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17-102678I 17 CITY OF Aql� Federal Way December 8, 2017 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Arthur Adamov Emailed: alaarchi}a_.gmail.com 8435 NE 143rd St. Kirkland, WA 98034 RE: File #17-102678-00-UP; PROCESS I `DIRECTOR'S APPROVAL' La Quinta Inn & Suites, 31611 Pete von Reichbauer Way S., Federal Way (Parcel: 092104 -9291) Dear Mr. Adamov, The city is in receipt of your Process I `Director's Approval' application received on June 5, 2017 and resubmitted on September 28, 2017. You propose to rebrand the existing 115-room Clarion Hotel to a La Quinta Inn and Suites. The subject property is zoned City Center Core (CC-C). The Community Development Department has completed a review of your Process I Master Land Use (MLU) application to modify the east and south building fagades with associated site improvements. Your application is hereby approved with conditions pursuant to the conclusions and findings noted below by the Department's Planning Division. _ CONCLUSIONS Various sections of the zoning and development code indicate that certain developments, activities, or uses are permitted only if approved using Process I — Director's Approval. Based on the findings below, the proposed improvements to the developed site meet the following Process I approval criteria and land use review thresholds of Federal Way Revised Code (FWRC) 19.15.030 and 19.55.020: 1. The proposed improvements are consistent with applicable chapters of FWRC Title 19 including, but not limited to: Permits and Review Processes; Process I — Director's Approval; Community Design Guidelines; City Center Frame (CC-C); Outdoors, Yards and Landscaping and Nonconformance. 2. The health, safety, and welfare of the citizens of the city are preserved. 3. The proposal is a `minor new construction' exempt from SEPA review per the City's flexible thresholds as no new parking spaces or gross floor area is proposed. FINDINGS OF FACT Proposal — The applicant proposes to update the southern and eastern building facades (canopy columns, roof parapets, new windows and neolith panels). Work will include a new front entrance, a restaurant patio, removal of an unpermitted shipping container (city file nos. 12-104495-00-VO and 10- 1 04996-00-UP), replacement perimeter landscaping and delineated pedestrian walkways. A new landscape trellis visible from S. 316"' Street and Pete von Reichbauer Way S. will screen an existing mechanical box. Mr. Adamov December 8, 2017 Page 2of5 2. Processing — The city received a land use application on June 5, 2017, and provided a comment letter to you on July 14, 2017. You resubmitted a revised Process I plan -set and landscaping plan on September 28, 2017. The city received building permit plans on August 14, 2017, after the first technical comment letter. At the request of the applicant, city staff and South King Fire and Rescue held an over-the-counter technical review meeting with you on August 1, 2017. 3. Comprehensive Plan & Zoning Designation — The zoning district and Federal Way Comprehensive Plan designation is City Center -Core (CC-Q. The property's existing hotel use is a permitted use pursuant to Federal Way Revised Code (FWRC) 19.225.050 `Hotel, Convention or trade centers.' 4. Nonconformance — All nonconforming aspects of a development must be brought into conformance if: o The applicant proposes to add to the subject property either 2,500 square feet of new gross floor area or more, or 25 percent of the gross floor area of the building on the subject property, whichever is less, within any consecutive 36-month time period, and; o The proposal will not exceed 2,500 square feet of new gross floor area or 25 percent of the gross floor area (approximately 65,000 square feet). 5. Environmental Review — The proposed improvements are exempt from environmental review. No new buildings, additional square footage, or parking stalls are proposed. Therefore, the improvements are consistent with the State Environmental Policy Act (SEPA) definition of "minor new construction" as adopted in the city's flexible threshold exemptions in FWRC 14.15.030(1)(c). 6. Height and Setbacks — The applicant proposes no new gross floor area and the proposed building height of 32 feet complies with the maximum permissible height for hotels and convention centers in the CC-C zone. Both side -yard and rear yards will not change as a result of this proposal. 