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18-101375CITY OF A�k Federal Way Cr-Altered O'n �_,-t3portunfty April 27, 2018 F ILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Ed Kim Emailed: edkim otelconce ts.us Hotel Concepts 3926 Aurora Ave. N. Seattle, WA 98103 Re: File #18-101375-00-PC, PREAPPLICATION CONFERENCE SUMMARY Towne Place Marriott Hotel, 34839 Pacific Hwy. S., Federal Way (Parcel #202104-9044) Dear Mr. Kiln: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held April 19, 2018. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer. South King Fire and Rescue comments will be forwarded to you under separate cover. Some sections of the Federal Wiry Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The Key contact for your project is Leila Willoughby -Oakes, 253-835-2644, leila.willou by - oaken ci offederalwa .com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposal to construct a 4-story, 85-88 room extended stay hotel with associated site improvements on 2.8 acres. The parcel contains critical areas including a stream and a wetland buffers from a Category II wetland located on tax parcels 202104-9140 and -9042 north of the subject property. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues Only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. H. Kim April 27, 2018 Page 2 • Planning Division • Process III and SEPA Review are required. • There are critical areas on the site. A critical area (waterway and wetland delineation) report is required and will be reviewed by the city's consultant at the applicant's expense. The approved critical area report will determine the buildable area on the subject property. • A stream buffer intrusion is not necessary for the reasonable development of the subject property, particularly as all critical areas are depicted at the rear of the proposal site. • Please make a secondary entrance fagade or re -arrange the existing main fagade to face/front the right-of-way providing greater connectivity to the street per FWRC 19.115.090(2)(b). As proposed, the entrance is somewhat visible from the right-of-way; however, as it is setback it is blocked by the Community Church to the south and on -site parking areas. • Install a 6-foot pedestrian connection from the interior of the project (entrances) to the public sidewalk on Pacific Highway South. • The applicant shall locate parking behind the building or comply with FWRC 19.125.070(5)(a) parking area screening requirements (berm 3 feet in height within the 5-foot Type III perimeter landscape cover). The preapplication site plan depicts parking spaces in the front yard that do not comply. Planning staff recommend locating moving the building closer to the street; the minimum front yard setback for hotels in the CE zone is 5 feet. • The proposed height is < 45 feet. The roof shall be designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials if the applicant requests additional height (as shown the roof is flat without angles or change in materials). ■ Public Works Development Services Division ■ This project is subject to the 2016 King County Surface Water Design Manual (KSCWDM) and the City of Federal Way addendum to this manual. Conservation Flow Control, Best Management Practices, and Enhanced Basic Water Quality requirements apply. • Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $8,760.00 required for the proposed project. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment is required and must be paid prior to building permit issuance. ■ Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SR 99. The applicant should contact John Mulkey, project manager for SR 99 Phase V, regarding creating driveway for the site. • Access Management (FWRC 19.135.260) — The development shall meet access management standards. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 3 COMMUNITY DEVELOPMENT — PLANNING DIVISION Leila Willoughby -Oakes, 253-835-2644, leila.willou hb -oak ci offederalwa .tom 1. Zoning Designation and Use — The subject property is designated Commercial Enterprise (CE). Hotel uses and restaurant uses are pennitted within the CE zone pursuant to Use Zone Charts FWRC 19.240.090 and 19.240.110. 2. Use Application —The proposed project is subject to Use Process III review pursuant to FWRC Chapter 19.65, `Process III — Project Approval'. Process III use review is conducted administratively, with a written decision issued by the Director of Community Development following review. Refer to the Development Requirements checklist, Bulletin #014, for specific submittal requirements. Environmental Review — The project is subject to environmental review under SEPA for the proposed actions: construction of a new building greater than 12,000 square feet and a parking lot with more than 40 parking stalls. The environmental review is a component of the Process III land use application and a complete environmental checklist with notice materials will be required. The city may utilize the optional DNS notice procedures for applications that include a SEPA checklist. The optional DNS process allows a combined project and anticipated environmental determination public notice period that expedites the overall land use application process. An environmental threshold determination made by the Director of Community Development must be issued prior to land use or building permit approval. Public notice will be required as established in FWRC 14.10.040 and Item #4. 4. Public Notice — Process III applications require a public notice and 15-day comment period. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, mailed to persons within 300 feet of the subject property (see the enclosed mailing envelope hand-out), posted on the subject property by the applicant, and placed at the City's three designated notice boards. 5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). Application Fees — Please contact the Permit Center at 253-835-2607 for the following review fees applicable for your project. Also note some applications require an intake appointment: ■ Process III Project Approval • SEPA submitted concurrently with Process III applications • Concurrency • Mailing Envelopes (if applicable) • Administrative Decision (3rd parry critical area review ) This list does not include building permit, engineering review, inspection, traffic impact, and other fees that may be applicable prior, concurrent, or following building construction. Please note that the building permit process is separate from land use review and is subject to fees, procedures, and review timeframes. You can submit a building permit application any time and the 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 4 assigned planner will be your project manager. However, no building permits can be issued until a SEPA determination is made by the SEPA Official and Land Use approval is granted and appeal period completed. No clearing, grading, or filling actions may occur on site in advance of the SEPA, land use permits, building or grading permit, or other approval processes as required by the City. 7. Environmentally Critical Areas — The subject property contains critical areas and/or associated buffers: stream and potential wetland buffers. A Category Il wetland (evaluated under the city's previous critical area ordinance) is located on tax parcels 202104-9140 and -9042. Pursuant to FVJRC 19.145.080, a critical areas report that adequately evaluates the proposal and probable impacts is required. Wetlands — Delineation and rating of the off -site wetland under the current critical areas ordinance will be required to determine