Loading...
05-101485-PCC17Y of CITY HALL Federa 11 ay Feder Avenue South • Box 9718 Federall Way, WA 98063-971718 (253) 835-7000 www. cityoffederal wa y. com April 29, 2005 Mr. Ed Abbott, AIA Abbott Heys and Associates, Inc. ' 830 4t' Avenue South, Suite 201 Seattle, WA 98134 Re: File #05-101485-000-00-PC; PREAPPLICATION CONFERENCE SUMMARY New Hotel at Gateway Center; 31626 28'h Avenue South, Federal Way Dear Mr. Abbott: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held on April 21, 2005. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and Federal Way Fire Department. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Senior Planner Lori Michaelson, AICP, (253-835-2645, or lori.michaelson(�cityoffederalway.com). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal includes an eight -story hotel with a total 73,950 square feet and 120 guest rooms. The subject site is a 51,000 square foot undeveloped parcel,' located in the northeast corner of the "Gateway Center" shopping center. The preapplication site plan shows that parking for the hotel will be provided by existing parking on the adjacent lots to the south of the site. The site is currently zoned City Center -Core (CC-C). 1 Gateway Center Lot 5, APN #0921049185 File #05-101485-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page 2 April 29, 2005 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. ■ Planning Division • As discussed in the Traffic Division comments below, the preapplication site plan may not reflect, and hotel placement may be impacted by, the actual location of the adjacent South 317'h Street right-of-way. The Traffic Division notes other potential constraints related to site access and circulation. • Parking as proposed on the adjacent lot appears to meet code requirements, subject to title verification with formal application review. ■ If the project will include any proposed modifications or intrusions into the existing improvements on the adjacent lot, any such activities must be authorized by the lot owner(s). ■ Public Works Development Services Division This project meets the requirements for a Full Drainage Review. The project lies within a Level 1 flow control area. The project also lies within a Basic Water Quality Area. In lieu of onsite detention, the applicant may elect to convey stormwater to the Kitts Corner regional facility, if the downstream conveyance system has the capacity. ■ Public Works Traffic Division 1. The new Washington State Department of Transportation (WSDOT) limited access right-of- way and round -about is not shown on the plan set and is required for the traffic analysis impacts. 2. Driveway sighting shows a location too close to the intersection of Gateway Boulevard at South 317t' Street. 3. A transportation impact analysis is required; the analysis may show additional off -site improvement needs related to the proposed development. 4. Frontage improvement requirements and coordination with WSDOT project is required. ■ Building Division 1. Per the FWCC, high-rise buildings shall mean all buildings seven or more stories, or having floors used for human occupancy located more than 55 feet above the lowest level of fire dep-.miient vehicle access. File H05-101495-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page 3 April 29, 2005 2. Per the FWCC, high-rise buildings shall be provided with fire protection systems in accordance with International Building Code (IBC) § 403.2 through § 403.13, and IBC Chapter 9 as adopted by this code. 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. PLANNING DIVISION (Lori Michaelson, 253-835-2645, lori.michaelson@cityoffederalway.corn) Land Use Review Processes, Fees 1. Land Use Review Process — The subject site is currently zoned "City Center -Core (CC-C)." The proposed hotel is a permitted use in the CC-C zoning district, subject to "Process III" land use approval? Process III is an administrative review by the DRC with a written decision by the Director of Community Development Services. When SEPA applies (as noted below), the Process III decision is issued after the SEPA determination and completion of the SEPA appeal period. The Director's Process III decision can be appealed to the Hearing Examiner. Building permits can be issued after Process III approval is granted. 2. State Environmental Policy Act (SEPA) — The proposal is subject to environmental review under SEPA. A completed SEPA checklist and SEPA application fee must be submitted along with the Process III application. The City's environmental determination, and associated appeal period, precedes the Process III decision. Any appeals of the City's environmental threshold determination are decided by the Federal Way Hearing Examiner. Land Use Application Fees — The Process III land use application fee is currently $2,071.50, and the SEPA application fee is $832.50. Other fees related to building permits and inspections, and Public Works review and inspections, will apply. 4. Process III Application Submittal Requirements — A development requirements checklist for Process III and a master land use application are enclosed, along with applicable code sections. 5. Public Notification — Public notice of the Process III application and the City's SEPA threshold determination is required. The City will publish, post, and mail such notices to adjacent property owners' in accordance with City procedures. Accordingly, the application must include two sets of stamped envelopes, addressed to all owners of real property located within 300 feet of all site boundaries, as well as an assessor's map showing the mailing radius, and a separate paper list of the addressees. For information on obtain the mailing labels, refer to the City' handout "Mailing Labels" and application form. 2Per FWCC § 22-795, hotels are subject to Process II review. However, per FWCC § 22-161, Process II applications that are not categorically exempt from review under the State Environmental Policy Act (SEPA) are subject to Process III instead of Process II. 3 Per FWCC § 22-392, public notice for projects located on or within 300 feet of residentially -zoned property must be mailed to all property owners within 300 feet of each boundary of the subject property. Because property zoned multifamily residential is located adjacent to the north of the property, this mailing requirement applies. File #05-101485-000-00-PC Doc.1D. 31159 Mr. Ed Abbott Page 4 April 29, 2005 6. Land Use Review Timeframes — The City's land use decision is subject to a 120-day maximum review time from the date of a complete application to approve, disapprove, or return the application, unless the applicant agrees to an extension of such time period. However, the 120-day time clock is suspended at any time that the City requests additional information from the applicant. Throughout project review, the applicant will be kept informed in writing of the status of the 120-day clock. Effect of Process 111 Decision — In accordance with code requirements, the applicant must begin construction or submit a complete building permit within one year of the Process III decision, or the decision is void. In addition, the applicant must substantially complete construction for the actions approved under the Process III decision within five years after the final decision on the matter. Provisions for certain extensions of these timeframes are set forth in code.a Key Design and Dimensional Requirement? — Maximum building height for the proposed hotel is 95 to 145 feet above average building elevation.6 Any proposed height increases above 95 feet would be reviewed as part of the Process III decision, pursuant to the applicable decisional criteria in code.' Although no preliminary building elevations were submitted, the project is described as 88 feet in height. This meets code, subject to verification with a formal application. Structural Setbacks — The "front yard setbacki' for buildings and other structures is zero feet if the ground floor fagade is 60 percent transparent glass and meets the applicable design criteria.9 Otherwise the front yard setback is 10 feet. Side and rear yard setbacks are zero feet. Where no building setbacks apply, required landscaping such as perimeter landscaping, parking lot buffer landscaping, and foundation landscaping may affect he location, design, or orientation of buildings or related structures (see Landscaping, and Community Design Guidelines, below). The preliminary site plan indicates building setbacks of 20 feet or more from all property lines. This would meet code requirements, subject to verification with a formal application. • Property Lines as Point of Measurement — Property lines as shown on the submitted site plan must reflect any required right-of-way dedication, and all dimensional standards, such as structural setbacks and landscaping are measured from the ultimate property line(s). ■ Maximum Lot Coverage — No maximum lot coverage is established in code. Instead, the buildable area is determined by other site development requirements, i.e., required buffers, parking lot landscaping, surface water facilities, etc. Modifications to Site Design and Dimensional Requirements — Through Process III, the Director of Community Development Services may modify required yard, height, landscape, and buffer, and other site design and dimensional requirements for a proposed development that meets the criteria at FWCC § 22-795, Special Note #1. 4 FWCC § 22-408, -409, "Time Extension" 5 Refer to applicable portions of FWCC § 22-795 Use Zone Chart, "Hotel, Convention or Trade Centers." 6 "Average Building Elevation" is defined in FWCC § 22-1, "Definitions." 