7. Parking — Pursuant to FWRC 19.230.010, a hotel use shall provide 1 parking stall for each guest room. The existing building contains 115 rooms and will provide 149 parking spaces (33 compact, 8 accessible, and 108 non -compact spaces) per the approved site plan. The proposal will not exceed 40 percent compact car spaces (60 spaces) as limited by FWRC 19.130.170. Landscaping — Staff visited the site in July and September of 2017 to review the existing landscaping. The intersection of S 3161h Street and Pete von Reichbauer Way S. is a major activity node in the City Center -Core and the existing hotel is kitty-corner to several city initiated downtown revitalization projects. In light of this, planning staff requested the applicant submit a vegetation maintenance/landscaping plan for repair and replacement. Pursuant to FWRC 19.125.090(2)(a)-(c) `Performance and maintenance standards,' developed sites must maintain plants, irrigation and other site improvements: "Maintenance of areas shall include continuous operations of removal of weeds before flowering; mowing; trimming; edging; cultivation; reseeding; plant replacement; appropriate fertilization; spraying; control of pests, insects, and rodents by nontoxic methods whenever possible; watering; or other operations necessary to assure normal plant growth. Plant materials that have died shall be replaced at the beginning of the next appropriate planting season. " 17-102678-00-UP Doc. I.D. 76107 Mr. Adamov December 8, 2017 Page 3 of 5 The Planning Division hereby approves the preliminary landscape plan, prepared by Ken Large Landscape Architect, date stamped received September 28, 2017. The final construction set shall include the landscape plan approved under this decision. As a condition of approval, the applicant must schedule a final landscape inspection. All dead and/or dying parking lot and perimeter landscaping shall be replaced with Type III `Visual Buffer' landscaping and two inches of mulch. 9. Stormwater —The proposed upgrades do not create new impervious area; do not reduce the amount of required landscaping, parking, buffering, open space, or public areas; and do not change pedestrian connections, utilities, or easements. 10. Site Utilities — Per FWRC 19.115.060, "All site utilities including transformers, fire standpipes... should not be the dominant element of the front landscape area." The applicant will screen the existing transformer in the parking lot that is visible from S. 3161h Street and Pete von Reichbauer Way S. with a vegetated trellis. The proposed landscaping will not obstruct views of tenant common spaces, monument signs, or the S. 316" Street driveway. 11. Community Design Guidelines — The proposed hotel remodel complies with the provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are reasonably related and applicable to the area of development. a. Pedestrian Circulation — Stamped pedestrian walkways are incorporated from the parking lot to the train entrance and from the parking lot to the sidewalk and intersection of S. 3161h St. and Pete von Reichbauer Way S. As a condition of approval, principal cross -site walkways (entrance to parking lot) shall be a minimum of 8 feet in width and composed of separate paved routes using variation in texture and color. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt is not permitted. b. City Center Core District Guidelines — The principal entrance facade is clearly recognizable from the right-of-way and improved with the remodel. c. Site Design — The applicant will provide a new bike rack and add painted directional arrows in the parking vehicle circulation areas. d. Building Design — The existing building facades do not conform to the minimum building modulation and screening requirements required by FWRC 19.115.060(2) for those greater than 60 feet in length; however, the proposed parapet changes and new paint to match the existing building will improve aesthetics overall. Adding facade building modulations will require that the applicant cover or remove a number of existing hotel room windows and may require structural changes. Staff finds, as this is an existing building, maintaining the facade will still provide an end result that is consistent with the purpose statement of the Community Design Guidelines pursuant to FWRC 19.115.020. 17-102678-00-UP Doe. I.D. 76107 Mr. Adamov December 8, 2017 Page 4 of 5 12. Fire Protection — South King Fire and Rescue has no comments on the land use application. The applicant will address all comments at the time of the building permit review. LAND USE CONDITIONS 1. The applicant must schedule a final landscape inspection by contacting 253-835-2644 or Leila.willotighby-Oakes@cityofFederalwa prior to issuance of final occupancy. 