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06-106026-PC; 06-105323-ADDale Sweeney - Arckitect 5715143rd Place S.E.- Bellevue, WA 98006 425-260-8969 - flickwit@comcast.net City of Federal Way November 22, 2006 RE: Preapplication Conference - Tax Parcel 2021049044 Sirs/Madams: The attached drawings are for a proposed new Holiday Inn Express hotel. There is expected to be between eighty (80) and ninety (90) units, depending on the configuration and other factors. I am told the zoning is possibly changing. So there is a question as to what it will be. The exterior materials are to be brick and stucco with composition roof shingles with a 3-D profile. Colors are depicted on the rendering provided. Thank you. t l� Dale Sweeney - Architect RECEIVED NOV 2 2 2006 CITY OF FEDERAL WAY BUILDING DEPT. LETTER OF TRANSMITTAL TRT ENGINEERING, INC 2636 SE Market St Portland, Oregon 97214 Phone (503) 235-7592 Fax (503) 235-7593 TO: pT WP"4-1 ✓WcGj ) pwb I;` Wo A—S 33 32 S FeAt'.'u WE ARE SENDING YOU Ave- s . DATE: ATTENTION: AnAc. Doure-� JOB NUMBER: Way WA (00o )-637-5 Nol�dad TA G,ress ✓kJr-1 F,'I-c. 106, 106616 -00—PC COPIES , /DATE NO. DESCRIPTION 51 'CiVi l 10re,.►-A� S RESUBMITTED DEC 1 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. COPY TO: SIGNED: TRT ENGINEERING INC. 2636 SE Market St - Portland, Oregon 97214 - (503) 235-7592 Fax (503) 235-7593 December 6, 2007 Ann Dower City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 Re: File #06-106026-00-PC, Holiday Inn Express, 34839 Pacific Highway South Dear Ms. Dower: RECEIVED DEC I o 2007 PUSLlC WORKS !)EPARTMENT rv-,, The purpose of this letter is to request a modification to the subject site frontage improvements on Pacific Highway outlined in the Pre -application Conference Summary. The summary stated: SR-99 is planned as a Type "A " street, consisting of a 90 foot street with curb and gutter, six-foot planter strips with street trees, eight foot sidewalks, and street lights in a 124 foot right-of-way. The applicant's engineer needs to verb that a 62 foot right-of-way has been dedicated on the west of SR-99. Assuming a symmetrical cross section, up to 12 feet right-of-way dedication and half -street improvements are required and should be measured from the street centerline. The existing Pacific Highway right-of-way total width along the site frontage is 122 feet with 50 feet from the right-of-way centerline to the west right-of-way. The existing street abutting the site on the north consists of curb, gutter and 7-foot, curb -tight sidewalk. The face of curb is 43 feet from the right-of- way centerline. There is a raised concrete medium on the east side of the 48.5-foot southbound lanes along the site frontage. There is no curb or gutter along the site frontage and south. There is a rockery wall located 40 feet west of the right-of-way centerline beginning at the subject site's south property line which extending along the entire frontage of the neighboring property. We are requesting approval of street frontage improvements which consist of curb and curb -tight, 7-foot sidewalk which matches to the existing improvement to the north. The asphalt pavement would be widened as necessary to match to the new curb. In addition, a 5-foot right-of-way dedication is proposed. The proposed typical section would function better with the existing streets and avoid the physical barrier caused by the rockery wall. A plan and profile drawing showing the proposed improvement and photographs of the existing conditions are enclosed. Please call me at (503) 235-7592 if you have any questions. Sincerely, TRT ENGINEERING, INC. Timothy R. Turner, P.E. President C:\Documents and Settings\owner\My Documents\Projects\sweeney\Federal Way\Dower 12-5-07.doc go o c, 01(51 A, SprATO Page 1 of 2 Ann Dower - Re: Holiday Inn - Pacific Highway File #06-106026-00-PC From: Ann Dower To: Tim Turner Date: 12/5/2007 4:39 PM Subject: Re: Holiday Inn - Pacific Highway File #06-106026-00-PC Attachments: 32517163036.doc; 200 ROW Improvement Modification Request.doc Hi Tim Some comments on your plans & email: I believe any work within the stream buffer requires a Process IV, which includes hearing examiner approval. Public Works is ok with it. You will need to talk to your planner, David Lee, about the process. Infiltration is encouraged but not required. Most sites in Federal Way do not have good infiltration rates. The underground pipes are not a preferred detention method. Approval from our Surface Water Management Division will be required. Send a