7 FWCC § 22-795, special notes #1 and #4 govern height increases above 95 feet. 8 Projects with frontage on two streets, such as this, may designate which frontage is the "front yard." 9 Refer to FWCC § 22-795, Special Note #3. File N05-101485-000-00-PC Doc. I D. 31159 Mr. Ed Abbott Page 5 April 29, 2005 9) Parking — The project is required to provide a minimum of one parking stall for each guest room, or 120 stalls for the proposed 120-room hotel. Parking may be located on the subject property or on an adjacent lot, as proposed, subject to applicable code requirements.'0 All parking stalls designated to serve the proposed use, on the subject property and on the adjacent lots, must be identified as such on the site plan. The site plan shall also depict dimensions of parking stalls and drive aisles (refer to the enclosed parking lot design standards). According to the preapplication site plan, the project proposes to provide all required parking on the adjacent existing surface parking lot (on Lot #8). In the City Center, businesses or uses sharing parking may reduce the number of required parking spaces, up to a maximum of 20 percent of the number of spaces otherwise required, if approved by the Director of Community Development Services, provided, that the reduction does not exceed the number of shared spaces reasonably anticipated to be available to the applicant during the applicant's peak hours of parking demand. Such a request would be decided on the basis of the following code -required information, to be provided by the applicant, prior to or concurrent with the formal application: (1) a parking demand study, prepared by a professional traffic engineer, demonstrating that the peak hours of parking demand for the businesses or uses which propose to share parking will not substantially conflict; (2) a site plan documenting that the shared parking facilities and buildings which they serve shall be connected with pedestrian facilities improved according to the standards in FWCC § 22-1634(d)(2), with no building or use sharing the parking located more than 500 feet from the most remote parking facility, as measured from the closest portion of the parking facility to the nearest building entrance that the parking areas services; and (3) a written agreement, existing or proposed, drawn to the satisfaction of the City Attorney and executed by all parties concerned assuring the permanent availability of the number of stalls designed for joint uses for the life of the uses. The parking detail titled "Existing Parking at Gateway Center," submitted April 20, 2005, and accompanying chart of existing site uses and related parking requirements is acceptable as submitted. The project may locate parking on the adjacent site, provided the parking is permanently reserved for this use. A title report is required to accompany the Process III application and will be reviewed to determine if any other requirements apply. The adjacent property owner may be required to authorization the application depending upon the proposal and the terms of the existing title report. In addition, any proposed modifications to Lot #8 would require owner authorization. 10) Landscaping— The Process III application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape code." Project designers must examine the complete landscape code and address all applicable requirements. Following are the key landscape requirements and related information pertaining to the project. Perimeter Landscaping,2 — Five feet of "Type III" landscaping (defined below) must be provided along all property lines, with the following exceptions and additional standards. Unless the perimeter buffer requirement is modified pursuant to a modification request (see Landscape Modifications, below), no structures or other improvements will be permitted in required perimeter buffers. 10 FWCC § 22-1422(b)(1), (2) 11 FWCC Chapter 22, Article XVII, "Landscaping" 12 FWCC § 22-1566(g) File 005-101485-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page 6 April 29, 2005 No landscaping is required along common property lines between properties for which a reciprocal parking and access agreement has been recorded. For properties zoned CC-C, no landscaping is required between entrance facades and an abutting public sidewalk within a public right-of-way. Parking areas adjacent to public rights -of -way must incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height with trees, shrubs, and groundcover, in a number to efficiently substitute for the berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval by the Director of Community Development. Interior Parking Lot Landscapingt 3 — "Type IV" landscaping (defined below) in a total amount of 22 square feet per parking stall must be incorporated into parking areas. Additional parking lot design and landscape requirements apply under the Community Design Guidelines, below. Landscaping Types Defined14 - Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs, and groundcover; spaced to provide a visual buffer creating a partial visual separation. Type IV landscaping consists of trees planted with supporting shrubs and groundcover, spaced appropriately for the species type and to provide visual relief and shading while maintaining clear sight lines typically used within vehicular paved areas. Landscape Modification/ 5 — The code provides a variety of modification options to required landscaping, including reducing or averaging perimeter buffer widths. Landscape modifications may be requested pursuant to FWCC § 22-1570, and will be reviewed and decided upon in conjunction with the Process III application. Such requests must be submitted in writing and include a narrative describing how the proposed modification meets the applicable modification criteria listed in the code. Significant Trees16 — A significant tree inventory must be provided with the Process III application. Significant trees are defined by the FWCC as evergreen or deciduous trees in good health, and a minimum of 12-inch caliper, or 37 inches in circumference, measured 4.5 feet above the ground. Significant trees do not include red alder, cottonwood, poplar, or big leaf maple. Generally, at least 25 percent of the significant trees on site must be retained, or replacement trees will be required to be provided. Site design should maximize retention of significant trees wherever possible. In addition, pursuant to the design guidelines below, significant trees within a 20 foot strip around the site perimeter must be retained or replaced. 11) Community Design Guidelines" — FWCC § 22-1634 and § 22-1635 contain guidelines applicable to all types of development. Additional guidelines specific to projects in the City Center are contained in FWCC § 22-1638(c). Project designers must consult the guidelines in their entirety when preparing the Process III application. The application must include a written narrative identifying how the project complies with all applicable guidelines, as detailed in the FWCC. A full design review will follow submittal of a formal application. 13 FWCC § 22-1567, "Parking Lot Landscaping" 14 FWCC § 22-1565, "Landscaping Types" 15 FWCC § 22-1570, "Modification Options" 16FWCC § 22-1568, "Significant Trees" 17FWCC Chapter 22, Article XIX, "Community Design Guidelines" File #05-101485-000-00-PC Doc, LID. 31159 Mr. Ed Abbott Page 7 April 29, 2005 Since the preapplication did not include preliminary building elevations, the City is unable to provide any specific design related comments at this time. Projects in the City Center must pay particular attention to design elements such as building modulation and articulation, entrance orientation and treatment, and pedestrian connectivity and pedestrian amenities. City staff would be happy to review and comment on preliminary elevations prior to formal application. Crime Prevention Through Environmental Design —The formal application must also include a completed "Crime Prevention Through Environmental Design" (CPTED) checklist, pursuant to FWCC § 22-1632. 12) Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. Exterior trash receptacles and recycling are subject to architectural and/or landscape screening requirements18 and total area requirements.19 Trash facilities may not be located in required yards (setback areas) or required landscape buffers. Solid waste and recycling facilities must be provided in the amount of three square feet of storage space for every 1,000 square feet of gross floor area, with a minimum area of 65 square feet, and a maximum of 1,000 square feet. Contact Waste Management with any questions regarding trash and recycling facilities. 13) Rooftop Mechanical Equipment — Such equipment must be architecturally screened from public view,20 with a corresponding elevation detail provided with the formal application. 14) Signage — Signs for the project are subject to a separate permit, and the requirements of FWCC - Chapter 22, Article XVIII, ."Signs." Any questions about sign permit requirements should be directed to Code Compliance Officer Martin Nordby at 253-835-2631. PUBLIC WORKS DEVELOPMENT SERVICES DMSION (Sean R. Wells, P.E., 253-835-2731, s e ani.w ells(a�cityo f f e dera lw ay. co m} Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM), and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 2. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 18 FWCC § 22-960; §22-1565(b),(d); § 22-1634(0 19 FWCC § 22-949 20 FWCC § 22-960 File N05-101485-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page R April 29, 2005 In lieu of onsite detention; the applicant may elect to convey stormwater to Kitts Corner regional facility. The fee for this is $21,609 per acre and will apply to the entire site .irrespective of proposed impervious area. The downstream conveyance system must have capacity for the additional stormwater. Any necessary upgrades to the downstream conveyance system will be the responsibility of the applicant. 