2. Principal cross -site walkways shall be a minimum of 8 feet in width and composed of separate paved routes using variation in texture and color. All new pedestrian pathways shall be composed of separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. 3. The principal cross -site walkway from the main entrance shall be a minimum of 8 feet in the City Center Core zoning district. BUILDING PERMIT ISSUANCE REQUIRED The city is currently reviewing the building permit (File #17-103913) associated with the building modifications and site improvements. No work may begin until the building permit is issued. Please contact the permit center at 253-835-2607 or permitcenter@cityoffederalway.com, if you have any questions regarding the building permit issuance. APPEALS The effective date of this decision is December 11, 2017, or three days from the date of this letter. Pursuant to FWRC 19.55.050, any person who received notice of the administrative decision may appeal this decision to the Federal Way Hearing Examiner within 14 calendar days by December 26, 2017. Any appeal must be in the form of a letter delivered to the Department of Community Development with the established fee. The appeal letter must contain a clear reference to the matter being appealed and a ' statement of the alleged errors in the director's decision, including the identification of specific findings and conclusions made by the director, disputed by the person filing. However, in that you are the only party of record and the city did not receive any written comments, your appeal period is waived (assuming you do not wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this decision. APPROVAL DURATION Unless modified or appealed, the Process I decision is valid for one year from the date of issuance of the decision. A one-year time extension to the decision may be requested prior to the lapse of approval following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the one-year time period or the land use decision becomes void. 17-102678-00-UP Doc. I.D. 76107 Mr. Adamov December 8, 2017 Page 5 of 5 CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. This Process I approval does not constitute approval of the building permit, which is still under review. If you have any questions regarding this decision, please contact Associate Planner Leila Willoughby -Oakes at 253-835-2644, or Leila.Willoughby- Oakes@cityoffederalway.com. Sincerely, Cl IV, Brian Davis Community Development Director enc: Approved Site Plan and Elevations Approved Preliminary Landscape Plan c: Chris Cahan, South King Fire & Rescue Tim Johnson, Economic Development Director Al Jiwani, Trimark- Federal Way Hospitality LLC, al trimark ro ert rou .Cam (Owner) Construction Expeditors, itp37tt comcast.net (Contractor) 17-102678-00-UP Doc LD, 76107 RECEIVED DEC 11 2017 CITY DE FEDERAL WAY GOMMUNrY DEVELOPMENT TO: Leila Willoughby -Oakes FROM: Sam Kajani DATE: 12/11/17 RE: La Quinta Inn & Suites Use Process #17-102678 I hereby waive the 15-day appeal period for the land use decision referenced a bove. CIT Ak Federal Way September 14, 2017 Arthur Adamov 8435 NE 143`d Street Kirkland, WA 98034 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Emailed: alaarch jImail.com Re: File #17-103913-MF (17-102678-00-UP); PLANNING REVIEW City Center La Quinta Inn & Suites, 31611 Pete von Reichbauer Way South, Federal Way Dear Mr. Adamov: The city is in receipt of your August 14, 2017, building permit proposal for a major remodel on the existing Clarion facades with associated site improvements. You propose to rebrand the building to a La Quinta Inn & Suites. A review of the materials submitted identifies the following items tnt.tst be addressed prior to Planning Division approval: • Resubmit three copies of the revised plan sheets, including elevations and requested materials per the July 13, 2017 planning letter. As discussed with you on August 8, 2017, the building permit will remain on hold until the land use, site plan and design review application (Use Process I) is resubmitted and approved by the Department. You will receive an approval upon the satisfaction of city comments. CLOSING Provide a brief written response to these comments along with the enclosed resubmittal form. Should you have any questions about this letter you may contact me at 253-835-2644, or leila.willoughby oakes�.Cityoffe(ltl'al ay.com. Sincere , Leila Willoughby -Oakes Associate Planner ene: Resubmittal Donn C: Peter Lawrence. Plans F.xamincr Jeff Pinorini. Emailed: tl�r'ti.Li)t75truCtitfn�x �etiiti�rti.tum Trimark Petroleum Group_ Emailed: Sa1nqtr mokocirolgam.goill La Quinta Management LLC. 909 Flidden Ridge. Irving_ TX 75038 Trimark Property Group. Emailed: halir:ii.u_iIII ark proinrty^gro p.corn Vladimir Lozinski. 