letter or email to me explaining the site constraints (space, topography, etc) that make an open pond or other above ground facility impractical or infeasible, and I will get a decision from them. The required frontage improvements on Pac Highway are outlined in the attached letter under the traffic department comments from Sangeev Tandle, titled "street frontage improvements". To vary from that standard as you have proposed, a modification request must be submitted. There is a fee of about $80 for processing the modification. Please review Bulletin 200, attached. I'm fine with meeting if you like. Friday morning is open. Give me a call or email. Ann Ann Dower ann.dower@cityoffederalway.com 253-835-2732 33325 8th Ave S PO Box 9718 Federal Way, WA 98063-9718 >>> "Tim Turner" <trtlwt@worldnet.att.net> 12/2/2007 10:56 PM >>> Ann, Attached are preliminary drawings for the subject project. I would like to meet with you to discuss the project after you have reviewed the drawings. There are some issues I would like to get resolved before we submit design drawings. The stormwater and sanitary sewer connections as shown would require crossing the stream buffer. A geotechnical evaluation of the site soils indicates on -site stormwater infiltration is not an option. The public street improvements shown are based on the assumption that the proposed widening would match the existing curb and sidewalk located at the north site boundary. Also, sidewalk placement at the south boundary is complicated by rock wall located near the edge of existing pavement. Call me if you have any questions. file://C:\Documents and Settings\DefaultTocal Settings\Temp\XPgrpwise\4756D445CHP... 12/6/2007 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 12/1/2006 TO: Will Appleton, Development Services Manager (X2) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department 44111 FROM: David Lee FOR DRC MTG. ON: Internal - 12/14/06 W/ Applicant - fr FILE NUMBER(s): 06-106026-00-PC RELATED FILE NOS.: None PROJECT NAME: HOLIDAY INN EXPRESS PROJECT ADDRESS: 34839 PACIFIC HWY S ZONING DISTRICT: BP PROJECT DESCRIPTION: Construction of a new 80-90 unit hotel, with associated site development. 34839 PHS. Zoning is BP. LAND USE PERMITS: SEPA, UP III PROJECT CONTACT: DALE SWEENEY DESIGN DALE SWEENEY 5715 143RD PL SE 4252608969 (Work) MATERIALS SUBMITTED: Preliminary Conceptual Drawing (3 Different layouts) Site Plan Architectural Statement Color Photo Master Land Use App k� o(. rc.'e— a—zq ".1%.- 1 d I Z1 rroVt 1l�^r 5 I k%I i'Llrkirul i�e�tLY':! } i�ct� r`�"�tST �-pam 72' PVC 1: Ii-2 2 .! 33 r ' �'ev�— � 5� z,s � P I I251. J Bw24f- 'DIV DE �a.@ / f ll k C•1' 1 i ! r i—��'���.T— • � �.�_ STORM___r� + T �' N 0 20 40 SCALE IN FEET \. d � RD °o m 1 I i e� OD --------- RD R0 FIR 4 I f RO � I 1 1 RD -- ---s SPA f• FFE=254.0 I 1 RD RD ---- ---r— _---_— + _ - 4 F` f ---I--- - kh )' yy•_ —i PROJECT ' SITE y NORTH T. S _ y VICINITY MAP NTS 1 IT T�, M�F ill CON�lJCT10N NOTES O1 CONSTRUCT 26' COMMERCIAL DRIVEWAY O2 INSTALL WATER SERVICE CONNECTIONS 6' FIRE SERVICE AND DOUBLE-CHECK VALVE ASSEMBLY 3' DOMESTIC SERVICE WITH METER AND DOUBLE-CHECK VALVE ASSEMBLY 1' IRRIGATION SERVICE WITH METER AND DOUBLE-CHECK VALVE ASSEMBLY HYDRANT ASSEMBLY O3 INSTALL OIL -TRAPPING CATCH BASIN, TYPICAL 5 PLACES ® INSTALL CLEAN -OUT ASSEMBLY OS INSTALL TWO (2) 220.1 DIAMETER STORM DETENTION PIPES O6 INSTALL STORM FLOW CONTROL MANHOLE (SEE DETAIL) O7 INSTALL STORM TREATMENT ASSEMBLY (SEE DETAIL) © INSTALL SANITARY SEWER MANHOLE OVER EXISTING MAIN RIM=241.0, IE=231.4t O9 INSTALL 6' 3034 PVC SANITARY SEWER SERVICE LATERAL AT 2.0% MINIMUM SLOPE' 10 CONSTRUCT MODULAR CONCRETE BLOCK RETAINING WALL 11 INSTALL ROOF RAIN DRAIN, TYPICAL mmm am mmm� EY- DEC 2007J LEGEND EXISTING CATCH BASIN ❑ PROPOSED CATCH BASIN 0 EXISTING SANITARY MANHOLE 'Co PROPOSED CLEAN OUT o D PROPOSED ROOF DRAIN PROPOSED SPOT ELEVATION DRAINAGE FLOW DIRECTION — - - — PROPERTY LINE - - - - - - - - EXISTING STORM SEWER - - - - - - - - PROPOSED STORM SEWER — — — EXISTING SANITARY SEWER — — — PROPOSED SANITARY SEWER -- �i EXISTING WATER LINE W PROPOSED WATER LINE - �--= EXISTING CURB PROPOSED CURB FEDERAL SITE 12/2/07 HOLIDAY INN EXPRESS DRAWING i TRT ENGINEERING INC. 34839 PACIFIC HIGHWAY SOUTH FEDERAL WAY, WASHINGTON 2636 SE. MARKET STREET PORTLAND, OREGON 97214 PROJECT NO PHONE (503) 235-7592 FAX (503) 235-7593 GRADING AND UTILITY PLAN 260 2B0 25B 25B 256 256 254 25i l+ + + m t� N31I �i -PROPOSED EXiSFNG GUTTERLIN 3UTTERLINE o a "DGE OF E tTING � I I + a 4C PAVEM if a x I I 1IBM