4. Soil logs will need to be provided to verify infiltration suitability, if proposed. 5. Show on the preliminary plans, with dimensions, the proposed location of the detention and water quality facilities. Right -of -Way Improvements See the Traffic Division comments from Senior Traffic Engineer Maryanne Zukowski for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3 All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. Frontage improvement requirements apply to the parcel's entire street frontage, not just the portion of the site that is being developed. Building (or El) Permit Issues The "Federal Way Development Standards Manual" (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.ci offederalwa .coin to assist the applicant's engineer in preparing the plans and TIR. 2. A final TIR shall be prepared for the project and submitted with the permit application. The final TIR will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. The applicant shall reimburse the City for the cost of all required regulatory, warning, and street name signs that are installed, prior to acceptance by the City of all other required improvements. 5. Bonding is required for all improvements 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 for a two-year maintenance period. File N05-101485-000-00-PC Doc LD 31159 Mr. Ed Abbott Page 9 April 29, 2005 6. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities), and street systems for 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. 7. When topographic survey information is shown on the plans, as may be required, 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. 8. All drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. 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. No architectural scales are permitted on engineering plans. 9. Provide cut and fill quantities on the cleaning and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the building set plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Maryanne Zukowski, P.E., 253.835.2742, m ary a nne. zu kows ki@c ityoffed a ra lw ay.com) 1. Based on the Institute of Transportation Engineers Trip Generation 7`" Edition Land Use Code 310 (Hotel), the project is expected to generate 71 weekday PM peak hour trips, 980 daily trips. A traffic impact analysis (TIA) prepared by a traffic engineer is required to assess project impacts and determine mitigation measures. The TIA study shall also include the following analysis: ❑ Sight Distance per AASHTO ❑ Queuing ❑ Neighborhood Impacts ❑ Left/Right Turn Lane Warrant/Signal Warrant/Traffic Circle (WSDOT round -about impacts) ❑ Safety *Based upon determinations made in the TIA, intersection improvements may be required at South 317"1' Street and Gateway Boulevard. Because the drawings to not show the new WSDOT limited access areas, staff is unable to forecast review work that would be required by the WSDOT for improvement needs at this intersection. Channelization improvements required for the project are a long lead-time item. 2. The applicant/owner needs to submit a value estimate for the proposed project. This data will be used to determine if the project would meet the City's 25 percent threshold for requiring street frontage improvements as identify in FWCC § 22-1473. File#05-l01485-000-00-PC Doc J.D. 31159 Mr. Ed Abbott Page 10 April 29, 2005 3. Per. FWCC § 22-1474, the applicant/owner would be expected to construct half -street improvements consistent with the planned roadway cross -sections as shown on the Federal Way Comprehensive Plan (FWCP) Map 11I-6 and Capital Improvement Program (CIP) shown as Table 1I1-19. Based on the materials submitted, staff conducted a limited analysis to determine the required frontage improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct half -street improvements on the following streets: a) Gateway Boulevard. As a Type Q "City Center" street, consisting of a 40-foot street with curbs & gutter, street trees, 12-foot sidewalk, streetlights, and three-foot utility strip in a 70-foot right-of-way. The improvements shall be from street centerline. Right-of-way dedication to the City may be required. See item (7) for the procedures required for the right of way modification. b) South 317`h Street. As a Type O street, consisting of a 34-foot street with curbs & gutters, six- foot planter strip with trees, six-foot sidewalk, and streetlights in a 68-foot right-of-way. Coordination with WSDOT plans is required and the right-of-way may be required to be dedicated to the City. See item (7) for the procedures for the right of way modification. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes. Taper rate shall be based on WSDOT Design Manual, WS^2/60 or AASHTO, as directed by the Public Works Director. 5. Right-of-way dedication shall be conveyed to the City through a Statutory Warrant Deed and must have clear title prior to recording. 6. The applicant may make a written request to the Director of Public Works to modify, defer, or waive the required street improvements. Both streets may be on the right of way modification request, and staff will support this request. * Per FWCC § 22-1543, only one driveway for each 330 feet of lot frontage is permitted. Additionally, the driveway must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. 7. The applicant/owner may need to send the TIA and channelization plan to WSDOT for review and comment. 8. Please provide photo documentation within the report of the sight distance analysis. The photo must show the location of the sight distance standard in the picture, as well as the location of the viewer. If a photo cannot be provided, plan sheets with plan and profile within the report can also provide the site distance documentation. If this method is used, place the distance requirements as met on those documents and provide this information within the appendix of the report. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.s rout citvofi'ederalwa .corn 2003 International Building Code (IBC) with Washington State Amendments, 51-50 WAC 2003 International Residential Code (IRC) with Washington State Amendments, 51-51 WAC File #05-101485-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page 11 April 29, 2005 2003 International Mechanical Code (IMC) with Washington State Amendments, 51-52 WAC 2003 International Fire Code (IFC) with Washington State Amendments, 51-54 WAC 2003 Uniform Plumbing Code (UPC) with Washington State Amendments, 51-56, 51-57 WAC 2003 International Fuel Gas Code (IFGC) with Washington State Amendments, 51-52-21000 WAC 2003 Washington State Energy Code (WSEC), 51-11 WAC 2003 Washington State Ventilation and Indoor Air Quality Code (WSVIAQC), 51-13 WAC National Electric Code (NEC), 2005 edition Accessibility Code IBC 2003 Current state amendments are dated July 1, 2004. As of January 1, 2002, the state amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Occupancy Classification: R-1 Type of Construction: 1 -A Floor Area: proposed 73,950, 120 guest rooms Number of Stories: eight Fire Protection: fire alarm system and fire sprinkler system required Wind/Seismic: Basic wind speed 85 Myh, Exposure, B 25# Snow load, Seismic Zone D-1 Submit a complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: Soils report X Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State Registered architect's stamp is required for additions/alterations (new or existing) of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit two copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. Energy code compliance worksheets are required to be completed and included with your permit application. File #05-101485-000-00-PC Doe. I.D. 31159 Mr. Ed Abbott Page 12 April 29, 2005 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. Review Timing The first comment letter can be expected within seven to eight weeks of submittal date. Re -check of plans will occur in one to three weeks after resubmittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from Community Development Services. Federal Way has an expedited review process. Information is available at our front counter and website www.cityo5ederalwqy.com. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies, or by agencies approved by the Building Official prior to permit issuance. Construction must be approved by all reviewing departments prior to final Building Division inspection All concerned departments (planning, public works, electrical, fire) must sign off before the Building Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor, and any other interested party should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements Per the FWCC, high-rise buildings shall mean all buildings seven or more stories, or having floors used for human occupancy located more than 55 feet above the lowest level of fire department vehicle access. 2. Per the FWCC, high-rise buildings shall be provided with fire protection systems in accordance with IBC § 403.2 through § 403.13, and IBC Chapter 9, as adopted by this code. 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. File #05-101485-000-00-PC Doc. I D. 31159 Mr. Ed Abbott Page 13 April 29, 2005 LAKEHAVEN UTILITY DISTRICT (]Brian I. Asbury, 253-946-5407, basbury lakehaven.or Water Issues If additional hydrants or other fire protection systems are required or indicated, a developer extension agreement will be required. The District encourages the owner to apply separately to the District for the developer extension agreement process early in the pre-design/planning phase to avoid delays in the overall development process. 