4 Construction Elements_ Emailed: VLoxinski r% nrlil-com Al Jiwani. "Trimark-Federal wa%' I Iospitality LI.C. aka',triInarkrropert►!+roL1D.COT D- I U 7041 CITY OF CITY HALL — 33325 8th Avenue South Federal Way Federal Way, WA 3)98003-6325 7000 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Mr. Arthur Adamov July 13, 2017 8435 NE 143,d Street FILE Kirkland, WA 98034 alaarch aemnad.com Re: File #17-102678-00-UP; REQUEST FOR ADDITIONAL INFORMATION (DESIGN REVIEW City Center La Quinta Inn & Suites, 31611 Pete von Reichbauer Way South, Federal Way Dear Mr. Adamov: The city is in receipt of your June 5, 2017, Use Process I application and plans. The proposal includes a major remodel, including new facades, a front entrance, canopies, outdoor patio area, building modulation, and new landscaping. You propose to remodel the existing Clarion Inn to rebrand for a La Quinta Inns & Suites. A review of the materials submitted identifies the following items must be addressed before land use approval by the Planning Division. Please review the following comments and revise the plans and related materials as appropriate, noting the land use plans must match the construction plans. REVIEW COMMENTS The Federal Way Comprehensive Plan (FWCP) states: LUP 30 Use Community Design Guidelines to encourage quality design and pedestrian and vehicle circulation in office, commercial, and industrial developments. The intent of establishing the City Center Core is to create a higher density, mixed use designation. VISION2040 Designated centers are intended to attract residents and businesses because of their proximity to services and jobs, a variety of housing types, access to regional amenities, mass transit service, and other advantages. Centers are recognized for their benefits in creating compact, walkable communities that support transit and other service (Chapter Two- Land Use, p. 3). The subject property is a nonconforming development located in the City Center Core (CC-C) zoning district. Please bring nonconforming aspects listed in Items #1 to 8 into compliance with the community design guidelines of the Federal Wfay Revised Code (F\VRC) 19.115. The nonconformance chapter does not govern the application of the community design guidelines and FWRC 19.30.090(2)(a)-(c) exceptions do not apply.' 1. Provide a color and materials palate (east and south). The city's design guidelines require that the building strive for overall design continuity by using materials, colors, and architectural forms consistent with the existing building (FWRC 19.115.050). No elevations or proposed materials were submitted for the north and west building elevations, will these elevations match the remodel? 2. FWRC 19.115 .090(3), "City Center Core District Guidelines" I FWRC 19.30.090(3) Mr. Arthur Adamov Page 2of5 July 13, 2017 Pedestrian Pathways Required - Pedestrian pathways to primary building entrances shall be provided from rights -of -way, bus stops, parking areas, pedestrian plazas, and public space. Where a use fronts more than one right-of-way, pedestrian access shall be provided from both rights -of -way, or from the right-of-way nearest to the principal building entrance. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall have a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. a. Please provide an eight foot wide pedestrian connection from the main entrance to the stairs to Pete von Reichbauer Way (see Figure 1). b. Provide an eight foot wide pedestrian connection from the secondary entrance to the intersection of Pete von Reichbauer Way and South 316th Street. Staff highly suggests installing a walkway on the northeast corner of the property for pedestrians to the signalized intersection for safer crossings and to avoid mid -block crossings and connect guests to various destinations in the city center (i.e. restaurants, park, transit center and Performing Arts and Events Center). It appears pedestrians have created a desire line to access the intersection (see Figure 1). Figure 1. Internal walkways) corner connections with variation in texture and color; connecting parking areas to building entrances and sidewalks Please note striping on asphalt is not an accepted method of delineation. FWRC 19.115.060, `Building Design" a. Canopies if used as a building modulation option shall be at least 50 percent of the facade- It appears you are removing the existing canopies. You may install canopies in segments to achieve the minimum dimensional requirements. Please also show that the canopy overhang is at least six feet. b. Please provide additional fagade modulation and building articulation on the northeast corner of the eastern facade. Methods to articulate blank walls include (FWRC 19.115.060[3][b]): "...