iw�l:.ilL'131'J� CONSTRUgEgN NOTES O1 STA 1+30 LT 43' BEGIN CURB AND SIDEWALK GL=254.41 O2 CONSTRUCTION STREET WIDENING PER TYPCIAL SECTION 0 CONSTRUCT 26' COMMERCIAL DRIVEWAY ® STA 3+35.9 LT 43' END CURB AND SIDEWALK MATCH TO EXISTING CURB AND SIDEWALK OS RELOCATE UTILITY POLE Y WEST ROW ROW CL 1�50 51 ROW I DEDICATION [ � 7.5' 3 4" CONCRETE 4' CONCRETE CURB AND GUTTER I SIDEWALK 4" ASPHALT � L SAW CUT AT 1' I OF EXISTING PAVEMENT EXISTING 4" (3/4"-O)� CRl15H£0 ROCK BASE PAVEMENT I CRUSHED ROCK BASE NON -WOVEN GEOTEXTILE FILTER FABRIC TYPICAL STREET SECTION — PACIFIC WA FEDERAL P&P 12/2/07 HOLIDAY INN EXPRESS MOTEL DRAWING NO. TRT ENGINEERING, INC. 34839 PACIFIC HIGHWAY SOUTH FEDERAL WAY, WASHINGTON 2636 S.E. MARKET STREET PUBLIC STREET IMPROVEMENTS PORTLAND, OREGON 97274 PROJECT N0. PHONE (503) 235-7592 FAX (503)235-7593 STREET PLAN AND PROFILE swNDs i v N N 86`07'32" W 703.47'-- - PAP r❑o ❑❑ I Cry alb PvarE � Go 63 '4 6082. o � , WA MARY, � L-5 � L-b WL r of 0 FF R 1�7� WL- PER ��r T � � � � j � �� ' 93.15 TRASH 65 \ � , WEST ouFFEQ AREA 5,822 SQ. FT. SFE PLAN 9" m ST-0, 5 85'09'12' E �� n D o FEWx aQ WD I.B.Q. 2:?3 EC.: i_ `UDR 5 81 8 SQ OCCUPANCY R9 OOMSAREA 83UN HOTEL V-A �3 ��oT o-�®��� - 2 STORY Wl,..sEMENT 1,071 SQ. FT.. BUILDIN9GSPRINKLM NFPA93 y KIM rorlwr 2 t h � - � n S 3931i St, � •� -� 61L Av-•4 a _99t1 �t � 1yy1 N � . N .rary,:r. R •rile. _H 5 345th S. q _lh v i7Gt St S S 3MN S[ 3WrR � 4 � � N 5 y9t5 �:t g � s' _t ���• Y RilrAlAq -:1-41. P 5 3SSm aT 'r_ 3szii st `iqce T1dx S `_ ,thaklutl or S V..ilh PI i 36Ph ►1 V V2£46..tiF�� VO WffY MAP BAR SE OLT OIL V-v-r{� STAN�1DD ARb �00 ECMQVOON -1 o �S 83 MINT HOTEL EXISTING f r ONE STORY BLDG. TO BE REMOVED HOTEL AREA BASEMENT o 6,386 SQ FT I ST FLOOR AREA a 17.976 SQ FT 2ND FLOOR AREA -17,976 SQ FT TOTAL GROSS FLOOR AREA OF BLDG: 42,308 SQ FT PORTE COCHERE a 1,296 SQ FT SITE AREA _ 124,104 SQ. FT. 100% TOTAL HOTEL COVERAGE a 99,272 SQ. FT. 13.2% ASPHALT PAVING e 83,991 SO. FT. 52.6% WALKS e 7,446 SQ. FT. 4.7% LANDSCAPE/OPEN AREA a 37,019 SQ. FT 23.1 % PARKING REQUIRED (9 PER 4 NrO a 83 PARKING PROVIDED e STANDARD 79 STALLS H.C. 4 STALLS TOTAL 83 STALLS FECERAL WAY, WASHIINGTON RECEIVED !NOV 2 2 2006 CITY OF FEDERAL WAY BUILDING DEPT. SC HIEM E—A 2—STORY Dale 5we ncq — Ar-c6iltCG$ BASEMENTPLAN 9w=201-0W HOLID22aYp�p�[��pN aEXp�P�RESS IFECER� L WAY, VVG=�c�JW011 G70N RECEIVED NOV 2 2 2006 CITY OF FEDERAL AY BUILDING DEPT. SC HIEM E-A 2-STOKY Dasc 5%,veenc-9 - Arckitc-ct 11/21106 r\ n r rar--- --ar■■ s.r-•- * I �aaaa ��r■ �i�irt7 isv o �ryia. ■arrr�,H l�..sa�• a.a-• w�a Iri�aaa■ .�raa all •�aaa., : ■mow. ➢ararril�lf�y!Ri I.�+ra.. aaa�• 1�r •; aaaa� ON I. �imw-o iCs7Mr •; Is�Eii�ii •-.aa►. rl�il i�iiy: �aaaw I�w�1r as •wait_ rl�w� MEN—* aa�• .�,• �l�wJlr •; ■ rr raa� ru[wl — - 1 ST FLOOR PLAN 1" = 20°-0" 1 112 1105 FECERAL WAY, WASHINGTO V DaIC 5weene.9 - A6' kit-G$ . .......... NON, MM- 2ND FLOOR PLAN V = 20'-0' HOLIDAY M EXPRESS FECERAL WAY, WASHONGTON RECEIVED NOV 2 2 2006 CITY OF FEDERAL WAY 13UIl DING DEPT. S(CHEMIE-A 2-STORY Dale 5wcenea�. - Ar kitect A�kCITY OF Federal Way January 26, 2007 Mr. Dale Sweeney Dale Sweeney Design 5715 , 143'd Place SE Bellevue, WA 98006 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #06-106026-00-PC, PREAPPLICATION CONFERENCE SUMMARY Holiday Inn Express; 34839 Pacific Highway South, Federal Way Dear Mr. Sweeney: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held January 11, 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 David Lee (253-835-2622, or david.lee@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 Proposal for an 80 to 90 unit hotel with associated site work. The existing structure on the lot is to be demolished. 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. File 406-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 2 January 26, 2007 Planning Division 1. Parking lot landscaping must be incorporated into the site design. 2. Current height and floor restrictions for this zone will not allow for the proposed development. Wetland and stream delineations must be surveyed and properly illustrated on the site plan. 4. Intrusion into wetland/stream buffers will require a Land Use Process IV. Public Works Development Services Division Level 1 Flow Control and Resource Stream Protection water quality treatment are required for this site. Stormwater facilities must be placed above ground (i.e. open pond) unless approved by the Surface Water Management Division. Public Works Traffic Division A Concurrency Application is required for the weekday PM peak hour. The concurrency permit process will determine if any additional traffic analysis and/or traffic mitigation fees apply to the project. Please see the enclosed concurrency handout. 