07-103614-PCFILE
AkCITY OF
Federal Way
August 17, 2007
Mr. Ed Abbott
Ed Abbott, AIA - Architect
1221 2"d Avenue, Suite 300
Seattle, WA 98101
RE: FILE #07-103614-00-PC; CONTINUED DESIGN COMMENTARY
Hampton Inn and Suites Preapplication Conference
Dear Mr. Abbott:
CITY HALL
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
On August 1, 2007, I received via e-mail a site plan revision relocating the proposed hotel building in
conjunction with an emergency access roadway to Gateway Blvd. Staff comments about this design
concept are provided below:
Chris Ingham, South King Fire and Rescue
Refer to -comments dated July 17, 2007, enclosed.
Sanjeev Tandle, Contract Traffic Engineer
Refer to comments dated July 1, 2007, enclosed.
Deb Barker, Planning Department
The proposed location of the building next to the easement that parallels Gateway Blvd as well as the
pedestrian plaza leading from the right-of-way to a building entrance that faces Gateway Blvd satisfies
requirements (c)(1)(a) and (c)(2) of Federal Way City Code (FWCC) Section 22-1638. Formal design
review of building facades and site plan layout will be conducted following submittal of the Process III
application.
Please do not hesitate to contact me at 253-835-2642 if you have any questions about this letter.
Sincerely,
16�e� /JZJQ4_�
Deb Barker
Senior Planner
Enclosures as noted
c: Chris Ingham, South King Fire and Rescue
Sanjeev Tandie, Contract Traffic Engineer
Doc l D 42074
�.8117/2007) Deb Barker - Pane 1
From:
To:
Date:
"Ingham, Chris"<Chris.Ingham @southkingfire.org>
<deb.barker@cityoffederalway.com>
8/17/2007 1:52 PM
I have viewed the e-mail drawing of the proposed hotel layout showing an
emergency access route from the north side of the hotel onto Gateway
Blvd. This access would eliminate the turn -around requirement if it were
an all weather driving service and operated with an opticom gate.
Chris Ingham, Deputy Fire Marshal
Office (253) 946-7244 - FAX (253) 529-7206
chris.ingham@southkingfire.org
(8117/2007) Deb Barker - Hampton Inn & SSt!ft�s Site Plan - 31626 28th Avenue S
-- -- -- — - ---Page
From:
Sanjeev Tandle
To:
Deb.Barker@cityoffederalway.com
CC:
Rick.Perez@cityoffederalway.com
Date:
8/1/2007 6:05 PM
Subject:
Hampton Inn & Suites Site Plan - 31626 28th Avenue S
Hi Deb,
I spoke with Rick Perez regarding a couple of traffic -related issues with the proposed site plan. Rick said it
is okay to allow a site access driveway at the corner of Gateway Boulevard/S 317th Street as long as it is
gated and is used for fire access only. He is also fine with alowing 2 parallel parking spaces within 50 feet
of the proposed site driveway along Gateway Boulevard.
If any other questions, let me know.
Thanks
Sanjeev
CITY OF Office of the City Clerk
A PO 8th AveBox 8
Fedva
33325 — 8�h Ave South
Federal Way, WA 98063-9718
(253) 835-2540 — Office
(253) 835-2509 - Fax
REQUEST FOR PUBLIC RECORD
Street Address:
Daytime Phone: ( ) E-Mail;
Prefer to be Contacted By: ■ Phone ■ E-mail
City & Zip Code:
Fax:(
PUBLIC RECORDS/INFORMATION BEING REQUE TEA: (please be specific and detailed/attach additional sheets if necessary)
1 -
REQUESTOR TO READ AND SIGN UPON SUBMITTING REQUEST
I understand that if a list of individuals is provided to me by the City of Federal Way, it will neither be used to promote the election of an
official or promote or oppose a ballot proposition as prohibited by RCW 42.17.130; nor is it construed as giving authority to give, sell or
provide access to lists of individuals requested for commercial purposes as prohibited by RCW 42.17.260(9). Further, I understand I will be
charged .15 cents per single -sided, 8 '/2 X 11 page (double -sided pages are .30 cents); rolled plans vary from $5.00 - $7.00 per page.
also understand other sized copies are available at a higher cost.
Austin Khan;�so
'�\ �_ Signature of Requestor
Date of Request
II INTERNAL USE ONLY — INFORMATION TO BE COMPLETED BY CITY STAFF I
This request is best handled by Department Division
Therefore, for purposes of processing, a copy of this request was provided to: On:
Additional Staff
5-day response rule begins one working daMost receipt•... responsible staff must advise the City Clerk, on or before day 5, if
documents are not able to be produced within five working days
Day 1: Day 2:
Day 3:
Day 4:
Day 5:
Was 5-Day Letter Sent? • No • Yes/Date: • 5-Day Letter Attached DEADLINE EXTENDED TO:
Location of Records: ■ On Site • Off Site Box/ID #
Notes:
■ This Request Was Satisfied/Date:
• This Request Was Not Satisfied/Reason:
0 This Request Was Denied/Reason:
ACKNOWLEDGEMENT OF RECEIPT UPON COMPLETION OF REQUEST
ob. W.bMa (completed request form to be filed with the City Clerk's Office)
0. Austin Khan =,.
oa.: xaor oe s
'"'6" o:ao:c aaar
` 1 Signature Acknowledging Receipt Date of Receipt
City Representative: Number of Copies: emu/ Fee:$
C:IDOCUME-llaaronu.0001LOCALS'l1TemplGWViewehPUBLIC RECORD REQUESTb.doc-04104103
(8/16f2007) Deb Barker
- Re: Hampton Inn & Suites -Gateway Center -_ - - -- _ T _ „ Page 1
From:
Sarah Ayers <sarah@aha-arch.com>
To:
Deb Barker<Deb.Barker@cityoffederalway.com>
CC:
Ed Abbot <ed@aha-arch.com>, "lauren@allenassociates.com" <lauren@allenas.-.
Date:
8/6/2007 7:20 AM
Subject:
Re: Hampton Inn & Suites -Gateway Center
Good morning Deb -
Last Thursday when we talked you had said that the access road was approved
and the landscaping in the front of the guestroom portion of the building
was approved by the director. And the site met the intent of the code. You
did suggest however, we should look to see if we could move the guestroom
wing any closer to the road. I did look at this but it effects parking
significantly. Would it be possible to get written confirmation that these
changes to the site are acceptable? That way I can have the civil engineers
begin working on these changes and get the Hilton corporation to approve the
modified site.
Thank you for all your help it is much appreciated.
sarah e. ayers
ABBOTT HEYS AND ASSOCIATES
1221 2nd Ave. Suite 300
SEATTLE WA 98101
(PH) 206.285.1224
(FAX) 206.285.9366
Disclaimer: Nothing in this message should be interpreted as a digital
or electronic signature that can be used to form, execute, document,
agree to, enter into, accept or authenticate a contract or other legal
document.
On 8/3/07 5:15 PM, "Deb Barker"<Deb.Barker@cityoffederalway.com> wrote:
> Sarah - Unfortunately, written comments from the preapplication will not be
> available until Monday, August 6, 2007. 1 regret the delay.
> Regards
> Deb Barker
> Senior Planner, City of Federal Way
> PO Box 9718
> Federal Way, WA 98063-9718
> (253) 835-2642
> deb.barker@cityoffederalway.com
»» Sarah Ayers <sarah@aha-arch.com> 8/2/2007 8:49 AM >>>
> Deb-
> I should be around, please feel free to call Ed or myself at your earliest
> convenience.
> My extension is #103
> Thanks
> Sarah
I (8116/2007) Deb Barker - FW: Hampton Inn & Suites -Gateway Center Pagel
From: Sarah Ayers <sarah@aha-arch.com>
To:<deb.barker@cityoffederalway.com>
Date: 8/1 /2007 8:09 AM
Subject: FW: Hampton Inn & Suites -Gateway Center
Attachments: AS-1 Architectural Site PIa.PDF
Good Afternoon Deb
Thanks for your time yesterday. We have modified the site plan based on our
discussion. We would appreciate your comments and/or suggestions on the
modifications. Please feel free to contact Ed or myself with questions or
concerns.
Thanks again for your time.
Sarah
sarah e. ayers
ABBOTT HEYS AND ASSOCIATES
1221 2nd Ave. Suite 300
SEATTLE WA 98101
(PH) 206.285.1224
(FAX) 206.285.9366
Disclaimer: Nothing in this message should be interpreted as a digital
or electronic signature that can be used to form, execute, document,
agree to, enter into, accept or authenticate a contract or other legal
document.
End of Forwarded Message
(8/6/2007) Deb Barker - Hampton Inn & Suites Site Plan - 31626 28th Avenue S -
Page 1
From:
Sanjeev Tandle
To:
Deb.Barker@cityoffederalway.com
CC:
Rick.Perez@cityoffederalway.com
Date:
8/1/2007 6:05 PM
Subject:
Hampton Inn & Suites Site Plan - 31626 28th Avenue S
Hi Deb,
I spoke with Rick Perez regarding a couple of traffic -related issues with the proposed site plan. Rick said it
is okay to allow a site access driveway at the corner of Gateway Boulevard/S 317th Street as long as it is
gated and is used for fire access only. He is also fine with alowing 2 parallel parking spaces within 50 feet
of the proposed site driveway along Gateway Boulevard.