(i) Showcase, display, recessed windows; "(ii) Window openings with visible trim material, or painted detailing that resembles trim; "(iii) Vertical trellises) in front of the wall with climbing vines or similar planting; File 17-102678-00-LTP Doc. I.D. 76106 "Mr. Arthur Adamov Page 3 of 5 July 13, 2017 "(iv) Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant material that will obscure or screen the wall's surface; "(v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning stafo; "(vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; "(vii) Material variations such as colors, brick or metal banding, or textural changes; and "(viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities...." You may choose any listed; for example, place bricks at the base of the facade or install revels. 4. FWRC 19.115.050, "Site Design —All Zoning Districts" a. Please provide one bike rack (FWRC 19.115.050[41[d]). b. Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. Please see the redlined plans. c. Directional Signage — FWRC 19.115.050 requires surface parking lots minimize vehicle turning movements, and that parking and vehicle circulation areas are clearly delineated using directional signage. Loop access is encouraged. Add painted directional arrows and signage to the existing driveways (Pete von Reichbauer Way, south access easement abutting parcel 092104-9034 and South 316t" Street, etc.). Ingress and egress aisle widths should have a minimum width of 11 feet for left and right -turn lanes with the remainder (approximately 14-16 feet) for in -bound lanes, please contact Senior Transportation Planning Engineer Sarady Long, at 253-835-2743 for more information. d. Site Utilities — Please screen the existing electrical equipment/transformers (currently surrounded by yellow bollards) on the northwest corner of the parking lot, and other equipment along the northern facade visible from South 316t1 Street. Site utilities shall comply with the following (FWRC 19.115.050.6(b)): • Building utility equipment, such as electrical panels and junction boxes, should be located in an interior utility room. • Site utilities, including transformers, fire standpipes, and engineered retention ponds (except biofiltration swales), should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways? 2 The Planning Division may consider other screening/public art methods, such as box wraps, to deter graffiti and visibility from Peter von Reichbauer Way South and South 3166, Street ' www eityn Federalway.cnmlcauteat/r1Crs-Crsminlsslott). File 17-102678-00-U1, Doc. LID. 76106 Mt. Arthur Adamov Page 4of5 July 13, 2017 General Zoning/Development Standards 5. Parking/Compact Spaces — Please -remove any old/faded parking lot striping; it appears there are new lines drawn over existing spaces. During your remodel, you have the option of restriping and designating up 59 spaces as compact stalls. In the CC-C zone, 40 percent of the number of parking spaces may be compact stall if there are more than 20 spaces on site (149 parking spaces x .40 = 59.2 compact spaces).3 You depict 33 compact spaces; please indicate which spaces will be compact on the building permit plans. You have an additional 27 additional compact spaces. The Planning Division advises providing additional parking capacity as the City Center redevelops and intensifies. 6. Landscaping Performance and Maintenance a. Provide Landscaping and Planting Plans —Asa condition of the Use Process I, the applicant shall submit a final landscaping and planting plan per FWRC 19.125.0.30 requirements. The proposal includes landscaping enchantments to the front and main fagade. b. Please replace/replant any dead or dying plants, and fill in bare areas within the perimeter and parking lot landscaping with groundcover and two inches of mulch to minimize evaporation (FWRC 19.125[2][a] & [c]). Please see the enclosed landscape photos for repair and replanting areas per Type III landscaping requirements (Figure 1). fweir vla�'.II PPLl � S� 7' II L'I'�i[tll� 111+ 0 f i Figure 1. FWRC 19.125.050(3) - Type III Landscaping (Visual Buffer) c. A minimum of 25 percent of all new plant materials shall consist of drought -tolerant species. Species native to the Pacific Northwest are encouraged. d. The building permit is subject to final planning inspections. To schedule an inspection, contact '253- 835-2644, or leda.,%vUoughby-oaliesOcityroffedoralwa, .cam. Permanent Storage Container— Please remove the outdoor storage container(s) and/or acquire land use approvals from the Community Development Department. The container(s) are visible from South 3161h Street. Outdoor storage containers are regulated by the provisions of this code and shall not be installed, moved, or altered by any person without obtaining a permit (i.e. land use approval), and must comply with the enclosed regulations in FWRC 19.125.18, "Regulation of Outdoor Storage Containers for Permanent Accessory Storage." 