the exact location of the wetland buffer on the subject property. See FV,rRC 19.145.410-420 enclosed for wetland delineation and rating standards. The approved critical area report will determine the buildable area on the subject property, critical area buffers and critical area buffer building setback. The report must also demonstrate that the applicant has identified and characterized all wetlands and buffers on and within 225 feet of the subject property; from the boundaries of the proposal site. If you cannot obtain permission to access the off -site wetland, your biologist must estimate conditions using best available information (i.e., mapping, observation, past permitting). These efforts will ensure your proposal will not impact the wetland buffer. The critical area report may be submitted with or prior to the Process III application. The city will forward the study to the city's consultant for review and the city's consultant will visit the site to confirm the findings. The proposal cannot intrude into a wetland or stream buffer. No work or improvements may occur in a wetland or stream buffer except for the following per FWRC 19.145.160: Landscaping; Building overhangs; and Fences and railings six feet and less in height. Stream — The city's critical area map depicts a stream across the subject property. This feature and its buffer, in addition to any wetland buffers described above (if applicable) must be delineated (top of bank/ordinary highway mark) pursuant to the city's new water -typing system adopted in June 2015, on the land use drawings and recorded as a notice on title (see FWRC 19.145.150(4), F)VRC 19.145.170 and FVJRC 19.145.260). A 5-foot stream buffer building setback applies. Meeting follow-up: As discussed in the meeting, approval of a stream buffer intrusion is highly unlikely. The applicant has the burden of proof to demonstrate the critical area intrusion is `necessary for reasonable development of the subject property.' The stream appears to be located closer to the rear of the property, and the access and front portion of the property is unencumbered. Lastly, the hotel may be located as close as 5 feet from the front property line. Critical area markers, signs, and fences — Development proposals approved by the city shall require that the boundary between a critical area buffer and contiguous land shall be identified with permanent signs. Permanent signs shall be a city -approved type designed for high durability. Signs must be posted at an interval of one per lot or every 150 feet, whichever is less, and must be 18-101375-00-PC Doe ID: 77520 Mr. H. Kim April 27, 2018 Page 5 maintained by the property owner. Sign specifications are available in the Public Works Engineering Design Manual. The project will be required to have permanent fencing at the outer edge of the critical area buffer in order to protect the values and functions of the West Hylebos Creek, and to prevent future intrusions or unpermitted vegetation removal during routine site maintenance. Wellhead Protection Zone — A portion of the subject property is within a 10-year Wellhead Protection Zone. The applicant is required to submit a Hazardous Materials Inventory Statement (enclosed) that discloses the approximate quantities of hazardous materials that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. 8. Rooftop Mechanical Equipment — FWRC 19.110.070 requires vents, mechanical and elevator equipment, and similar appurtenances that extend above the roofline to be architecturally screened from public view. Submit a corresponding elevation detail with your formal application. Meeting follow-up: Site utilities (ground electrical boxes) visible in the front yard must be underground or screened by walls matching the primary building and/or Type I landscaping (see Community Design Guidelines FWRC 19.115). 9. Lighting — Lighting levels shall not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading, storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the Process III application. 10, Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. a. Setbacks — For the hotel and retail/restaurant use, setbacks are 5ft front, 5ft side, and 5ft rear. b. Height — For the hotel, 45ft above average building elevation (ABE) maximum is permitted outright. The proposed hotel appears to exceed the 45-foot outright height maximum. Opportunities to build up to 55ft. and 4 floors are possible per the special regulation set forth in FWRC 19.240.090(2). Approval by the director of community development is required and the applicant must meet all of the following criteria: i. The increased height is necessary to accommodate the structural, equipment, or operational needs of the use conducted in the building, and/or all ground floor spaces have a minimum floor -to -ceiling height of 13 ft. and a minimum depth of 15 ft.; ii. Height over 40 ft. is set back from non-residential zones by one additional ft. for each one ft. of height over 40 ft.; and iii. Roof lines are designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and materials. Meeting follow-up: Your formal application should include a narrative explaining how you meet these requirements. You propose variation in roof angles; please provide variation in forms, height and materials on your formal application. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 6 The retail/restaurant maximum height is 40 ft. ABE with opportunities to build up to 55 ft. as set forth in FWRC 19.240.270(2). c. Lot Coverage — No maximum lot coverage is established. d. Parking — One (1) parking space per room is required for the hotel. One (1) parking space for every 300 square feet of gross floor area is required for the retail portion. For the restaurant parking requirements are one (1) parking space for each 100 square feet of gross floor area for sit- down and one (1) parking space for each 80 square feet of gross floor area for fast food. Up to 25 percent of the spaces may be designated as `compact' as shown in the enclosed Parking Lot Design Criteria bulletin. If the hotel includes accessory meeting, conference room, or other facilities that will be used by persons other than overnight customers, the city may require additional parking on a case -by -case basis, based on the nature and extent of such facilities. Meeting follow up: Please show the restaurant gross floor area on the plans in order to calculate parking requirements (1 space per 300 sq. ft. of gross floor area). The applicant may develop and designate up to 25 percent compact parking spaces (approximately 25 spaces). The hotel must also provide electric vehicle charging stations. Contact Peter Lawrence, Plans Examiner, at Peter.Lawrence a.citvoffederalway.c6m or 253-835-2621 for additional information. 11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Process III decision. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.010(2) CPTED — Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for compliance with CPTED principals. A completed CPTED checklist must be submitted with your application. i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. Key sections include: i. (1) General Criteria (b), (c), (d), (e), (f), and (g) ii. (2) Surface parking lots (a), (b), (c), and (e) iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), (e) and (f) iv. (5) Landscaping v. (6) Commercial services (a) and (b) vi. (7) Miscellaneous (a) Meeting follow-up: Please provide a bike rack for the commercial development. 