If any other questions, let me know.
Thanks
Sanjeev
{81312007j Deb Barker` Re: Hampton Inn & Suites -Gateway Center _
�}
Page 'I
From: Deb Barker
To: Sarah Ayers
Date: 8/3/2007 5:15 PM
Subject: Re: Hampton Inn & Suites -Gateway Center
Sarah - Unfortunately, written comments from the preapplication will not be available
until Monday, August 6, 2007. I regret the delay.
Regards
Deb Barker
Senior Planner, City of Federal Way
PO Box 9718
Federal Way, WA 98063-9718
(253) 835-2642
deb.barker@cityoffederalway.com
>>> Sarah Ayers <sarah aha-arch.com> 8/2/2007 8:49 AM >>>
Deb -
I should be around, please feel free to call Ed or myself at your earliest
convenience.
My extension is #103
Thanks
Sarah
sarah e. ayers
ABBOTT HEYS AND ASSOCIATES
1221 2nd Ave. Suite 300
SEATTLE WA 98101
(PH) 206.285.1224
(FAX) 206.285.9366
Disclaimer: Nothing in this message should be interpreted as a digital
or electronic signature that can be used to form, execute, document,
agree to, enter into, accept or authenticate a contract or other legal
document.
On 8/1/07 6:57 PM, "Deb Barker" <Deb. BarkerCd)dtycffe_deraiway.com> wrote:
> I've talked with the Traffic Division about your project. Let's try to talk
> some time this week, OK?
(81312007) Deb Barker - Re: Hampton Inn & Suites -Gateway Center
- - ?- Page 2
> Thanks
> Deb Barker
> Senior Planner, City of Federal Way
> PO Box 9718
> Federal Way, WA 98063-9718
> (253) 835-2642
> deb.barker(a)—cityoffederalway.com
»» Sarah Ayers <sarah@aha-arch.com> 8/1/2007 8:11 AM >>>
> Good Afternoon Deb
> Thanks for your time yesterday. We have modified the site plan based on our
> discussion. We would appreciate your comments and/or suggestions on the
> modifications. Please feel free to contact Ed or myself with questions or
> concerns.
> Thanks again for your time.
> Sarah
A�k
Federal Way
August 7, 2007
Ed Abbott
Ed Abbott, AIA - Architect
1221 2"d Avenue, Suite 300
Seattle, WA 98101
CITY HALLFILE
33325 8th Avenue South
Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www. cityoffederalway.com
RE: FILE #07-103614-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Hampton Inn & Suites, 31626 281h Avenue South, Federal Way, WA
Dear Mr. Abbott:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 26, 2007. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way 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 Deb Barker, 253-835-2642, deb.barker@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
Preapplication for an 86,999 square -foot five -story Hampton Inn & Suites hotel with 143 guest rooms,
meeting rooms, swimming pool, exercise room and other guest services, and 106 on -site parking stalls
located on site currently occupied by 100 at -grade parking stalls.
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.
R• �� }a '" ers"t
3 ,. t•E
-MT. llb pft a
Page 2
August 7, 2007
Planning Division
The initial documents did not fully address design guideline standards. Designs provided at a
subsequent meeting will be discussed in future correspondence.
■ Public Works Development Services Division
1. 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.
2. There is a drainage pipe that discharges stormwater runoff onto the north side of the property.
This drainage is then conveyed southerly via an onsite ditch. This drainage runoff was
historically collected by WSDOT on the eastern side of the property, but since the addition of
the 317t° HOV access, the runoff is no longer collected by WSDOT, and is infiltrating onsite
via a closed depression. The applicant needs to work with WSDOT to re -open this drainage
conveyance to the I-5 system, or handle the runoff as a closed depression through the methods
of the King County Surface Water Design Manual.
• Public Works Traffic Division
A Transportation Concurrency permit is required.
Lakehaven Utility District
A developer extension agreement will be required to re -construct existing mainline sanitary sewer
facilities on the site.
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 (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
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,
'Per FWCC § 22-795, hotels are subject to Process 11 review. However, per FWCC § 22-161, Process li applications that are not
categorically exempt from review under the State Environmental Policy Act (SEPA) are subject to Process 111 instead of Process 11.
File 407-103614-00-PC Doc ID 47474
Mr. Abbott
Page 3
August 7, 2007
precedes the Process III decision. Any appeals of the City's environmental threshold determination
are decided by the Federal Way Hearing Examiner.
3. Boundary Line Adjustment — If property line relocation is required, a Boundary Line Adjustment
(BLA) application must be submitted to the City pursuant to Division 2 of FWCC chapter 20-41.
The approved BLA document must be recorded prior to issuance of the construction permits.
4. Land Use Application Fees — The Process III land use application fee is currently $2,196.00, SEPA
application fee is $869.50, and Boundary Line Adjustment application fees are 1,289.00.Other fees
related to building permits and inspections, and Public Works review and inspections, will apply.
5. 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.
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 obtaining the mailing labels, refer to the City handout "Mailing
Labels" and application form.
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.
8. Effect of Process III 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 s
9. Key Design and Dimensional Requirements' —
Maximum building height for the proposed hotel is 95 to 145 feet above average building
elevations 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 .b The proposed
building elevations depict the main building at "50 feet on average"; however, the towers
z 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.
3 FWCC § 22-408, -409, "Time Extension"
4 Refer to applicable portions of FWCC § 22-795 Use Zone Chart, "Hotel, Convention or Trade Centers."
5 "Average Building Elevation" is defined in FWCC § 22-1, "Definitions."
6 FWCC § 22-795, special notes #I and #4 govern height increases above 95 feet.
File 007-103614-00-PC Doc ID 41474
Mr, Abbott
Page 4
August 7, 2007
appear to be 59 feet in height. This height meets code, subject to verification with a formal
application.
Maximum building height for the proposed hotel is 95 to 145 feet above average building
elevation! 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.' The height of the
proposed building is 50 feet. While this meets FWCC code, subject to verification with a
formal application, the overall height is under that recommended under the comprehensive plan
for this zone and use. Be advised that note #12 states that multiple story buildings are not
subject to special regulations and note #10 and #11 provided that each floor contains at least
75% percent of the gross square footage of the floor below it and contains a principal use
permitted in this zone.
Structural Setbacks — The "front yard setbacki9 for buildings and other structures is a
maximum of five feet from the principal pedestrian right-of-way, which in this case, is
identified as Gateway Blvd (as other roadways of I-5 and the South 317'b Street roundabout are
not pedestrian oriented).10 Side and rear yard setbacks are zero feet. Please note that where no
building setbacks apply such as the side and rear, required landscaping such as perimeter
landscaping, parking lot buffer landscaping, and foundation landscaping may affect the
location, design, or orientation of buildings or related structures (see Landscaping, and
Community Design Guidelines, below). The preliminary site plan indicates building setbacks
from Gateway Blvd of more than 30 feet to the back of the sidewalk, and 20 feet or more from
all other property lines. The building must be relocated on the site in order to bring the building
to the principal pedestrian roadway_
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).
■ Modifications to Site Design and Dimensional Requirements — Through Process III, the
Community Development Services Director may modify required yard, height, landscape, and
buffer, and other site design and dimensional requirements for a proposed development that
meets the criteria of FWCC § 22-795, Special Note #1.
10. Parking — The project is required to provide a minimum of one parking stall for each guest room, or
143 stalls for the proposed 143-room hotel. Parking may be located on the subject property or on an
adjacent lot, as proposed, subject to applicable code requirements." 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 eliminate 100 parking stalls
currently located on the subject site, and provide 109 parking stalls in conjunction with site
7 "Avcrage Building Elevation" is defined in FWCC § 22-1, "Definitions."
S FWCC § 22-795, special notes 01 and #4 govern height increases above 95 feet.
9 Projects with frontage on hvo streets, such as this, may designate which frontage is the "front yard."
10 Refer to FWCC § 22-795, Special Note #3.
tI MCC § 22-1422(b-gi), (2)
File kO-,- 103e14-00-PC
Doc ID 41474
Mr. Abbott
Page 5
August 7, 2007
development. hi 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 Community Development Services Director, 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, with a
previous preapplication request, and accompanying chart of existing site uses and related parking
requirements is acceptable as submitted. The project may reduce the number of parking stalls for the
project and 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
authorize 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.
11. Landscaping— The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape code.12 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 Landscaping13 — 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.
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
12 FWCC Chapter 22, Article XV11, "Landscaping"
13 FWCC § 22-1566(g)
File P07-103614-00-PC Doc I D 4 1474
Mr. Abbott
Page 6
August 7, 2007
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 Landscaping14 — "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 Defined'-- 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 Modifications16 — 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 Iisted in the code.
Significant Trees" — 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 are 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.
The subject site contains a number of significant evergreen trees; retention is encouraged.
12. Community Design Guidelines" — FWCC § 22-1634 and § 22-1638 contain guidelines applicable to
all types of development. Please note that this code section has been amended since your 2005
preapplication conference. 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 formal land use 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.