2. The elevations in this area are such that District standards for minimum water pressure (40 psi) cannot be met, for finished floor elevations above 479 feet (mean sea level), without significant upgrade of District facilities. In lieu of constructing such an upgrade, water service to this property will be conditioned upon the execution of a "Low Pressure Water Service Agreement." The District recommends the installation of individual booster pumping and storage facilities (such as a hydro - pneumatic type system), at the owner's expense, to ensure the delivery of an adequate supply of water to the premises at a pressure above the minimum value established by the District's current standards. Such system shall be installed as part of the owner's plumbing system, beyond the downstream side of the water meter, together with cross -connection control in accordance with WAC 246-290-490, and thereafter be the sole operation and maintenance responsibility of the owner or their successors in ownership of the property. The owner will be required to complete a Water Use Questionnaire (WUQ); with baclflow prevention requirements, if any, to be determined upon review of said WUQ. Sewer Issues It appears the proposed building may encroach on existing sanitary sewer main and easement. Utility conflicts should be identified and coordination should occur as early as possible in the planning process, to avoid such conflicts. If the proposed building location cannot be designed to avoid main and/or easement encroachment, a developer extension agreement will be required to relocate mainline sewer facilities to serve the site. The District encourages the owner to apply separately to the District for the developer extension agreement process early in the pre-design/planning phase to avoid delays in the overall development process. 2. A side sewer permit is required for any new connection to the sanitary sewer system. Minimum slope for side sewers is two percent. The owner will be required to complete a Sewer Use Survey (SUS); with pretreatment requirements, if any, to be determined upon review of said SUS. 4. In addition to all other side sewer installation standards, installation of a Type I, 48 inch monitoring manhole is required on the private building/side sewer line. General Comments The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency will be estimated based on anticipated water use (one ERU equals 255 gallons per day for water and 220 gallons per day for sewer). The owner will be required to provide a File#05-101485-000-00-PC Doc I.D. 31159 Mr. Ed Abbott Page 14 April 29, 2005 reliable estimate of proposed water consumption (commercial and irrigation) for the property (information from a similar facility may be submitted hi lieu of a new estimate). Capital Facilities Charges will be assessed and collected for any increased use above that which may have been previously paid, including increases attributable to usage associated with existing service. Actual water consumption will be monitored and additional Capital Facilities Charges may be assessed within five years of original connection. The District's current Capital Facilities Charges are $3,212/ERU for water and $2,702/ERU for sewer. 2. Credit is available for this property from connection charges previously assessed under Utility Local Improvement District No. 21, at the rate of 4.0 ERU per acre for sewer only. 3. All comments herein are valid for one year and are based on the proposal(s) submitted and the District's current regulations and policies. Any change to either the development proposal(s) or the District's regulations and policies may affect the above comments accordingly. FEDERAL WAY FIRE DEPARTMENT (Chris Ingham, 253-946-7244, chris.ineham@federalwavfire.ore) Water Supplies for Fire Protection The required fire flow for this project is gallons per minute. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. This project will require fire hydrant(s). Existing fire hydrants on public streets are available for this project. 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. When any portion of the facility or building protected is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains capable of supplying the required fire flow shall be provided. Fire hydrants: 1) Shall be located not more than 300 feet on center. All measurements shall be made as vehicular travel distance. 2) Shall not be located closer than 50 feet to any building. 3) Shall not be obstructed by any structure or vegetation, nor shall the visibility of the fire hydrant be impaired for a distance of 50 feet in the direction of vehicular approach to the fire hydrant (Federal Way Fire Department Administrative Policy Guideline No. 1004). Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee. When exposed to vehicular damage, fire hydrants shall be suitable protected. Fire hydrants shall be in service PRIOR to and during the time of construction. File N05-101485-000-00-PC Doc.1.D. 31159 Mr. Ed Abbott Page 15 April 29, 2005 Fire Apparatus Access Roads Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior wall of the first story of the building, is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to construction. 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 30 ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 20-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 (Federal Way Fire Department Administrative Policy Guideline No. 1006). Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access road gates shall comply with Federal Way Fire Department Administrative Policy Guideline No.1003. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. Fire -Extinguishing Systems Plans and specifications for automatic fire -extinguishing systems for the protection of commercial -type cooking equipment shall be submitted to the fire department for review and approval prior to installation. Three sets of plans and specifications for automatic fire -extinguishing systems, standpipes, and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those items listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. File N05-101485-000-00-PC Doc. I D 31159 Mr. Ed Abbott Page 16 April 29, 2005 An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow, or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system (FWCC Chapter 8, Article H, Division 4). The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire department connections shall comply with Federal Way Fire Department Administrative Policy Guideline No.1002. Automatic Fire Detection System 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 (FWCC Chapter 8, Article II, Division 4). Plans and specifications for fire alarm systems shall be submitted to the fire department for review and approval prior to system installation. Plans and specifications shall include, but not be limited to, a floor plan; location of all alarm -initiating and alarm -signaling devices; alarm control and trouble -signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; manufacturer, model numbers, and listing information for all equipment, devices, and materials; details of ceiling height and construction; and the interface of fire safety control functions. Fire alarm systems, automatic fire detectors, emergency voice alarm communication systems, and notification devices shall be designed, installed, and maintained in accordance with NFPA 72 and other nationally recognized standards. Systems and components shall be listed and approved for the purpose for which they are installed. A manual fire alarm system shall be installed in Group B occupancies having an occupant load of 500 or more persons, or more than 100 persons above or below the lowest level of exit discharge (see exception). A manual fire alarm system shall be installed in Group R-1 occupancies (see exceptions). An automatic fire alarm system shall be installed throughout all interior corridors serving guestrooms (see exception). A manual fire alarm system shall be installed in Group R-2 occupancies (see exceptions) where: 1. Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge; 2. Any dwelling unit or sleeping unit is located more than one story below the highest level or exit discharge of exits serving the dwelling unit or sleeping unit; or 3. The building contains more than 16 dwelling units or sleeping units. A remote fire alarm annunciator panel(s) shall be installed at the following location(s): at the front entry. Fire alarm control panel and remote annunciator panel keys shall be located: File #05-101485-000-00-PC Doc. ].D. 31159 Mr. Ed Abbott Page 17 April 29, 2005 In a Supra lock -box to be located at the front entry Portable Fire Extinguishers Portable fire extinguishers shall be installed in accordance with NFPA 10. Fire Department Access to Buildings Exterior doors and openings required by the IBC and/or the IFC shall be maintained readily accessible for emergency access by the Fire Department. An approved access walkway leading from fire apparatus access roads to exterior openings required by the IBC and/or the IFC shall be provided when required by the Chief. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall contrast with their background. Numbers shall be a minimum of six inches in height. When access to or within a structure or an area is unduly difficult because of secured openings, or where immediate access is necessary for lifesaving or firefighting purposes, the chief is authorized to require a key box to be installed in an accessible location. The key box shall be of a type approved by the chief and shall contain keys to gain necessary access. Additional Comments High-rise buildings shall mean all buildings seven or more stories, or having floors used for human occupancy located more than 55 feet above the lowest level of fire department vehicle access (FWCC Chapter 8, Article I, Division 2a). High-rise requirements found in the IBC and IFC shall apply to this building. Pay particular attention to § 403 of the IBC and § 509 of the IFC. THESE COMMENTS ARE VALID FOR 180 DAYS FROM REVIEW AND ONLY FOR THE PLANS REVIEWED. 