18-101375-00-PC Doe ID: 77520 Mr. H. Kim April 27, 2018 Page 7 FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project as follows. i. (2) All building facades that are both longer than 60 feet and are visible from either a right-of-way or residential use must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. These design options include facade modulation, landscaping, canopy or arcade, and associated pedestrian plazas. Meeting follow-up: Staff evaluated your submitted elevations per FWRC 19.115.060 and have the following comments. The north, south and east facades are visible from Pacific Highway South and S. 348"' Street. Applicants shall apply at least two of the four options listed in FWRC 19.115.060(2). The applicant appears to provide facade modulation; an additional facade modulation or screening option is required (canopies at least 50 percent of the facade with a 6-foot projection, Type I landscape screening or pedestrian plaza at least (1) percent of the total gross floor area). ii. (3) Building facades shall also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. Meeting follow-up: Please provide a color and materials board with your Process III application. iii. (4) Methods to reduce building massing. The following is a nonexclusive list of methods to be utilized in construction of buildings in order to reduce their impacts on development located in an adjoining zoning district that permits less intensive residential or commercial uses: o Reduce the apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. o Consider options such as u er level setbacks in order to minimize bulk and shadow impacts on adjacent develo ment. Meeting follow up: The applicant may choose to reduce building massing by using upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. The office building to the north and church to the south are less intensive commercial/office uses. d. FWRC 19.115.070 Building and Pedestrian Orientation —Design requirements of this section apply to the project as follows: (1) (a-d). FWRC 19.115.090(2) District Guidelines for CE — Key design requirements of this section apply to the project (FWRC 19.115.090(2)(a-f). i. (a) Surface parking may be located behind, to the side(s) of the building, or adjacent to the right-of-way; provided the parking located adjacent to the right-of-way maximizes pedestrian access and circulation. ii. (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of- way. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 8 Meeting follow-up: Please provide a secondary entrance on the eastern fagade or re -arrange building to have the main facade to face/front the right-of-way, providing greater connectivity to the street per FWRC 19.115.090(2)(b) and FWRC 19.115.050(4)(a). --..•Y rt• �•I - ;•his. J �. {�.�,.. --.rt. :.,,rxu r a' .—� •? C M f. l 'l y1 iii. (c) Building entrances shall be architecturally emphasized and shall incorporate transparent glass. iv. (d) Ground floor entrances to retail sales or services shall incorporate plaza features or furnishings, and/or streetscape amenities, in a context -sensitive amount and combination, considering the scale of the retail use(s) and entrance(s) to the overall building or development, and the proximity and accessibility from the building to other existing plaza or streetscape features. v. (e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right- of-way or pedestrian area. vi. (f) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not screened by Type I landscaping as defined in Chapter 19,135 FWRC, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural elements) such as pole caps and/or decorative grid pattern. Meeting follow-up: Please add the following items to your Process III site plan/elevations: a. Vehicle directional signage and pavement markings. b. A 6-foot pedestrian pathway from the interior of the site to the public sidewalk. c. A bicycle rack. 12. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010(2) and 19.115.030, CPTED standards will be applied during project review. A CPTED checklist 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 9 (enclosed) must be completed and submitted with the Process III application and the city's Police Department and Planning Division will evaluate the checklist with the formal application. 13. Rockeries/Retaining Walls — When incorporating rockeries and retaining walls into site design, the applicant shall work with the site topography in order to minimize the need for rockeries and retaining walls. See FWRC 19.120.120(3)-(7) for specifics about retaining wall requirements of height, location, landscaping, and material composition. Any rockeries or retaining walls visible from the right-of-way shall meet the following criteria: a. For conunercial lots, rockeries and retaining walls shall be a maximum of six feet in height as measured from finished grade at base of wall to top of wall. b. Rockeries and retaining walls shall be set back a minimum of three feet from adjacent public rights - of -way. The area between the right-of-way and the retaining wall shall be landscaped and maintained per applicable standards in Chapter 19.125 FWRC, Article I, Landscaping. c. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles as approved by the planning and public works director. Rockeries and retaining walls shall be landscaped in accordance with the applicable standards in Chapter 19.125 FWRC, Article I, Landscaping. 14. Clearing, Grading, Tree and Vegetation Retention — The proposal is subject to the provisions of FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." A clearing and grading plan that meets FWRC 19.120.020 and FWRC 19.120.040 must be submitted with the formal land use applications. The site is subject to tree density requirements of FWRC 19.120.130(1); note that 20 tree -units per acre are required for CE zoned site minus any proposed public or private streets and regulated critical area tracts. Trees located within critical area buffers (but not within a wetland) can be credited towards satisfying the tree units per acre requirement. Tree unit credits are in table 2 of FWRC 19.120.130-2. The applicant shall provide 76 tree units on proposal site (3.76 acres X tree units = 75.2 required tree units). A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density.) The tree and vegetation plan must clearly show where the tree units are to be located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect and must include information about tree unit credits and replacement. Meetingfollow-up: Per FWRC 19.120.040.2, the tree/vegetation plan must be prepared by a certified arborist, or a certified landscape architect, and include a tree survey that identifies the location, approximate size, species, and number of trees on the site, and also identifies the general location of trees within 50 feet of the site. 15, Landscaping — The Process III review requires a landscape plan prepared by a Washington State licensed landscape architect submitted with the formal application. Please follow general guidelines outlined in FWRC 19.125.040(1) through (28) when preparing the site plan and planting schedule. The following regulations are specific to your proposal: 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 10 Perimeter Landscaping — Type III landscaping five feet in width shall be provided along all property lines abutting public rights -of -way and access easements and along the perimeter of the property lines. Type III landscaping shall be a mixture of evergreen and deciduous trees interspersed with large shrubs and groundcover. Tree, shrub, and groundcover spacing shall be appropriate for the species type, and the intent of the code section. Parking Lot Landscaping — Twenty-two square feet of interior lot landscaping per parking space must be provided in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV parking lot landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area. The site plan must list the specific size of each landscape island proposed for interior parking lot landscaping in order to verify the required calculation is provided. Landscape islands must be a minimum width of six feet between stalls and at the ends of rows. Lighting fixtures shall not replace any required interior parking lot landscaping. Parking areas/screening for rights -of -way The parking area (26 parking stalls) adjacent to public right-of-way (Pacific Highway South) shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, the applicant may place parking behind the building in order to connect the building to Pacific Highway South. Curbing Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. Meeting follow-up: The preapplication site plan depicts substandard Type III perimeter buffers on the north, south and west property lines. 