CC-C Zone Specific Guidelines — 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. All building facades shall incorporate a
combination of fagade treatment options listed in FWCC Section 22-1635(b) and 22-1635(c)(2), to a
'-'FWCC § 22-1567, "Parking Lot Landscaping"
1s FWCC § 22-1565, ..Landscaping Types"
I6 FWCC § 22-1570, "Modification Options"
17 FWCC § 22-1569, "Significant Trces"
18 FWCC Chaptcr 22. Article XIX, "Comtnunity Dcsign Guidelines'
File 007- 103014-00-PC Doc ID 41474
Mr. Abbott
Page 7
August 7, 2007
degree that is appropriate to the frontage classification, building size, class, design and site context,
and according to specific guidelines summarized below.
The design guidelines look for a variety of fagade treatments overall, such as modulation,
articulation; change in materials, colors, and textures; and design continuity throughout the project.
Provide overall design continuity by using similar architectural style and features, materials, colors,
and textures between new and existing Gateway Center buildings. In the case of the proposed hotel,
strong cornices or other rooftop articulation should be incorporated throughout the length of the
building and building edges should be well defined.
A hierarchy of Principal facades and Secondary facades is established as discussed below. The west
and south facades would be considered principal facades, and the north and east facades would be
considered secondary facades.
Principal facades containing a major entrance or located along a right-of-way or clearly visible
from a right-of-way or public sidewalk shall incorporate a variety of pedestrian oriented architectural
treatments, as follows:
*Under FWCC Section 22-1638(c)(1)(a), surface parking and driving areas may not occupy more
than 25% of the project's linear frontage along principal pedestrian right-of-way (ROW) as
determined by Director. In this case, Gateway Blvd would be the principal pedestrian ROW, as the
South 3170' Street frontage and roundabout does not include pedestrian areas. As depicted on the
preapplication drawing, surface parking and driving areas occupy almost 100 percent of the Gateway
Blvd portion of the property.
*Under FWCC Section 22-1638(c)(2), principal entrance facades shall front on, face, and/or be
recognizable from the principal pedestrian right-of-way as determined by the Director for projects
exposed to more than one right-of-way. As depicted on the western elevation, entrance fagade does
not face, front on nor is visible from Gateway Blvd, the principal pedestrian right-of-way.
*Under FWCC Section 22-1638(c)(3), principal facades containing a major entrance or located
along a right-of-way or clearly visible from a ROW or public sidewalk shall incorporate a variety of
pedestrian -oriented architectural treatments, including distinctive and prominent entry features;
transparent glass such as windows and doors or window displays in and adjacent to the major
entrances; structural modulation where appropriate; modulated roof lines, forms and heights,
architectural articulation, canopies; arcades; pedestrian plazas; etc... and streetscape amenities. At
least 40 percent of any ground level principal fagade located along a right-of-way must contain
transparent glass. Submitted elevations for the west fagade show modulation, a covered walkway
and some windows, but does not contain distinctive or prominent entry features, does not include
40% glazing, pedestrian amenities, plazas, or seating.
Secondary Facades
(b) Secondary facades not containing a major building entrance or located along a right-of-way or
clearly visible may incorporate fagade treatments that are less pedestrian oriented than in (3)(a)
above such as a combination of structural modulation, architectural articulation and foundation
landscaping. The east elevation contains modulation, canopy articulation, windows and
foundation landscaping, which visually enhance the elevation visible from the I-5 off ramp.
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However, the north fagade is generally blank and should include fayade treatment along the
base as well as the upper reaches of the wall.
Under FWCC Section 22-1638(c)(4), pedestrian pathways shall be provided from the right-of-way,
bus stop, parking areas and any pedestrian plazas to primary building entrances. Where a use fronts
more than one street, pedestrian access shall be provided from both streets, or the right-of-way
nearest to the principal building entrance, in this case Gateway Blvd. Pedestrian access must 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
vehicle circulation areas with landscaping.
Building elevations shall also depict wall -mounted light fixtures and any wall -mounted or ground -
mounted mechanical equipment_ Details shall be provided for benches, planters, pedestrian -scale
lighting, trash receptacles/ashtrays, and bicycle racks.
As noted above, the application shall also include a statement of design intent including a narrative
description of how the proposal meets the applicable design guidelines. Additional information may
be requested if necessary to make a design determination. Regardless of the individual fagade
treatment options utilized, the project will be expected to incorporate pedestrian areas and amenities
adjacent to building entrances, in an amount and scale considered appropriate to the particular
building bulk and mass. Such amenities would include, but are not necessarily limited to benches,
pedestrian scale lighting, bike racks, special paving, and landscaping.
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.
13. Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened
for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. Exterior trash
receptacles and recycling are subject to architectural and/or landscape screening requirements19 and
total area requirements.20 Trash facilities may not be located in required yards (setback areas) or
required landscape buffers. Solid waste and recycling facilities must be provided in the amount of
three square feet of storage space for every 1,000 square feet of gross floor area, with a minimum
area of 65 square feet, and a maximum of 1,000 square feet. Entry gates for garbage and recycling
facilities are typically 18 feet in width to allow for service pickup. Refer to comments in the Public
Works section of this letter.
14. Rooftop Mechanical Equipment — Such equipment must be architecturally screened from public
view,'' with a corresponding elevation detail provided with the formal application_
15. Signage —Signs for the project are subject to a separate permit, and the requirements of FWCC
Chapter 22, Article XVIII, "Signs."
19 FWCC § 22-960; §22-1565(b)7(d); § 22-1634(f)
20 FWCC § 22-949
71 FWCC § 22-960
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PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
sean.wells@cityoffederalway.com)
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. 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.
2. 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.
In addition to the KCSWDM, our initial review suggests that FWCC Section 22-337,
"Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items
are applicable -
La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
Le. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an
impervious surface, when such redevelopment is not part of a routine maintenance activity;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Basic Water
Quality Menu provided in the KCSWDM.
4. In lieu of providing onsite detention, the applicant may elect to convey stormwater to Kitts Comer
regional facility. The pro-rata share contribution amount is $21,609 per acre, which is applied 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. Water quality treatment must be provided onsite
prior to discharge.
If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
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6. Detention and water quality facilities for private commercial developments within the City Center
Core may be placed underground.
7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/sea/pac/index.htm], or by calling 360-407-6437.
Right -of -Way Improvements
For traffic related items, see the following Traffic Division comments from Sanjeev Tandle,
Contract Traffic Engineer.
Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC Section
22-1473. The applicant/owner may submit an MAI appraisal for the subject property, or King
County Assessor's records may be used. Development Services Division will evaluate this data to
determine if the project actually meets the City's 25 percent threshold for requiring street frontage
improvements.
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.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building (or EN) Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $753.00 for the first 12 hours of
review, and $63 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. 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
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completion of the installation of the improvements, and final approval of the Public Works
Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year
maintenance period.
The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1"= 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle, PE, 206-450-5845,
san j eev.tandle@cityoffederalway.com)
Transportation Concurrency Analysis
1 _ The City has adopted new policies for traffic analysis and mitigation requirements effective January
1, 2007.
2. Per FWCC Section 19, Article IV, a Concurrency permit will be required for this development
project. A Concurrency information package is enclosed. This analysis is performed in accordance to
the concurrency requirements of the Growth Management Act. The concurrency analysis assures
adequate roadway capacity to accommodate the proposed development project. It provides the
applicant an analysis of evening peak hour project impacts and pro-rata share contributions towards
transportation projects adopted in the Transportation Improvement Plan (TIP). Please note that
supplemental transportation mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
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3. Based on the submitted materials and the Institute of Transportation Engineers (ITE) Trip
Generation - 7"' Edition, land use code 312 (Business Hotel), the proposed project is estimated to
generate approximately 89 new weekday PM peak hour trips and 1,040 daily trips.
4. The estimated fee for the Concurrency permit application is $3,084. This fee is based on estimated
new PM peak hour trips of the current proposal. The applicant will be notified with the actual fees
that will be calculated and must be paid prior to staff releasing the completed Concurrency analysis.
The applicant has the option of having an independent traffic engineer prepare the concurrency
analysis consistent with City procedures; however, staff review time requires that the application fee
remain the same.
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior collection containers. The following exterior trash
enclosure parameters will accommodate most solid waste and recycling needs: Clear interior
dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across
the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade
across the enclosure opening. Gate pinsiholes are preferred in positions for closed gates and holding
gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
■ Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure
openings.
• Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)].
• Note that larger -scale commercial or multi -family developments may see long-term savings from the
use of on -site solid waste compaction equipment. This equipment may require larger enclosures,
defined overhead clearance, and consideration of power utility access and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell)
BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com)
Codes
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
International Mechanical Code (IMC), 2006 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
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International Fire Code (IFC) 2006
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
International Residential Code 2006
Washington State Amendments* WAC 51-51
Washington State Energy Code WAC 5 1 -11 *
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** 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-1's).
Building Criteria
Occupancy Classification: R-1
Type of Construction: Type I under Type V-A
Floor Area: 86,999
Number of Stories: five stories
Fire Protection: Sprinkler and Fire Alarm System required
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-2
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederaiway.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
area 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.
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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 re -submittal.
Revised or resubmitted plans shall be provided in the same format, size and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. 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 Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
■ Application notes III-B ground floor construction. FWCC notes that minimum construction shall be
type 1.
• Health Department approval required for the swimming pool. Pool may be by separate permit.
• Separate permit for the elevator required from L & 1.
• FWCC Section 5-69. The purpose of this article is to authorize the construction of five -story wood
frame buildings as an approved alternate design and construction method under Section 104.2.8 of
the 2003 Edition of the International Building Code, and to set forth the criteria and standards which
must be met before a building permit may be issued for a five -story wood frame building. (Ord. No.
