built environment can be designed and managed to ensure: (1) There is more chance of being seen, challenged, or caught; (2) Greater effort is required; (3) The actual or perceived rewards are less; and (4) Opportunities for criminal activity are minimized. CPTED Design Principles CPTED design principles are functionally grouped into three categories: (1) Natural Surveillance. This category focuses on strategies to design the built environment in a manner that promotes visibility of public spaces and areas. (2) Access Control. This category focuses on the techniques that prevent and/or deter unauthorized and/or inappropriate access. (3) Ownership. This category focuses on strategies to reduce the perception of areas as "ownerless" and therefore available for undesirable uses. Bulletin #021 —January 1, 2011 Page 1 of 2 k:\Handout \CPTED Instructions How to Use This Checklist This checklist has been prepared to assist in identifying appropriate strategies to incorporate CPTED design principles into proposed projects in Federal Way. The guidelines included in this checklist expand on the principles found in FWRC 19.115.010. It is recommended that the principles be reviewed initially to identify the approaches used to implement CPTED. Subsequent to this initial review, this checklist should be reviewed to identify additional strategies that may be applicable for a proposed project. Not all strategies are applicable to all projects. In addition, the CPTED principles may be addressed through strategies that are not listed. Checklist Design The checklist has been organized in the following manner: Functional Area Specific design element addtrssed by CPTED principles Section and Functional Area Evaluation Performance Performance Standard for Agency Performance Standard X Standard Use Only Whal 'is the desired outcome Strategy applying CPTED principles to (his functional area K Apptiabk during Sipe Plan Rcvicw B ApprxaSk dutinC Building Pcrrnit ltcvicw Strategy Technique which can be used Seet11.0: Natural Surveillance to implement CPTED principles Check Box I.1 Blind Corners _Conforms Indicate by checking this box if Avoid blind corners in pathways and parking lots. _Revise this strategy has been used in the _NA proposed project Comments. Strategy Write-in a,f3thways should be direct. All barriers along Thirsection can be used to write pathways"should be permeable (see through) in astrategy which is not specifically listed but is employed in the project including landsca in , fencing etc. ■ Consider the ins ?lladon of mirrors to allow users to see ahead of them and around comer$.6 Process Applicability ❑ Other strait Indicates xhen in the review process the identified guideline should be assessed Site Plan and Building Permit Review Certain guidelines and techniques are best applied during different points in the review process. To assist in facilitating CPTED review, guidelines which are best considered during site plan review are indicated with a " ■ " symbol. Guidelines that are most appropriately applied during building permit review are indicated with a "e" symbol. Bulletin #021 — January 1, 2011 Page 2 of 2 k:\Handout \CPTED Instructions DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South CITY OF Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 Federal 1�l11a www.city0frederalway.com red oral wa y. com Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and Functional Area Performance Performance Standard Standard Strategy ■ Applicab.le during Site Plan Review e Appiicable during Building Permiz Revloa Section 1.0 Natural Surveillance 1.1 Blind Corners Avoid blind corners in pathways and parking lots. Afr7' blr eJI�-)r►4er � Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used: U 1.2 Site and Building Layout Allow natural observation from the street to the use, from the use to the street, and between uses Evaluation for Agency Use Only Conforms Revise DNA Comments: Conforms —Devise —Revise Comments. Bulletin #022 —January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and v" Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plnn Review• e Applicable during Building Permit Review ®f Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. _ ❑ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ �cate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ ® In industrial developments, administration/offices should be located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of For Surface ® parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ ® Avoid hidden recesses. ■ $, Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: Evaluation for Agency Use Only Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist Section and J Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard strategy ■ Applicable during SmLr Plan Rvvie%v e Applicabic during SaiIding Permit Rcviov 1.3 Common/Open Space Areas and Public On -Site Open Cottforens Space —:Revise Provide natural surveillance for common open space areas. _NA. Comments; osition active uses or habitable rooms with windows adjacent to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ,❑ Locate seating in areas of active uses. e Other strategy used: u 1.4 Entrances Provide entries that are clearly visible. Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ® FWRC 19.140.060. Exempt Signs. (Applicable during Certificate of t7ccuparrcv Inspection). Other strategy used: IN Conforms —Revise NA 60-n=ents: 1.5 Fencing —Conforms Fence design should maximize natural surveillance from the Revise street to the building and from the building to the street, 'and _NA mirrilrar a npp� �nitiq_for intruders to hide. Canunents: 11 0 reel 'e Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard 1.6 Strategy a Applicahle during Site Plan Revim A Appli"ble dwing Building Permit Rtvi�:w 19 Front fences should be predominantly open in design, e:g1 pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the 9 front of the building rather than solid fences higher than five feet. 8 u Other strategy used: Landscaping Avoid landscaping which obstructs natural surveillance and allows intruders to hide. Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. N Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trinuned to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ V� /Avoid vegetation that conceals the building entrance from the ' street. ■ Conforms Revise _NA Comments: Other strategy used: d P 1.7 Exterior Lighting Confornns ,Provide exterior lighting that enhances natural surveillance. __Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA). Standards, which _ addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — January 1,12011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and Functional Area Performance Performance Standard Standard Strategy ■ Applicable duriiig tide Plait Review• 9 Applicable during Buddmg Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. M For areas intended to be used at night, ensure that lighting supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure.that it is vandal - resistant. e Er Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid pr giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. M Avoid climbing opportunities by locating Iight standards and electrical equipment away from walls or low buildings. e GK Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people Ea (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e n 1.8 Other strategy used:, Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agenev Use Only Conforms —Revise 1VA Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Srie Finn RCV1MV D Applicable during Building Permit Rcview Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, E] residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ Include food kiosks, restaurants, etc. within parks and parking structures. M Other strategy: used 1.9 Security Bars, Shutters, and Doors _Conforms When used and permitted by building and fire codes, security --Revise bars, shutters, and doors should allow observation of the street NA and be consistent with the architectural style of the building. Comments: ® Security bars and security doors should be visually permeable (see -through). e Other strategy used: Section and Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy M Applicable during Site Plan Review ® Applicable during Building Pemn t Review Section 2.0 Access Control 2.1 Building Identification Conforms Ensure buildings are clearly identified by street number to _Revise prevent unintended access and to assist persons trying to find NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. f Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 — January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist a Section and Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ ,Applicable during Site Phan Review e Applicable during Building Permit Review .