2. The FWCC requires street frontage improvements and right-of-way dedication along Pacific Highway South. 3. The current proposal will need to meet access management standards. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. PLANNING DIVISION (David Lee, 253-835-2622, david.lee@cityoffederalway.com) Zoning — Business Park (BP) Use — Hotel/Motel (An allowed use under FWCC Section 22-868, "Hotel or Motel.") Required Use Process — Land Use Process III with State Environmental Policy Act (SEPA) Review Required Setbacks — 25 feet front, 10 feet sides, and 10 feet rear Maximum Height — 35 Feet above average building elevation; maximum of two floors File#06-106026-00-PC Doc 1D 39004 Mr. Dale Sweeney Page 3 January 26, 2007 A code amendment is currently in the works to replace the BP zoning designation with a new Commercial Enterprise (CE) zoning designation, which may help alleviate this problem. Height maximum will be raised (with probable perimeter landscape increase) and the two floor maximum will be removed. Expected completion of the code amendment is in summer 2007. Please contact Senior Planner Lori Michaelson at 253-835-2645 for further details. Required Parking — one space per guest room Parking Design — Please consult the City of Federal Way parking design handout (enclosed) for parking lot design criteria. Please be aware that in instances where parking stalls are less than 90 degrees, a 20- foot wide drive aisle must be provided. Landscaping = • Type H landscaping 10 feet in width shall be provided along all property lines abutting public rights -of -way and access easements. ■ Type III landscaping five feet in width shall be provided along all perimeter lot lines. • Parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas. ■ Type N parking lot landscaping must be provided. 22 square feet of landscaping per parking space. In order for landscaping to be qualified as parking lot landscaping, the proposed landscaping must be apart of a vehicular circulation area. ■ 83 Parking Stalls = 1826 square feet of landscaping ■ 90 Parking Stalls = 1980 square feet of landscaping Landscape islands shall be a minimum size of 64 square feet, a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the end of 90 degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head to head parking stalls, and shall be at the end of all rows of parking. ■ Lawn shall not be permitted in landscape islands less than 200 square feet and shall be used as an accessory planting material to required trees, shrubs, and other groundcover. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Vehicular overhang into landscaping area shall not exceed two feet. If 75 percent of the significant trees on the subject property are to be removed, then significant trees shall be replaced in amount equal to 25 percent of the significant trees which existed on the subject property prior to commencing any development activity. A significant tree survey will be required. File il06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 4 January 26, 2007 All trash receptacles must be screened. All trash enclosures shall be screened from abutting properties and/or right-of-way by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. Type III landscaping must be implemented around said fence or wall. Community Design Guidelines — • Pedestrian connections must be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas, and public rights -of -way. • Pedestrian pathways and pedestrian areas must be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick ,or granite pavers; exposed aggregate; or stamped and colored concrete. • Pedestrian walkway (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. • Primary entrances to buildings must be clearly visible or recognizable from the right-of-way. Pedestrian pathways from right-of-way and bust stops to primary entrances, from parking lots to primary entrances, and pedestrian areas shall be accessible and should be clearly delineated. ■ Bicycle racks are to be provided. • Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises arbors, raised planters, benches and other forms of seating, trash receptacles, bust stops, phone booths, fencing, etc., should be incorporated into the site design. ■ Buildings should generally be oriented to rights -of -way. Features such as entries, lobbies, and