01-389, § l(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
• 5-70 Construction.
(a) International Building Code requirements. Five -story wood frame buildings must comply with all
requirements of the International Building Code, except as modified or supplemented by this article.
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In the event of a conflict between the International Building Code and the provisions of this article,
the provisions of this article shall control. References in this article to building construction "types"
(e.g., Type 1 or Type V) shall have the same meaning as set forth in the International Building Code.
(b) Lowest story construction requirements. The lowest story in a five -story wood frame building
shall be constructed of Type V-A fire -resistive construction, except that all structural frame and load
bearing elements must consist of approved, two-hour fire -resistive construction.
(c) Upper four stories. The upper four stories of a five -story wood frame building shall be
constructed of at least Type V-A fire -resistive construction.
(d) Use of Type V above Type I construction. Where Type V wood frame stories are constructed
over Type I construction, the Type V stories shall be separated from the Type I stories as provided in
International Building Code Section 311.2.2.1 (2003 Edition), as presently constituted or as may be
subsequently amended. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
5-71 Occupancy.
(a) Occupancy of five -story wood frame buildings shall be allowed as provided in Table 503,
International Building Code, 2003 Edition, as presently constituted or as may be subsequently
amended, except that B, M, and R-1 occupancies shall be allowed on any floor.
(b) Occupancy shall have the same meaning as set forth in the 2003 Edition of the International
Building Code, as presently constituted or as hereinafter amended. (Ord. No. 01-389, § 1(B), 6-5-01;
Ord. No. 04-465, § 8, 10-5-04)
• 5-72 Stair enclosures.
Where buildings are designed and constructed pursuant to this section, all stair enclosures shall be of
two-hour fire -resistive construction with one -and -one -half-hour opening protection. (Ord. No. 01-
389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
• 5-73 Fire detection and protection.
(a) Five -story wood frame buildings shall be protected throughout by an automatic fire sprinkler
system complying with the International Building Code and International Fire Code as detailed in
the Standard known as NFPA 13, as set forth and contained in the 2003 International Building and
Fire Codes and as amended by the State Building Code. Use of the automatic fire sprinkler system
shall be in addition to, not in lieu of, one -hour fire -resistive construction required in FWCC 5-70.
Automatic fire sprinklers may not be used to increase the number of stories; no more than five
stories of wood frame construction may be permitted.
(b) All stair enclosures and elevator shafts shall be pressurized as set forth in International Building
Code Section 909, as presently constituted or as may be subsequently amended. In addition, a class I
standpipe system as required by International Building Code Section 905 and the Standard known as
NFPA 14, as presently constituted or as may be subsequently amended, shall be installed.
(c) A standby power -generator set shall be provided on the premises in accordance with the 2003
International Building Code Section 403.10 and the 2002 National Electrical Code, as presently
constituted or as may be subsequently amended. The standby system shall have. a capacity and rating
sufficient to supply all equipment required to be operational at the same time, including but not
limited to stair enclosures, an elevator shaft pressurization, and elevators.
(d) A monitored manual and automatic fire detection system, subject to the approval of the fire chief,
shall be installed throughout the building and provide alarm, trouble and supervisory monitoring of
the automatic fire sprinkler system. (Ord. No. 01-389, § I(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
■ 5-74 Height.
The maximum height of buildings designed and constructed pursuant to this section shall be 65 feet.
The height shall be measured as provided in the 2006 International Building Code as presently
constructed or hereafter amended.
Buildings constructed under this article shall also be subject to the requirements of Chapter 8 FWCC
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pertaining to high-rise buildings, as applicable. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, §
8, 10-5-04)
5-75 Basic allowable floor area.
The basic allowable area of floors of five -story wood frame buildings shall be as allowed in Tables
503 through 505, International Building Code, 2003 Edition, as presently constituted or as may be
subsequently amended, plus 25 percent. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-
5-04)
■ 5-76 Fire department access.
Site design for any five -story wood framed building shall include access sufficient for fire
department vehicles, as determined by the fire chief and building official. Fire department vehicle
access shall be documented on site and building plans. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No.
04-465, § 8, 10-5-04)
5-77 Construction inspection.
The following shall be required for buildings designed and constructed pursuant to this section:
(1) Structural observation provided by the engineer of record for structural frame elements; and
(2) Special inspections as required in the 2003 International Building Code, as presently constructed
or as hereafter amended. (Ord. No. 01-389, § 1(B), 6-5-01; Ord. No. 04-465, § 8, 10-5-04)
■ 5-78 Maintenance of fire protection systems.
The owners of five -story wood frame structures shall maintain the fire and life -safety systems
required by the International Building Code and the Federal Way City Code in an operable condition
at all times. Unless otherwise required by the fire chief, testers approved by the fire department shall
conduct yearly testing of such systems. A written record shall be maintained and shall be forwarded
to the fire marshal and be available to the inspection authority. (Ord. No. 01-389, § 1(B), 6-5-01;
Ord. No. 04465, § 8, 10-5-04)
0 Please note that the 2006 IBC will not be updated until September 2007.
The Building Department information provided is based on limited plans and information. The
comments provided are not intended to be a complete plan review and further comments are
possible at time of building permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5470, basbury@lakehaven.org)
Water
* A developer extension (DE) agreement will be required to extend and/or construct mainline water
distribution facilities to serve the site. Application for a DE agreement was received by Lakehaven
on 7/10/07.
* A water service connection application is required for a separate meter/service for any new
connection to the water distribution system, in accordance with standards defined in Lakehaven's
current'Fees and Charges Resolution'. The associated developer extension agreement must achieve a
point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to
activating any new service connection(s).
Sewer
* As the building is proposed on the submittal, a developer extension agreement will be required to re-
construct existing mainline sanitary sewer facilities on the site_ Application for a DE agreement was
received by Lakehaven on 7/10/07.
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* A sewer service connection permit will be required for any new connection to the sanitary sewer
system, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'.
Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service
installation standards, installation of a Type 1, 48" monitoring manhole is required on the private
building sewer line, for all new or modified non-residential connections. The associated developer
extension agreement(s) must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new service connection(s).
General
* Charges -payable -in -lieu -of -extension, and/or latecomer and/or early comer charges may be
assessable against the property for facilities either previously constructed or to be constructed that
provide direct benefit to the property. Please contact Lakehaven for further detail by obtaining
submitting a separate application for a pre -design meeting or a developer extension agreement
(application copies enclosed).
* Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU
for sewer.
* Currently, system capacity may be available for this property from system capacity charges
previously assessed for water and/or sewer. Please contact Lakehaven for further detail by
submitting a separate application for a pre -design meeting or a developer extension agreement
(application copies enclosed).
* All Lakehaven continents herein are valid for one (1) year and are based on the proposal(s)
submitted and Lakehaven's current regulations and policies. Any change to either the development
proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
The required fire flow for this project is 2625 gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require three fire hydrant(s).
Fire hydrant locations are subject to the approval of the Fire Marshal or his/her designee.
Fire hydrants shall be in service PRIOR to and during the time of construction.
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.
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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. (South King Fire and Rescue 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 South King Fire and Rescue 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
An automatic fire sprinkler system is required.
An automatic fire sprinkler system shall be installed in all Group R, Division 2, occupancies having three or
more levels or containing five or more dwelling units and Group R, Division 1 occupancies having three or
more floor levels or containing ten or more guest rooms. Fire walls shall not be considered to separate a
building to enable deletion of the required fire sprinkler system. (FWCC Chapter 8, Article lI, Division 4)
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)
A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's
Office at 253-946-7244 for Fire Sprinkler System Specifications.
File P07-103614-00-PC Doc ID 41474
Mr. Abbott
Page 19
August 7, 2007
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.
Automatic Fire Detection System
A fire alarm system is required.
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCC Chapter 8, Article II, Division 4)
A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is
required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications.
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 Section 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.
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 department
representative noted above. Any general questions can be directed towards the key project contact, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely, Q
Deb Barker
Senior Planner
enc:' Preapplication Meeting Sign -Up Sheet
Master Land Use Application
Development Requirements Checklist for Process H]
o City Handout, "Process Ill"
City Handouts, "Mailing Labels" and "Application for Land Use/Development Process Mailing Labels"
File t107-103614-00-PC Doc 1D 41474
Mr. Abbott
Page 20
August 7, 2007
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 XDC, "Community Design Guidelines"
FWCC Chapter 22, Article XVIII, "Signs"
Lakehaven Facilities Map
C: Sean Wells, Senior Development Engineer
Sanjeev Tandle, Traffic Engineer
Scott Sproul, Acting Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
File #07-103614-00-PC Doc ID 41474
2 �
U
7'o
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Hampton Inn and Suites Preapplication Conference
Name
1.
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07-103614-00-PC
July 26, 2007
With
Telephone Number
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(8/112007) Deb Barker - Hampton Inn & Suite's Site Plan - 31626 28th Avenue S
-- --- --Page 1
From:
Sanjeev Tandle
To:
Deb.Barker@cityoffederalway.com
CC:
Rick.Perez@cityoffederalway.com
Date:
8/1/2007 6:05 PM
Subject:
Hampton Inn & Suites Site Plan - 31626 28th Avenue S
Hi Deb,
I spoke with Rick Perez regarding a couple of traffic -related issues with the proposed site plan. Rick said it
is okay to allow a site access driveway at the corner of Gateway Boulevard/S 317th Street as long as it is
gated and is used for fire access only. He is also fine with alowing 2 parallel parking spaces within 50 feet
of the proposed site driveway along Gateway Boulevard.