=4. - In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry -�] should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ®/Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: 2.2 Entrances ConPonns Avoid confusion in locating building entrances. —Revise __NA Cotmlients: __-Entrances should be easily recognizable through design features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ VMinimie the number of entry points. ■ Other strategy used: El 2.3 Landscaping. Conforms Use vegetation as barriers to deter unauthorized access. ,Revise _NA Comments: Consider using thorny plants as an effective barrier. e Other strategy used: El 2.4 Landscaping Location Conforms Avoid placement of vegetation that would enable access to a —Revise building or to neighboring buildings. NA Conunents. Bulletin #022 — January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency I+se Only Standard Strategy ■ Applicable during Site Plan Review E) Applicable during Building Permit Review Avoid placement of large trees, garages, utility structure's, fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security Conforms Reduce opportunities for unauthorized access Revise __+NA Comments: Consider the use of security hardware and/or human measures to reduce opportunities for unauthorized access. (Applicable during Certif cafe of Occirpancv Inspection). Other strategy used: 2.6 Signage _Conforms Insure that signage is clearly visible, easy to read and simple .Revise to understand [Signs must conform to FWRC 19.140.060. _NA Exempt Signs]. Comments: � se strong colors, standard symbols, and simple graphics for informational signs. 9 .,,,Upon entering the parking area, provide both pedestrians and For Surface 11 drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e M.,-'Advise users of security measures that are in place and where 4'to find them, i.e. security phone or intercom system. E Provide signage in the parking area advising users io lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist, Section and Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review Applicable dying Building Permit Review $ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance Conforms Create a "cared for" image —Revise DNA Comments: Ensure that landscaping is well maintained, as per FWRC 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). here possible, design multi -unit residential uses such that no more than six to eight units share a common building entrance. ■ Other strategy used: 3.2 Materials —conforms Use materials, which reduce the opportunity for vandalism. _Revise NA Corrtme:its: Consider using strong, wear resistant laminate, impervious ceramics, treated masonry products, stainless steel Erglazed materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street fimiiture shall be made of long wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist First American ner's Pol i Owner's Policy of Title Insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 5011453-809178 Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at the address shown in Section IS of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIRST AMERICAN TITLE INSURANCE COMPANY, a Nebraska corporation (the "Company's insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Tide being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; (ii) failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The !ion of real estate taxes or assessments impwed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment' includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improveinents located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. (Covered Risks Continued on Page 2) In Witness Whereof, First American Title Insurance Company has caused its corporate name to be hereLinto affixed by its authorized officers as of Date of Policy shown in Schedule A. First American Thle Insurance Company e. iTen��is J. Gilmor[t President mu� Jeffrey S_ RoWnsan Secretary (this Policy is valid only when Schedules A and B are attached) This Jacket was created electronically and constitutes an original document Copyright 2006-2009 American Land Title Association. All rights reserved. The use of this form is restricted to ALTA licensees and ALTA members In good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Tile Assodatlon RECEIVED MAR 1- 5 2017 CITY OF FEDERAL WAY COMMUNf1Y DEVELOPMENT :Form 5011453 (7-1-14) Page 1 of 11 ALTA Owner's Policy of Title Insurance (6-17-06) Washington COVERED RISKS (Continued) 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; (c) the subdivision of land; or (d) environmental protection if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii), to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter Included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police PW.,er. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public ;Toren 5011453 (7-1-14) ;Page 2 of 11 Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no lass or damage to the Jnswcd Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Dat.! of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. ALTA Owner's Policy of Title Insurance (6-17-06)l Washington; CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and 11 of these Conditions. (b) "Date of Policy": The date designated as "Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A. (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly - owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly -owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly -owned by the same person or Entity, or (4) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor Insured. (e) "Insured Claimant': An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (j) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. S. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall, provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. Form 5011453 (7-1-14) Page 3 of 11 I ALTA owner's Policy of Title Insurance (6-17-06)I Washington) CONDITIONS (Continued) (b) The Company shall have the right, in addition to the 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; options contained in Section 7 of these Conditions, at its TERMINATION OF LIABILITY own cost, to institute and prosecute any action or In case of a claim under this policy, the Company shall have the proceeding or to do any other act that in its opinion may be following additional options: necessary or desirable to establish the Title, as insured, or (a) To Pay or Tender Payment of the Amount of Insurance. to prevent or reduce loss or damage to the Insured. The To pay or tender payment of the Amount of Insurance under Company may take any appropriate action under the terms this policy together with any costs, attorneys' fees, and of this policy, whether or not it shall be liable to the expenses incurred by the Insured Claimant that were Insured. The exercise of these rights shall not be an authorized by the Company up to the time of payment or admission of liability or waiver of any provision of this tender of payment and that the Company is obligated to pay. policy. If the Company exercises its rights under this Upon the exercise by the Company of this option, all liability subsection, it must do so diligently. and obligations (c) Whenever the Company brings an action or asserts a tions of the Company to the Insured under this defense as required or permitted by this policy, the policy, other than to make the payment required in this Company may pursue the litigation to a final determination subsection, shall terminate, including any liability or obligation by a court of competent jurisdiction, and it expressly to defend, prosecute, or continue any litigation. reserves the right, in its sole discretion, to appeal any (b) To Pay or Otherwise Settle With Parties Other Than the adverse judgment or order. Insured or With the Insured Claimant. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (i) To pay or otherwise settle with other parties for or in the (a) In all cases where this policy permits or requires the name of an Insured Claimant any claim insured against Company to prosecute or provide for the defense of any under this policy. In addition, the Company will pay any action or proceeding and any appeals, the Insured shall costs, attorneys' fees, and expenses incurred by the secure to the Company the right to so prosecute or provide Insured Claimant that were authorized by the Company defense in the action or proceeding, including the right to up to the time of payment and that the Company is use, at its option, the name of the Insured for this purpose. obligated to pay; or Whenever requested by the Company, the Insured, at the (ii) To pay or otherwise settle with the Insured Claimant the Company's expense, shall give the Company all reasonable loss or damage provided for under this policy, together aid (i) in securing evidence, obtaining witnesses, with any costs, attorneys' fees, and expenses incurred prosecuting or defending the action or proceeding, or by the Insured Claimant that were authorized by the effecting settlement, and (ii) in any other lawful act that in Company up to the time of payment and that the the opinion of the Company may be necessary or desirable Company is obligated to pay. t6 establish the Title or any other matter as insured. If the Upon the exercise by the Company of either of the options Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations provided for in subsections or (ii), the Company's to the Insured under the policy shall terminate, including obligations to the Insured undeerr this policy for the claimed any liability or obligation to defend, prosecute, ,continue loss or damage, other than the payments required to be any litigation, with regard to the matter or matters made, shall terminate, including any liability or obligation to requiring such cooperation. defend, prosecute, or continue any litigation. (b) The Company may reasonably require the Insured Claimant 8. DETERMINATION AND EXTENT OF LIABILITY to submit to examination under oath by any authorized This policy is a, contract of indemnity against actual monetary loss representative of the Company and to produce for or damage sustained or incurred by the Insured Claimant who has examination, inspection, and copying, at such reasonable suffered loss or damage by reason of matters insured against by times and places as may be designated by the authorized this policy. representative of the Company, all records, in whatever (a) The extent of liability of the Company for loss or damage medium maintained, including books, ledgers, checks, under this policy shall not exceed the lesser of memoranda, correspondence, reports, e-mails, disks, tapes, (i) the Amount of Insurance; or and videos whether bearing a date before or after Date of (ii) the difference between the value of the Title as insured Policy, that reasonably pertain to the loss or damage. and the value of the Title subject to the risk insured Further, if requested by any authorized representative of against by this policy. the Company, the Insured Claimant shall grant its (b) If the Company pursues its rights under Section 5 of these permission, in writing, for any authorized representative of Conditions and is unsuccessful in establishing the Title, as the Company to examine, inspect, and copy all of these insured, records in the custody or control of a third party that (i) the Amount of Insurance shall be increased by 10%, and reasonably pertain to the loss or damage. All information (ii) the Insured Claimant shall have the right to have the designated as confidential by the Insured Claimant loss or damage determined either as of the date the provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment claim was made by the Insured Claimant or as of the of the Company, it is necessary in the administration of the date it is settled and paid. claim. Failure of the Insured Claimant to submit for (c) In addition to the extent of liability under (a) and (b), the examination under oath, produce any reasonably requested Company will also pay those costs, attorneys' fees, and information, or grant permission to secure reasonably expenses incurred in accordance with Sections 5 and 7 of necessary information from third parties as required in this these Conditions. subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. -orm 5011453 (7-1-14) Page 4 of it �^ ALTA Owner's Policy of Title Insurance (6-17-06 Washington CONDITIONS (Continued) 9. 10. 11. 12. 13. 14. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Tide, and the amount so paid shall be deemed a payment to the Insured under this policy. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and en�ltled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this pollcy issued at any time is made a part of this policy and is subject to all of its terms and provislons. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowleages the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under thls policy must he given to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way; Santa Ana, CA 92707. Phone: 888-632- 1642. TOorm 5011453 (7-1-14) Page 5 of 11 ALTA Owner's Policy of Title Insurance (6-17-06) I Washington First Arnariczw Schedule A Owner's Policy of Title insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 809178 Name and Address of Title Insurance Company: First American Title Insurance Company, 1 First American Way, Santa Ana, CA 92707. File No.: NCS-809178-WAI Address Reference: , Federal Way, WA Amount of Insurance: $1,700,000.00 Date of Policy: September 29, 2016 at 02:59:09 PM 1. Name of Insured: HK Enterprises III LLC, a Washington limited liability company 2. The estate or interest in the Land that is insured by this policy is: Fee Simple 3. Title is vested in: HK Enterprises III LLC, a Washington limited liability company 4. The Land referred to in this policy is described as follows: PARCEL A: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER IN SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE IN THE SOUTHEAST QUARTER OF SAID SECTION 20, AT A POINT 235.75 FEET WEST FROM THE INTERSECTION OF SAID NORTH LINE WITH THE WESTERLY MARGIN OF STATE ROAD NO. 1; THENCE NORTH 89051'38" WEST ALONG SAID NORTH LINE 200 FEET; THENCE SOUTH 0026'22" WEST 250 FEET; THENCE SOUTH 70041'32" EAST 314.30 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF STATE ROAD NO. 1; THENCE NORTH 2104722" EAST ALONG SAID WESTERLY MARGIN 60 FEET; THENCE NORTH 68012'38" WEST 128.04 FEET; THENCE NORTH 0026'22" EAST 250.19 FEET TO BEGINNING; EXCEPT RIGHT OF WAY FOR SOUTH 344TH STREET; AND ALSO EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY, A WASHINGTON MUNICIPAL CORPORATION THROUGH DECREE OF APPROPRIATION CASE NO. 15-2-23450-1KNT BY DOCUMENT RECORDED APRIL 26, 2016 UNDER RECORDING NO. 20160426000270. PARCEL B: Form 5011453 (7-1-14) !Page 6 of 11 ALTA Owner's Policy of Title Insurance (6-17-06)1 Washington) THAT PORTION OF -)IE NORTHEAST QUARTER OF THE SOUTHD)QUARTER OF SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTHERLY LINE OF THE ABOVE DESCRIBED SUBDIVISION WITH THE WESTERLY MARGIN OF THE OLD STATE ROAD NO. 1 "PACIFIC HIGHWAY SOUTH", AS IT NOW EXISTS 100 FEET IN WIDTH; THENCE SOUTH 21047-22" WEST, ALONG SAID WESTERLY MARGIN, 320.00 FEET; THENCE NORTH 68012'38" WEST, AT A RIGHT ANGLE TO SAID PACIFIC HIGHWAY SOUTH 128.04 FEET; THENCE NORTH 0026'22" EAST, 250.19 FEET TO A POINT ON THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 20; THENCE SOUTH 89051'38" EAST, ALONG SAID NORTH SUBDIVISION LINE, 235.75 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION FOR SOUTH 344TH STREET CONVEYED TO KING COUNTY BY DEED UNDER RECORDING NUMBER 5211957; EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY BY DEED RECORDED MARCH 29, 2002 UNDER RECORDING NUMBER 20020329001988; AND ALSO EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY, A WASHINGTON MUNICIPAL CORPORATION THROUGH DECREE OF APPROPRIATION CASE NO. 15-2-23450-1KNT BY DOCUMENT RECORDED APRIL 26, 2016 UNDER RECORDING NO. 20160426000270. 5011453 (7-1-14] e 7 of 11 ALTA Owner's Policy of Title Insurance (6-17-0fi} Washington +" FirstAn2crican Schedule 6 File No.: NCS-809178-WAI Owner's Policy of Title insurance ISSUED BY First American Title Insurance Company POLICY NUMBER 809178 EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. 6. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. 7. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. Part Two: 1. This item has been intentionally deleted. 2. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9122-01 Amount Billed: $ 1,270.59 Amount Paid: $ 1,270.59 Amount Due: $ 0.00 Assessed Land Value: $ 87,100.00 Assessed Improvement Value: $ 0.00 Form 5011453 (7-1-14) jPage 8 of 11 ALTA Owner's Policy of Title Insurance (6-17-06)', Washington, (Affects Portion or . ircel A) 3. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9082-09 Amount Billed: $ 5,390.04 Amount Paid: $ 5,390.04 Amount Due: $ 0.00 Assessed Land Value: $ 370,200.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel A) 4. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9109-08 Amount Billed: $ 6,901.28 Amount Paid: $ 6,901.28 Amount Due: $ 0.00 Assessed Land Value: $ 287,400.00 Assessed Improvement Value: $ 153,900.00 (Affects Portion of Parcel B) 5. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9105-02 Amount Billed: $ 1,604.66 Amount Paid: $ 0.00 Arnount Due: $ 1,604.66 Assessed Land Value: $ 103,400.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) 6. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9106-01 Amount Billed: $ 2,014.28 Amount Paid: $ 2,014.28 Amount Due: $ 0.00 Assessed Land Value: $ 125,400.00 Assessed Improvement Value: $ 5,400.00 (Affects Portion of Parcel B) 7. General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9089-02 Amount Billed: $ 490.63 Amount Paid: $ 490.63 Amount Due: $ 0.00 Assessed Land Value: $ 33,500.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) I. orm 5011453 (7-1-14) ;Page 9 of 11 ALTA Owner's Policy of Title Insurance (6-17-06)I Washington 8. This item has been intentionally deleted. 