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 FWCC § 22-1657. 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. File #05-101485-000-00-PC Doc. LD 31159 Mr. Ed Abbott Page 18 April 29, 2005 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 FWCC 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 above -noted department representative. General questions can be directed to the key project contact, Lori Michaelson, at 253-835-2645, or lori.michaelson@ciiyoffederalway.com. We look forward to working with you. Sincerely, Lori Michaelson, AICP Senior Planner enc: Preapplication Meeting Sign -Up Sheet Master Land Use Application Development Requirements Checklist for Process III City Handout, "Process IIP' City Handouts, "Mailing Labels" and "Application for Land Use/Development Process Mailing Labels" City Handout, "Parking Lot Design Criteria" City Handout,- "Average Building Elevation' Crime Prevention Through Environmental Design (CPTED) Checklist Environmental (SEPA) Checklist FWCC § 22-795, "City Center (CC-C) Use Zone Chart" FWCC § 22-949, "Garbage and Recycling Receptacles, Placement and Screening" FWCC Chapter 22, Article XVII, "Landscaping" FWCC 22-960, "Rooftop Appurtenances —Required Screening" FWCC Chapter 22, Article XIX, "Community Design Guidelines" FWCC Chapter 22, Article XVIII, "Signs" Lakehaven Facilities Map c: Sean Wells, Senior Development Engineer Maryanne Zukowski, Senior Traffic Engineer Scott Sproul, Acting Assistant Building Official Martin Nordby, Code Compliance Officer Brian I. Asbury, Lakehaven Utility District Chris Ingham, Federal WayFire Department File H05-101485-000-00-PC Doc. I D. 31159 1 City of Federal Way Community Development Review Committee (DRC) SIGN -IN SHEET PREAPPLICATION CONFERENCE Project: New Hotel at Gateway Center - Preapplication Date: April 21, 2005 City File No.: 05-101485-00 PC NAME WITH PHONE 2-5-3.8 357, 264 S­ u3 $3S 2-7 1 2Z- y iste� i i V_Isl, s � woutt Pv�►,; �,.�e �s sus-Z, � � F/Zlz OFY . Z s-Y-9 �16-7 -1, Yy �tz.ti �� �s�v R� C-��•r� U-rl��r-r ��s-r. ass- �46r�4�? COMMUNITY DEVELOPMENT SERVICES 33325 8TH AVENUE SOUTH • PO BOX 9718 CITY OF - FEDERAL WAY, WA 98063-9718 253-835-2607• FAX253-835-2609 Federal Way www.Cituof/ederolw�q.gpm RESUBMITTAL INFORMATION This completed form MUST accompany a// resubmitta/s. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned ordiscarded. You are encouraged to submitall items in person and to contact the Customer Service Counter prior to submitting if you are not sure about the number of copies required. ** Project Tracking Number: 0 v2— - —L �2 -L 6 5— - d Project Name: Project Address: _ �?- .sWIG—E ' Project Contact: Phone: ^z76 & Z ` 2:7=4 L Resubmitted Items: * Submit the same number of copies as required for your initial application. Resubmittal requested by: Letter Dated: a m er OFFICE USE ONL, Y Distributed to: L 1`" l Bulletin # 129 — August 24, 2004 Dater Page 1 of 1 k:\Randouts — RevisedWesubmittal Snforniation TRANSMITTAL LETTER APR L 0 205 Architecture Interior Design PREAPPLICATION #05-101485-PC DEFERRED SUBMITTAL PROJECT NAME: New Hotel @ Gateway Center ADDRESS: 31626 28`h Ave. S. Federal Way, WA. 98063 TO: City of Federal Way 33325 8th Ave. So Seattle, WA. ATTN: Lori Michaelson, AICP, Senior Planner WE TRANSMIT: ARCHITECT'S PROJECT NO: 0506 DATE: 04/20-05 If enclosures are not as noted, please inform us immediately. If checked below, please: ❑ Acknowledge receipt of enclosures ❑ Return enclosures to us. ® herewith ❑ under separate cover via ❑ in accordance with your request - - - - - FOR YOUR: ❑ approval ® distribution to parties ® review and comment ❑ record ®use ❑_____ THE FOLLOWING: ❑ information ® Drawings ❑ Shop Drawing Redlines ❑ Samples ❑ Specifications ❑ Shop Drawing Reproducibles ❑ Product Literature ❑ Change Order COPIES DATE REV. NO. DESCRIPTION CODE 6 04-20-05 Gateway Site Plan — Parking Count & Requirements per Occ2pancy/Building Square Footage A 6 04-20-05 New Hotel Site Plan with Future Sound Transit Round About. A ACTION A. Action indicated on item transmittal CODE B. No action required C. For signature and return to this office REMARKS: COPIES TO: (with enclosures) 0506 FILE 0425-04-20-05-Parkg x D. For signature and forwarding as noted below under REMARKS E. See REMARKS below BY: Ed Abbott AIA I x B30 4th Avenue South. Seattle. We 9BI34 fax 2B5-9366 206-2B5-1224 0 SOURCE: Lakehaven Utility District DRC Meeting: April 21, 2005 �v 'SLOPE ES.MT. 12"DI r 12"DI �5 33 , so co SLEEVES Al""4 O� BOTH HAVE r' 27 SAME #'S 27 irx �~ YBO CO 26 45' 45' I WATER shown in BLUE SEWER shown in GREEN NEW HOTEL AT GATEWAY CENTER 31626 28t" Ave. South F.W. No. 05-101485-00-PC f a� 'o• D NA a� Z 45' TTPTV Aran Note: The Lakehaven Ut1 Ity District neither warrants nor guarantees the accuracy of information provided. Facility locations and verification. to field L KING COU,!7y WASHINGTON S.Vy' 1/4, 3 E J//4, SEC 9, T 2 IN, R.4- 8.317th STREET �,Y1A ---------------------- [ -v, 9 p r A T PARCEL "15 1C) f 4 PARCEL't rj 0 APPROX. LOCATION UNCERGROUND 101, ,,—STORM DETIENTION CHAMBER 00 k 7, m p j 'oil if - - - - - - - - - - - A . . . . . . . . . . . ....... rRigq 10" ­e -0 6 .00 ? N 74 + + d it do. PARCEL D 0 vl A AR= t K10 6 _LAC),LCEN [A) PARCEI- 'TB'k w.lBi Ik lop kq h -LEGEND 41 NOTE: 7HE UNDERLYIXG P!.AXIMETIRIC NFORMN-MNSHOWn FERCON IS BASED G.' Pur-loeRAVVEMICALLY M-Onumb mA?p1tIG DOME:. 1399. . ..... 1� 7 ? SEE 2.111--f 1 0- R FOR LEGAL DESCRIPTIO. -4 AND 5EC- ARATIm. 3. THIS SHEET WAS PAKr OF A rRICII A.E.1 A. FifFlEY ARD 13 PPOV _.-D To 110T SN011,'TRE ILILI EXTEK7 OF RARIELS 9":­'0,A1 H E 3ET, IF P17 Mi MCD TY41REC. M 87'092305841 R S. 32CIII) STREET ECEIED rOETAIL MAR 3 1 r005 7-V CITY OF FEDE AL WAY GATTRAY L]j'jN-'JT.R A7' FEDERALM.WINGEEPT. 0 HUGH G.IWILDSMITH & ASSOCIATES, INC. ALTA. SURVEY FOR ISV Consulting Engineers. Surveyors' Planners wyg�A GATEWAY CENTER PARCEL 713 CONIFER BUILDING ,SUITE 100•• i 0^3% Sellefield Office Park /2 1450 1141h Avenue S.E. Bellevue, Washington 98004 (206) 462, 1 OBC 24 �) t J I7EM QUANTITY L1 L2 L3 L4 L5 E2 E3 LAWN SEED MIX (mz) 87 107 78 32 45 OSOIL WILDFLOWER SEED MIX (HA) .04 .11 NDMENT(m3) 7 8 6 3 3 28 82 LS2 L3 EXISTING VEGETATION / SAVE AND PROTECT, / SFF SFCTION 1-07.16(2). LLi4t LS3 MALaIINU VLULIAILUN - SAVE AND PROTECT. SEE SECTION 1-07.16(2). WILDFLC SOIL AN COMPOSI r BARK OF NO 1r S 3v S�VIW PL o.� 0 rW 9 1 S Y i i 1 i 8 STORY i 120 ROOM HOTEL i i - LOADING DRIVE ----------- PL PARKING L.,-r FEA51BILI7Y 51TE STUDY FLAN For S 5tory Hilton Garden Inn - Federal Way, Washington PL i to ti tiQ Co 2 architecture interior desion �2j /P5 �Xr� PARKING REQUIREMENTS PROPOSED HOTEL PARKING REQUIREMENTS: 120 rooms: 120 parking spaces less 10% TOTAL REQ. SPACES = 108 parking spaces EXISTING PARKING REQUIREMENTS AT GATEWAY CENTER: Building types: Square Footage: Req. Parking: Retail Restaurant Theater Hotel 81,399 sq. ft. 29,051 sq. ft. 42,706 sq. ft. 160 rooms 271.33 spaces 290.51 spaces 427.06 spaces 144.00 spaces Total = 1133 spaces TOTAL SPACES NEEDED: (existing + proposed new hotel project) = 1241 parking spaces M Architecture Interior Design TOTAL EXISTING PARKING AT GATEWAY CENTER = 1238 parking spaces ON SITE PARKING: Five additional parking spaces will be located on the New Hotel Site u L APR 2 G 2005 i Existing Parking at GATEWAY CETER ../Z „N. SIR N� cn:SMRL , • --- -- --- S.3 ST � ,• ---17th 17EET ----- ---•--'-------- a---- -- � - f ; xdlr mxera, ' •• ! � .. . u"".wan. Ndb•zz'xr. 4M n . WGrlOW,twpy$ _ -- 1ct - r 1 i t ' r�• ,ry, y�5,^may •NE'.yr.. n.� •: _ `; •1' .- • -•..r .- !' ` f � % u.n I f li � • • I ' . "... 1 7•t,. ! •fir'- Kr'Wi _ . _ " #aa�-..•._._f'.:_.+._I .�: f'.!J:� �+C^srs°�f Cirr+ _ _ �i • r r L�iYA -- � I^b-rri•Y•�>--..._}. r" a ree; _ 1?'�^�-._.-:�_•rb�f..l ��_'w Pi• -AI R wt lM1y� � J!r r"%^ e� l a .*Wr i �OtW • 4 ��I � I nY �Y. 1 ' rt '-' � ' � j `1•.Vrrk MLt'.Cf.r •�• i• f 4. 225 parking spaces • ! I As•/5 .ti, t'..' j .- r �" i' . « $ . • ] r' 45 t7. l l 199 parking spaces 1 f • `!�}, �. .r. c�, raver raiaa .l ° •I ,i J • {} t. ' , ` .... ' r r% 1 rr +bA99.r i rw nt 'y 3 I• 1' I w Architecture !' �.' " 7�.•�{fir. ; +•= a ---_ -'� . '�i. - -.!_� i ci •4 r�' � I� `rf � 9 -sY•r ii .' ��'y ,,.. `� r.j ��.. r;•� .�r.� '". ,. rv• r� <c iY. wk �i.�[i ..•za �:. 'I -�'] Interior Design •,lu md' 'y.]k.•v.. -^J?P��j_. - +.: k - - j• 'n.,`:ii fR .0 eel � • ! � • 7F•; � J •' - � " r. 115 parking spaces- i .�' .. fC •r; { 'f F 175 parking spaces . ,. DEL rrgn •% �,�,�r P~ �',,, t��! ?" • W� !`••' 1 i+ �. S y L .n _ r.. 5:7 S J : J ; •� ' r_" r res�, �_- J,' I� lCl ' r'F� �! l'i.• r ... r le PARCEL aCri � • _ ...... - � �� 11PPRQK. LOCATiQ{J IJHgER6R011ND ri STDKM DETENTION CRAhSBER r7 r'' �(r.�• +.''. � Y s ar n I r�*?aIREC`Ngy87O8230584 y •'�� e. � 1'�.. r..-. M1]tr•,�f ���• •• f r '{• 'r I'a4. I } a i • ���`��y,- SriRh i�:v riiv.a.•w 1Li•*7ei"�iG-yCiY.gq,;P I f1! a`� F;c�. ^15.� eEEEE�: T t. r .Y3.N �4l4,Y f i W i•. 2 perking sees - 9Vl�vrdx.Euus wuva¢ uw /1 +I Ir � ,.....�. rr ..r , auHlrrr I �� F' �• - f r. ' �y f' {s• • i�j � I--; �''� l•` `� b"`"i:r •_ �' ya r I rM1 105 M1parking spaces Ire I `N bwt•i] W ]]]b)- •r r r;' [� r� i Z� rj - J ra + • . - •_ ��� ++ • � ` J w ir• �+r••.�'� fir. i .J •• y PARCELAD" ADJAC R ELS la, e (A) �. - 87 parking spaces PARCEL HT$° =h Y ° I / Y {Z }_ ,--" oTotal existing parking spaces =1238 spaces - - � �_� : ; ... • .. `' a ... " .... � � 'r ` , �� ,• / �,,� , "_` r . LEGEND •� 7;Lj .5 • .}I �.,e•3� �a. -. g iol F +yT c cor�cnEfe r. y, d t ,h �� Y ViE NOMKN iV E 1 � � ! !tb �4 T� ^1.•W.� t�J � C Ch �, 'l !•'••.. � �• r 4 i nt nr Uner�t rj Q .4r`� � ft3' : ' ..•. .".r..;ee- _ s � ' .wYrw. � �w.g '%� '�Li f �Yll � r.r.rrrex � r �:,nr I. .N .. ,.,.. _ •�''_' I � �'� •• � ° °tr�J :s� ,� rl�r•�4. .i". y >�..wuns� � NOTE �.'R. a "« '�� '� • �• '�.