16. Garbage and Recycling — The new building must provide trash and recycling facilities as described in FWRC 19.125.040(4) and FWRC 19.125.150. The trash enclosure area may not be located within landscape buffer areas, must be screened according to the landscape chapter, and must be architecturally consistent with the design of the primary structure on site. Please see Rob van Orsow, Solid Waste and Recycling Coordinator's section below for detailed requirements. 17. Approval Duration — Per FWRC 19.15.100(2), the applicant must substantially complete construction for the development activity within five years from the decision or the decision becomes void. Criteria for extension of this five-year deadline can be found in FWRC 19.15.110. 18. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607 or permitcenter@cityoffederalway.cym for updated fee schedules for the Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. Additionally, please contact the Permit Center to schedule an appointment to submit your land use application. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@cityoffederalway.com) Land Use Issues — Stormwater 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page I I Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for basin analysis. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. Detention and water quality facilities must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 4. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 5. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at htt ://wvvw.ec .wa.govl ro =s/w /stonnwater/construction/index.htm] or by calling 360-407- 6048. 6. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for traffic related items. Building (or El) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $2503.00 for the first 12 hours of review, and $139.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at ft://www.ci!yoffederalw4y.com/index.aspx?nid= 171 to assist the applicant's engineer in preparing the plans and TIR. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 12 Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond, amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 4. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two- year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 5. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 7. Provide cut and fill quantities on the clearing and grading plan. 8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS — TRAFFIC DIVISION (Sarady Long, 253-835-2743, sarad .ton ci offederalwa .corn Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for 85 rooms Hotel, the Institute of Transportation Engineers (ITE) Trip Generation - 8th Edition, land use code 310 (Hotel), the proposed project is estimate to generate 51 new weekday PM peak hour trips and 711 daily trips. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $8,760.00 (51 - 500 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 13 application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 85 rooms Hotel, the estimated traffic impact fee is 22$ k 579. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map I11-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table II1-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: ■ SR 99 (Pacific Highway S.) is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot right-of-way (ROW). The SR 99 Phase V is fully funded and under construction. No additional improvements or right-of-way dedication is required. Access Management (FWRC 19.135) Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-lA in the Public Works Development Standards. 2. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Pacific Highway S is access class "1" where left access may be permitted every 330 feet and left -out access is only permitted at signalized intersections (FWRC 19.135.280). The applicant should coordinate with John Mulkey, Project Manager for SR 99 to incorporate driveway for the development. Please show all neighboring driveways within 250 feet of the proposed driveway. 3. For driveways that serve uses other than single-family residential uses and zero lot line townhouse development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, ro bvC7a,cityo f fed eralway. com Solid waste and recycling design considerations Enclosure Size: Doc ID:77520 18-101375-00-PC Mr. H. Kim April 27, 2018 Page 14 • Adequate storage area is required for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum trash enclosure area is established by FWRC 19.125.150 Table A. Enclosure Components and Access: • Gates should provide a minimum of 18 feet of unobstructed width to allow space and access for two dumpsters, plus additional carts (for example, carts to collect compostables). Gates should span the enclosure front. Poles or hardware cannot obstruct the enclosure opening. • Driveways should be a minimum of 11.5 feet wide and site grades must be under 6%. Enclosures must be located within 150 feet of building entrances. • Enclosure access for occupants, service, and maintenance: Pedestrian access at least five feet wide. Designs must allow occupants and haulers adequate access to solid waste and recycling containers, including adequate turning radius for service vehicles. (Attachment C shows typical clearances and turning radius). • Dumpsters or compactors serviced "in place" (4 cubic yards+) require clearance for lifting and emptying dumpsters over the top of a garbage truck (21' of vertical clearance). • Enclosure design must be consistent with primary structure design. • Site Plans should include a basic SWR service plan showing intended container sizes for occupant(s), and signs are required identifying receptacle by waste type. ■ Landscaping, setbacks and screening requirements are in FWRC 19.125.040 (4) & (5) (Attached). Surface Water Mana eg Went: A basic Spill Prevention Plan (SPP) is required to manage all liquids coming from the enclosure. (See Attachment B) o Smaller, uncovered enclosures (175 square feet in area or less) may drain to an oil water separator. o Larger enclosures (greater than 175 square feet) require roofing and floor drainage connected to sanitary sewer COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter. Law rence(a7cityoffed a ra lwiky.com ) International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2017 Accessibility Code, ICC/ANSI A117.1 - 2009 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 15 Washington State Energy Code, 2015 WAC 5 1 -11 Building Criteria Occupancy Classification: R-1 Type of Construction: V-A Floor Area: 50,512 sf Number of Stories: 4 Fire Protection: NFPA 13 Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 A completed building permit application and commercial checklist are required. Required Submittal information will be provided by the planner assigned to this project. Failure to provide all the required submittal information on the commercial checklist will result in an incomplete submittal and the application will not be accepted. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Some project may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Review Timing The first comment letter can be expected within 6-8 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections Separate permits may be required for electrical, fire suppression systems, and signs. Plumbing and mechanical portions must be included with the application as there cannot be deferred submittals. Applicants may apply for separate permits at any time prior to commencement of construction. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 16 When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements: • Electric vehicle charging stations required. • Accessible parking required for Type A & B units. • UL fire rated assemblies documentation shall be included in their entirety. • Detailed 1 and 2 hour shafts. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsburV(aa),12kehaven.org) Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00. Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500 GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted minimum level of service goals for non-residential areas regarding performance of the water distribution system under high demand conditions. If more precise (onsite) available fire flow figures are required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic model analysis is $220.00. A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution system facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. For water use during site construction/development, a hydrant meter may allowed to be rented from Lakehaven for this purpose. Please contact Lakehaven for further detail. Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local building official for requirements &/or additional information. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 17 • To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. For the domestic service/meter, as a high health cross - connection hazard (fixtures >30 feet above meter elevation), a reduced pressure backflow assembly (RPBA) is required. For the irrigation service/meter, as a low health cross -connection hazard, either a double check valve assembly (DCVA) or a RPBA is required. For the fire -protection service/meter, as a high health cross -connection hazard (fixtures >30 feet above meter elevation), a reduced pressure detector assembly (RPDA) is required. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, GZae fl,Lakehaven.er , 253-946-5427) for additional information on premise isolation/BPA installation & testing coordination. r The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connections. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Water Service/Meter Installation, Domestic, 3" prelim. size: $2,380.00 meter drop -in deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum domestic only GPM usage rate. • Water Service/Meter Installation, Irrigation, 1" prelim. size: $490.00 meter drop -in fee. Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation only GPM usage rate. ■ Water Service/Meter Installation, Fire -Protection, 5/8"x3/4" meter: $430.00 meter drop -in fee. Capital Facilities Charge(s)-Water ($3,707.00 per Equivalent Residential Units (ERU), est. 0.50 ERU/unit: $155,694.00. Actual amount due TBD by Lakehaven based on applicant's estimated annual total water usage rate. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 2.00 ERU. Please contact Lakehaven for further detail. Sewer • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00. ■ A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, installation of an externally -located grease interceptor is required for all new restaurants &/or buildings with food preparation/service establishments, size to be determined by applicant's engineer. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure Standards. • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. 18-101375-00-PC Doc ID: 77520 Mr. H. Kim April 27, 2018 Page 18 Sewer Service Connection Permit: $280.00 fee. Capital Facilities Charge(s)-Sewer ($3,509.00 per Equivalent Residential Units (ERU), est. 0.50 ERU/unit: $118,323.48. Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic only water usage rate. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 10.28 ERU. Please contact Lakehaven for further detail. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages h ://www.lakehaven.or 04/Develo ment-En ineerin ). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-839-7243, chris.cahan@southkingfire.org) Comments will follow under separate cover. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards me at 253-835-2644 or leila.willoughby-oakes@cityoffederalway.com. We look forward to working with you. Sincerely, 1xila Willoughby -Oakes Associate Planner Doe ID: 77520 18-101375-00-PC COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 30, 2018 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner (emailed plans) Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator Lindsey Sperry, FWPD (emailed) Tina Vaslet, Pierce Transit (emailed) King County Metro (emailed) FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON: April 12, 2018 - Internal April 19, 2018; 9:00 AM- with applicant Received March 28, 2018 FILE NUMBER(s): 18-101375-00-PC RELATED FILE NOS.: 08-100487=UP; 08-100489-SE; 17-101339-00-PC PROJECT NAME: Towne Place Hotel (Marriott) PROJECT ADDRESS: 34839 Pacific Hwy. South Hwy. S.; Parcel# 202104-9044 ZONING DISTRICT: CE PROJECT DESCRIPTION: Proposal to construct an 85-88 unit hotel with 86 parking spaces and associated site improvements. Critical areas: stream, wetland within 225 ft. of subject property and in 6 month/1 year wellhead protection zone. Critical area report and wetland delineation required/ peer review at the expense of the applicant to determine buildable area. No intrusions likely permitted per FWRC 19.145 as front of property and access is not encumbered (i.e., `necessary for reasonable development of subject property. Only 5 ft. setback required for Hotels in CE zone (i.e., options to reduce building footprint/ rooms) PROJECT CONTACT: Dale Sweeney 5715 143rd Place SE Bellevue WA 98006 1 dale.design3d@gmail.com MATERIALS SUBMITTED: Plan Set (Elevations Materials from Planning Application Assessor Map Aerial Photo MASTER LAND USE APPLICATION CITY OF S Federal Way RECEIVE MAR 2 8 2010 lrl I r ur rtur_rt?,L rvAr COMMUNITY DEVELOPMEN j DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`1' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 «;%%-�v.ciit.nf cdcral%vay.com APPLICATION NO(S) / 013 / S — PC- Date �` v Project Name 700 Property Address/Location Parcel Number(i) Project Description PLEASE PRINT ,Aod,loq go4q Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process 11(Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information �G Zoning Designation e! � Comprehensive Plan Designation VaIue of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Ig I Occupancy Type Y - A Construction Type Applicant Name: �[� ?� 11_eoe4�E!�/5 Address: � Q •� �, �, �� /'¢ � !