9. This item has been intentionally deleted. 10. This item has been intentionally deleted. 11. This item has been intentionally deleted. 12. This item has been intentionally deleted. 13. This item has been intentionally deleted. 14. This item has been intentionally deleted. 15. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for water or sewer facilities of Water District as disclosed by instrument recorded May 12, 1989 as recording no. 8905120210. This Notice supersedes the "Notice of Tap or Connection Charges" filed under recording no. 8106010916 recorded June 01, 1981. 16. This item has been intentionally deleted. 17. This item has been intentionally deleted. 18. This item has been intentionally deleted. 19. This item has been intentionally deleted. 20. This item has been intentionally deleted. 21. Easement, including terms and provisions contained therein: Recording Information: 4294004 For: Drainage Facilities Affects: (Parcel B) as described therein 22. Easement, including terms and provisions contained therein: Recording Information: 5536809 For: Roadway and Utilities Affects: (Parcel A) as described therein 23. Easement, including terms and provisions contained therein: Recording Information: August 23, 1982 under Recording No. 8208230434 For: Sewer Mains Affects: (Parcel B) as described therein 24. Easement, including terms and provisions contained therein: Recording Information: August 23, 1982 under Recording No. 8208230435 For: Sewer Mains Affects: (Parcel B) as described therein Form 5011453 (7-1-14) Page 10 of 11 f ALTA Owner's Policy of Title Insurance (6-17-06)�l Washington 25. The terms, provisions and easement(s) contained in the document entitled "Agreement for Slope Easement and Conveyance for City Right of Way Agreement" recorded March 19, 2002 as Recording No. 20020319000971 of Official Records. 26. Easement, including terms and provisions contained therein: Recording Date: March 29, 2002 Recording Information: 20020329001987 In Favor of: City of Federal Way, a Washington Municipal Corporation For: Slope Affects: (Parcel A) as described therein. 27. This item has been intentionally deleted. 28. This item has been intentionally deleted. 29. This item has been intentionally deleted. 30. This item has been intentionally deleted. 31. This item has been intentionally deleted. 32. This item has been intentionally deleted. 5011453 (7-1-14) IPage 11 of 11 ALTA Owner's Policy of Title Insurance (6-1717-06 Washington) Form WA-5 (6/76) Commitment ti First American Title Insurance Company National Commercial Services 818 Stewart Street, Suite 800, Seattle, WA 98101 (206)728-0400 - (800)526-7544 FAX(206)448-6348 G. Paul Brown (206)615-3050 GB@firstam.com To: NSK & Company 8811 South Tacoma Way Ste. 105 Lakewood, WA 98499 Attn: Naomi Kim FOURTH REPORT SCHEDULE A 1. Commitment Date: September 21, 2016 at 7:30 A.M. 2. Policy or Policies to be issued: Standard Owner's Coverage File No.: NCS-809178-WAl Page No. 1 File No.: NCS-809178-WAl Your Ref No.: Vacant Land AMOUNT PREMIUM TAX $ 1,700,000.00 $ 3,245.00 $ 311.52 Proposed Insured: HK Enterprises III LLC, a Washington limited liability company 3. The estate or interest in the land described on Page 2 herein is Fee Simple, and title thereto is at the effective date hereof vested in: Twin Shin Corporation, a Washington corporation 4. The land referred to in this Commitment is described as follows: The land referred to in this report is described in Exhibit "A" attached hereto. First American Title In5urance Company Form WA-5 (6/76) Commitment EXHIBIT 'A' LEGAL DESCRIPTION: PARCEL A: File No.: NCS-809178-WAl Page No. 2 THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER IN SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING ON THE NORTH LINE IN THE SOUTHEAST QUARTER OF SAID SECTION 20, AT A POINT 235.75 FEET WEST FROM THE INTERSECTION OF SAID NORTH LINE WITH THE WESTERLY MARGIN OF STATE ROAD NO. 1; THENCE NORTH 89051'38" WEST ALONG SAID NORTH LINE 200 FEET; THENCE SOUTH 0026'22" WEST 250 FEET; THENCE SOUTH 70041'32" EAST 314.30 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF STATE ROAD NO. 1; THENCE NORTH 21047'22" EAST ALONG SAID WESTERLY MARGIN 60 FEET; THENCE NORTH 68012'38" WEST 128.04 FEET; THENCE NORTH 0026'22" EAST 250.19 FEET TO BEGINNING; EXCEPT RIGHT OF WAY FOR SOUTH 344TH STREET; AND ALSO EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY, A WASHINGTON MUNICIPAL CORPORATION THROUGH DECREE OF APPROPRIATION CASE NO. 15-2-23450-1KNT BY DOCUMENT RECORDED APRIL 26, 2016 UNDER RECORDING NO. 20160426000270. PARCEL B: THAT PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTHERLY LINE OF THE ABOVE DESCRIBED SUBDIVISION WITH THE WESTERLY MARGIN OF THE OLD STATE ROAD NO. 1 "PACIFIC HIGHWAY SOUTH", AS IT NOW EXISTS 100 FEET IN WIDTH; THENCE SOUTH 21047'22" WEST, ALONG SAID WESTERLY MARGIN, 320.00 FEET; THENCE NORTH 68012'38" WEST, AT A RIGHT ANGLE TO SAID PACIFIC HIGHWAY SOUTH 128.04 FEET; THENCE NORTH 0026'22" EAST, 250.19 FEET TO A POINT ON THE NORTH LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 20; THENCE SOUTH 89051'38" EAST, ALONG SAID NORTH SUBDIVISION LINE, 235.75 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PORTION FOR SOUTH 344TH STREET CONVEYED TO KING COUNTY BY DEED UNDER RECORDING NUMBER 5211957; EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY BY DEED RECORDED MARCH 29, 2002 UNDER RECORDING NUMBER 20020329001988; AND ALSO EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY, A WASHINGTON MUNICIPAL First American Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-809178-WAl Page No. 3 CORPORATION THROUGH DECREE OF APPROPRIATION CASE NO. 15-2-23450-1KNT BY DOCUMENT RECORDED APRIL 26, 2016 UNDER RECORDING NO. 20160426000270. Fir5tAmerican Title -Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B - SECTION 1 REQUIREMENTS The following are the Requirements to be complied with: File No.: NCS-809178-WAl Page No. 4 Item (A) Payment to or for the account of the Grantors or Mortgagors of the full consideration for the estate or interest to be insured. Item (B) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. Item (C) Pay us the premiums, fees and charges for the policy. Item (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions SCHEDULE B - SECTION 2 GENERAL EXCEPTIONS The Policy or Policies to be issued will contain Exceptions to the following unless the same are disposed of to the satisfaction of the Company. A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of person in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. E. (1) Unpatented mining claims; (2) reservations or exceptions in patents or in acts authorizing the issuance thereof; (3) Water rights, claims or title to water; whether or not the matters excepted under (1), (2) or (3) are shown by the public records; (4) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor, materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgages thereon covered by this Commitment. FlrstAmerfcan Title Insurance Company Form WA-5 (6/76) Commitment SCHEDULE B - SECTION 2 (continued) SPECIAL EXCEPTIONS File No.: NCS-809178-WAI Page No. 5 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Federal Way is at 1.78%. Levy/Area Code: 1205 For all transactions recorded on or after July 1, 2005: ■ A fee of $10.00 will be charged on all exempt transactions; A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. 2. Delinquent General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9122-01 Amount Billed: $ 1,270.59 Amount Paid: $ 0.06 Amount Due: $ 1,270.59 Assessed Land Value: $ 87,100.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel A) 3. Delinquent General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9082-09 Amount Billed: $ 5,390.04 Amount Paid: $ 0.00 Amount Due: $ 5,390.04 Assessed Land Value: $ 370,200.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel A) 4. Delinquent General Taxes for the year 2016, plus interest and penalties Tax Account No.: 202104-9109-08 Amount Billed: $ 6,901.28 Amount Paid: $ 0.00 Amount Due: $ 6,901.28 Assessed Land Value: $ 287,400.00 Assessed Improvement Value: $ 153,900.00 (Affects Portion of Parcel B) 5. Delinquent General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9105-02 Amount Billed: $ 1,604.66 Amount Paid: $ 0.00 FirstAmerican Title Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-809178-WAS Page No. 6 Amount Due: $ 1,604.66 Assessed Land Value: $ 103,400.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) 6. Delinquent General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9106-01 Amount Billed: $ 2,014.28 Amount Paid: $ 0.00 Amount Due: $ 2,014.28 Assessed Land Value: $ 125,400.00 Assessed Improvement Value: $ 5,400.00 (Affects Portion of Parcel B) 7. Delinquent General Taxes for the year 2016, plus interest and penalties. Tax Account No.: 202104-9089-02 Amount Billed: $ 490.63 Amount Paid: $ 0.00 Amount Due: $ 490.63 Assessed Land Value: $ 33,500.