����1�•� •'""'' "'1 " •" 1. THE UNDERLYING PLANIMETRIC INFORMATION SHOWN HEREON IS BASED Old - '� PHOTOGRAMKETRICALLY PRODUCED �r'.APPINC DONE IN 19L9, •n r'•••'� - I Row •'Y L •'� 2. LEE SHEET I OF 2 FOR LEGAL DESCRIPT ■��v�■ i;ff T • -• d • D4 rY II C$IJy •.arvr IO:d AND DEC LARATICFd ■ u - _1•. ;E xcf+[s5[KNI • nl ". r,l -• S •, • e 3. THIS SHEET YIAB PART OF A PRIOR A LTA. SURVEY 4ND IS PROVIDED TO xasr b j RI .. SHOW THE FULL EXTENT OF PARCELS B.Cr AND O, AND THE DETEN710N FACILITY41REC. NO. 67092305041 J 4 D:sa.Yc9,r.+ -- .. . �.. .p_.. •s. 3PQIh STfiEBT obi oo ,- . l M143 S L lIOH . r. b rR-, iN [O;E A iiWlY H i mq), - - - --- _ _. _ _ _. yL�___� _ _�- _ t Vqr flbVS pE PGttTrpe •--•ESd 4•.E Lnlr� O.F. NEAE--- —_ e fir" g• E2� 0 0 m SYMBOL ITEM QUANTITY L1 L2 L3 L4 L5 E2 E3 - - LAWN SEED MIX (m2) 87 107 78 32 45 WILDFLOWER SEED MIX (HA) .04 .11 — SOIL AMENDMENT (m3) 7 8 6 3 3 28 82 L3 EXISTING VEGETATION SAVE AND PROTECT. SEE SECTION 1-07.16(2). L53 CA1Jl1NU VCUCIAIlUN -- SAVE AND PROTECT, SEE SECTION 1-07.16(2). SYMBOL PLANT PLANT PLANT WILDFL SOIL A COMPOS BARK C 1 PL Ir v S 317 ::: 5TRf-eT PL T: 8 STORY I C L4-r 'y 120 ROOM t HOTEL I m > I LU Fill � i I x x 1 LOADING DRIVE PL 7 • PARKING f - • .t FEA5151LITY 51TE 5TUPY PLAN For S Story Hilton Garden Inn - Federal Way, Washington PL i architecture interior design a441 EXI5TIN6 52,406 5F FUTURE OFFICE CINEMA BUILDING 5HOWN DA5HED ; PROP05ED NEW 0.1aN LOBBY ENTRANCE !" PROPOSED NFJN 5 (x SCREEN ADDITION ` ,�} — SCREENED NEW 1 ;? (f SCREEN ADDITION 51TE A ,...b'A blal Ballard archittct5 S. 311TH STREET R . \ MEN ♦t� •& yam- � .� . . f r `r � t r, • • �I. N13- EXI5T RETAIL r 0� EXISTING 160 ROOM HOTEL TO REMAIN I PROPOSED THEATRE ADDITION Q REMODEL FUTURE OFFICE SHOWN DA5HED PLANNING INFORMATION EXISTING THEATRE FIRST FLOOR: 32,406 5F EXISTING THEATRE SECOND FLOOR: 5,162 5F PROPOSED FIRST FLOOR ADDITION: 21,Q99 5F r PROPOSED SECOND FLOOR ADDITION: 3,144 5F TOTAL EXl5TING 8 PROP05ED THEATRE FIRST FLOOR: 54,405 5F TOTAL EXISTING 4 PROPOSED THEATRE SECOND FLOOR: 5,90(6 5F TOTAL 6RO55 THEATRE BUILDING AREA: 63,311 5F EXISTING RETAIL/RESTAURANT FLOOR AREA: 61,566 5F EXISTING 160 ROOM HOTEL FIR5T FLOOR: 13,000 5F SITE AREA y 51TE A: 450,110 5F 51TE B: 125,500 5F FUTURE OFFICE 51TE C: 255,q15 5F 5HOWN DA5HED TOTAL 51TE AREA: 565,045 5F PROPOSED CONSTRUCTION: TYPE III, 1—HOUR, SPRINKLERED PROPOSED OCCUPANCY: A.3, A2.1 EX15TINO PARKING STALLS: 152 RECEIVED PROPOSED PARKING 5TALL5: 100 JUL 1 I i ARCHITECTURAL DESIGN STATEMENT - �V.!�AI. WRY THE NEW BUILDING EXTERIOR ELEVATION MATERIALS ARE TO MATCH THE EXISTING BUILDING. THE NEW LOBBY ENTRANCE WILL INCORPORATE NEW STOREFRONT GLAZING AND A METAL ROOF ENTRANCE CANOPY. x [� RESTAURANT [_ O 125' 250' � 517E B 5. 320TH STREET SITE C -1 5J0 S. COAST HWY. STE 1 8. L,4SGIJNA BEACH ■ CA J21j51 PHONE - E349 494 BOJ3 FAX- 949 434 2772 111 51—ALE: r= i2v-o" 1 F= F-= E F�.4�L WAY' �A -1 4 CONCEPTUAL SITE PLAN FEL�EFRAI- WAY, WASHINGT�7N Oi/10/03 EXI5TIN6 MARIE CALENDER5 0924 104.9298 C07 CALSEA CWRY 0921064'*6 9A .er of Kroll 715 - Map 44 0921049054 LP r 00; 3- 7TH S: cc002104 9311E ?!b+1 1100 OkC4 ZSJI+5-� III, 092104 9137 Iv.0co Gateway Center COURTYARD BYMARRIOTT "I- 9095 092104=1 001 a4 9320 F, ............ NE 16-21-04 (Map 64) INWX -All P�. April 4, 2005 E-MAIL NOTIFICATION- PREAPPLICATIONMEETING TO: Ed Abbot, AIA, edC7aha-arch.com FR: Lori Michaelson, AICP, Senior Planner RE: New Hotel at Gateway Center - Preapplication (File #05-101485—PC) The above referenced preapplication has been assigned to me as project planner. You are listed as the applicant and project contact for this project. At this time, your meeting with the City's Development Review Committee (DRC) has been scheduled for: April 21, 2005 - 10:00 a.m. Federal Way City Hall Community Development Services Department (2"d Floor) 33325 81h Avenue South Federal Way, WA 98063 Please check in with the receptionist upon arrival for the meeting. Please confirm your attendance by e-mail response, and indicate the total number of people you expect to attend the meeting with you. If you have any questions, please notify me by e-mail or call me at 253-835-2645. We look forward to meeting with you at that time. Doc. I.D CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: t17/; FROM: FOR DR MEETING(s): FILE NUMBER(s): RELATED FILE NOS.: April 4, 2005 Will Appleton, Development Services Manager (2 sets) Scott Sproul, Acting Assistant Building Official Wes Hill, Lakehaven Utility District cif, Chris Ingham, Federal Way Fire Department Stacey Flores, Public Safety Department Lori Michaelson, Senior Planner April 14, 2005 — Internal Discussion April 21, 2005 —10: 00 — Meeting with Applicant #05-101485-00-PC N/A PROJECT NAME: New Hotel at Gateway Center PROJECT ADDRESS: 31626 28t' Avenue South (APN #092104-9185) ZONING DISTRICT.- City Center Core (CC-D) PROJECT DESCRIPTION: Preapplication review of proposed 8-story hotel at Gateway Center. LAND USE PERMITS: SEPA, Process III PROJECT CONTACT: Ed Abbott, AIA Abbott Heys and Associates, Inc. 830 40' Avenue South, Suite 201 MATERIALS SUBMITTED: Cover letter/project summary; conceptual site plan; survey; vicinity map; aerial photo Doc. I.D. Eori Michaelson -Re: Preapplicatioe neetipg From: Ed Abbott <ed@aha-arch.com> To: Lori Michaelson <Lori.Michaelson@cityoffederalway.com> Date: 4/5/2005 12:18:16 PM Subject: Re: Preapplication meeting > Lori, > Yes I did and I was able to open it. > Thank you > Ed > Did you get my resend? »» >>> Ed Abbott <ed@aha-arch.com> 4/4/2005 1:00 PM >>> >> Lori, >> I could not open your attachment. What format is this in? >> Thanks >> Ed > Ed Abbott AIA > President/Architect > Abbott Heys & Associates, Inc. > 830 4th Ave. South > Suite 201 > Seattle, Washington 98134 > 206 285 1224 > 206 285 9366 FAX > email: ed@aha-arch.com > www.aha-arch.com >> Please see attached notification. Thank you. >> Lori Michaelson, AICP >> Senior Planner >> City of Federal Way >> PO Box 9718 >> 33325 8th Avenue South >> Federal Way, WA 98063-9718 >> 253-835-2645 f Lori Michaelson - new gateway hatF' f Page 1 I� - From: Greg Fewins To: Lori Michaelson Date: 4/1 /2005 9:43:25 AM Subject: new gateway hotel I just looked at the hotel preapplication materials and they are very skimpy- just lines on a small site plan and a couple sentences describing length, width and number of floors. Will be a pretty basic code based preapplication discussion. Greg Architecture Interior Design Date: March 31, 2005 To: City of Federal Way Department of Community Development Services From: Ed Abbott Project: Hotel for Gateway Center 31626 28' Ave. S. Federal Way, WA Re: Preapplication Conference The scopes of the project consist of new construction for a 120-guest room hotel. The proposed hotel site location is Parcel # 0921049185 in the Gateway Center NE corner. The site is approximately 51,000 sq.ft. Zoning map 44, SE 09-21-04, Se quarter of Kroll 715. The Hotel proposed will be 8 stories and approximately 88' in height. The First Floor Foot print will be approximately 165 feet long by 95 feet wide. The 2nd thru 8' Floor Foot print will be approximately 165 feet long by 75 feet wide. The hotel construction will be a Type 1A, Sprinklered. The Zoning is CC-C. Attachment: Master Land Use Application Proposed Hotel For Gateway Center Summary SITE PLAN Schematic Study Gateway Center at Federal Way A.L.T. Survey Zoning Map 44 Aerial Photo Map 44 Sincerely, Ed Abbott AIA Architect/President 050612fiN- N B30 4th Ave. S.., Suite 201, Seattle, WA 9BI34 RECEIVED MAR 3 12005 CITY OF FEDERAL WAY BUILDING DEPT. fax 2B5-9366 206-2B5-1224 ■ Architecture Interior Design Proposed Hotel for Gateway Center • FEDERAL WAY WASHINGTON INITIAL LIST OF CLIENT GOALS: (per client meeting 3/23/2005) • Must be a minimum of 120 Guest Rooms ■ Check Allowable Bldg. Height Limits with City of Federal Way • Pre -development feasibility meeting with City of Federal Way PROPOSED LEVEL SUMMARY: LEVEL ONE: PUBLIC AREAS / HOTEL ADMINISTRATION / 6 GUEST ROOMS LEVEL TWO: 16 GUEST ROOMS LEVEL THREE: 16 GUEST ROOMS LEVEL FOUR: 15 GUEST ROOMS LEVEL FIVE: 17 GUEST ROOMS LEVEL SIX: 17 GUEST ROOMS LEVEL SEVEN: 17 GUEST ROOMS LEVEL EIGHT: 16 GUEST ROOMS TOTAL PROPOSED GUEST ROOMS: 120 (includes required 7 ADA accessible rooms) PROPOSED BUILDING AREA SUMMARY: LEVEL ONE: 13,050 S.F. LEVEL TWO: 8,700 S.F. LEVEL THREE: 8,700 S.F. LEVEL FOUR: 8,700 S.F. LEVEL FIVE: 8,700 S.F. LEVEL SIX: 8,700 S.F. LEVEL SEVEN: 8,700 S.F. LEVEL EIGHT: 8,700 S.F. TOTAL PROPOSED AREA: 73,950 S.F. BAR 830 4"' Ave S., Suite 201 Seattle, WA 9BI34 fax 2B5-8366 200-2@���VAY A Fede a Way T. IT' 19 24.U3711 N RS7,2 SteM Lake Park Zoning Map 44 SE 09-21.04 - SE quaner of Kroll 715 f-?T-fi•d1 _ HARRY ti.rRUMAN vro7�ostL .. ►4GH SCHOOL .4PArtTi7�Irli « _ .� I I .. h, .!� R ri 1, ' �� C�cliCAcO4JI. S6Q0 GALWY allr�lwi PIER 1 714791 C17 Center. cc S 320TH ST z 91 r err 15 s3.lasr�s N Legend: Pamift Cky Owmed pm"rty ULwMark 1y zontnsovnffary ts~.)p camviax ' a Stars Wetlands- P IC Perk Privalo irwU City Owned Pmpgrty King County Corrnrxhn Arae {Nam-swKI"} Owr9d Property PJAC Schaal "S'N%I: 5urf=o Wo.lx(Manage mw)l V4119 dCF RW24C M jt'm A ,I RM2400 COIA - a,aac— APrB �4 Q �4J Zoning Desiprlettons: C • City Canter Cote C r - City Cerder Frame AM 7471 . I uni t2.400 S.F. R3 7.7 -1 uniV7,200 S.F, Y NA Y 47119 21,013781 N r n ; 1 j 9-21.$ s r, w aims r. i v 9f&� I pro E J � f � C 3cs.! "Al1 a7°18 s3.�35 M 'Wedsnm 5mrce: I22a City sLevey. eaundsree are apprmlimme and addRlanal areas may exist. Thin is NCi a mA*itute fdr n fa'd wNoy. sca)w 0 250 5W Feet Thta maps P$wm no wafra^t�es, and is ffimpV r • `R:■.r� S �sPhic re{7fbed[113tiDA_ ..{q,' �'•- ^a pew=- 5p p _ ,V!AR 2005 (;I-rY OF FEDERAL WAY BUILDING DEPT, nn P ,� Aerial Photo Map 44 Queer A SE 09-21-04 - Federal Way SE quarter of Kroll 715 . ►7• t! Pt.