display windows should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof, should be incorporated into the street -oriented fagade. Environmental Issues — A major stream lies to the western portion of the subject property flowing in a southerly direction. A stream report prepared by Lisa Danielski of Raedeke Associates, Inc. (July 7, 2006), and submitted by Kwan K. Cho, identifies this stream as a major stream. Major streams have a 100-foot buffer perpendicular from the ordinary high water mark. The buffer listed on the drawings incorrectly assumes that the buffer is 50 feet. Please note that there are no buffer requirements for portions of the stream that exist within culverts. According to the City of Federal Way's wetland survey, a Class II wetland is situated off -site directly north of the site. A wetland report prepared by Lisa Danielski of Raedeke Associates, Inc. (July 7, 2006), and submitted by Kwan K. Cho to the City, indicates that the classification File#06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 5 January 26, 2007 of the wetland is inconclusive until more studies have been -completed on the wetland system. A Class II wetland has a 100-foot buffer from the edge of the wetland. Further study of the wetland is needed to determine both the wetland's class and project's impacts on the wetland. Other Issues — If it is determined that the project intrudes into either the major stream buffer and/or wetland buffer, then a Land Use Process IV (Hearing Examiner review) is necessary due to intrusion of the buffer. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.dower@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 Iflow control area; thus, the applicant must design the flow control facility to meet these performance criteria. The project also. lies within a Resource Stream Protection Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Resource Stream Protection Menu. 3,. Stormwater facilities, including discharge pipes or trenches, must have hearing examiner approval to be placed within a stream, wetland, or associated buffer areas. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities for private commercial developments outside the City Center. Core must be above ground (i.e. open pond.). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. 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 form the Washington State Department of Ecology at 360-407-6437, or www.ecy.wa.goy/prograni,%/sea/pac/index.html. File k06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 6 January 26, 2007 8. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, at www.wa.,eov/wdfw/hablY� a a e/htm, or by calling the office of Regulator Assistance at 360-407-7037. Right -of -Way Improvements See the Traffic Division comments from Contract Traffic Engineer Sanjeev Tandle. 2. If dedication, of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. Utility connections on Pacific Highway must be done with a bore rather than an open cut if they are located outside the frontage improvement area. Building Permit Issues 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. 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 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 File 406-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 7 January 26, 2007 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. 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. 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, P.E., PTOE, 425-458-620.0, sanj eev.tandle@cityoffederalway.com) Transportation Impact Analysis The City has adopted new policies for traffic analysis and mitigation requirements effective January 1, 2007. A concurrency application is required for the weekday PM peak hour. Staff has calculated trip impacts for a 90-room hotel at 53 PM peak hour trips; therefore, the estimated fee for this application would be $3084.00. The concurrency permit process will determine if any additional traffic analysis and/or traffic mitigation fees apply to the project. The applicant would be expected to contribute pro-rata shares toward Transportation Improvement Plan (TIP) projects impacted by one or more peak hour trips. 3. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level -of -service standard are required to be provided by the applicant to meet concurrency requirements of the Growth Management Act. Street Frontage Improvements Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following street to the City's planned roadway cross -sections: File 406-106026-00-PC Doc 1D 39004 Mr. Dale Sweeney Page 8 January 26, 2007 SR-99 is planned as a Type "A" street, consisting of a 90-foot street with curb and gutter, six- foot planter strips with street trees, eight -foot sidewalks, and street lights in a 124-foot right-of- way. The applicant's engineer needs to verify that a 62-foot right-of-way has been dedicated on the west of SR-99. Assuming a symmetrical cross section, up to 12 feet right-of-way dedication and half -street improvements are required and should be measured from the street centerline. 2. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Information about right-of-way modification requests are available through the assigned planner: Such requests have a set review fee. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Access and Traffic Circulation Per FWCC Section 22-1543, Pacific Highway South is access class "1" and in the future, left access may be permitted every 330 feet and left -out access is only permitted at signalized intersections. 2. WAC 468-52-040 limits access on state highways in Federal Way to access spacing of 250 feet with only one access per parcel. Please show all neighboring driveways within 250 feet of the proposed driveway(s). The subject property does not have the 660 feet minimum street frontage to allow a second access driveway onto Pacific Highway South. Therefore, the current proposal will need to meet access management standards and should be modified. PUBLIC WORKS SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityofederalway.com) Solid Waste & Recycling Design Considerations 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 feet deep by 18 feet 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 pins/holes are preferred in positions for closed gates and holding gates open for service access. • User access to interior waste and recycling storage aieas/containers, and to exterior containers screened by enclosure(s). ■ Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. File#06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 9 January 26, 2007 • 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 Senior Route Manager John Davis at 206-786-4530. (cell). BUILDING DIVISION (Michael Lee, 253-835-2639, michael.lee@cityoffederalway.com) International Building Code (IBC), 2003 edition Washington State Amendments WAC 51-40* International Mechanical Code (IMC), 2003 edition Washington State Amendments WAC 51-42* Uniform Plumbing Code (UPC), 2003 edition Washington State Amendments WAC 51-46 & WAC 51-47* International Fire Code (IFC) 2003 Washington State Amendments* National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI Al 17.1-2003 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, 2004. ** As of January 1, 2002, the state amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-l's). Building Criteria Occupancy Classification: R-1 (all iterations) . Type of Construction: V-A (all iterations) Floor Area: 52,852(A) / 47,529 (B) / 42,308 (C) Number of Stories: four stories (A) / three -stories (B) / three stories w/ basement (C) File #06-106026-00-PC Doc 1D 39004 Mr. Dale Sweeney Page 10 January 26, 2007 Fire Protection: Sprinklers (all iterations) Wind/Seismic: Basic wind speed 85 Mph, Exposure _, 25# Snow load, Seismic Zone D-1 Submit a complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: X 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 one copy 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. 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 four to six 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. Please note that any building permit application received after June 30, 2007, will be reviewed under the 2006 code cycle (IBC, IMC, UPC, IFC, IFGC, etc.) and will no longer be allowed to be reviewed under any of the 2003 codes. 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. File #06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 11 January 26, 2007 When required, special inspections shall be performed by WABO approved agencies, or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (planning, public works, electrical, fire) must sign off before the Building Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of'Occupancy. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects maybe required to have a pre -construction conference. If. a pre -con meeting is required, all subs, the general or representative, the architect or representative, the engineer or representative, electrical contractor, and any other interested party should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements High-rise buildings shall mean all buildings seven or more stories, or having floors used for human occupancy located more than 55 feet above the lowest level of fire department vehicle access. [F] 907.9.1.3 Groups I-1 and R-1. Group I-1 and R-1 sleeping units in accordance with Table 907.9.1.3 shall be provided with a visible alarm notification appliance, activated by both the in -room smoke alarm and the building fire alarm system (in nine rooms). 1007.3 Enclosed exit stairways. An enclosed exit stairway, to be considered part of an accessible means of egress, shall have a clear width of 48 inches (1219 mm) minimum between handrails, and shall either incorporate an area of refuge within an enlarged floor -level landing, or shall be accessed from either an area of refuge complying with Section 1007.6, or a horizontal exit. The clear width of 48 inches (1219 min) between handrails and the area of refuge is not required at exit stairways in buildings or facilities equipped throughout with an automatic sprinkler system in stalled in accordance with Section 903.3.1.1 or 903.3.1.2. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-941-1516, brian.asbury@lakehaven.org) Water Preliminary review comments provided by South King Fire & Rescue indicate that two new fire hydrants will be required on -site. A developer extension agreement will be required to extend and/or construct mainline water distribution facilities to serve the site. It appears an existing water main along the west side of Pacific Highway South is just at or west of the western edge of pavement; therefore, it would appear no or minimal pavement cuts would be required to connect to this existing water main. Additional detail and/or design requirements can be obtained from Lakehaven by File N06-106026-00-PC Doc]D 39004 Mr. Dale Sweeney Page 12 January 26, 2007 submitting a separate application to Lakehaven for either a pre -design meeting or a developer extension agreement (enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid delays in overall project development. The owner will be required to complete and submit a Water Use Questionnaire (WUQ, enclosed). Information in the WUQ will be used by Lakehaven to determine specific backflow prevention requirements. Sewer 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 two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48-inch monitoring manhole is required on the private building sewer line for all non-residential connections. A copy of the on -site sewer record drawing is enclosed. • The owner will be required to complete and submit a Sewer Use Survey (SUS, enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. General 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 (one ERU equals 255 gallons per day for water and 220 gallons per day for sewer). The 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 2006 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. • Credit maybe available for this property from connection charges previously assessed for water and/or for sewer. Please contact Lakehaven for fiirther detail by submitting a separate application for a pre -design meeting or a developer extension agreement (enclosed). ■ All comments herein are valid for one. 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, 253-839-6234, chris.ingham@southkingfire.org) Water Supplies for Fire Protection Based on the worse case scenario for the three proposed projects, the estimated fire flow is approximately 2125 GPM after allowing a 50 percent deduction for fire sprinklers. This project will require two onsite hydrants. File N06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 13 January 26, 2007 A Certificate of Water Availability shall be provided indicating the fire flow available at the site. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Scheme A does not meet fire apparatus access requirements. Schemes B and C are acceptable fire apparatus access roads provided that the porte cochere has a minimum 13 feet six inches clearance and there are approved designated parking areas for loading and unloading, as most of the drive will be required to be marked as Fire Lane. 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. 