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) 8. Delinquent General Taxes for the year 2015, plus interest and penalties. Tax Account No.: 202104-9122-01 Amount Billed: $ 1,239.69 Amount Paid: $ 0.00 Amount Due: $ 1,239.69 Assessed Land Value: $ 87,100.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel A) 9. Delinquent General Taxes for the year 2015, plus interest and penalties. Tax Account No.: 202104-9082-09 Amount Billed: $ 5,258.72 Amount Paid: $ 0.00 Amount Due: $ 5,258.72 Assessed Land Value: $ 370,200.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel A) 10. Delinquent General Taxes for the year 2015, plus interest and penalties. First American Title Insurance Company Form WA-5 (6/76) Commitment Tax Account No.: 202104-9109-08 Amount Billed: $ 6,711.68 Amount Paid: $ 0.00 Amount Due: $ 6,711.68 Assessed Land Value: $ 287,400.00 Assessed Improvement Value: $ 152,100.00 (Affects Portion of Parcel B) 11. Delinquent General Taxes for the year 2015, plus interest and penalties. Tax Account No.: 202104-9105-02 Amount Billed: $ 1,566.45 Amount Paid: $ 0.00 Amount Due: $ 1,566.45 Assessed Land Value: $ 103,400.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) 12. Delinquent General Taxes for the year 2015, plus interest and penalties. Tax Account No.: 202104-9106-01 Amount Billed: $ 1,964.76 Amount Paid: $ 0.00 Amount Due: $ 1,964.76 Assessed Land Value: $ 125,400.00 Assessed Improvement Value: $ 5,300.00 (Affects Portion of Parcel B) 13. Delinquent General Taxes for the year 2015, plus interest and penalties. Tax Account No.: 202104-9089-02 Amount Billed: $ 478.75 Amount Paid: $ 0.00 Amount Due: $ 478.75 Assessed Land Value: $ 33,500.00 Assessed Improvement Value: $ 0.00 (Affects Portion of Parcel B) File No.: NCS-809178-WAI Page No. 7 14. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County and Pierce County may be subject to the King County Sewage Treatment Capacity Charges. To verify charges contact: (206) 296-1450 or CapChargeEscrow@kingcounty.gov. First American Title Insurance Company Form WA-5 (6/76) File No.: NCS-809178-WAl Commitment Page No. 8 15. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for water or sewer facilities of Water District as disclosed by instrument recorded May 12, 1989 as recording no. 8905120210. This Notice supersedes the "Notice of Tap or Connection Charges" filed under recording no. 8106010916 recorded June 01, 1981. 16. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Gookmoo Tom Lee and Un Song Lee, husband and wife Grantee/Beneficiary: Secoma Holding Co No 2 Trustee: Chicago Title Insurance Company Amount: $371,250.00 Recorded: August 11, 2004 Recording Information: 20040811000477 A document recorded September 10, 2010 as Recording No. 20100910001076 of Official Records provides that Karen L. Gibbon, P.S. a Professional Service Corporation was substituted as trustee under the deed of trust. (Affects Parcel A and Other Property) 17. This item has been intentionally deleted. 18. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Twin Shin Corporation, a Washington corporation Grantee/Beneficiary: Un Song Lee and Gookmoo Tom Lee, wife and husband Trustee: Chicago Title Insurance Company Amount: $1,230,000.00 Recorded: November 15, 2006 Recording Information: 20061115001691 Affects: The land and other property. 19. This item has been intentionally deleted. 20. A certified copy of a judgment or an abstract thereof, recorded October 09, 2014 as Recording No. 20141009000746 of Official Records. Court: In the Superior Court of the State of Washington In and For the County of King Case No.: 14-2-24878-4 KNT Debtor: Sang H. Om and HWA Y. Om, aka HWA Y. Om-Kang, individually and their marital community, and OMS Construction, Inc., and Twin Shin Corporation, a Washington corporation, dba Twin Shin, Inc. Creditor: Indemnity Company of California Amount: $23,954.00, and any other amounts due thereunder. 21. Easement, including terms and provisions contained therein: FirstAmerican Title Insurance Company Form WA-5 (6/76) Commitment Recording Information: For: Affects: 4294004 Drainage Facilities (Parcel B) as described therein 22. Easement, including terms and provisions contained therein: Recording Information: 5536809 For: Roadway and Utilities Affects: (Parcel A) as described therein File No.: NCS-809178-WAI Page No. 9 23. Easement, including terms and provisions contained therein: Recording Information: August 23, 1982 under Recording No. 8208230434 For: Sewer Mains Affects: (Parcel B) as described therein 24. Easement, including terms and provisions contained therein: Recording Information: August 23, 1982 under Recording No. 8208230435 For: Sewer Mains Affects: (Parcel B) as described therein 25. The terms, provisions and easement(s) contained in the document entitled "Agreement for Slope Easement and Conveyance for City Right of Way Agreement" recorded March 19, 2002 as Recording No. 20020319000971 of Official Records. 26. Easement, including terms and provisions contained therein: Recording Date: March 29, 2002 Recording Information: 20020329001987 In Favor of: City of Federal Way, a Washington Municipal Corporation For: Slope Affects: (Parcel A) as described therein. 27. 28. 29. 30. 31. 32. Evidence of the authority of the officers of Twin Shin Corporation, a Washington corporation, to execute the forthcoming instrument, copies of the current Articles of Incorporation, By -Laws and certified copies of appropriate resolutions should be submitted prior to closing. This item has been intentionally deleted. This item has been intentionally deleted. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. Prior to issuance of an extended coverage policy, the Company will require an Owner's Affidavit be completed and submitted to the Company for approval prior to closing. The Company reserves the right to make any additional requirement as warranted. Evidence of the authority of the individual(s) to execute the forthcoming document for HK Enterprises III LLC, a Washington limited liability company, copies of the current operating agreement should be submitted prior- to closing. First American Tit/e Insurance Company Form WA-5 (6/76) Commitment File No.: NCS-809178-WA1 Page No. 10 INFORMATIONAL NOTES A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Ptn Sec 20 Twp 21N Rge 4E, NE Qtr SE Qtr APN: 202104-9122-01 APN: 202104-9082-09 APN: 202104-9109-08 APN: 202104-9105-02 APN: 202104-9106-01 APN: 202104-9089-02 D. According to the application for title insurance, title is to vest in HK Enterprises III LLC, a Washington limited liability company. Examination of the records discloses no matters pending against said party(ies). E. A fee will be charged upon the cancellation of this Commitment pursuant to the Washington State Insurance Code and the filed Rate Schedule of the Company. END OF SCHEDULE B First American Tit/e Insurance Company Form WA-5 (6/76) Commitment First American Title Insurance Company National Commercial Services COMMITMENT Conditions and Stipulations File No.: NCS-809178-WA1 Page No. 11 1. The term "mortgage" when used herein shall include deed of trust, trust deed, or other security instrument. Z. If the proposed Insured has or acquires actual knowledge of a defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment, other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act or reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclosure such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option, may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of Policy or Policies committed for, and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the Policy or Policies committed for and such liability is subject to the Insuring provisions, exclusion from coverage, and the Conditions and Stipulations of the form of Policy or Policies committed for in favor of the proposed Insured which are hereby incorporated by references, and are made a part of this Commitment except as expressly modified herein. 