3 FWRC 19.130.170 File 17-102678-00-UP Doc. LD. 76106 'Mr. Arthur Adamov Page 5 of 5 July 13, 2017 Per city permitting records, the owner applied for a Use Process I approval (file 10-104996-00-UP) for an outdoor storage container. Unfortunately, the owner did not follow through with the requested plan revisions (i.e. container screening) in 2012. The application was cancelled and the city placed a violation on the site (file 12-104594-00-VO). As a condition of the La Quinta Inn & Suites building permit approval, please remove or obtain approvals for permanent accessory storage. 8. Business License —The La Quinta Inn & Suites shall apply for a business license with the City of Federal Way. Please contact the Finance Department at (253) 835-2500, or bcitvoffederalwal;.com. CLOSING Please submit three copies of the revised plan sheet and a brief written response along with the enclosed resubmittal form. Please submit through the Federal Way Permit Center in person at City Hall; you may submit the commercial building permit/construction plans at this time. However, please teflect all requited Use Process I Director's Decision revisions on the plans. If you have any questions regarding Planning Division comments, please do not hesitate to contact me at 253-835-2644, or leila.willou�,hby- oakes _ cimoffederalwa; .com. Sincerely, Leila Willoughby -Oakes Associate Planner enc: Resubmittal Form Landscaping Photos Parking Lot Design Criteria 2012 Planning Division Letter FWRC 19.115.090, "District Guidelines" Site Plan Redlines c: Robert "Doc" Hansen, Planning Manager Peter Lawrence, Plans Examiner Kevin Peterson, Development Services Sarady Long, Transportation Planning Engineer tll]iwari , Trimark- Federal Way Hospitality LLC, 420 Ellingson Road, Pacific, WA 98047; imarkprMCftygrnup.Gam La Quinta Management LLC, 909 Hidden Ridge, Irving, TX 75038 (Owner) File 17-102676-00-UP Doc. I.D. 7G 106 Please provide a pedestrian connection at the corner of the property to the intersection from the entrances/parking area per City Center Core District Guidelines (FWRC 19. - ° I o . Landscape Repair/Replacement Areas & Pedestrian Connections City of Federal Way- Planning Division Landscape Repair/Replacement Areas & Pedestrian Connections City of Federal Way- Planning Division Please screen site utilities per FWRC 19.115.050.6 .b.ii. Landscape Repair/Replacement Areas & Pedestrian Connections City of Federal Way- Planning Division Missing living ground cover (Type III Perimeter Landscaping- A mixture of deciduous and evergreen trees, with large shrubs and ground cover) Landscape Repair/Replacement Areas & Pedestrian Connections City of Federal Way- Planning Division Please place new ground cover and mulch in bare areas around the site (FWRC law Missing ground cover (Type III Perimeter Landscaping- A mixture of deciduous and evergreen trees, with large shrubs and ground cover and two inches of mulch.) Landscape Repair/Replacement Areas & Pedestrian Connections City of Federal Way- Planning Division CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Leila Willoughby -Oakes, Planning FOR DRC MTG. ON: June 29, 2017 - Internal FILE NUMSER(s): 17-102678-00-UP PROJECT NAME: CLARION INN - CONVERSION TO LA QUINTA PROJECT ADDRESS: 31701 PETE VON REICHBAUER WAY S ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Fagade modifications to rebrand from Clarion to La Uinta. Site zoned CC-C and kitty-corner to PAEC. LAND USE PERMITS k *Umxe- Ptoce�s Y PROJECT CONTACT: MATERIALS SUBMITTED: ALA Architecture PLLC Arthur Adamov 8435 NE 143rd St. Kirkland, WA 98034 206-854-4679 Application Narrative Plan-set/Elevations Site Plan e. Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNM DEVU OPMENT REG 33325 8`hAvenue South Federal Way, WA 98003-6325 �R'v i i 0' 26' d 253-835.2607; Fax 253-835-2609 � f"WWW.CI BffedGra1W .corn .QPPLICATIONNo(s)./ �J V T�� i� r Date Project -Name 1--- K10f Ii �-� � 1VIZ lip&i1D � ' ! Mo�L Property Address/Location 31 VI&T_ Vo hA KE1C P"LUE10, Parcel Numbers) fl 21 0 Project Description L. ^- C'kAG as ' Eg� X � a n PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference _,ik 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 ShortSubdivision Subdivision Variance: Commercial/Residential Required Information C C — Zoning Designation C C L Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): j Decupancy Type Construction Type Applicant Name: Address: S45,9-�T City/State: K 1 fLIK 1-- Ag o VQ& ciiF�0 Zip: Phone: -)- C> %;5,A - q Emat'1: [� S, 0 g (1�� Signature: Agent (if different than. Applicant) Name: Address: City/State: Zip: Phone: Fax: E-mail: Signature: Owner Name: Trimark-Federal Way Hospitality, LLC (c/o Al Jiwani) Address: 420 Ellingson Road, Suite 200 City/State: Pacific WA Zip; 98047 Phone: 206-786-0619 Fax: 253-876-7510 E-mail: al@trimarkertygroup.com Signature: X /I i7! ''{� Bulletin #003 — Jsnuau 1, 2011 Page I of 1 k:\HandoutsWaster Land Use Application RECEIVED Narrative description Clarion Inn to La Quinta conversion and remodeling ,JUN 0 5 2017 Project address: CITY OF FEDERAL WN( 31611 PETE VON REICHBAUER WAY GOMMUNfTY DEVELOPMENT FEDERAL WAY, WA. 98003 Exterior. The proposal is to change East Building elevation, so it is recognizable as new La Quinta Hotel. By doing so we are providing additional features to the main facade, which look better and would comply with City of Federal Way design guidelines and goals. Existing. Existing three story building facades consist of wing walls, fake tile roof at parapet, 6' x 4' slider windows at each hotel rooms with bump outs for PTAC units. Main exterior material is stucco. There is a glass roof over 9 feet building extension at the first floor with two exit doors. Fagade is offset 82' from street and building first floor level is higher average 8' from the street level. We propose: 1. To eliminate aged glass roof and make the building assembly (breakfast area) smaller, making the new outdoor area to patio with umbrellas tables 2. To add new wall, 3' feet in front of existing, which would have new monolith siding and new parapets. 3. To reduce parapet and two column sizes at building entry canopy. Fagade Modulations. New La. Quinta element at facade creates new modulation, improving existing facade, but not fully compliant with minimum 60' of modulation requirement. Landscape screening. The area in front of the facade is already screened. We plan to enhance landscaping in front of main facade to make space at the patio and the rest length of first floor of facade to give a fresh look and comfortable and relaxed feel. Canopy or arcade. We plan at patio to have tables with umbrellas, which partially complies with city guidelines. Pedestrian Plaza. Patio size is 640 sq. ft. and it serves as pedestrian plaza. Building main facade would have very distinctive visual articulation. New main facade will have storefront windows and doors at first floor, new windows with trim at second and third, new front wall with La Quinta sign, new EIFS panels siding, new parapet with glowing lights along all front facade. r All together those methods will comply the City of Federal Way guidelines and standards of Chapter 19. We are submitting materials for Process i . We are preparing construction documents and drawings for Tenant Improvement project submittal in two -three weeks. CITY OF Federal Way MASTER LAND USE APPLICATION REDp n •' 'M� IpEPARTMENT of CommuNm DEVELOPMENT `` 33325 8* Avenue South Federal Way, WA 98003-6325 9 !� �; 253-835-2607; Fax 253-835-2609 wWW.cjtvo way.com APPLICATION NO(s) _ Z -7 ~ ! 0O ' 119 7�1 U io Date Project Name Property Address/Location gZ0©3 Parcel Number(s) 09 21 O C7 Project Description �- '�` IRRIMN XV113 111 ral sum. . PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference 4 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/Proj ect SEPA Only Shoreline: Variance/Conditional Use _ Short Subdivision Subdivision Variance: Commercial/Residential Required Information C - C Zoning Designation CC - (L Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): l S 4 , �, ` 2.._ Occupancy Type V — g§& -.Construction Type Applicant Name: A.P-` 4.ka R At>^WC>V Address: 84.3,5- N, & I -JJ 3 Rb . -5-f- City/State: K 1 R-K 1_.g 0. W q OO7 Zip: Phone: `2-o Fax: 5 _ 460 S5� Email: Q G h l C atM Signature:, Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Trimark-Federal Way Hospitality, LLC (c/o Al Jiwani) Address: 420 Ellingson Road, Suite 200 City/State: Pacific WA Zip: 98047 Phone: 206-786-0619 Fax: 253-876-7510 Email: al@timark"ertygroup.com Signature: Ir Y Bulletin ##003 -January 1, 2011 Page 1 of 1 k:lHandoutslMaster Land Use Application �,\ llll1vl2o.,,)Oq RECEIVED JUN 0 5 2017 �G3 •,r Lc� - . l am- ; �, �l, ,1 CITY IHpDRAL WYOaTm Jff��-x