If any other questions, let me know.
Thanks
Sanjeev
(7/30/2007) Deb Barker_Hampton Inn &.Suites (07-103614`00-PC)
Page 1
From: "Brian Asbury" <BAsbury@lakehaven.org>
To: "Deb Barker" <Deb.Barker@cityoffederalway.com>
Date: 7/26/2007 1:14 PM
Subject: Hampton Inn & Suites (07-103614-00-PC)
Attachments: 6307031_GIS map_071107.pdf
Deb,
Lakehaven's comments below. Let me know if you have any questions or need additional information.
1nUd,1:11C7
A developer extension (DE) agreement will be required to extend and/or construct
mainline water distribution facilities to serve the site. Application for a DE agreement was received by
Lakehaven on 7/10/07.
A water service connection application is required for a separate meter/service for any
new connection to the water distribution system, in accordance with standards defined in Lakehaven's
current'Fees and Charges Resolution'. The associated developer extension agreement must achieve a
point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any
new service connection(s).
SEWER
As the building is proposed on the submittal, a developer extension agreement will be
required to re -construct existing mainline sanitary sewer facilities on the site. Application for a DE
agreement was received by Lakehaven on 7/10/07.
A sewer service connection permit will be required for any new connection to the sanitary
sewer system, in accordance with standards defined in Lakehaven's current 'Fees and Charges
Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer
service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private
building sewer line, for all new or modified non-residential connections. The associated developer
extension agreement(s) must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven prior to activating any new service connection(s).
GENERAL
Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may
be assessable against the property for facilities either previously constructed or to be constructed that
provide direct benefit to the property. Please contact Lakehaven for further detail by obtaining submitting
a separate application for a pre -design meeting or a developer extension agreement (application copies
attached).
Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent
Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based
on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial and
irrigation) for the property (information from a similar facility may be submitted in lieu of a new estimate).
Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer.
Currently, system capacity may be available for this property from system capacity
charges previously assessed for water and/or sewer. Please contact Lakehaven for further detail by
submitting a separate application for a pre -design meeting or a developer extension agreement
(application copies attached).
All comments herein are valid for one (1) year and are based on the proposal(s)
submitted and Lakehaven's current regulations and policies. Any change to either the development
proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly.
<<6307031_GIS map_071107.pdf>>
Brian Asbury
(7130/2007) Deb Barker- Hampton Inn & Suites (07-103514-00-PC) _ _ _ f-- Page 2'
Engineering Technician III
Lakehaven Utility District
http://www.lakehaven.org/standards.htm
FAX 253-529-4081
NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information
shown. Facility locations and conditions are subject to field verification. All fees and charges subject to
change without notice.
/jiffs �-
/N J
WA--
ZO/
Cdin�� r euG Sfi��Cp>p� r - a�P F 70
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. _ •f-
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/
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.1 25 parking spaces
= y,
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199 parking spaces�1 • , ; �h.
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tn' _ _ _ �._ ,' - rr.•,:c„ ... ilfr ;r •T� h: L I £1` ..,In
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vi .l-�7....ry ` 'iT- .•L.�JY v p� r ! 1 �'j7 r i,� '1'-AC'.. �,h �' i .. .�.�""J
Interior Design
+ m ..,wrlu„ .. ��_.. is y, _„ _.. _ r•� �., i + 'n•a:ii'r'
-^ �sivnol : _ • Gl+as! - r['i r•=Ln.�.:�ALI.'aC:'! `�-'1 ' _ - - -- yi-Jr�., - r
T 1 .i . - • � r' J N"`i>: r:v .r-vie7r%ypi--.._----»__•-. ._ ______ ^.e r -_ [''.`�, 7: r / }• y
115 parking spaces
f 1 75 parking spaces CEO. egw Q• g t
�� �.F - ii r' t ... ;•� ;: - -✓. :�� Inv' :N r
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APPROK LOCATION UNDERGROUND
3 - ST4R1S DETENTION CHAMBER
I _+_,:. - ,,,:fy � 282 parking spaces
_ , /. • ■ c,..r. �.-. nnsw ::.nwsa�rra..i cr rns[,..Tr• •� `a' -
.•fir_ ; ... ai(.r�.. � Ka jr4h _'6� �}i °. �,wr�r r /� •.!f � �,•.
.. _ _ _- _ _ •/J],v a //' VIP
105 parking spaces ! `''a eu•rsye ]l15T- -= -- = r
:. !!.r• � .I /- �'r f.l �� i-J q�,• ��� a. �:/� - ,� ,f' ��
PARCELnDe y !
�AD,lACEU PARCELSi. � / ? .,y'�~
y 87 parking spaces '
h
•
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;
Total existing parking spaces -1238 spaces
T
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LEGEND
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•�•' I THE UNDERLYING PLA\I MET RI C INFCANATI W1 SHOVE; H E PEON I S BASE D ON
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PHOTOGRAWACTRICALLY PRODUCED 1�[APPING DONE IN IS89.
,• ••• • 1•I
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.
2 SEE SHEET I OF 2 PCR LEGAL DESCRIPTIO'I AND DECLARATION
3 THIS SHEET VVAS PART Cr A f•k10R A LTSURVEY AND IS PROVIDED TO
SA,i :CNLR EA;r ME:Ir-
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SHOW SHE FULL EKTEiIT OF PARCELS B, C, AkD D, THE DETENTIC':
FACILITY i[PLD. 7[O, 6T0]2345 641.
� WSM ]LE 41'I�
l55 n
_..
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R
xl on
� w cu.C' 7Hr %lL ar,c-:wcrr,E
[. ee•N ii'e/ic o!
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_ ,• .. _•_ .__. 1.• _ _ ,2,
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Existing Parking at GATEWAY CETER "7� '7jn"'
I
•-` _ _•_,-�sr�4L. _��_..--- -----•---- -- _..S_3Clrh-STREET I• f�� I
s - •---•--— rbltaYl.Mi1 f f i
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rG F.•Txn I i t --• --•- r ._... _
parking spaces `I T _ R,ry ABBOTT
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.•s =��
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• I f+•I r+� I MH t 1 1 rl. 194 Aa 3 i n OBA)rf r r
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HEYS
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ai .� .r. `"I r rJ�l; { �. „ +" 4 +iF1'� :•`='ems I qp- `'�•� -F___ Interior Oesi n
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WN CLSFPND)�V �sFy a r..«. • •l.I+p' - � yam,: #-rrlq_ogF �� — , — fiui— --------�___^—_ ----••-- — � �- , [ , 'Ii..,.ii
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j 115 parking spaces;..
175 parking spaces PARCEL-B•
4sr . • {��y�/�/` (C) _j
PARCEL"CP rI X _. j F r��Y�j ,+u.r....._ ,y r
6 ' ' •:w sY --I i 'n APPROX. LOCATION UNOMROUND i � r: ; � � h " � "cy" • y � ,r�
• :1.,1. •, r STORM DETENTION CHAMBER
yr r REC N0.8gO 584 e !`' 1.
r ,r .•a �! c...'�, .1 •�'�i" I jJl�wwrri..'i1C'i� `: .yf„ f ,
�;, 26.2 parking spaces
h �_I.....vt.... ceva.r:trE�y�rx.war.,a).Ls!• rJ . `• +.� _.5• _ :i ). .. S•�;, ,
�r�v.n.ctato
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parking spaces r
• ; .., ,,r.ly ! 7 r /', ?; .-�.� '% ' t_'' Te• ,�A. ♦" '!" i • .. age - '+
PARCEL rr 011 �'� / E . !.. �''ry r' f r�ti L ` +•"'�,,� ''}{
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.. .• /'� �' f I r•Y� IC.. y23.1 I ' f fy Rye• r. iYl li[• - , • .
... � r t�J '�t3P -..
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�. rr-r o �°` Total existing parking spaces =1238 spaces
LEGEND
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I. THE UNDERLYING PLANIRETRIC INFORMATION SHOWN REREO`! IS BASEC ON
'�'+.'. •• [r ). rl '/ .� i[y - •� 1' -' f��• .w i. Y.-�I� .. N�ufl
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IMP I•J• - l •-.++ i� • ��� .t.' • Y •' _r• I.rXOdNW ^i5r-26 .u. I . - 2. SEE SHEET I OF 2 FOR LEGAL DESCRIPTION AND DECLARATION
.. �Jlr sExER E4ytr,Erlr - B• �I- or' - + a A TH15 SHEET WAS PART OF A PRIOR A. L.T.A- SURVEY AND 15 PP.0VIDED TO
S
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Deb's Preapplication Analysis Work Sheet
Project name: HAMPTON INN & SUITES PREAPPLICATION CONFERENCE
Date: July 18, 2007
File Number: Permit #07-103614-00-PC;
Proposal:
Site Address: 31626 28th Ave S
Comp Plan Designation: CC-C
Zone Designation: CC-C
Use Classification:
Citation Number:
Legal Lot: Yes
Lot Size:
Review Process: Process III with SEPA
Notice of app/notice of decision: Yes
Environmentally Sensitive Areas: No other than the slope along freeway
SEPA exempt/not exempt:
Filing Fees:
Required Yards (required/proposed): �,p ` � `f W
Front
Side/Rear t6 /
Improvements in required yards:
(structures, see Sec. 22-1133, driveways and parking areas, see Sec. 22-1135)
Building Height (allowed/proposed): q s� -
Special Notes from zoning code:
\F—Fences, screening of outside storage areas:
to
u f� Parki
V��A �!w
�010A
I r3
g: I W Kw 1 1--f -'D
Number of stalls (req iced/provided/%compact, %accessible):
Stall Geometry and drive aisle width:
Location:
Setbacks:
Curbing and sidewalks:
raac.I.d.