4. Any claim of loss or damage, whether or not based on negligence, and which arises out of the status of the title to the estate or interest or the lien of the Insured mortgage covered hereby or any action asserting such claim, shall be restricted to the provisions and Conditions and Stipulations of this Commitment. First American Tt/e Insurance Company Form WA-5 (6/76) Commitment The First American Corporation FirstAmerican Title Insurance Company National Commercial Services PRIVACY POLICY We Are Committed to Safeguarding Customer Information File No.: NCS-809178-WA1 Page No. 12 In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy govems our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; Information about your transactions with us, our affiliated companies, or others; and, Information we receive from a consumer reporting agency. Use of Information We request information from you for our own Iegitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or custamer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the Information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your Information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal Information. c 2001 The First American Corporation - All Rights Reserved FirstAmerican Title Insurance Company Form WA-5 (6/76) Commitment Face Page File No.: NCS-809178-WAl COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY First American Title Insurance Company, herein called the Company, for valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mortgagor of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the provisions of Schedules A and B and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of the Commitment or by subsequent endorsement. This Commitment if preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six (6) months after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. This Commitment shall not be valid or binding until countersigned by an authorized officer or agent. IN WITNESS WHEREOF, the Company has caused this commitment to be signed, to become valid when countersigned by an authorized officer or agent of the Company, all in accordance with its By - Laws. This Commitment is effective as of the date shown in Schedule A as "Effective Date." First American Title Insurance Company Dennis J. Gilmore President P#41 bp. fio'44-�� Jeffrey S_ Robinson secretary FirstAmerican Title Insurance Company WHEN RECORDED RETURN TO: NSK & COMPANY, P.C. 8811 SOUTH TACOMA WAY, SUITE 105 LAKEWOOD, WA 98499 11111111111111111111111111111111 20161012000549 NSK & COMPANY AST 16.00 KING COUNTY, WA APPOINTMENT OF SUCCESSOR TRUSTEE Grantor(s):!_GOOKMOO TOM LEE and UN SONG LEE. husband and wife Grantee(s): SECOMA HOLDING CO. NO. 2 Legal Description: PORTION OF THENORTHEAST QUARTER OF THE SOUTHEAST DARTER OF SECTION 20 TOWNSHIP 21 NORTH RANGE 4 EAST. FULL LEGAL DESCRIPTION ATTACHED HERETO AS E)U BIT "A" Assessor's Tax Parcel ID # 202104-9122-01 and 202104-9082-09 Reference Nos. of Documents Released or Assigned 20CM811000477 KNOW ALL BY THESE PRESENTS: GOOKMOO TOM LEE and UN SONG LEE, husband and wife, is the Grantor, KAREN L. GIBBON, P.S. a Professional Service Corporation, is the Trustee; and SECOMA HOLDING CO. NO. 2 is the Beneficiary under that certain Deed of Trust, dated July 20, 2004 and recorded on August 11, 2004, document number 20040811000477, in the County of King, State of Washington. NOW THEREFORE the undersigned, who is the present Beneficiary under said Deed of Trust, desires to appoint a new trustee in the place and stead of the Trustee named above. The undersigned hereby appoints NSK AND COMPANY, P.C., whose address is 8811 South Tacoma Way, Suite 211, Lakewood, WA 98499, as Successor Trustee under said Deed of Trust, to have all the powers of said original trustee, effective forthwith. IN WITNESS WHEREOF, the undersigned Beneficiary has hereunto set its hand, and certifies that the individual whose signature appears below has qualified authority to sign on behalf of the Beneficiary. DATED this —f— day of C2 64, 2016. B CHAR , D GRQTHAUS, er of Secoma Holding Co. No. 2 STATE OF WASHINGTON ) )ss. COUNTY O • �C On this lg�—day of eA-- 2016, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared to me DENNIS GROTHAUS, Partner in Secoma Holding Co. No. 2, to me known to be the individual described in and who executed the foregoing instrument, and acknowledged that he signed and sealed the said instrument as his free and voluntary act and deed for the uses and purposes therein mentioned. Witness my hand and official sea] hereto affixed th ay and year iZth, ertif cafe above -written. 1 +1��`C�f/t Name: gyp'.••"' ' ••. rj+ NOTARY PUBLIC in and fqr the State ta[ of �aRp �` = Washington, residing aqvav �•` m My commission expires: Russ' N r m� U: MY COMM6S1L)!►I EXPIRES PUBLY0 MAY, 242M 9'�Y24.^ EXHIBIT "A" PARCEL A THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER IN SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASINGTON, DESCRIBED AS FOLLOWS BEGINNING ON THE NORTH LINE IN THE SOUTHEAST QUARTER OF SAID SECTION 20, AT A POINT 235 75 FEET WEST FROM THE INTERSECTION OF SAID NORTH LINE WITH THE WESTERLY MARGIN OF STATE ROAD NO 1, THENCE NORTH 89°51'38" WEST ALONG SAID NORTH LINE 200 FEET, THENCE SOUTH 0°26'22" WEST 250 FEET; THENCE SOUTH 70°41'32" EAST 314.30 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF STATE ROAD NO. 1; THENCE NORTH 21°47'22" EAST ALONG SAID WESTERLY MARGIN 60 FEET, THENCE NORTH 68°21'38" WEST 128 04 FEET; THENCE NORTH 0"26'22"-EAST 250 19 FEET TO -BEGINNING, EXCEPT RIGHT OF WAY FOR SOUTH 344'H STREET WHEN RECORDED RETURN TO: NSK & COMPANY, P.C. 8811 SOUTH TACOMA WAY, SUITE 211 LAKEWOOD, WA 98499 111111111111111111111111111 NSK a COMPANY FR 73.00 PAGE-001 OF 001 10/12/2016 10:27 KING COUNTY, WA FULL RECONVEYANCE The undersigned as Trustee under that certain Deed of Trust dated July 20, 2004 in which GOOKMOO TOM LEE and UN SONG LEE, husband and wife, is the Grantor, and SECOMA HOLDING CO. NO. 2 is the Beneficiary, recorded on August 11, 2004 as Auditor's File No. 20040811000477 records of King County, State of Washington, having received from the Beneficiary under said Deed of Trust a written request to reconvey the real property described in said deed, does hereby reconvey, without warranty, to the person(s) entitled thereto the right, title and interest now held by said Trustee in and to that portion of the real property described in said Deed of Trust, situated in King County, Washington. DATED this 74day of October, 2016. NSK & CO PANY, P.C. Successor stee By: r Naomi STATE OF WASHINGTON ) )ss. COUNTY OF PIERCE . ) I certify that I know or have satisfactory evidence that Naomi Kim is the person who appeared before me, and said -person a: knowledged that she was authorized to execute the instrument and acknowledged it as the Successor Trustee for NSK & Company, P.C., the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Given under my hand and official seal this day of October, 2016. r �OTAO ■ �j UBL1G ; ❑2 �P N¢°� PUBLVin and for the State of a ington, res ng at DmA My commission expires:_, tAN ij 151 "%01� After recording return to: D. Benjamin Lee 11400 SE 8`' Street, Ste. 460 Bellevue, WA 98004 APPOINTMENT OF SUCCESSOR TRUSTEE The undersigned as beneficiary under that certain deed of trust, dated November 13 2006 in which Twin Shin Corporation, a Washington corporation, is grantor and Un Song Lee and Gookmoo Tom Lee wife and husband, is beneficiary, recorded on November 15 2006 under File No. 20061115001691 records of King County, Washington hereby appoints D. Benjamin Lee, Attorney at Law, whose address is 11400 SE 81h Street, Ste. 460, Bellevue, WA 98004 as successor trustee. AS IN THE DEED OF TRUST REFERRED TO ABOVE. Dated: September —%�, 1-016. The Estate of Un Song Lee Gookmoo Tom Lee, Personal Representative STATE OF i ) ) ss. COUNTY Y OF �t ) Gookmoo Tom Lee I certify that i know or have satisfactory evidence that Gookmoo Toth Lee is the person who appeared before me and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it to be his and the estate's free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: O�-��- , poqg� ra rxlN FIGUER06% JR. cL M o9 No��PUBU�Cinand fort of ,residing ilt�lide hlPks My CQrnmission expires: / / After recording return to: D. Benjamin Lee, PS 11400 SE 8" Street, Ste. 460 Bellevue, WA 98004 FULL REC®NVEYYANCE The undersigned as trustee under that certain deed of trust, dated November 13, 2006_in which Twin Shin Corporation, a Washinmton corporation, is grantor and Un Song Lee and Gookmoo Tome Lee wife and husband is beneficiary, recorded on November 15, 2006 under Auditor's File No. 20061115001691 in the records of King County, Washington, and having received from the beneficiary under said Deed of Trust a written request to reconvey, herby reconveys without warranty, to the person(s) entitled thereto all of the right, title and interest now held by said trustee in and to the property described in said Deed of Trust, situated in King County, Washington. Dated: October 3, 2016 D. Benjamin Lee, Attorney, Trustee D. Benjamin Lee STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this 3rd day of October 2016, before the undersigned, a Notary Public in and for the State of Wash,ington, duly commissioned and sworn, personally appeared D. Benjamin Lee, to me known to be the individual who executed the within and foregoing instrument, and acknowledged said instrument to be his free and voluntary act and deed, fo_k4N* �+��11Sllotuposes therein mentioned. �� r��► so 41, written. leiotpR)- r�� I'll r iU w� 1s ► pu 8 g +� _ Co s 111% have set my hand and affixed my official seal, the day and year first above NOTARY PUBLIC in and or the State of Washington, residing at i- My Commission expires o. `'► .