�lM N CL FEDfRA10 NAY N g 47.1 A "a7.IW35 N Photos wa shown vrnh parce03 and strest names. twiny Nklrn its are labalwl. kale: 250 5W Feet ` maple s. ar.a anisd by no warrandss, asC m simply a �aohs,rkx�srC�t�lro�• . . MAR 3 12005 CITY OF FEDERAL WAY BUILDING DEPT. fk)j, ?&"r.( t0tt, z,,A air -rir, ir, zopr� *Pry' rA. L, rr dp rk,s MASTF ` LAND USE APPLICATION CITY OF Federal Way APPLICATION NO(S) D DEPARTN—IrT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South RECEIVED PO Box9718 Federal Way WA 98063-9718 MAR1 Z�05 253-835-2607; Fax 253-835-2609 �vNvw.cit offederalwa .eom CITY OF FEDERAL WAY BUILDING DEPT. Mm 70 Date 3-3(-0S Project Name n F^ J- Property Address/Location 11) Parcel Number(s) _ --_ _ c 21 Project Description PLEASE PRINT 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 II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Applicant Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Agent (if different than Applicant) Name: VV�•�''� �. t a - /�f tTv—� Address: cS_�X) 'Off'o A-4 S�� j0►TF— 20 City/State: 5�,--1rr o Zip:U Phone:ifv— Fax: Email: pd�jghg—arc, G© Signature: cc ^ Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements LLx: Building Code (IBC): LIntemational Occupancy Type Construction Type Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: April 4, 2005 TO: Will Appleton, Development Services Manager (2 sets) Scott Sproul, Acting Assistant Building Official Wes Hill, Lakehaven Utility District r e , Chris Ingham, Federal Way Fire Department Stacey Flores, Public Safety Department FROM: Lori Michaelson, Senior Planner FOR DR MEETING(s): April 14, 2005 — Internal Discussion April 21, 2005 —10: 00 — Meeting with Applicant FILE NUMBER(s): #05-101485-00-PC RELATED FILE NOS.: N/A PROJECT NAME: New Hotel at Gateway Center PROJECT ADDRESS: 31626 28 h Avenue South (APN #092104-9185) ZONING DISTRICT: City Center Core (CC-D) PROJECT DESCRIPTION: Preapplication review of proposed 8-story hotel at Gateway Center. LAND USE PERMITS: SEPA, Process III PROJECT CONTACT. Ed Abbott, AIA Abbott Heys and Associates, Inc. 830 4th Avenue South, Suite 201 MATERIALS SUBMITTED: Cover letter/project summary; conceptual site plan; survey; vicinity map; aerial photo 'rSo 1 A+1 7Z(fzo) =fG. 4 5-?qr Doc. I.D. C a O 3 0 t L O� rr cn N O J x rn on M a1 N 41 U 4- 4- O N a L. L O 03 v w / Nl M a1 v <n H O J o_ O v O 0 N m N u Y C w C O L U i FR 0-893.024 i9.144 RT1 ti. 11 11 ii 11y FR 0+1332.038 19.144 RT1 `11 i FR 0+932.038 115.24 RT1 y1 t FR 0+944.697 t9.144 RT1 ►° FR 0+953.143 19.144 RT1 _ - _ _ _ _ _ - -FPr 0+9S3 -1 0 (9.82A-RT 1 IMMIN FR 15.24 100� FR 0+893.024 115.24 LT1 T. 21N R. 4E, W.M. C 07V OF FEDERAL �W AV 7 ORARY CONSTRUCTION EASEMENT FR 1+065_596 (15_24 LT) FR 1+065_596 19.144 LT) FR 0+944.697 PC \ FR 1+040.297 115.24 \\ \ Ne FR 1+040.297 PT �\ 13 o y i t 1 LT) +364� I , _ _ X / / 1 _ 1. it � - i00CM LEGEND YSDOT RIGHT OF WAY - - - ' CITY RIGHT OF WAY r r FR 1+220.00 18.67 RT1 _ r CONSTRUCTION PERMIT FR 1+080.665 [9.144 RT1 'R 1+080.665 111.83T RT R 1+071.942 (12.887 RT1 R 1+071.942 t20.726 RT! DL3 0+267.927 PT , TEMPORARY CONSTRUCTION EASEMENT FR 1+Os_6.702 [12.s59 RT1 _ FR 1+056.70z (20.726 RT1 LW 232+03B.906 PC d0 ~~ ----_ -_ N1~ 3 --ti____-__-w______---- LW 232+000.002 AP -- - - ---w----'-� I.4�E ���LIN � ����`�`ti_6�__- - - - LN - +I_Oo�-- -- -- LW -LINE -- +9DO __ __ _ -- _ 232 -- - -- - R-_- -1�- L- I I- -- -- -N 16"39'15.7" E - -- -- � - _`s t_�39' 16.1 E All Dimensions in meters unless otherwise noted FR 0+304.801 0 10 20 30 40 SCALE IN METERS , ON 'STATEFED. AID PROJ . NO. DESIGNED BY J.CHEATHAM 10 WASH bra ,oT'4 � Washington State ENTERED BY K.CRONEN + 'ICU Department of Transportation CHECKED BY M.MALLAIA PROJ. ENGR. J.MEREDITH gas NUMBER 02AO5I r°� `+�:;Ti7�a ��y `fr�OMAL � ir REGIONAL ADM. O.DYE CONTRACT NO. b�G SOUNDTRANSTr DATE 1 DATE 1 REVISION BY Earansr nog SE 1/4 SECTION 9 N 3 1 � 1 NI• I f CURVE 4 1� 29111 AVE S_ L6 Z FOUNO TA,1 RIGHT OF WAY ALIGNMENT FR LINE CURVE DATA CURVESDELTA RADIUS LENGTH cl 24-45-32"44 4.9 b 4 90*44 OS 24.38 3B.6 4 89'5 0 w2, gh 95.60 LINE TABI- LINE I BEARING DISTANCE 11 NBB' 0 5 W 57.39 L2 N00'56 28 E 44.95 3 N25.38 32 E 100.34 1-4 N00.53 00 E 57.31 L5 5B8.22 55 E 332.77 16 N01.45 45 E 443.04 1-5 FEDERAL WAY - S 317TH STREET HOV DIRECT ACCESS RIGHT. OF WAY PLAN ROW1 SHE SHEETS DF SHEETS c rn v Un w w Ln w a a U lA 0 z a J N rn J x 11 LO 0 0 N V M F- 0 J a 0 E2 QUANTITY TAB - THIS SHEET ONLY I-----(---- l 0 s0 20 SCALE IN METERS CALaI114U VCUCIAIIUN SAVE AND PROTECT, SEE SECTION 1-07.16(2). QUANTITY TAB - THIS SHEET ONLY SYMBOL ITEM QUANTITY LSI LS2 ILS3 TS11 T2 T3 T4 PLANT SPACING a 4" O.C. COMPACT OREGON GRAPE 86 67 70 RED FLOWERING CURRENT 43 34 35 SALAL 1 86 67 70 t WESTERN RED CEDAR 3 PLANT SPACING @ 4" O.C. DOUGLAS FIR 6 SALAL 12 TALL OREGON GRAPE 6 PLANT SPACING a 8" O.C. DOUGLAS FIR 75 74 182 WESTERN RED CEDAR 19 19 46 OTTO LUYKEN LAUREL 3 WILDFLOWER SEED MIX (HA) .05 1 .05 .12 SOIL AMENDMENT (m3) 21 17 17 2 37 36 90 COMPOST (m3) 7 6 6 1 3 3 6 BARK OR WOOD CHIP MULCH (m3) 121 17 17 1 12 12 30 )NAL PLANTING 4RK OR WOOD CHIP MULCH RINGS DEPTH WITHIN A 300 MM RADIUS ER SEED MIX IS TO REMAIN. T4 E3 STATE OF WASHINGTON REGISTERED a LANDSCAPE ARCHITECT F � LLL SALLY A.ANDERSON CERTIFICATE NO.372 DATE: NO. STAT FED.A PROJ.NO. MAP Washington $tote Department of Transportation 1-5 FEDERAL MAY - 5.317TH STREET HOV DIRECT ACCESS PL2 10 WASH DESIGNED BY A. SAWICH ENTERED BY A. STYERS CHECKED BY B. MacLARE JOB NUMBER fs" E5 of SHEETS PROD. ENGR. J. MEREDIT REGIONAL ADM. L. ENc CONiRACI NO. PLANTING PLAN DATE DATE REVISION BY c rn v c v a i N a1 LO J X i M 1+7 M 01 m Ln 0) U 4- 4- 0 UI T L L v CO v w 1M M m v i v1 Ln F- O J OL M a M Cn N V O O N 01 O 11 N O U N N J 4i 4{" h� P� x �p `ory i L� LEGEND RETAINING WALL — —` GUARDRAIL ® IMPACT ATTENUATOR TRAFFIC BARRIER —CUT CUT CUT LINE —FILL FILL FILL LINE NOTE: FOR PAVING \. -- - EDGE OF EXISTING PAVEMENT INFORMATION ON X. Y. Z LINE. r ` SEE SHEET PV10. r-- _ K' 23s 9.so f Cur BEGIN SDII PAY MEN. TAPER r rJ - — - _ h 1 7 OL3' 0.367.95 [6.1S T1 DL3' ❑•266.70 (10.-20 LT) END 25:f PAVE►I. TAPER I CVt - •-� BEGIN 25:1 PAVE NE NT TAPER BEGIN PAVEMENT TAPER ' �.. + M1 L d CUT 2 tr _ Ur Cur Cur � cur T. 21N R. 4 E. W.M. C07V OF [FEDERAL WAV �2x100 ~ N EDGE OF CCP/ACP — CG cur--- ---- 4 LW' 232+000.00 i + 3 00 — CUT I W T CUT VT PAYING LCUT CVT CL H N 50; 1 PAVEMENT A cur + I'3 L INE 6.. 18,43440 E 1? W _ V) Cu _Ld 2 — — — — — — — — — — — — — — — — — — — — R 2.9------------------------ --•---_.-------- — - -------------� --— — — — — — — — — — — — —— —�a V/ -----— — — — — — — — — — +700 +800 90 232+0 o n N 15"5 '09"" E LW� I NE N 16.25' 39" E o >- W N W S Y N ... W J W ----- Z.3 � � � -..--..-.-.�----------"w 2.3 +700 +800 +900 2,+ Z w N 16' 14' 50"" E C LINE N 16.25' 51" E L I J to + = „1 N R5 a � m 2.3 Q ........••-.. _.._._.... _.... _. ....---••--... z....... +700 .__..._. ............ BOO ...._......... L L i NE+ .._.__...._......_.._........_.._...._........__. •••----- --• ----- 900 ------.. ..0 S*92 .36 9 PAVING LiRIr - _.. 232 _ LE 231.893.38 J N 16'39' 31 .7" E c.1 0 a +� ' EDGE OF CCP/ACP 2 Jr�0 N t '28'44.9" E m 31.z ILL Vv8 FILiR f~ { L * 5.B7 V o Fitl y DAY+9 BEGIN 10:1 TAPER v 15 �' ¢1LL BEGIN 2.1 TAPER 3 v 1LL� R r_ G ENO 2s1 TAPER a# All Dimensions in meters unle s otherwise noted o O 0 1❑ iO 30 40 •r SCALE IN METERS FED.AID PROJ.NO. ctttN DESIGNED BY ENTERED BY C.LEE K.CRONEN 10 YfASH afi o a Washington State F Department of Transportation 1"5 FEDERAL RAY - S 317TH STREET PV5 CHECKED BY PROD. ENGR. M.MALLAIA J.MEREDITH roe rueER 02AO5I *'�i�rr°+�s'i►��o��" HOV DIRECT ACCESS SHEET 160 REGIONAL ADM. D.BYE CONTRXT NO. DATE DATE REVISION BY +/oe4L •H Ek.YSHGV ao. — - 5otfzDTRAl= _ PAVING AND GRADING PLAN OF 441 SHEETS r �• - r Fyn rs. LC.3TN_ ISEn LCit,-;: 8 STORY i { i 1.20 ROOM I HOTEL i .Cr d4V¢ LU W Sri ON F I NM2� :.st � tkv�.SFTf n fAADINS i r � wa {t t ilk is - r, 7I7155rr !� �� J EXISTING PARKING ,y a, a� Mom, - _ � • f.ti5k ? � , •`� � - . aft � _ - �3 FF7iCer25! - �` �ti��i SS Cry '14 is !- .. •'•-,� •� •, ' ;� p� - ""blec { _ J ITE FLAN SCHEMATIC STUDY IN SCALE: 1 inch = 50 feet 0 z0 CAP o architecture interior design — SW 1/4,SE 01,SEC 9,T21N.R.4F.,>, ;A `,�' ..'rr �• "" E WASHINGTON �I�VJIII/ • KING COUNlY , a FF A:•"...i. -' .. ..... .. ..... ---- -- - •. S"317rh STREET "�•'• frlf r .. lurrrr. .. ." ." - [ 4Pr3c22';Yy. M2n r9 wlw,w• , r � � � ,r f11 �� d •�r.:•ri.:rpsr sBi-{er�•k :: }.. - .P. .1rn .S.• - ►ease _ _ _ }..... ..li r 1Ms1>d "`.1 I ., . F• :.-: RrTayf 1'Y.' ... .. _. _ _.. � —! `_:.•L� =+� _ - - �e "i .. � .. __ __ "•_,_-._ _ •a- r ::�r• .r+.i sw `x. �� d• awn 7e.er- rr h �r '-ter _ x;r,I f, r. fn•:r�e�p ._..1r ... ~� •r w,• _ -:`--• '-- -�--^. :; .. r `' �� 'y„1�wsri.:�i,jl S r .T .." j.: � •; i ] �r �Y �. r.,+Isrf:f�nel, ;�. (. r .." �` &.- {, e� ^:czc.• .. i �.� �� % IT 3 SL,3; ..r 2: ..., • • .• • / _ - � � �I .Y. ,kp.j, ' IF If µncsixr. �L _ - r :MS i� r~ r ' + �• fj-- ... ! ,L r I�'� ! . •' s'1i ,y` �•�� �1� K ;y ��- _• �i ^-. •1� !_. f;1' fey '•� i� 1..' e-. "Y• i6'i f• e.�:i �cr. l- .F � > _I :..n[�.-. a+r'xw •� �y1 c -% + I.].'•. .Ji 1�--�'� _r"_...� r•___ Syr {•".,' t. .r .w�.. wrc w[cr.o- u�eo _ i rA1ti ..y t.=Lr,,y. i. "- - •. r11Yi••�- -" - •q-, ,ki ws• •: ' F"s Ste: W ,Qua;` _ _ . >t• -�. ti " { I r r.. yu ry5"•.�' i� �,1. �• '� _ :.,. - • _ _ ��r •� r_ 3;.y.•. ...�� [ a F4 \`1�s u ; le PARCEL 111 �, _ "' $ A�y + � s I I .� H.4 sir a'• �f�_. SP.iT el. '• 4'':�r'���-1F PARCEL "C ! �a --at"APPROX LOCA11ON ENOE:iGROUND 5TOPoM DETENMON CHAMBER •� ' J] / _ RAC, $?092.30 84 . :. •' t� � tip`} - ..- .r .F - ��. �.. ;�� •t�" - -.. '•+`'^� rts.. f� - � ••r . E`'•. (�!. ax •'J - - .. - -� r ,Ha , ... S I;/ J-� ;;� - 'l 4� 4 icy [Le'. 5 ' r-...... -:` K. a+'h'•,�z%+ar .11 y - •1 .� �..-�i�j � ... ...-.. �[r �,� � s!f ... �f .r: .. :j !' 'ya-� •�«•���.K�..