`i JJ
r�
j/-0DVH S =
lea S-��
w4z-�
���cl
Backing onto street/Street used in circulation pattern:
Surface materials:
Landscaping:
Requirements (perimeter landscaping, adjacent use, zoning):
North:
South:
J q
East:
West:
Interior Parking Lot Landscaping (number of stalls Q224q ft):
Required interior islands: 2 �'- x 10
Parking areas/screening for ROW and SF zone
Landscape Irrigation
Significant trees:
Street trees: VrUJ
Drought tolerant percentage:
Irrigation proposed:
Requested modifications:
Design Guidelines:
Fagades over 60 feet/face ROW:
Types of treatment proposed:
Blank wall treatment:
Zone specific requirements: CC-C
CC-C : e
Parking lot circulation: �f
Street furniture:
Pedestrian circulation:
Other:
Miscellaneous:
Garbage and Recycling facilities: (not in required yard or buffer, minimum size met)
Lighting (may not take place of required landscaping):
Outdoor use/storage areas (6 ft. solid fence, not in required buffer)
Doc. I.D.
Ground or roof mounted mechanical units/screening:
Signage:
ROW frontage:
Sign category:
Confirming:
Non -Conformance:
Required/not required:
Geographic conformance: parking, buffers, interior lot landscaping
Any other non-conformance:
Discussion:
1.
2.
3.
4.
5.
Doc. I.D.
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: July 5, 2007
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire and Rescue
FROM:
FOR DRC MTG. ON:
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS
ZONING DISTRICT.
Deb Barker
July 19, 2007 - Internal
July 26, 2007, 9:00 - with applicant
07-103614-00-PC
05-101485-00-PC (March 2005 preapplication for a 120 room hotel)
Hampton Inn and Suites Preapplication
31626 - 28 h Avenue South
CC-C
PROJECT DESCRIPTION: Preapplication for a 86,999 square foot five -story Hampton Inn & Suites hotel
with 143 guest rooms, two meeting rooms, swimming pool, exercise room & other
guest services and 106 on -site parking stalls located on site currently occupied by
100 at grade parking stalls.
PROJECT CONTACT: Ed Abbot, AIA - Architect
Ed Abbot
1221 2nd Avenue South, Suite 300
Seattle, WA 98133
(206) 285-1224
MATERIALS SUBMITTED: Site plan and elevations
Parking study prepared by Heath and Associates dated March 2007
MASTER Lti,1D USE APPLICATION
CITY OF
Federal May
APPLICATION NO(S) CJ �_
Project Name
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
JUL 0 3 2007 PO Box 9718
Federal Way WA 98063-9718
�1 253-835-2607; Fax 253-835-2609
offO-I�� &� w ww.c3 offederalwayxoin
Date
t>J rrfs
Property Address/Location
Parcel Number(s) `J1P>
Project Description 'kift
iwo L.
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
M - 417t ��rting Designation
t�s O�&fto 1X�omprehensive Plan Designation
5miL_ Value of Existing Improvements
l0 , T bu..Value of Proposed Improvements
International Building Code (IBC):
A^ I Occupancy Type
M
Applicant
Name: 4W
Address: 100-1 = t' �iov
City/State:
Zip: 41 l01
Phone: 2a" OA�5- la-12-4 16.
Fax:
Email:le-j- & a w2 .fi GaK-t
Signature.
Agent (if dif�i lhan Applicant)
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name.
Address: 1"01 VJ
City/State: --r; e�Zip: �1. / a SE
Phone: ��� ^ n ❑ 4
Email:
Sign at 00 v1 C (j� (_0 MCaS+. r)4?-+
Bulletin #003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
FILE
CIT
Federal Way
July 9, 2007
Mr. Ed Abbott
1221 2"d Avenue, Suite 300
Seattle, WA 98101
RE: FILE #07-103614-00-PC; PREAPPLICATION MEETING NOTICE
Hampton Inn and Suites, 31626 28`h Avenue South, Federal Way, WA
Dear Mr. Abbott:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Development Review Committee has been scheduled as follows:
Thursday, July 26, 2007, 9:00 AM
Hylebos Conference Room
City Hall, 2"d Floor
33325 8fh Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting.
Please call me at 253-835-2642 or e-mail me at deb.barker@cityoffederalway.com if you have any
questions.
Sincerely,
U 4/
6-
Deb Barker
Senior Planner
Doc. [ D. 41473
*`* HEATH & ASSOCIATES, INC. Transportation and Civil Engineering
HAMPTON INN
PARKING STUDY
FEDERAL WAY, WA
Prepared for: Ed Abbott
Abbott Heys & Associates, Inc.
830 4th Ave So., Ste 201
Seattle, WA 98134
MARCH 2O07 RECEIVED
JUL 0 3 2007
CITY OF FEDERAL WAY
BUILDING DEPT.
2214 Tacoma Road • Puyallup, WA 98371 • (253) 770-1401 • Fax (253) 770-1473
HAMPTON INN
PARKING STUDY
Introduction
The proposed Hampton Inn in Federal Way is a 142 room hotel that includes limited
supporting facilities such as a meeting room, breakfast area, and indoor pool. The site is
located on the southeast corner of the intersection of Gateway Center Blvd & S 317th
Street. This location is within the Gateway Center shopping area. Several issues must be
identified and determined when deciding what the overall parking needs might be for the
proposed hotel.
Existing Parking Availability
Some existing parking is located to the south and to the east of the proposed site. The
parking to the west is on the other side of Gateway Center Boulevard and currently serves
the retail tenants of Gateway Center to the southwest of the Hampton Inn site. The
parking lot to the southwest serves the Courtyard Marriott hotel.
General Parking Requirements
Several methods are reviewed in terms of parking needs. The first method is a review of
existing data available through the Institute of Transportation Engineers. As required by
the City of Federal Way parking study guidelines, the ITE Parking Generation Manual,
3rd Edition was used as a part of this analysis. According to the ITE data on LUC 310
(Hotel), an average weekday peak period parking demand of 0.9 vehicles per room and an
85th percentile of 1.1 vehicles per room was calculated, with the peak occurring between
11 AM and 1 PM. This land use type is for typical full -service hotels.
Another land use type in ITE is Business Hotel (LUC 312). Business hotels typically
don't offer significant meeting space or restaurants. Hampton Inns are typically
characterized by this land use, although this Hampton Inn does have a meeting room.
The Parking Generation Manual indicates that an average weekday peak period parking
demand of 0.6 vehicles per room was observed, with an 85th percentile at 0.7 vehicles per
room.
The document Shared Parking 2nd Edition, by the Urban Land Institute has additional
analysis on several hotel types. These types include Office Park, Full -Service, Airport,
Business, and Resort hotels. The estimated peak hour parking demand from Shared
Parking is 1.0 spaces per room Office Park Hotel, 0.9 spaces per room Full -Service
Hotel, and 0.8 spaces per room Business Hotel.
The City of Federal Way requires a base minimum of 1 parking space per room, which is
in line with the parking demand for LUC 310 observed in the ITE manual, and with the
2
Office Park and Full -Service Hotels in Shared Parking. At 143 rooms, Hampton Inn
would therefore have a base requirement of 143 parking stalls. Actual parking demand
may be modified by components and aspects of this particular Hampton Inn, as described
below.
Specific Hotel Components
Shared Parking also has additional analysis on functions within the different hotel types.
The hotel types covered were listed previously. Traditionally, Hampton Inn is an
example of the Business Hotel classification as noted in the ULI study. Business hotels
typically do not offer significant meeting space or banquet facilities. The Federal Way
Hampton Inn will offer a meeting room, which at approximately 1525 square feet of
meeting space, is roughly the average size for Business hotels and one quarter the average
size for Full -Service hotels in the ULI study. Shared Parking also notes that the study
data indicates that at below generally 20 square feet of meeting space per guest room, the
meeting space is incidental to the hotel and does not create significant parking demand.
Federal Way Hampton Inn will have about 1525/143 = 11 square feet of meeting space
per room, well below the empirical cutoff. Therefore no additional parking demand
beyond the demand from rooms alone would be expected from the banquet/meeting
space.
Another component of many hotels is restaurant space. Full -service hotels typically offer
a restaurant/lounge area, while business hotels typically provide only a continental
breakfast area. The Federal Way Hampton Inn is not proposed to have a restaurant but a
breakfast area, which is also in line with the Business Hotel land use.
Mode Split
Shared Parking notes that the recommended parking ratios assume a 100 percent modal
split to private auto, and that these ratios must then be reduced by mode adjustment to
accurately reflect hotel parking needs, with the example given of airport shuttles or public
transportation. In fact, a complimentary shuttle service to/from the Sea Tac Airport is
currently in use for the adjacent Courtyard Marriott hotel. The same service may be
expected for Hampton Inn. In addition, the large number of transit routes available due to
the proximity of the Federal Way Transit Center may have an effect on modal split.