�� 0 Return Address: Paul K. Friedrich Williams Kastner & Gibbs PLLC 601 Union Street, Suite 4100 Seattle, WA 98101 CONFORMED COPY 20161010000121 WILLIAMS KASTN SJ 76.00 PAGE-001 OF 004 10/10/2016 10:09 Document Title(s) (or transactions contained therein): Certified copy of Full Satisfaction of Judgment Grantor(s)/Judgment Debtor(s) (Last name first, then first name and initials): Om, Sang H. Om, Hwa aka Hwa X. Om-Kang Grantee/Judgment Creditor: Full Satisfaction of Judgment Legal Description (abbreviated: i.e., lot, block, plan; township, range): N/A Reference Number(s) of documents assigned or released: Fully satisfies prior King County Auditor Recording No. 20141009000746 King County Cause No, 14-2-24878-4KNT Assessor's Property Tax Parcel/Account Number: N/A [The Auditor/Recorder will rely on the information provided on this cover sheet. The staff will not read the document to verify the accuracy or completeness of the indexing information provided therein.] A 1 2' 3 4 5 6 7 9 10 11 12 13 14 1E 1E 1, 1� 1' 2 2 L Y C,F&UTIFIED .-..C()PY JONG COUNTY. WGTON OCT 0 6 2016 WPERIOR COURT CLERK IN THE SUPE1Z10RUCDOUR � THF- STATE COUNTY OFOKING SHINGTON INAND N INDEMNITY COMPANY OF CALIFORNIA' NO. 14-2-24878-4KNT ` Plaintiff, FULL SATISFACTION OF 3UDOMENT V. SANt3, H. OM, and HWA Y. OK aka HWA Y. y and their mariW ,_N,n u.ity,ANG,and OMSCONSTRUCTION INC community, WA, a Washington corporation, dba OMS CONSTRUCTION, INC., and TWIN SHIN CORPORATION, a Washington corporation, dba TWIN SHIM, INC., Defendants. COMES NOW Plaintiff Indemnity Company of California, by and through its attorneys Williams Kastner & Gibbs PLLC, by Paul K. Friedrich, and states that the judgment entered on the 23rd day of September, 2014, against Defendant Sang H. Om and Hwa Y. Om aka Hwa Y. Om-Kang in the above -captioned lawsuit has been satisfied in full. llllllllll llllllllll FULL SATISFACTION OF JUDGMENT —Page 1 INSM _MeWVe y F iM Turin Shin; Inc ° 5an9' & Hwa Om 4040422 Williams. Kamer & Gibbs PLLC 601 Unwn Sued, Suite 4100 Seattle, Washington 99101-2380 Tel: (206) 628-6600 w. 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 Z 2', 2j 2 2 A DATED this _e day of OC' 2016. WILLIAMS KASTNER Paul Friedrich WSBA # 43080 Attorney for Plaintiff Indemnity Company of California STATE OF WASHNGTON ) ) ss. COUNTY OF KING ) ZQI 6, personally appeared Paul Friedrich, to me known On this L(O"'N"day of to be the attorney for Plaintiff Indemnity Company of California in the above captioned lawsuit and who executed the within and foregoing olugn� a g act and dee and zhthacknowledged ciases and pu�rpo that e signed the said instrument as his free and ry therein mentioned, and on oath stated that he was authorized to execute said instrument. WITNESS my hand and official itheate and year herein -above written. NOPUBLIC in and for a tare of Washington residing at . ��4.�•n��utttti My commission expires: r Na'�r ��'sIL � p .p�rrrU_t 4-'�� '� ppWAsta�`.1`�� ttii�n■�•��` FULL SATISFACTION OF MGMENT. - Page 2 - - - WM = ReWVM Fifes Twin• Stein, Inc.: Sang & %va om 404M22 VPi 6M.S, lCastner & Gibbs PLLC 6o1 Unitm-street. Suite 4100 S attle, W8hih� 98101 2380 •Tel: (206) 628-6600 I BARMRA MINER Clerk of the Superior Court of the State of YPasl: rotor► for King County do herelrf certify that this copy is a true and perfect transuipt- ofrsaid origmal as d appem on file and of record in my office and of the vrhA thereof•IN TESTIMON` WHEREOF I have a� ¢thiimal o Superior Court at my office atSeattle on this date �J�, I �Jj BARBARA MINER Superior Court Clerk Gv C. SOLLMAN w171 Deputy Clerk N t S 6F WRSH�tl fl 00. V I EW FROM SOUTHEAST OF SITE Fqf- ie. 1-r �27' ��' �� .�w ��d �, �_$ . , r rr : •� �F DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South RECEIVED Federal Way, WA 98003-6325 CITY OF 253-835-2607; Fax 253-835-2609 Federal Wad MAR 15 2017 ,yww.cit32ffcdcra1way.coni COMTY OF FEDERAL WAy UNITY DEb 0 MENT HAZARDOUS MATERIALS INVENTORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way Revised Code (FWCC), Title 14, `Environmental Policy." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section II of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. II. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: • Construction of any residential structure, including single-family development ■ Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building ■ Construction of a parking lot of any size • Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) ■ Demolition of any structure • Any landfill or excavation ■ Installation of underground tanks • Any division of land, including short plats ■ Change of use, which involves repair, remodeling, and maintenance activities ■ Dredging ■ Reconstruction/maintenance of groins and similar shoreline protection structures ■ Replacement of utility cables that must be buried under the surface of the bedlands • Repair/rebuilding of major dams, dikes, and reservoirs ■ Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers ■ Personal wireless service facilities Project Name Project Location Applicant Tracking No. III. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS Please provide the approximate quantity of the types of hazardous materials or deleterious substances that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If no hazardous materials will be involved, please proceed to Section IV. MATERIAL LIQUID ( allows) SOLID(pounds) (1) Acid or basic solutions or solids (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants, bactericides, algaecides s i Fe LotkyL cGvAI'tc 1z (4) Brake, transmission, hydraulic fluids (5) Brine solutions (6) Corrosion or rust prevention solutions (7) Cutting fluids (8) Deicing materials (9) Dry cleaning or cleaning solvents d (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (25 (12) Explosives (13) Fertilizers (14) Food or animal processing wastes (15) Formaldehyde (16) Fuels, additives, oils, greases (17) Glues, adhesives, or resins O (18) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) Medical, hospital, pharmaceutical, dental, or veterinary fluids or wastes (21) Metals (hazardous e.g. arsenic, copper, chrorrniunz, lead, mercury, silver, etc. Q (22) Paints, pigments, dyes, stains, varnish, sealers. (23) Pesticides, herbicides or poisons D G} (24) Plastic resins, plasticizers, or catalysts (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (28) Sludges, still bottoms (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals Q (31) Transformer, capacitor oils/fluids, PCB's (32) Waste oil ((� (33) Wood preservatives Q (34) List OTHER hazardous materials or deleterious substances on a separate sheet. Q Bulletin #056 —January 1, 2011 Page 2 of 3 k:\Handouts\Hazardous Materials Inventory Statement Project Name KK &iQ reS5 Applicant &z h"cx Sti0 Iti IL � o_( u Project Location 3 f 7 S Tracking No. IV. FURTHER INFORMATION Provide the approximate quantity of fill and source of fill to be imported to the site. A roximate Quantity of Imported Fill Source of Fill Check box #1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section III. Check box(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. The proposed development will not store, handle, treat, use, produce, recycle, or dispose of any of #1[ ] the types and quantities of hazardous materials or deleterious substances listed above. #2 [ ] Above ground storage tanks, having a capacity of gallons will be installed. Avo #3 [ ] Construction vehicles will be refueled on site. Storage within wholesale and retail facilities of hazardous materials, or other deleterious #4 [ ] substances, will be for sale in original containers with a capacity of _ gallons liquid or mounds solid. The presence of chemical substances on this parcel is/will be for "temporary" non -routine #5 [ ] maintenance or repair of the facility (such as paints and paint thinners) and are in individual containers with a capacity of gallons liquid or mounds solid. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 . ] Stormwater infiltration system (e.g., french drain, dry well, stormwater swale, etc.) #2 ] Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells of #4 [ ] Water wells, monitoring wells, resource protection wells, piezometers #5 [ �] Leak detection devices, training for employees for use of hazardous materials, self-contained machinery, etc. SIGNATURn_ .S , Date i� \P T A G N �(-k Name If you have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. Please be advised that an application for a developmentpermit lacking the required information will not be accepted. Bulletin #056 —January 1, 2011 Page 3 of 3 k:\Iandouts\Hazardous Materials Inventory Statement •� 6 0 C• a + f m p q •�' O I • O :G to yk w m N o •� _ -_ 2O � �n N j�o N �4s0`jxNr 2c'6 A o +v� I e o W qi � N co 0o7a60600 2 63 00 (S 25ZZ1.3aQ -'234 OO 2p16 T. 2�y o�I $0G}p9g9 s�A O 10 I _ m '� s� a 2�ISrZ2Z4A��26 y� CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 17, 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Utility District South King Fire & Rescue Lindsey Sperry, Crime Prevention Analyst Rob Van Orsow, Solid Waste/Recycling Coordinator FROM: FOR DRC MTG. ON. FILE NUMBER(s). RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT. - PROJECT DESCRIPTION: LAND USE PERMITS PROJECT CONTACT. MATERIALS SUBMITTED: Becky Chapin, Associate Planner Internal Completeness Review — April 6, 2017 17-101203-00-UP & 17-101205-00-SE 16-103470-00-PC Holiday Inn Express & Suites 34427 Pacific Hwy South CE Construction of a 4-story hotel building and possible Phase II retail shopping area. Process III & SEPA Dale Sweeney 5715 143rd Place SE Bellevue, WA • Master Land Use Application • Project Narrative • Mailing Envelopes • Site Photos ■ Calculating Tree Units Handout • Hazardous Material Inventory Statement • CPTED • Title Report • Environmental Checklist • Sewer & Water Availability forms (not signed by Lakehaven) • Preliminary TIR • Site Plan, Elevations, Landscape Plan, Civil Plans --1 rIECEIVED MAR 15 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 r Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 APPLICATION NO(S) ' Q 0 3 -u +l. ; -� -) L) i ,) o S Date 3 -1 ~ I �_ _ Project Name l r i Q Property Address/Location 1 /��3 Parcel Number(s) Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site Plan 3oundary Line Adjustment _ Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) _ Process II (Site Plan Review) X_ Process III (Project Approval) _ Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) -.7roem VI G1:PA wlProjed SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information —�_ Zoning Designation Comprehensive Plan Designation _Value of Existing Improvements Value of Proposed Improvements Internwiional Building Code (IBC): Occupancy Type i — —�= Construction Type Bulletin #003 - January 1, 2011 4%d �✓ Ir V Applicant Name: 4,,rA v- Address: I qOt So City/State: -reo� uoay u I A S8OU3 Zip: -16 tb " Phone: 7,DG- Fax: Email: n5c�km2 g J" Signature: I_ Agent (if different than Applicant) Name: �]C le 5liJ& fir► Address: 5? J 5 16 3 f �L S City/State:1fflQvUe U:A- Zip: fgooc Phone: q 5 -� Fax: nnQ�n Cowl Email: pule_ • d ,P1J i5 n ake 9 Signature: Owner Name: A v f4jE Address: /I/� So 3G $f� �' City'staw: rC J PA 4\ LL) All I Phone Z�6- Zel0- Fax: Email: Signature: ,. RETAIL FLOOR PLAN r I� C W. W U �rn 3waa oo m Q n m A+ m m s 8 � 6 1 �.a.ui.1 o N 0 Q W J 3 vQ1 m PAcs J w fn W wk Z M YYT �z �g a J � RETAIL REFLECTED CEILING PLAN a z SHEET NO. A1.03 � s�.rPRETAIL ALLEY SOUTH ELEVATION E RETAIL ALLEY NORTH ELEVATION 6" PREFIN, METAL COPING, TYP. RAISED PLANTER 8 BENCH DRIVE UP WINDOW UNIT rOPAGUE AWNING REVEALS, TlP E.LF.S. TRANSPARENT WI LIGHTS -,/- AWNING, TIP a 7-r .-, RETAIL NORTHWEST ELEVATION RETAIL SOUTHWEST ELEVATION 7�-"75! n^ W C W �O ' NO 8m �m = v� cfA �vo Q {m r` m RETAIL SOUTH ELEVATION O 4 �qr.,w• 9 J'- I 6 P 2 31 RETTAIL SOUTHEAST ELEVATION a 3 RETAIL EAST ELEVATION ,,,<••=,•4- RETAIL NORTH ELEVATION a 3 N Z c IWL J J m co) J W _ _A C O 1 W O .O SHEET NO A2.01 A L "LOW INLET TOP SLAB ACCESS SEE FRAME AND COVER DETAIL CONTRACTOR TO GROUT TO FINISHED GRADE GRADE RING/RISERS INLET PIPE OUTLET % SUMP _ 72" I.D. MANHOLE STRUCTURE (86') O.D. PLAN VIEW STANDARD OUTLET RISER FLOWKIT: 42A STORMFILTER CARTRIDGE t� FLOATABLES BAFFLE 7`7 ---- _u 7ta FLOW KIT J OUTLET SUMP HDPE OUTLET RISER SECTION A -A The St"rmwaler ManagemeM StormFilter Q' Z_ Z x J O F—W WU _j� xa �z0 o� ox0 rnm _ Z STORMFILTER DESIGN NOTES STORMFILTER TREATMENT CAPACITY IS A FUNCTION OF THE CARTRIDGE SELECTION AND THE NUMBER OF CARTRIDGES. THE STANDARD MANHOLE STYLE IS SHOWN WITH THE MAXIMUM NUMBER OF CARTRIDGES (7). VOLUME SYSTEM IS ALSO AVAILABLE WITH MAXIMUM 7 CARTRIDGES. 072" MANHOLE STORMFILTER PEAK HYDRAULIC CAPACITY IS 1.5 CFS. IF THE SITE CONDITIONS EXCEED 1.5 CFS AN UPSTREAM BYPASS STRUCTURE IS REQUIRED. CARTRIDGE SELECTION CARTRIDGE HEIGHT 27" 18" LOW DROP RECOMMENDED HYDRAULIC DROP (H) 3.05' 1 2.3' 1.8' SPECIFIC FLOW RATE (gpm/sf) 2 gpm/sf 1.6r gpm/sf 1 gpm/sf 2 gpm/sf 1.6r gpm/sf 1 gpm/sf 2 gpm/sf 1.67` gpm/sf 1 gpm/sf CARTRIDGE FLOW RATE (gpm) 22.5 1 18.79 1 11.25 15 1 12.53 1 7.5 10 1 8.35 1 5 ` 1.67 gpm/sf SPECIFIC FLOW RATE IS APPROVED WITH PHOSPHOSORB ® (PSORB) MEDIA ONLY FRAME AND COVER (DIAMETER VARIES) N.T.S. SITE SPECIFIC DATA REQUIREMENTS STRUCTUREID ` WATER QUALITY FLOW RATE (cfs) ` PEAK FLOW RATE (cfs) ` RETURN PERIOD OF PEAK FLOW (yrs) CARTRIDGE HEIGHT (27", 18", LOW DROP(LD)) NUMBER OF CARTRIDGES REQUIRED CARTRIDGE FLOW RATE MEDIA TYPE (PERLITE, ZPG,PSORB) ` PIPE DATA: I.E. MATERIAL DIAMETER INLET PIPE #1 INLET PIPE #2 OUTLET PIPE RIM ELEVATION ANTI -FLOTATION BALLAST WIDTH HEIGHT NOTES/SPECIAL REQUIREMENTS: ` PER ENGINEER OF RECORD G r � MtiL � i • i S O .. � N'�! � i �• GENERAL NOTES , 1 1. CONTECH TO PROVIDE ALL MATERIALS UNLESS NOTED OTHERWISE. �0.1t V'." d 6. 2. DIMENSIONS MARKED WITH () ARE REFERENCE DIMENSIONS. ACTUAL DIMENSIONS MAY VARY. 3. FOR SITE SPECIFIC DRAWINGS WITH DETAILED VAULT DIMENSIONS AND WEIGHTS, PLEASE CONTACT YOUR CONTECH ENGINEERED SOLUTIONS LLC REPRESENTATIVE. www.ContechES.com 4. STORMFILTER WATER QUALITY STRUCTURE SHALL BE IN ACCORDANCE WITH ALL DESIGN DATA AND INFORMATION CONTAINED IN THIS DRAWING. 5. STRUCTURE SHALL MEET AASHTO HS-20 LOAD RATING, ASSUMING EARTH COVER OF 0' - 5' AND GROUNDWATER ELEVATION AT, OR BELOW, THE OUTLET PIPE INVERT ELEVATION. ENGINEER OF RECORD TO CONFIRM ACTUAL GROUNDWATER ELEVATION. CASTINGS SHALL MEET AASHTO M306 AND BE CAST WITH THE CONTECH LOGO. 6. FILTER CARTRIDGES SHALL BE MEDIA -FILLED, PASSIVE, SIPHON ACTUATED, RADIAL FLOW, AND SELF CLEANING. RADIAL MEDIA DEPTH SHALL BE 7-INCHES. FILTER MEDIA CONTACT TIME SHALL BE AT LEAST 38 SECONDS. 7. SPECIFIC FLOW RATE IS EQUAL TO THE FILTER TREATMENT CAPACITY (gpm) DIVIDED BY THE FILTER CONTACT SURFACE AREA (sq ft). 8. STORMFILTER STRUCTURE SHALL BE PRECAST CONCRETE CONFORMING TO ASTM C-478 AND AASHTO LOAD FACTOR DESIGN METHOD. INSTALLATION NOTES A. ANY SUB -BASE, BACKFILL DEPTH, AND/OR ANTI -FLOTATION PROVISIONS ARE SITE -SPECIFIC DESIGN CONSIDERATIONS AND SHALL BE SPECIFIED BY ENGINEER OF RECORD. B. CONTRACTOR TO PROVIDE EQUIPMENT WITH SUFFICIENT LIFTING AND REACH CAPACITY TO LIFT AND SET THE STORMFILTER STRUCTURE (LIFTING CLUTCHES PROVIDED). C. CONTRACTOR TO INSTALL JOINT SEALANT BETWEEN ALL STRUCTURE SECTIONS AND ASSEMBLE STRUCTURE. D. CONTRACTOR TO PROVIDE, INSTALL, AND GROUT INLET PIPE(S). E. CONTRACTOR TO PROVIDE AND INSTALL CONNECTOR TO THE OUTLET RISER STUB. STORMFILTER EQUIPPED WITH A DUAL DIAMETER HDPE OUTLET STUB AND SAND COLLAR. IF OUTLET PIPE IS LARGER THAN 8 INCHES, CONTRACTOR TO REMOVE THE 8 INCH OUTLET STUB AT MOLDED IN CUT LINE. COUPLING BY FERNCO OR EQUAL AND PROVIDED BY CONTRACTOR. F. CONTRACTOR TO TAKE APPROPRIATE MEASURES TO PROTECT CARTRIDGES FROM CONSTRUCTIO"MMUMI"Iff D C`:=NTECH® ENGINEERED SOLUTIONS LLC www.contechES.com 9025 Centre Pointe Dr., Suite 400, West Chester, OH 45069 800-338-1122 513-645-7000 513-645-7993 FAX SFMH72 AUG 16 2017 STORMFILTER STANDARD I �AjIL. ��';Av,,T N 000 CD N N O O co CO O O O O p 1A SSO V V 1 1 LA I PN �1 Pa O O - Ol 5), �n cn r O P OOp S88 y^ Cp r fCA) �C%) W W W 1 ti N IpN.N o P Ow 'F h � a CD o D p0 V OD O U N -h O O O 0 pV, pVp.. �O O O CO PD 9 W O l S O pOp O Ol CT V CD III n o° n n O n 00 (� (� n (� (� (� If a j p m C p O O co N � W Oo A co P co V a)� II � 7 3 N_ Z Can coa 11 m O m 3 � O Z 0 3 ❑ m O N p n EI U �O �Qpm 7 P r- C co CD a a a as ii ❑ Q�^—Q _ D WU� ❑ N -� W W P P Oo 11 my 30 7 (D m V Q T W W 11 Q LL T p ❑ 0 o p pp O P o V p O0 O VO po g p0 p 0 11 g Sn ii D D 7Q I j -nS r 3 W m p 0 0 o o, o u W Npp D W W pp� O 10 N O CA O II u lI,I I <N �II NO N 0, .p C" IQ - 11 aII m C? li Q'Q < 2. 7 O n n C) N NN N N N N NN II Q- U-0� D ti m OQ 0 n c m --nQ o g 0o V P V P .i P P P II < :7 m j O V co .p W W Go 1O W n a m O f0 Q v O p p p p O O O O II 50 O Q p o0 0 0 o p oou m �£� N N N N N N N O O O O O O O jl O O 11 j `' o T Z O BOO O BOO 10 10 �O :O �� II C r, m m 0 (ool� p o 0 W0 p Qo 11 c 0 p 100, N O CT� -n D n a S g�n (7 g{aa�CCi II T cn o p O o ppp p p p Oo ii r o A U O W pW o coo Cl� li D * N IJ N N a I� n � �_ II OZ N N N N N N N N N A 10 W W W O O r- cn CoCOW II ...W p;98.�Oo K II m D O p O O O II Ji� 11 II m (� Z ❑ P fp.� W A N V AO A pO p N N p II Q- 11 q m II � NN N N po p. 21 O W OD OWo II o O� A O 0 0 0 0 o O O o o II �% Z O N CDCCyU�,, CD CD CDII Q Owa cn N CD,V N N � N g) p pp p p p O ppii o P p co V W S [l a O �O OD 1r W W I I pN Erp Oho U OD II II co N co N P U m OD -1 jlj OD N -- A N P A N G g w0 a o Yil' w o ii Q 11 n p o0o o p o pp 11 N Gu 1 1j o v it N N ca It7 (p GJ ❑QED CD C Q Z c0,0 ❑ z C n OO Z aa0 Z Q Z Z m (p m T N Q m 3 C_ m ,> Q r 0 D n rC D O a po S 10 O O SCYI O Z- ] O O ;O CP 0 0 n cu CT 0 a Ol O V O Ol N O• W O 0 N O CV" p n m O- 0 N 8 Cn O N no V coO 00 U v co Oo :O Co 010 O O po N N O P �O V O o '0a �O Iv ; a n n u n O nnnn nn n 00011 �m o 'man Tco � W W W W W Oo Jo T E E II O Q m Q 7 3 7 D [T L D O N Cl) A Cn O• V CD m 5r 3� 0 O zO� O m Q n C O m O -+ 0 7 r noon on n nnnll _I O• V O EDEDwm CD10O-� pm CDW m ww� ii II O m^ Q (D—n n D ^� 7 N C.3 nVp A AO�V it r�vm�=0 OW[n 1 Q v Z �opo Oo O 00C:) 5 x S V pp v 71N C) II 3 O O O O W N. 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