�� . CitylState:4��- Zip: 9t 3 Phone: Z46,3 61 . if �; Zlzgs Fax.: Email: ed C.o.4cep1s, 40� Signature: Agent (if different than Applicant) Name: qf;te 5c&rrE'r!cCAddress:5 ! 3 � PY¢Ce' 5G City/State: J3(C1J *P61e- / WA Zip: Phone: 457 Z4� Fax: r JJ Email: d4��.�CS'� �� 9P%7Q'((•. COIN Signature: �� l Owner Name: Address: City/State- zip. Phone: Fax: Email: Signature: 3gWrar� 70 lc3 OYo -f4l :�Fl5"5 e-4 kim e " / 65 Zulletin #003 — January 1, 2011 Page 1 of I k:\Handouts\Master Land Use Application .44k CITY OF Fed rrai VVa y April 2, 2018 Edward Kim Hotel Concepts 3926 Aurora Avenue N. Seattle, WA 98103 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Emailed: edkhn@hotelconcepts.us RE: File #18-101375-00-PC; PREAPPLICATION CONFERENCE Marriott Towne Place Hotel, 34839 Pacific Hwy S., Parcel No. 202104-9044 Dear Mr. Kim, The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and the meeting has been scheduled as follows: 9:00 a.m. — Thursday, April 19, 2018 Hylebos Conference Room Federal Way City Hall, 2" d Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at Ieila.wilIou hb -oaken ci offederalwa .com or 253-835- 2644. Si7,_�/4 '�'V - O'k e::�D Leila Willoughby -Oakes Associate Planner Dale Sweeney, emailed: daie.design3d izmaii.com (Agent) IS- 101375-00-PC Doc- I.D. 77524 CITY OF - Federal Way April 19, 2018 9 am Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE Proiect Name: Marriott Hotel Address:34839 Pacific H . S. File Number: 18-101375-00-PC City Hall Hylebos Room NAME DEPARTMENT / DIVISION TELEPHONE NUMBER Leila Willoughby -Oakes, Associate Planner Planning/Community Development 253-835-2644 Leila.Wiilou hh - 1, '?VW bwea 09ma w-N Oakes cit offederaiwa .com v� E 1 i AN �:t5 3 - NT — ZL77 3 D 2. ,1 ��oal .c791'VtCAS c�. e<'�l�ceS cak. 1�: A Q C Arr P641 /� S�es 253�3? 3. J - Dev vc s St,, d&uje,4e e _ � e C-4-") — �jIAJ �. 753 •94�-• 7Z43 ss 4. AAlf n- N 5 �t�t �u f�Y 5. s�wE� 3�VS7_94C arisSu c� c v. 6.rle.�+tr 1 LL�YpiYl �p Qla�s �a��t�' �s3—Fri—Zbvl 7. � ar low_ 1'�►J �� . ��/'. ZSI ''+ IS- 5�'�.1.��n �.u��. 8. J AC �l / Ir G� �Z� �-f�� '5le Here e- Lew, m rro, l HO fkz- 6cvc ev 175" 7_®1, - G G 7 --.9� � 3 9. 10. 11. 12. f.tAF+ ay*: Lis �. uS Lakehaven MU 1 M: LaKenaven vvater ana newer Towne Place Hotel District neither warrants nor guarantees 18-101375-00-PC the accuracy of any facility information 0 1200 1provided. Facility locations and conditions ,are subject to field verification. Feet 4/11/2018 BIA -.mo—pp� z eral "lay J Ride )210,49028 1015 20 2 164 9 -14' I.. -W.Major zu-211,i4- bd FW Rating 'IN. S 348TH 34815 111534815 91U91109��11534875 34819 ay Inn E pri 2102104 95 34827 3483944 • �� 104`04p4�/�( 202104 9027- � bL A�kCITY OF Federal Way March 24, 2017 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Joe Dinger, VP of Development Emailed:�_oti ravnivplace.com Pacific Northwest My Place Hotels LLC 1910 8"' Avenue NE Aberdeen, SD 57401 RE: File #17-101339-00-PC; PREAPPLICA ]ON CONFERENCE My Place Hotel, 34839 Pacific Hwy S., Parcel No. 202104-9044 Dear Mr. Dinger: The Community Development Department is in receipt of your preapplication conference request. The application has been routed to members of the UeveloPinew Review Committee and the meeting has been scheduled as follows: 9:00 a.m. — Thursday, April 13, 2017 Hylebos LOnfCrence Room Federal Way City Hall, 2" `r Floor 33325 8"' Avenue South Federal Way, W,lk 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at lei la.�V_iiil__u?I�'t_��rkes r?c3tvUPfederal��ay,com or 253-83 2644.5- _. T _ ._._ .. Sincerely, 4V6ev Leila Willoughby -Oakes Associate Planner c: Ed Kim_ HC FW LLC. 211 Dexter Ave. N.. Seartle, WA 98109 (Owner) r M �- LLj x 0 CD v Ln z J x U 1 VACANT 202104-9044 , T rl. 1�r1 T r - —wiw w w / �nnn A 1 JT-JTMMMGMRM� sow • w w , �:l c CD C7 0* CD O P7 45 FEDERAL WAY 44 0 .'a I CROSSINGS AL p FEDERWAY 0 185295-0010 R SECONDARY ELECTRICAL NOTES PD4 (GENERAL) 1. PROVIDE THROUGH LOCATE SERVICE FOR ALL SECONDARY CONDUIT ROUTES AND POLE INSTALLATION LOCATIONS. 2. SWAM ALL CONDUIT PRIOR TO INSTALLING CONDUCTORS. 3. FOR ALL 3-PHASE SERVICES, CHECK OWNERS ELECTRICAL ROTATION PRIOR TO INSTALLATION. COORDINATE ACCESS WITH PROJECT MANAGER. 4. COORDINATE SERVICE CUTOVERS WITH PSE AND PROJECT MANAGER. 5. PROVIDE AND INSTALL NEW SUPPORTS PER NEC ON OWNERS WEATHERHEADS, AS NEEDED AND INSPECT ALL PROPERTIES GROUNDING AT SERVICE. 6. PROVIDE TYPE II H10 RATED HANDHOLE ON OWNERS PROPERTY AS NEEDED TO AVOID EXCEEDING NEC CONDUIT BEND RESTRICTIONS. (34839 BILLBOARD) 7. REFEED BILLBOARD NTH UNDERGROUND CONDUIT FROM NEW TRANSFORMER VAULT. REPLACE METER CAN WITH BOTTOM FEED UNIT. 8. REMOVE WEATHERHEAD AND ASSOCIATED CONDUIT. 9. PROVIDE NEW GROUND ROD AND /6 BARE CU GROUNDING ELECTRODE CONDUCTOR FOR SERVICE. ,PPR REVISIONS Approved E BROAMT ENZINEEn ADDRESS 34839IBB1 ALL OTHERS 13022J..dwg FILENAME KPF 06116 DATE DESIGNED BY DATE BDC 06116 OATS DRAWNBY DATE KPF CHECKED BY O6/16 DATE DATE 1 _ D2EI AYS INN 20 i SOUTHPACIFIC HIGHWAY ■JT�11r SL CD = C T 1 46 JIMMY MAC'S 185295-0060 ( PLAN 0 10 20 40 60 SCALE IN FEET SERVICE CONVERSION SCHEDULE HASE AMPS �NERIALCONDLICTORJ CONDUIT UG CONDUCTORS FOR NOTES SEE [-PH j 30 1 #8CU I T' #8CU 7,8,9 PROVIDE EXCAVATION FOR RETRAINING PSE CONDUIT CUTOVER 3131 BID CITY OF Sea*attAw,564g0 75�1dSr�aoAe Federal Way -� (206)2,6.1640WA 1 T�"A" DOCUMENTS ry (206I28G164g {25i1E *rA ti www.kpgcan n n 19 BURGER KING 202104-9042 �. o o CD *c� o -u_ 47 0 o MGDOA D'S CD0 185295-007a d 0 o O 0 CORRESPONDING SHEETS RIGHT OF WAY PLAN 51 SITE PREPARATION PLAN 69 ROADWAY PLAN 88 ROADWAY PROFILE 107 INTERSECTION DETAILS 119. 120 DRAINAGE PLAN 134 DRAINAGE PROFILE 153 WATER & SEWER PLAN & PROFILE 189 IRRIGATION PLAN 256 LANDSCAPE PLAN 278 ILLUMINATION PLAN 299 CHANNELIZATION & SIGNING PLANI 341 JOINT UTILITY TRENCH PLAN 357 GENERAL NOTES 1. CONVERSION OF OVERHEAD UTILITIES TO UNDERGROUND FACILITIES SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING WORK: A. CONTRACTOR SHALL EXCAVATE JOINT TRENCH. B. CONTRACTOR SHALL FURNISH AND PLACE BEDDING MATERIAL. C. CONTRACTOR SHALL INSTALL UTILIT-FURNISHED CONDUITS FOR PSE POWER, OWEST, AND COMCAST PER THEIR RESPECTIVE PLANS. APPROXIMATE LOCATIONS OF EAC HUTILITIES' CONDUITS WITHIN THE JOINT TRENCH AS SHOWN ON THESE PLANS, SEE RESPECTIVE UTILITY COMPANY PLANS FOR EXACT LOCATIONS, NUMBERS AND SIZES OF CONDUITS. D. CONTRACTOR SHALL INSTALL UTILITY -FURNISHED HANDHOLES AND VAULTS AND MAKE REQUIRED CONNECTIONS TO CONDUITS PER THE UTILITY COMPANYS' RESPECTIVE PLANS E. UTILITY COMPANIES ARE RESPONSIBLE FOR WIRING AND CONVERSION OF THEIR RESPECTIVE UTILITIES F. CONTRACTOR SHALL BACKFILL TRENCH, PROVIDE AND FURNISH BACKFILL MATERIAL AS NEEDED, AND COMPLETE SURFACE RESTORATION. 2. THE UTILITY TRENCH ROUTE SHOWN ON THE PLANS IS APPROXIMATE, THE CONTRACTOR SHALL SEQUENCE CONSTRUCTION AND REROUTE THE UTILITY TRENCH AS NECESSARY TO AVOID CONFLICTS WITH EXISTING AND PROPOSED UTILITIES AND OTHER FACILITIES, ALL COSTS ASSOCIATED WITH THE MAINTENANCE OF OR RELOCATION OF EXISTING UTILITIES DUE TO CONFLICTS WITH THE UTILITY TRENCHING SHALL BE INCLUDED IN "STRUCTURE EXCAVATION CLASS B FOR UNDERGROUNDING OF OVERHEAD UTILITIES". 3. THE LOCATION OF EXISTING UNDERGROUNDING UTILITIES AS SHOWN ON THE PLANS IS APPROXIMATE AND THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THEIR EXACT LOCATION. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANIES, AS NOT ALL UTILITIES MAY BE SHOWN ON THE PLANS. 4. EXISTING PRIVATE IRRIGATION SYSTEMS ARE LOCATED THROUGHOUT THE PROJECT AND IN SOME CASES EXTEND INTO THE ROADWAY R/W. THE CONTRACTOR SHALL CONTACT AND COORDINATE WITH EACH PROPERTY OWNER PRIOR TO CUTTING AND CAPPING THESE IRRIGATION LINES TO INSURE THE IRRIGATION SYSTEM CAN OPERATE PROPERLY THROUGHOUT THE CONSTRUCTION. 