These options may allow a percentage of guests to forego rental cars and reduce the
parking demand at Hampton Inn. A nominal reduction of 5% in parking demand is
proposed for this project based on the mode availability.
Shared Parking
Mixed use areas can sometimes effectively share parking depending on the characteristics
of the uses. The ITE Shared Parking Planning Guidelines document was used to assess
the possibility of shared parking for the Hampton Inn project. The document notes land
use types that are good pairs of land uses to share parking, however, hotels are not a part
of the typical mix identified for shared parking. Successful shared parking is usually
based on uses involving residential, employment, or commuter parking. The Hampton
Inn would have at best only a minimal reduction in parking demand based on shared
parking.
Determine Parking Requirements
Based on the sources ITE Parking Generation and ULI Shared Parking, the full -service
type hotels (with restaurants and significant meeting space) may require between 0.9 to
1.1 parking spaces per guest room, before any mode split reductions. The same sources
estimate that business hotels (without restaurants and only minor meeting space) may
require between 0.6 to 0.8 parking spaces per guest room. The proposed Hampton Inn in
Federal Way would fall squarely in the business hotel classification, based on the
relatively minor meeting space and the lack of a restaurant. A rough estimate of 0.8
parking spaces per guest room may therefore be more appropriate for Hampton Inn.
Based on the 143 guest rooms, a peak demand of roughly 115 parking spaces may be
expected. After the nominal 5% reduction from transit and airport shuttle availability, the
expected peak parking demand for Hampton Inn is 109 parking spaces.
HAMPTON INN
PARKING STUDY
APPENDIX
N
HAMPTON INN
5 304TH 5T
GO' HEATH & ASSOCIATES, INC VICINITY MAP * ROADWAY5Y5TEM
Transportation and Civil Engineering FIGURE I
N
HAMPTON INN
HEATH & ASSOCIATES, INC
Transportation and Civil Engineering
SITE PLAN
FIGURE 2
Land Use: 310
Hotel
Land Use Description
Hotels are places of lodging that provide sleeping accommodations and supporting Facilities such as
restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited recreational
facilities (pool, fitness room) and/or other retail and service shops. All suites hotel (Land Use 311),
business motel (Land Use 312), motel (Land Use 320) and resort hotel (Land Use 330) are related uses.
Database Description
• Average parking supply ratio: 1.3 spaces per room (nine study sites).
Some of the submitted studies provided information on the size of the supporting facilities. For example,
seven of the study sites reported the presence of convention facilities and two of these seven sites
reported meeting or banquet rooms with capacities of 1,300 and 4,100 seats. As another example, five of
the study sites reported the presence of a restaurant with an average capacity of 300 seats. However,
none of the studies indicated the level of activity at these supporting facilities during observations (such
as, full, empty, partially active, number of people attending a meeting/banquet).
Although the weekend database was limited, it indicated that Saturday peak parking demand was higher
than on weekdays. Three study sites provided both Saturday and weekday parking demand data;
Saturday parking demand rates averaged 40 percent higher than the weekday rates. It should be noted
that all three sites included significant supporting facilities (restaurants, lounges, meeting space), which
may be more active on weekends.
The following table presents a time -of -day distribution of parking demand for four study sites.
Institute of Transportation Engineers
69
Parking Generation, 3rd Edition
Land Use: 310
Hotel
Parking demand at a hotel may be related to the presence of supporting facilities, such as
convention facilities, restaurants, meeting/banquet space and retail facilities. Future data
submissions should specify the presence of these amenities.
For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in
order to accurately estimate parking generation characteristics for the site.
Additional Data
During the course of a year most hotels maintain at least an overall average occupancy ratio of 60 to 70
percent. Peak (above 90 percent) occupancy is common, but generally occurs for limited times
throughout the year. Analysts are encouraged to consider the month and day activityloccupancy trend of
hotels. Supplementary information on seasonal and daily variation in hotel room occupancy is presented
below from Smith Travel Research for all hotels in North America. Its direct applicability to this land use
code is limited because the occupancy data averages all regions and hotel types, including resort,
business, convention and all -suites hotels. More parking survey data is needed to better understand
these peak and non -peak trends.
January
g=
C
51
ote '
G a 'S
February
61
March
66
April
65
May
67
June
72
July
72
71
August
September
67
67
October
November
59
48
December
Wednesday
6.
..
..
•.
,.
SOURCE: Smith Travel Research, average data from North American hotels from 2000. www.wwstar.com
Study SitesNears
Rosemont, IL (1969); Chicago, IL (1973); Newport Beach, CA (1981); Boca Raton, FL (1983); Scottsdale,
AZ (1983); Concord, CA (1985); Orlando, FL (1988); Cypress, CA (1989); La Palma, CA (1989);
Burlingame, CA (2001); Millbrae, CA (2001); Milpitas, CA (2001); San Mateo, CA (2001)
Institute of Transportation Engineers N%%', 70
Parking Generation, 3W Edition
Land Use: 310
Hotel
Average Peak Period Parking Demand vs: Rooms
On a: Weekday
Peak Period
12:00-1:00 p.m.; 7:00-10:00 p.m.;
11:00 p.m.-5:00 a.m.
Number of Study Sites
14
Averaqe Size of Study Sites
340 rooms
Average Peak Period Parking Demand
0.91 vehicles per room
Standard Deviation
0.35
Coefficient of Variation
39%
Ranga
0.61-1.94 vehicles per room
85th Percentile
1.14 vehicles per room
33rd Percentile
0.72 vehicles per room
Weekday Peak Period
Parking Demand
0 1000
6
0 P = 1.13x - 60
800 2
R = 0.75
> 600
400
200
CL
0 T
0 200 400 600 800
x = Rooms
• Actual Data Points - Fitted Curve ---- Average Rate
Institute of Transportation Engineers
71
Paridng Generation. 3rd Eclition
Land Use: 312
Business Hotel
Land Use Description
Business hotels are places of lodging aimed toward the business traveler. These hotels provide sleeping
accommodations and other limited facilities, such as a breakfast buffet bar and afternoon beverage bar
(no lunch or dinner is served and no meeting facilities are provided). Each unit is a large single room.
Business hotels provide very few or none of the supporting facilities provided at hotels or suite hotels and
are usually smaller in size. Hotel (Land Use 310), all suites hotel (Land Use 311), motel (Land Use 320)
and resort hotel (Land Use 330) are related uses.
Database Description
The database consisted of three study sites, one in a suburban location and the other two in urban
locations. The parking demand rate at the suburban site was similar to that of the urban sites and
therefore the data were combined and analyzed together.
Two of the study sites reported the availability of 1,270 and 1,350 sq. ft. GFA of meeting room space.
Parking demand rates at these two sites did not differ significantly from those at the hotel without meeting
room space.
Parking demand was counted only in March and only during the hour beginning at 11:00 p.m. Additional
counts taken during other time periods could yield different peak period demand estimates.
For all lodging uses, it is important to collect data on occupied rooms as well as total rooms in
order to accurately estimate parking generation characteristics for the site.
Study Sites/Years
Atlanta, GA (1985); Tucker, GA (1985)
institute of Transportation Engineers 73
Paddng Generation, 3rd Edilim
Land Use: 312
Business Hotel
Average Peak Period Parking Demand vs: Rooms
On a: Weekday
Peak Period
11:00 p.m.-12:00 a.m.
(only time period with data}
Number of Study Sites
3
Avera a Size of Study Sites
130 rooms
Average Peak Period Parking Demand
0.64 vehicles per room
Standard Deviation
0.09
Coefficient of Variation
14%
Ran a
0.57-0.74 vehicles per room
85th Percentile
0.71 vehicles per room
0.60 vehicles per room
33rd Percentile
Weekday Peak Period
Parking Demand
U)
100 - -
80 - - -
a�
>
60 - -
-a
Je
40
L
n.
20 -
a 0 {-
0 50
x = Rooms
• Actual Data Points
100 150
Institute of Transportation Engineers 74
Paddng Generation, 3rd Edit
understanding the general seasonality of conventions and
trade shows.
Employees present at the peak hour on design days range
from 1.5 percent to 5 percent;15 2.5 percent of the nominal
attendance on the design day has been used for this book.
With 1.2 persons per car and a small effective supply factor,
the recommended ratio for employees is 0.5 spaces/ksf. The
overall ratio for convention centers (both exhibition space
and meeting rooms) is therefore 6.0 spaces/ksf.
Figure 4-16 presents the seasonality of attendance for all
three facilities. One key conclusion is that the seasonality of
convention center parking demand will vary and is especially
driven by when annual consumer shows are scheduled. If an
existing convention center is a key driver of activity in a
shared parking analysis, its calendar should be evaluated for
seasonality. In the absence of any reliable data, recom-
mended monthly factors based on the seasonality of these
three facilities are shown in the graph.
i
Parked Vehicles per Hotel Guest Room
Hotels
Parking Generation has summarized observed parking gener•
ation on a per -guest -room basis for five different hotel types
One of the unfortunate limitations of the data, however, iE
that there are relatively small samples in some subcate-
gories, as well as wide variations in the proportions of guest
rooms, restaurants, and meeting/banquet and conference
space within each type. As shown in Table 4-15, one of the
significant differences noted in the data is that hotels in
resort locations had peak parking needs during the daytime
on weekdays rather than late at night. Some of the hotels in
the full -service category apparently also had peak parking
accumulations in the daytime. It is not known, however,
whether the ITE data points for those sites were only col-
lected in the daytime, and thus whether the peak hour for
each site truly occurred in the daytime.