� �•� � ., r i i 'r r f - �•i 'ti:.'rr•r 6 �sx F• r � /� . f'• c.. •. —'r ` - t..Y f vY�al01A� �iw..Ti f I•rr 1. �, r�d�',, +�iv� r 4 .0 /�' �� I ,rev .. w-';h -- I- - it -� r•-14reL v.: T- -'- - -- • - •r�r Y 'n111 r -�- . � - ye, • . � . y.' rs ; • 5^P .. 11 " �j['� \� •f "fY >;.i Y 4'+7 :. � ��l•IV I ;' •,1 F. 14 ` T- PARCEL°011 _ �� r.A, • r GOyq / rr -7: ,;. •� a °`Ck' fit.,. ,` li _ACJACEPI7 PARCELS • r'�"F, n'� :r _-: A`a✓ �yg S 3� PARCEL "7•-B° �1Z."n tip LEGEND kw _1r C Cp•C¢ElE �Kt*... 7tr wlvlrruf lb riu K. a.nrti vTE / ..R p �, 1l qa. • d R . 1•, M -1. �f- f� -•S �,' _ _ ll "�,f•j'y�,a,� �� 1 •.,urea ^ ><:-.c•.. r[ •.;Tr; ,. T!1E" U.`AERLYITIG P A,%' 2YETRIC r:F.^.'n:F2TlD^t S'i0':i`: HENE0N IS Fi T.SEC G!•s .. _ -• J �� -- . _ . _. 4GGe - .. T ^' ' • ^ .:I'p` � f` g r 1.4n � 1 � ` , Y1?OTOGRA.Vt^E7P.ICr.6lY f-iC�UCEC i•:APPIIJS i.^::E IN 1939. .... ., -I _'+. i•`. • - I � .. _ L• •' JY '' r 6waflr J�•- ai[3i - � 2• SEE SHEET I OF 2 FOR LEGAL CESCRI?TIOk AND 6ECLARATIC!:. .. ` '[ 3. THIS SHEET WAS PART OF A PRICK A}.T A. SURVFY F,!JC IS PROV15EC TO .,� r. ra fL••:v..i .: or 1 S .." "_ , .. .�:. SHO\': THE full. EXTEAIT OF PARCELS !?, C,AH: O, A,;O THE OET F.N':1^.': 'r ••I S' a FirC:_ITY4(RFC. \O. e7OjQ305B41, V _ .. S. STRt• I.r3201h MTr•n M�r. 1::� RECEIVED N;.•. ri Kph'-S .. - ykFs __ _ � (•: . '., .. ..1.1 ' aE7AlL ; .j MAR � 1 Z005 - - _ L'WAY CF.,�1�7LY2 AI' FEDEI AL WAV U FEDERAL WAS G4T W4 PIXI:'v1:Ge x XC lew. 1W1 •I-lifi4N,7 w / .a"b 960r7 DING DEPT, 0 HUGH G.GOLDSMITH A ASSOCIATES, IING. 1.1Go A.L.TA, SURVEY FOR r1 L r 1CC C L [) T ] § J�• 77 nA // Consulting Engineers • Surveyors ' Planners Ll�'�. ROr.,)>S 11"RIAL .'I'Lt11'L.l�I NIG °A" AYRil., 47 '• x�ar � GATEWAY CENTER PARCEL 78 r-CONIFER BUILDING • SUITE 100 allucam Z 2 ;¢._ Bellefleld Office Park -�"' orhit, Y/a=n 9(i0ii Bell 141h Avenue S.E. ! t f.. l (7DSj. 487- ,WL� Bellevuu e, Washington 90004 (206) 462-1000 • "ln '+t3 � r IJ 41 k41 poly fra8'1E'} bU Y I }4rri r 120 ROOM HOT EL ' i � iR - '. Kl I3 f f f ill -r f � IL i=pA IN& [ i FaCISTING PARKIN& F' Jf f r � • " Ii' - � - f - 1U FEWZAE . r _ . s E7dCF -h.•7 ti I I SITE PLAN SCHEMATIC STUDY SC cLE: 1 inch = 50 feet 03 a �f) m m �m m-T 7� r- O "! O "' a II" 1 architecture interior design 1 ,1 j y %pa* G� �iPa�J J r r P iFZKIA!- `Ct-r_y Cow f �` 7=rwr�s.Ar �i���T. .�e�c-. - �sr_nT �•icf�lr��i�t�2� U��,� , � S. J.dLQ.� r.�.... ••,••.•••--•� � 54`u Im S E i/<7, ;itC 9, T. 21 N , R.4L Yu .r. G C''' •:� ] •.,•7�"i�. ,...Y KINOLN rY WASiIINGTOIN ' �• ' • ' • .. .. .. S_3171h STREET qay - - .. - - -- -- t�+_. . -•.....-.« : 1: LLeC .� _ ill i. .. .. _ _.r. . iw• ._'�:.�[_!'re'Yl'wlr'�.0.'�i _W. _.-. - •.f.r, r'•1�_•::'%,:4Y�[ rFl..�r,�' -�. .'.. v:•r�_r:: _!.r.wnw+ ..�".- 'Tr,.-'�_. ;✓ 1i•:-2 aJ% - r•` .1 .. cx4 �I .. _ - _- 1---.. `---•� � .rt..,n::•.v:i:l:..irl.-='- -J, t_• '"e`etiwu.a. � - p. 7. ure, .:...,. -,ej .e;e.. 1+.a•L •� r, _ - f.i a:r t-:.: ��''^^ ..,vti f i JJ­ i..� .. 0. N, iV1r'A- '' 1 •1 r, 4.. « _ •f f .. o .� f }^ - •` - -w'_ 1' • ;. r , 5 :�� - �•a4�d°c niu+aF li - :I.r _ y'�,,� -��4� - -_ _- _-� _ _._ - �. ! 'ri�iiru • ,I `� r ” �. '•,°'' • rr x .T"r` .��_—�i,. __•- I i"r.:[. r . -u�igc%. _.__ _• -- ._._..�� r�r r .8_•�- - 1t.._ • I 7 �I • • ' ....Y. c. « ., 1 fI .r. .rr: r �Ir. ""' •.v1'�, . � k ��� _ � f K `! PARCEL IIB.r v_ - .., I1 e - :� _ ;•7 '•J {•.: f'� :i.• •r: / Y u.ae.r •�'. A ;1.. PARCEL SIC„- r F'� Y`- r • �w .'j r �'s A"09. LOCATIQ�IIr'h'UERG 'ROUND - i:' `'•� �..'y�s '' � H ,� r f . �!• i .r, .< .4 • .' 'r i STORM DETENTION Ct44119ER'Y \\\\ � ..a ...f r. .�iti • r��'r,��R� H�$7fle?,�p'`5� S :.. {� • i�'! 1 �• ' � • / ' . 100 •�..••___.-.. 'lr'I= :,l.alC-'tr�aHfia.•r[W .. .� fl11�e. 6 ✓ �r eL 'e v.c-.r l.. �_ � , - - :ram!' -- :.� ... •: j,x S. '. -; �' ,_Y,`- 4•" •' +� - ..+.mot rw ..� '•:wr + :> r Y� 5� + PARCEL'IO" _ADJACENT I ARCELS '. O 9 j PARCEL' 7311 [eCIF, f 4 ' .. ' ' _t . • .ti 1� i 1 � ?� r i i// 0�4e P` a ... - LEGEND �f - 2- - .. .7.� _ .p... .j.��...r • `•` Sr.AU!r pi dam[•+ �. f..�, / I a1 •. fir): # .jam TIe%r nFr� �.�iy 1tior,[' M1r :r. �. .•GTE . y' !; _ • 1 _H ••T,�r^a �� �' a _ L THE LADERLYIIG 7:! ti7H.E7RIC FRF.^,f<fF.I-i )% S.4wWi PEREO, IS BASED r'E +..--- ... r• , "' r `� x -'n4 a- - `.,r �, • d 1 I. ��' YHQTCGRAMNETP.FCALLY Y.tCGuVEC H:APYFRG DONE IN 1489, •r.••�x Y �' -� aY�1'i •." !} •<'��' m I - 2. SEE SVIEE7 I OF 2 FOR LEGAL OESCR:MOI� ARC DECLARATION - A, -y: --' •• •• .... ••- 1 3- THIS SHEET VAS FY.4: OF A ?RICK F.E. 7. A. 5uRVF.Y 11:Q IS YY.OYI]:D TO „� .. I'r. •. rW,ICi'r ]r D. •�.•r �' i' SHOP: 11E r-l:Ll EXTERT OF PARCELS B, C,ARC D, f,'n'D THE :1E7F.k':30\ FhCY_I'Y+!REC. MO.9?0323C5941. n $. lh STREET c i 3p iwylnelr•Kcf..� ._. `- .. ... - _^.-... ..-- - sWC�p,,l Mr14 .r.lr r, ., ._. f un ]i n. w �LSp _. .. - '-.-- __•_ .. - -�_ STE .. DETAIL/ CITY D FEDERAL WAY RUI DING DEPT, 6•47WII',I Y Cl;,! `7'1.',W A FFSDF,BAL WA I'l'., xe >.ar[ aFXa[alx,.x r K91!xllafi I I ["I •j -. S6077 O HUGH G.GOLDSMITH & ASSOCIATES, INC. i % ie A.LTA. SURVEY FOR Consulting Engineers • Surveyors Planners C EGPLO.S'S AERIAL _-IMP?PI_' G � � s � GATEWAY ENTER PARCEL 7B2 O/CONIFER BUILDING . SUITE 100�pi52ii &::hei; 'id Bellefield Office Park -- - --- •''' 2 Fill "r' 9B.01 nuo coon.?;3 i ;rc1"ert, , o�h � i 1450 1141h Avenue S.E. ) Bellevue, Washington 98004 (206) 462. 1080 r44e tG•:� 6�, Architecture Interior Design Date: March 31, 2005 To: City of Federal Way Department of Community Development Services From: Ed Abbott Project: Hotel for Gateway Center 31626 28' Ave. S. Federal Way, WA Re: Preapplication Conference The scopes of the project consist of new construction for a 120-guest room hotel. The proposed hotel site location is Parcel # 0921049185 in the Gateway Center NE corner. The site is approximately 51,000 sq.ft. Zoning map 44, SE 09-21-04, Se quarter of Kroll 715. The Hotel proposed will be 8 stories and approximately 88' in height. The First Floor Foot print will be approximately 165 feet long by 95 feet wide. The 2nd thru 8' Floor Foot print will be approximately 165 feet long by 75 feet wide. The hotel construction will be a Type 1A, Sprinklered. The Zoning is CC-C. Attachment: Master Land Use Application Proposed Hotel For Gateway Center Summary SITE PLAN Schematic Study Gateway Center at Federal Way A.L.T. Survey Zoning Map 44 Aerial Photo Map 44 Sincerely, Ed Abbott AIA Architect/President o5o61zftv 0 B30 4th Ave. S.., Suite 201, Seattle, WA 9B134 RF—CEIVE i'd AR 3 1 2005 CITY OF FEDERAL WAY BUILDING DEPT. fax 2B5-03BB 206-2B5-1224 0 RECEIVED m iw 3 1 Z005 CITY OF FEDERAL WAY BUILDING DEPT. Architecture Interior Design Proposed Hotel for Gateway Center • FEDERAL WAY, WASH1NGTON INITIAL LIST OF CLIENT GOALS: (per client meeting 3/23/2005) • Must be a minimum of 120 Guest Rooms • Check Allowable Bldg. Height Limits with City of Federal Way • Pre -development feasibility meeting with City of Federal Way PROPOSED LEVEL SUMMARY: LEVEL ONE: PUBLIC AREAS / HOTEL ADMINISTRATION / 6 GUEST ROOMS LEVEL TWO: 16 GUEST ROOMS LEVEL THREE: 16 GUEST ROOMS LEVEL FOUR: 15 GUEST ROOMS LEVEL FIVE: 17 GUEST ROOMS LEVEL SIX: 17 GUEST ROOMS LEVEL SEVEN: 17 GUEST ROOMS LEVEL EIGHT: 16 GUEST ROOMS TOTAL PROPOSED GUEST ROOMS: 120 (includes required 7 ADA accessible rooms) PROPOSED BUILDING AREA SUMMARY: LEVEL ONE: 13,050 S.F. LEVEL TWO: 8,700 S.F. LEVEL THREE: 8,700 S.F. LEVEL FOUR: 8,700 S.F. LEVEL FIVE: 8,700 S.F. LEVEL SIX: 8,700 S.F. LEVEL SEVEN: 8,700 S.F. LEVEL EIGHT: 8,700 S.F. TOTAL PROPOSED AREA: 73,950 S.F. 830 4th Ave S., Suite 201 Seattle, WA 98134 fax 285-9368 208-285-1224 4. CITY 0f Federal Way RS7=2 Stsel Lake Park 37ap7 s-r1-4-e1 •• ", •• �i =� k NAeRAN 8 TRUItiMIIN MM SCHOOL'MA C F RM24 ggs5 slip N_ � CF- f �r PA; owl �SPa j Y0p7 c {`1 �r V arr+a Gatow aya* Center sr i7+i4 PER I Mare ` : 31 v 1%Q C C 4 4 r S 320TH ST A7' Ill 5�_3aS235 iw Legend: Parcars Cty C -ad Property iAWff ark y xanur�p Boundary (srnnA� MOWFarN Wadarrds• State Gomp�a pufallic Privale TrWU Owned Property K7n9 � ] Conn. nAres RC (Nors_SWA1"} Owned F"roperty PtOC School `•&VY'`I; Scrrltrcra Waiar �I�Rapemenl Zoning Map 44 SE quarter of Kroll 716 , R M2400 smkxELM �uw J7i1ir: 3rta" .. era. �. A. i/4NJ W Zeelrlq Deaignath3ns: .X -City Center Core I F - Clry Carder Frame SM WAN -1 ru>#12.400 S.F. �6 7.2 -1 trr417,200 S.F. Z7 '��kIDEAA€i1 NAY ca 47° 19 21.UM781 N 3 r vj era } 81' r CIO m a ' SJ553 � �a s V14 a AV i@ 53.385233 H 'YYatland Scuree: 1!!38 Cklys�rvey. Bourtdwies are approximale and adddiCnal areas may exist ThIs Is NOT a e AWItulp fw a field survey. Scale: 0 250 500 Feet N This map :s awmMan:edoy � r no x'arTWit es. and is simply a graphic wapeemardaUm. t E � 1 _.. E �vIAR 3 1 Z005 :;ITY CF FEDERAL WAY BUH-01i'JO DEPT. A, Aerial Photo Map 44 CITT OF SE 09-21-04 - Federal Way SE quarter of Kroll 715 47° 19 x7.a33791 R 97• 153 395735 R rd FECERA0. Z WAY C E=m 11 d 7.18 53.315735 M Pralos we show-1 ►r•th pa�ca's and slr al namos_ Many [an*na"ks aro 14,Mod, Scale: o 250 500IFeet Itge map [a A mean, by C /1 ry warsantlss. ardis simply ;t•7i aGraPNt faprns.nt;i9xi MAR ?n CITY OF I-EDERAL WAY BUILDING (KEPT. Page 1 of 1 Sean Wells - Survey plan set from Hotel Proposal From: Maryanne Zukowski To: Lori Michaelson; Sean Wells Date: 4/14/2005 1:11 PM Subject: Survey plan set from Hotel Proposal CC: Ken Miller; Rick Perez At your request, Sean loaned his metric scale to me to show you the hotel in the limited access area proposed. Unfortunately, the survey plans as provided by the applicant have no scale to confirm and are two small to read (is says 1" = 50 feet, but I can not verify how far down this was copied to..). It would be my preference to ask them for a current survey of the properties and we would be happy to give them the metric drawings we have to lay them out properly (using the WSDOT bearings). The licenced surveyor is required to accurately depict the limited access, per his or her license. f e c e e g of c e 9