5. UTILITIES WHICH ARE NOT ABANDONED SHALL BE SUPPORTED AND MAINTAINED DURING CONSTRUCTION. 6. FOR JOINT UTILITY TRENCH TYPICAL SECTION SEE SHEET 357. UTILITY NOTES PSE POWER POLE IN JUT - INSTALL PSE FURNISHED CONDUITS, FOR SIZE, NUMBER AND EXACT LOCATIONS. SEE PSE PLANS. CENTURYLINK IN JUT - INSTALL OWEST FURNISHED CONDUITS; FOR SIZE, NUMBER AND EXACT LOCATIONS, SEE CENTURYLINK PLANS. cCOMCAST IN JUT - INSTALL COMCAST FURNISHED CONDUITS; FOR SI NUMBER AND EXACT LOCATIONS, SEE COMCAST PLANS - AA CITY SPARES - (2) 4" DIA SCH 40 PVC CONDUITS WITH PULL ROPE! QSCUSTOMER DROP POLE TO WEATHERHEAD FOR U/G SERVICE CONVERSION. SEE DETAIL, SHEET 367. Pd POWER TRANSMISSION POLE TO BE INSTALLED BY OTHERS. PACIFIC HIGHWAY SOUTH PHASE V IMPROVEMENTS JOINT UTILITY TRENCH PLAN STA 47+00 TO STA 51+50 KPG PROJECT No. 13022 1 SHT 357 OF 372 VICINITY MAP TOWNE PLACE HOTEL 34839 Pacific Hwy. 5. Federal Way, WA Zoning = CE New Construction 4-5torie5 Type V-A) 5prinkled Occupancy = R- I 51te Area - 124,104 scl. ft. (2.85 Acres) Building Footprint - 12,402 sc[. ft. 85 Guest Rooms Total Building Area - 50,5 12 sct. ft. Parking: Standard - G2 Compact - 19 ADA - 4 Total - 8G RECEIVED MAR 2 8 2018 CITY OF FEDERAL Wty frw" i"' DEVELOPMENT Hotel Concepts Dale Sweeney - Architect 425-2G0-89G9 dale.deslcgn3d@gmall.com 7VESTIBULE CONNECTION CENTER SALES — — — — —— — ——— — OFFICE r , % � I I GENERAL I MANAGER LAUNCHING CLOSET I PAD CO ©�0� ONE BEDROOM QUEEN Iry.A-PINCH TABLE BRiUSFAST y u ROOM STUDIO X KING STUDIO X KING WELCOME WORKROOM DESK — MEETING ROOM 10 1 � U-� 0 HUB GUE p1 �I" VESTIBULE 01 IN A PIN Cfi w[�--p.� STORAGE C�Ai/ij CO3 U 167 07 o00 �r L.I STAIR SERVER CL CORRIDOR CORRIDOR _ o � f01 LAUNDRY© a BUFFET 61 GUESTROOM GUESTROOM f01 STORAGE ELEV ICE GUEST � ' I VESTIBULE VESTIBULE O,A �S 1i i ❑ � BIf fl DISPENSER `u '� ` LAUNDRY fl, AA HOUSE LAUNDRY ��' •`' �` 0 STUDIO Q/Q EN STUDIO Q/Q END [] E�y EMPLOYEE BREAK — n MECHANICAL STUDIO KING STUDIO KINGFgml0 C ACCESSIBLE ONE CORRIDOR a ACCESSIBLE ONE BEDROOM I BEDROOM ' r MENS BATH FOOD PREP . FITNESS CENTER ELECTRICAL] IR WOMENS BATH 1 ST FLOOR PLAN 1 2,862 SQ. FT. 1 / I G" = 1--o° ACCESSIBLE ACCESSIBLE KING STUDIO KING STUDIO i k==dONE BEDROOM QUEEN ONE BEDROOM QUEEN l ND STUDIO KING STUDIO KING STUDIO Q/Q CTR STUDIO 0/0 CTR STUDIO KING STUDIO KING STUDIO KING sruD�Q STUDIO Q/Q END SITE Ol 0i — GUESTROOM UESTROOM _ VESTIBULE N AU fl, 01 v tiJ R STAIP CORF r 101 01 OvA ON GUESTROOM tit VESTIBULE 01 • J STUDIO Q/Q END [] STUDIO KING STUDIO KING ACCESSIBLE i ONE BEDROOM QUEEN R f � VESTIBULE OvA f pi 61 f p,1 — — Os `J — pg O7 i.J UP STAIR u 01 01 o, _ 01 Dk GUESTROOM =LEV VESTIBULE o, 0 STUDIO Q/Q END ELEV STUDIO KING STUDIO KING STUDIO KING STUDIO KING STUDIO KING ' ONE BEDROOM QUEEN TOVyN E PLACE HOTEL ICE ICE 34839 Pacific Hwy. 5. DIS EN R $g Federal Way, WA LINEN STOR Dale Sweeney - Architect 425-2GO-89G9 dale.de516jn3d@6jma1l.c0m NOTE THE IyuI1gR OF ALL 0391E VNVMR)iKN UTILITIES 15� SHDM IN AN APPRDXUKTE WAY p0.Y, 0L° 00MAW SIULF. DETERMINE TIE MCI Lfx211Kx1 tl FIT. EOSfYC UTILITIES BEFORE COMMERCE 0 WORK. CONTRACTOR AGREL- TO BE FULLY RE70MEBLE ANY AND ALL DAMAGES WHICH MICR BE OCCASIONED BY HIS FAILURE T7 EXACTLY LOCATE J AND PRESERVE ANY AND ALL UNDERGROUND UTLIIIES. CALL 48 HOURS BEFORE YOU DIG 1.80O J245555 —J s V \ it c a N. r•im YI1 cP NORTH 'W-232.- L ■ WEST IN-2 .9 L 1 r L ,. ------------ J a E r I � FILTER FABRIC FENCE .� a w PER DTL 4/C4 (ON -SITE CLEARING LIMBS) u7 $ SEDIMENT TRAP PER DTL 5/Li' .TI TOP DIM, 34 TOP EL= 23.0 40 R91 r3 w T_ vI )LU. GU, I VYF-. GI, ROT.. -t, VV.IVI., T\II110 UUU141 I,VVjj - I E �, I PROPERTY INFO N PARCEL N0: 2021049140 ex CID RIM - ° I LGICAI!, PROMADDRESS xc rE I x+ 1105 SOUTH 3481H STREET NorI FEDERAL WAY, WA I w PROPERTY AREA- 3.13 ac. SITE AREA, O78 ac. ' A r r, r � I� `• � �'J, In LEGAL OEscmPnaN J. - I C I yTt1RE BUILDING FOOTPRINT I I it n, c K '1 ; I ci�: SSMHin �, c p� x• ' o I �} COMMENCING AT A BRASS CAP MUNICIPALITY SOU 22'49Y7' 31627 1 VICINITY MAP clal OF COSMOPOLITAN SEATTLE MONUMENT C8 �/� MARKING THE SOUTHWEST CORNER OF THE ` NORTHEAST QUARTER OF THE SOUTHWEST SCALE: N.T.S. QUARTER OF THE SOUTHEAST QUARTER OF - - — THE SECTION 20, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, GOVERNING AGENCIES PROJECT TEAM WASHINGTON. THENCE RUNNING NORTH OnO'41' EAST, 325.80 FEET TD THE TRUE POINT. OF BEGINNING, THENCE CONTNUING NORTH 0170'41' EAST, 303.54 FEET TO A f V CITY OF FEDERAL WAY OWNER /DEVELOPER NWCH INVESTMENTS POINT ON THE SOUTHERLY MARGIN OF SOUTH 33525 BTH AVENUE SOUTH FEDERAL WAY, WA 99063 5312 PACIFIC HIGHWAY EAST FIFE, WA 98424 ��y 48TH STREET, THENCE SOUTH BB39'46- tJ' PHONE: (253) 835-2700 CONTACT: JEFF W " EAST, ALONG SAID SOUTHERLY MARGIN, 9HOGAN PHONE (253) 922-317J �- 22-3 459.40 FEET. THENCE SOUTH 017641' WEST. WATER, SEWER Q o r 1NENCE SOUTH 8839'46' EAST. IAILf:NAVEN UTILITY DISTRICT ARCHITECT �2 FEET THENCE ' • MAX. W.S.= 233.0 a - V�'. L 1H WEST. ST AVENUE SOUTH ROBERT MERRIMAN ASSOCIATES or >� vT 115,41 FEET, THENCE NORTH BW32- WEST, FEDERAL WAY, WA 98063 2120 54TH AVENUE EAST t X BOT= 229.0 ;� ,� I I R'`: i~ 453-47 FEES TO THE TRUE POINT OF CONTACT: JOHN JENSEN FIFE, WA 98424 a3: lQb VOLUME= 1203 OF k y^ I r �•--- - ! ) K's m N BEGINNING, SUBJECT TO EASEMBIn PHONE (253) 946-5406 CONTACT: ROBERT MERRIMAN z� _ -___ _-_- ---_-- _' E '•g� i '� W RESERVATIONS AND RESTRICTIONS OF E PHONE (253) 922-7766 oc _ 6'xB'xT2' TO[iF I a -- •'�, ROCK CHrtCK OiW PER •q, ' ' FEDERAL WAY FIRE DEPT. CIVIL ENGINEER �c ."i'-8" 1WApRY SPACES •N E L TERRAFORMA DESIGN GROUP, INC. OT p, I r{= I OTT. 3/f 4 01D0 O/C CWISTRUCOIXN I I 47 i� I EXCEPT THAT PORTION THEREOF CONVEYED 31617 1ST AVE. SOUTH= FNTLINCE ROCJC PAD I : v.}r'. z m 70 KING COUNTY BY DEED RECORDED UNDER FEDERAL WAY, WA 98003 5212 37M AVENUE SW - 'i.•i - ,. R:= 234D PER DTL 1/C4 I I ��: - u (' ' ' ��` ��' RECORDING N0. fl[ID342. CONTACT: GREG BROZEK SEATTi, WA 9B12fi I PHONE (253) 946-7241 CONTACT: PEDRO OEGUZMAN, PE ' i-• �r -� ,A ' — _ •�+, rp I f 1 L PHONE (206) 923-0590 ±I )8 BERM I x f ' L . SLOPE INTO SITE I Ian SURVEYOR 'F6il21 lI T200- I�. OF LIGHT STANDARD •C� + ` • - =' .—r _ 3 �- I 220�NORTHWEST LAND 5T MAIN AVENUE SURVEYORS, LLC _ - 6 °01..7=,'�--'_ I - w . 7 I y. SO. 3481H ST. A WEST# - -- _ _ ""'1/$¢--- 000060 00 ¢ - 1' "^,;dr�� ` .It � NGIM-29 (K PUYALLUP, WA 9B372 _ p 0 00000 - r I TACT. DAWD SALMON, PUS • • -� �- - iC 4 0 ° D (:i sv' - '• -4:� i (253) 841-3953 a S_ 01 ��0 1 I n 1 6' WIDE RIPRAP v`�. r. • °� bQ a� O �; 'OVERFLOW SPILLWAY x X 0 yI PFR OT_ 5/C4 - i} u 0• 'N� D 0 0 v 1 --`------------- I °° ' + �- • ,w---� � � is �-` � I^i � 1 cn I _ FlLTER SACK CO I 'u CO i - -Zi m t. PROlDTL 7 •(�1'P). '•1 ,V r ' _ w --I + _ x v PER DlL 7/Cf-• I I,, ; m = ; vr• KSF o f ve f� ' (3PLAaS) :'7. i:o L • m" :� W ; NJ cn N,x _ NU NO1'20'44"E 293.5T' •- - ,, ; y m I ' ->A .. 7 1iFlI .