Land use 310 "hotel" as defined by Parking Generation is a
full -service establishment with restaurants and cocktail
Hotel (310)
Business (312)
Motels (320)
Resort (330)
Weekdays
Weekdays
Saturdays
Weekdays
Weekdays
Sites
14
3
3
Range 0.6-1.9
0.57-0.74
0.58-0.75
0.76-1.1
IBM
0.95-2.16
Average
0.91
0.6
0.66
0.9
1.42
Source: ITE, Parking Generation, 3rd ed.
82 Shared Parking
should be modified for resort hotels, which have distinct The time -of -day factors developed in the 1988 study have
tourist seasons. Suggested factors for hotels in climates been used for each component, with an additional set of fac-
that attract winter tourists are provided for resort hotels, tors for guest rooms at resort hotels to reflect the greater
1 but these may not be suitable for resorts in northern climes presence of vehicles there during the daytime. The time -of -
that only have summer seasons. Monthly factors for day figures in Parking Generation reflect overall parking occu-
restaurants are the same as those for non -hotel -based pancy. To check the reasonableness of these factors, projec-
restaurants, because the parking need is based on tions of parking accumulation for the average size of each
nonguest patronage. The monthly factors for hotel conven- component in each ITE subtype are shown in Table 4-17.
tion centers are the same as those for freestanding conven- Meeting and convention space where reported by seats
tion centers, rather than square feet were converted using 40 seats/ksf.
Hotel Parking Needs Projections Using Recommended Default Values
Office Park
Full -Service
Airport
Business
Resort
WD
WE
WD
WE
WD WE
WD WE
WD
WE
Salzman
Salzman
ITE Avg.
ITE Avg.
Salzman Salzman
Suburban Suburban
Resort
Resort
Rooms 300
300
350
350
300 300
130 130
450
450
Guest Room Mode Adjustment 66%
77%
66%
77%
54% 59%
66% 77%
66%
77%
Meeting Koom kst 4000 7,000 — — 7,000 7,000 1,310 1,310 — —
Percent Noncaptive 60% 70% 60% 70% 60% 70% 60% 70% 60% 70%
Mode Adjustment 75% 75% 75% 75% 75% 75% 7S% 75a/A 75% 7U/
Estimated Peak -Hour Demand 304 252 322 289 264 210 105 97 470 393
Peak Hour 9 P.M. 9 P.M. Noon 9 a.m. 5 p.m. 9 p.m. 8 a.m. 8 a.m. Noon 8 a.m.
Overall Ratio: Spaces per Room 1.0 0.8 0.9 0.8 0.9 0.7 0.8 0.7 1.0 0.9
ITE 85th Percentile 1.1 0.9 1.1 - — - 0.7 0.7 1.86 —
Notes
ksf = thousand sq. ft.
] WD = Weekdays
WE = Weekends
Analysis of Single Land Uses 87
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PROVIDED AREA BY 4
O
d
LOOR
SPACE
OCCUPANCY
AREA
LOAD FACTOR
OCCUPANT LOAD
(squarefeet)
1004.1.2)
FIRST FLOOR
Assembly Areas
A3
51542
15 net
369
Support Areas
B
6,30813
Foul Exercise Area
25195
TYPE 111B
but Rooms
-1
0,093
200
3
Total ea
209138
Total1 Floor Load
'�
SECOND FLOOR
Support
i
Total Area a
16,014
Total Floor Load
THIRD
Ouest Rooms
w1
1
13,
Support Are(s
31313
130 g
TYPE VowA
Total Area
169949
Total Floor Load
FOURTH FLOOR
Guest orris
1
13036
Support re
i
, 1 {�
4
1
Total Area
16,949
f
Total Floor Load
FIFTH FLOOR
Guest Rooms
a
131636
Support Areas
Total Area
t
16
al Floor Load
03
ulldI r(1st Love 2071345 S. t-.
}
Building in ►r ea 2nd Level 167014 . Buil,ding Area rd - 5th Levels ACH FLOOR) 167949 S.F.
"""iw" BUILDING
Building Fronta e-
u lc ing Perimeter: """ ��'��►, ���""�"
T
CODE SUMMARYION a
21 "',"-`TION
CODES.
BUILDING CODE:
2003 I NTE "'I L BUILDING
MECHANICAL CODE.
2003 INTERNATIONAL MECHANI L CODE
PLUMBING I :ODE.
2003 UNIFORM PLUMBING CODE
M
ELECTRICAL i
GA6 CODE-
M
C�INTERNATIONAL FUEL OAS CODE
LIFE SAFETY:
FIRE, SAFETY
:200B INTERNATIONAL FIRE CODE
ENERGY CODE.-
WASHINGTON STATE ENERGY CODE
ZONE 1PRESCRIPTIVE OPTION III
DESIGN C Ili ' I -.
REFER �i�Ei�1.� GENERAL LSTRUCTURAL L NOTES F EINi LOADING ClTEI
.BUILDING CONSU "I
1 4 STO R I ES
YE VS RI N LEE
-1 1 STORY
TYPE Ili- .>,. SPRINKLED
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CLIENT
STRUCTURAL. ENGINEER
Mr. Koong Cho, I�reSident
Swenson Say Faget
Royal Hospitality Washington, LLC
932 Broadway
Tacoma, WA 98402
15001 W. Valley Hwy
Tukwila WA 98178
Phone:25 284-947C
ARCHITECTURE
I0994
CI: 2�88�04
Abbott Heys $ Associates
Contact-: Blaze Bresko, ICE
SURV
830 4th Avenue South
1
Hansen Surveying
�eal�tleuite�Wa�hington 98133
Land Surveyorsand Consultants
Phone.,- 2�v 2 085-1224
17420 11�ith Ave. S.E.
Fax: �0ro3 285-93ro�'o
Renton, WA 98508
Contact: Ed Abbott, ALA
Phone: 425 235-84.4.0
Fax: 425 235-0266
INTFiZi
Contact: Rodney Cam. Hansen
r .^
830 4thnu C uth
It
Washington
Phone-
0
Fa or
xf: RO .
1
Contact-
t{tG
■
CIVIL ENOINEERS
i
Pacific Engineering Des LLCO
15445 rd Ave
Seattle WA 11
Phone.- :2005 1--7970
Fax 1
Contact Da Darrin G. Sanford
Project Manager, Member
Surveyors
Kenneth R. Anderson
Land and Consultants
1720 .� Place, SouthSuite
F�'-ederal Way, WA 96003
RHOM
MECHANICAL
ELECTRICAL
FIRE SPRINKLER
• t rt ai, a 4 +e
STATE OF I
M
0
wl �
OFF -SITF. PARKINO (SATEEWAY CENTEE
EXISTING, 12-36-STALL.S.,
6 GRAINLINK F5NC5 FEXISTINO N 21* 00"165125.01'
doo
ON-51TE PARKINO
BLJ55IN F...SS HOTEL. 100 5TALL-S
(PARKNING RF-QUJFZF-MF-NlT9 BASED ON HF.ATH
A5500ATEES PARKINO'STUDY,"MARCH 2007/�'
�,411 nol wa0
N
' �13 wwr
3,
,4\RCHITECTURE
INTERIOR DE!F710N
fax
acaHo washlogton 87
� REGISTERM�,
RECEIVED
J u L () �'ll 2 0 0 7
G ITY OF FEDERAL WAY
BUILDING D EEPT,
I!IOc
F-XISTINO R0UNMAFk0UT
A
C,
PARKINO
ON -SITE PAR.KINO
'143- ROOM
-
ROE
3 EMA L L 5
rO TA L - (0 N - S 1.
--____�__...._._.. SE -)(-LATESS'
OFF SITE PARKINO (��ATEWA*ro CENTER) r_�_ F""" SITE, PARKINO (O.... ATEW/41� C-o—'N"FE_. Ri.�t)
EXISTING - f t=
L---- I , '1238. STALL5-
PARIQNS
RETAIL
� --__ - ��'_�!�'' � 5��:.;.A .1��C7�tAC�� � R
'19Q. FT
KJN0 DOSS; 100 STALLS 61,3091,
RE!F-,5TAURANT..
.02,* .0.51
TC)TAI.- .3TALLS
(ON'i$ Or-F -sinE)
419*17:0 6-5 SQ. FT. .2/
PARK.-J-NO STALL5. 1244 STALLS 100 RooIs 144
TOTAL
TOTAL 57ALLc.")
(ON $ OFF SITE)
STALLS + 1133 STALLS 1.242 STALL
S
(1244 STALLS PRovILDED)
/"'W-C., nll-OCTUMI S !Te
1" = 2-01--cY,
JUL 039 H07
CITY OF FEDERAL WAY
BUILDING DEPT,
��.C'G�' '°" S ICI
ARCHITECTURE
INTERIOR DE51ON
2
1224 phone
.9366 fax
IREGISTERED
--iVARCHITE0 T---
t--WWAR
LUATE OF WAiSHINGTON
STUDIO
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