� :f-" �b� _-7y¢-•'-- p_i-- D--__ D-- ' p^» _p_ D--. JD ^�D____D_-p__�_D__T70-- D_- _D—Ex or I + FILTER FABRIC FENCE ' ` I OR ATE MAINPER OIL I Jj I 17TH AVE. SOUTH 4L EXTENSION) I I _�___' -••y y - -5----5---^5--- 1 I g I 5�,, r .. S_---S-- 10 L YYY 5----5--__ II S-___S____S____ L I 1 _-_ S-___S__� I { �____Hr—N3— 1 1 1 _S__ I SEE SHEET C4 & C6 24 ElR ESC SUPERNSf�R CONTACT: r�* FOR EROSION CONTROL BOB'EIC•ELOW, NWCH, VIA: (253) 221-5892 I E DETAILS & NOTES f ti GRAPHIC SCALE 1 LEGEND - EROSION CONTROL EXISTING S PROPOSED ---�^^-- PROPERTY LINE --- R.O.W. CENTFRUNE ---- EASEMENT GRADING CONTOUR SPOT ELEVATOR WETLAND —'-'--- WETLAND BUFFER SWALE —D— STORM DRAIN —F— FILTER FENCE O 0 C3 ROCK ENTRANCE ® ROCK CHECK DAM ! CB FILTER SACK CATCH BASIN SHEET INDEX EROSION CONTROL PLAN C1 GRADING & DRAINAGE PLAN C2 CIML DETAILS C3 CIVIL DETAILS C4 CIVIL. SECTIONS C5 CIVIL NOTES C6 WATER PLAN WI SEWER PLAN SS7 ASBUILTURAW111% 0 I` D£C L HEREBY DECLARE TH THAT THE HORIZONTAL AND SYSTEM LOCATIONS OF THE STORM DRAINAGE AND ROAD SYSTEM SHOWN HEREON IS THE RESULT OF A FIELD SURVEY PERFORMED C � � BY ME OR UNDER MY DIRECTION.' �L�� 3.7•nto C a OEy aq40 10 *�v 7RYM,VL w90 dm,v PROJECT NO. 04025 PAD 3 Lu C� Q � Z O a3 0 � Q � LL1 = Q z J Z o Lu Q � J m Y O m FEDERAL WAY PRECONSTRUCTION/INSPECTION PHONE NO.: (253) 661-4131 SHEET TITLE PERMIT NO. 05-100035-000-00-CO PERMIT NO. 05-100035-000-00-CO EROSION CONTROL PLAN CITY OF FEDERAL WAY AS -BUILT ( IN FEET ) 1-h = 20 It DATUM: N.G.V.D.-29 SHEET NO. C1 NOTE DIE LOCA" OFAIL Qr �WQU.W Upjr_�S IS '�MW IN ANAPENII *4%ly rw. CON ERMTCR Ylkt R-MMINE PC DL;U WCATOIJ CIF &L DZ� UrAj7s u6m AGREES •0 1 E Mai ME, "GE'S WNXH WCH. L' LOCATE AND PRIESSM ANY AND ALL UNDERGROUND UDUTES. CALL 48 HOURS BEFORE YOU DIG 1-800-4245555 23Lt7 BW_iSffi 6111% 000r THICK RJPRAP PAD 4--Ir OUARRY SPALLS + LI v W/ FILTER FABRIC 5' LEI ECOLOGY BLOCK WALL ON ALL SIDES RETAIN. HEIGHT = 5' • TOP= 236.50 RM TO SEPARATE. STRUC7,,? PLANS FOR WALL Ji REQUIRES SEPARATE STRUCTURAL PERMIT. CAST -IN -PLACE AROUND PIPE INTRLSTDNS. V MCH� BLAU YNYL ZPAT 2a x4m0.0 puu r6l fAs --- V I �o "7 -Av wZE t .1 lo 'lw r"- 237.2 0 YR OVERFLO IN =vl NY W4 my $11"RE.AlIm BW= 230.0 [,84%M- 229.41 1371 S 2m x TEE CONY. TO FLOW PxR 'READER 8* PVC TO OF CONCRETE _v SPILLWAY= 2F49- 235.13 --1 --------- — --- Bob V^ UUML&K (am F'T_I 7 F— NO 1 -20'44 "E 293.51' --------------------- IN FEET _ F= 2D LOCAT., Rl" NOT KNO 726.v w CPA%MWL X1 29322 91 G" E zzai x =AD 237-00 l I p ING OVERHANG (TYP) ek v aw 2, % 2� CuEmpm 10'R/W �k Syi 35 IP 1.03 f- E)L 5(f R/W I In EnZ 6' z 23 00C- 2J 7asm • Iwo llWM EX. 4W CONC. AIRMY. f 7 t_ I . 41 216. 2'BC 236.42 231m FN 232,0 Ift 233.8 -:!a co 0 1,1 ZE: co oat CD m m D- 0---- D—LO—LO— D- --D---- D I ITHAVE. S w- DATUM: N.G.V.D.-29 LEGEND - GRADING &DRAINAGE EXISTING PROPOSED A.C. PAVING CONCRETE CONIC BLOCK WALL PROPERTY LINE R.O.W. CENTERUNE — — — — — — EASEMENT -- ICO —100— GRADING CONTOUR 4 SPOT ELEVATION GRADE BREAK WETLAND WETLAND BUFFER SWALE WATER MAIN SEWER MAIN D STORM DRAIN FIRE HYDRANT 19 WATER METER 04 >4 CATE VALVE 0 SEWER MANHOLE 0 w STORM CB 0 Q STORM MANHOLE -W -w .STORM PIPE SCHEDULE A 8' HOPE 20 's403 I a 12' HOPE 7 E 0.60z C B" HOPE 8 1 2.= D 0- HOPE a I I E B' HOPE 19 +35B% 274% F 10' HOPE 4 0 10' HOPE H 10' HOPE 31 91132 1 8' HOPE 47 H" ohm 1 10* HOPE 47 4 x 8 DIP, CL50 61 0.73% A 0 numu &6EnR 0-7 M 1 8" DIP, CL50 55 N 6' DIP, CL50 25 wx 0 B_ DIP.ULbU P 4- VVC, SUR35 7621-J603 bL PIPE TO 2� — IN MIR COVER, EXCEPT DUCTILE IRON LENGTHS REFLECT GIRT OF MH TO CTR. OF MH T — I ASaUILTORAWINGS 'J HEREBY DECLARE rdA THE EULWDMAJAND VERTICAL .00A71ONS,E STORM IAAHD AD SYSTEM SHOWN HEREON is THE &IQf rSURVEYPERFORMED BY ME OR UNDER MY 0QZCROo_* FEDERAL WAY PREC0INlSTRLXTIQN/JNSPE PERMIT NO. 05-100035-000-00-Co CITY OF FEDERAL WAY AS -BUILT I PHONE NO.: (253) 661-4131 PERMIT NO. 05-100035-000-00-Co elk PROJECT NO. 04025 PAD LLJ c/) 0 in g Lu -.11 z- > uj IN, 0 Fs 0 SHEET TITLE GRADING & DRAINAGE PLAN SHEET NO. C2 1 I W� 0 1� LU00 im IN VI Rz W LLJ a � O ._ 0 OL '` Q 91 3. T _ W J � 4 L wry-• ��. ti j ;: ?L A IL' Ll z *-- WV �1_ O Surveyors description for Lot 0 King County Lot Lin, Adjustment No. 8602004 Commencing at a brass cap Municipality of Cosmopolitan Seattle m numents.marking the S outhwesL corner f the Northeast quarter t quarter of the .t h .. t quarter of the Soua f Section 21. Township 21 Barth, Range 4 East, N.M., in King County, 7. - 7- = I I I Washington; ton; thence runningNorth I 2041 East, 326.60 E to the True rue Paint of Beginning; thence continuing North 01 21' 41" East; 30.3.54f e e t to apointon : thultha r1 y margin of South 34 th Street ; thence ,,39 . 46., e SoEast, along said Southerly margin, 459.11 feel; thence South 01 20, 41., ,,L, feet; 216 22 fthence South 115.41 feet, then.. 11 . rtth . ". 4'. East, 31. " 'e' ; t�e!. South 22 49. 11'West; 07 32 S 348th West, 453-4 7 feet to the True point of Beginning. inning. -Subjectto-- La T if" —en e.t S . reservations and restrictions of record. Y737- • �' Eo,Jr y�f EXCEPT the north 20' thereof. LOT OVA k r kk P�Y J, All lw k '.e'jr_ Aj Zi I 'V7- 5e 1AY'a"!F- -:%-�4�- 7.106 Z_ 7Z), -1 Mo f - - ------------- OP C4Wb7;VZIU77421,1 al"t 77 < 0 0 In % to Cn CIJ 'M o Is qg -J- 71 ly 4.1 ij. To mg 4' NOTE: BUILDING �.5 Lot X_C ' and ' are under same ownership F-F, =244.00 C2- C i .K.C. NO. C 89 —1654 CALL AB HOURS BEFORCYOU.DIG 04 04 w w 0 0 cn cn w Z J _ F, 0 DAYS INN BURGER KING VACANT RIGHT OF WAY mi M I Q > yy S + r FF 5� ■ it �'>A-�.,y.-day.. #•. i? o l 9J�, : ?"li ta�� 17....�� :� ��>��w�� t�• � Jam -PACIFIC HIGHWAY SOUTH ■ ©'rJT � ti Q r � ► T lr . •i 1 r �e v� K REVISIONS Approved By I2l2271FmZ." STATE CIF e t)yGINEFRMhV1VZER DATE PrLSHAUE cs DESIGNED BY 06116 DATE WASHINGTON REGISTERED {AN ARCHITECT 3njW Qg 7a12Jcfyaxl,S� BID CITY DP Federal PROJECT MANAGER DATE C$ DRAWN BY OfiTE DATE seen,-w,,sa+al Txmu, A, 02 DOCUMENTS EG 06118 TH SON �� } PROJECT ENGINEER GATE CHECKED BY DATE CERT1FPt4TE NO. 538 — CONSTRUCTION NOTES 01 SOD LAWN AREA, INSTALL 4- TOPSOIL TYPE A, TYP. QPLANTER AREA, INSTALL 12- TOPSOIL TYPE A AND 2' BARK OR WOOD CHIP MULCH, TYP. 0 4 STORMWATER MEDIA FILTER TREE ONLY TO BE INSTALLED IF FILTERRA UNIT SELECTED. OEXISTING TREE TO REMAIN, SAVE AND PROTECT PER DETAIL SHEET 290. 0 SLOPE RESTORATION; HYDROSEED ENTIRE DISTURBED AREA WITH RESTORATION SEED MIX. O7 LAWN RESTORATION AREA; INSTALL 2' TOPSOIL TYPE A AND HYDROSEED ENTIRE DISTURBED AREA WITH SEEDED LAWN MIX 0 INSTALL 2' BARK OR WOOD CHIP MULCH OVER EN11RE DISTURBED AREA. OPLANTER RESTORATION AREA; INSTALL 6" TOPSOIL TYPE A AND 2" BARK OR WOOD CHIP MULCH OVER ENTIRE DISTURBED AREA AND REPLANT TO MATCH EXISTING, AS DIRECTED BY THE ENGINEER. 10 DECORATIVE STAMPED CONCRETE PAVEMENT. 1Q INSTALL 2" PEA GRAVEL OVER ENTIRE DISTURBED AREA. PACIFIC HIGHWAY SOUTH PHASE V IMPROVEMENTS SEE SHEET 290-291 FOR LANDSCAPE SCHEDULE, DETAILS AND GENERAL NOTES. CORRESPONDING SHEETS RIGHT OF WAY PLAN 51 SITE PREPARATION PLAN 69 ROADWAY PLAN 88 ROADWAY PROFILE 107 INTERSECTION DETAILS 119,120 DRAINAGE PLAN 134 DRAINAGE PROFILE 153 WATER & SEWER PLAN & PROFILE 189 IRRIGATION PLAN 256 LANDSCAPE PLAN 278 ILLUMINATION PLAN 299 CHANNELIZATION & SIGNING PLAN 341 JOINT U11UTY TRENCH PLAN 357 LANDSCAPE PLANS STA 47+00 TO STA 51+50 KPG PROJECT No. 13022 1 SHT 278 OF VICINITY MAP f �._...� 12�171/2° SITE PLANL i s>-1 a6c ?a -,Lk TOWNE PLACE HOTEL 34839 Pacific Hwy. 5. &6 '\ Federal Way, WA Zoning = CE �.t�•��'` °L°� ,�z-—`��40� S�` New Construction° ' - 4-5torie5 Type V-A) 5prinkled s RECEIVED Occupancy = K- I l LIAR 2 8 2018 51te Area - 1 24, 104 sc[, ft, (2.85 Acres) CITY OF FED- w�q Building Footprint - 12,402 scl,. ft. �'�M-Y•�-%�S COMMUNMYDEVE,OPMEE-'T 85 Guest Rooms Total Building Area - 50,5 12 50[. ft. P� �`'�� hotel Concepts .� IA2lvlrt w Standard - 62 �vt.�-`�- �� '(�.�d -r 5 #�►�-e�-L �°""��"'A� Compact - 19 ;�� SLR pie. C_65,, Dale Sweeney - Architect - 4 ADA �,,,e�tc� ; r•[� 425-260-8969 Total - 8G G" w'4�) rryie,.->& dale. de5ign3d@gmaiI-corn A .! TOWNEPLACE SUITES �-T I■■■■IIIIII�IfIIIiI��IlilEll�I�r��t■S�■ �■fil■■ ��■■ ■1 ism� i i'' �1' I i'■1■=■1= It ■I'�' Lam I I I ■- ■ ■1 =1■ I ' I I �11 I I 0 11, LIM Elm In mill Is�■I 1■ ■ ■�'�' �I I !Illl l!Illfli!!If Illil!!I 1 ��` iriiiru i lu �:� E iiimr...... ■1 I ■;I I I� M1.I III ■■'I!��■ism ■�■jMEOW ICI! ■� SUITES A r TOWNEPLACE