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 six 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 -30-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 Kin g 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 roads shall be installed and made serviceable PRIOR to and during the time of construction. File #06-106026-00-PC Doc 1D 39004 Mr. Dale Sweeney Page 14 January 26, 2007 Fire -Extinguishing Systems An automatic fire sprinkler system is required for all three schemes. Scheme C will require a class I standpipe system. A class I standpipe is a system providing 2'h inch hose connections to supply water for use by fire departments (required when the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access). Three sets of plans and specifications for automatic fire -extinguishing systems, standpipes, and their appurtenances shall be submitted to the fire department for review and approval prior to installation. Plans shall be drawn to an indicated scale, on sheets of uniform size, with a plan of each floor, and shall show those items listed in Chapter 14 of NFPA 13 that pertain to the design of the system. Sprinkler plans shall bear a Washington State Certificate of Competency stamp. 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 11, 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. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 per cent less than the correlative water supply curve pressure. Automatic Fire Detection System Afire alarm system is required for this project. 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 a 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. File N06-106026-00-PC Doc ID 39004 Mr. Dale Sweeney Page 15 January 26, 2007 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, David Lee, at 253-835-2622. We look forward to working with you. Sincerely, David Lee Associate Planner enc: Master Land Use Application Land Use Process III/IV Submittal Checklist SEPA Checklist Parking Lot Design Criteria Handout Concurrency Application Information Lakehaven Utilities Attachments c: Sanjeev Tandle, Contract Traffic Engineer Ann Dower, Engineering Plans Reviewer Michael Lee, Building Plans Examiner Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District File#06-106026-00-PC MOD 39004 CITY OF t Federal Way December 13, 2006 Dale Sweeney Design Attn: Dale Sweeney - 5715 143id Place SE Bellevue, WA 98006 RE: File #06-106026-00-PC; HOLIDAY INN EXPRESS 34839 Pacific Hwy South, Federal Way Dear Mr. Sweeney: i CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com The above -referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have 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, January 11, 2007 — 10:00 AM Hylebos Conference Room City Hall, Second Floor 33325 8"' Avenue South Federal Way, WA 98003 We look forward to meeting with you to discuss your proposal. Contact me at david.lee@cityoffederalway.com or at 253-835-2622 if you have any questions. Sincerely, David Lee Associate Planner Doc. I.D. 39081 MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNTTX DEVELOPMENT RECEIVED 25 8'Avenue South PO Box 9718 NOV 22��6 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 CITY OF FEDERAL WAY BUILDING DEPT, APPLICATIONNO(S) C( c b -cam Date 11 Project Name H6 t d E -Y" fCS-� Property Address/Location S 4 b 3 q Parcel Number(s) 2 0 2 D -- Project Description b o - ?6 PIXAW PRINT T' A 7 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/Proj ect SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation �!� Comprehensive Plan Designation Value of Existing Improvements k ZOO GGD,Walue of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: ow/c 15Wcehc-7 Address: l�l��c City/State: 13rllrvile Zip: `r3 bod Phone: 4�� 2&O S`a `j Fax: 4Z5- 37�1��lFi7 1 Email: t is (c<.�vr l E' Co�r+C4ST •''1 C Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: l .?? Address: o26 c; , 14a 5 I L d . N .6 . City/State: C_ 0 tq%A Uo 1- � Y Zip: Phone: Fax: Email: Cit'( t) Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application 17 lit iF - _ r lit, � r L •4�.r_ I. ` - t - .,�• `' � 'ram,. ]-)ale Sweeney -Architect 5715 143rd Place S.E.- Bellevue, WA 98006 425-260-8969 — flickwit@comcast.net City of Federal Way November 22, 2006 RE: Preapplication Conference — Tax Parcel 2021049044 Sirs/Madams: The attached drawings are for a proposed new Holiday Inn Express hotel. There is expected to be between eighty (80) and ninety (90) units, depending on the configuration and other factors. I am told the zoning is possibly changing. So there is a question as to what it will be. The exterior materials are to be brick and stucco with composition roof shingles with a 3-D profile. Colors are depicted on the rendering provided. Thank you. Dale Sw ey - Architect RF-CEIVE® NOV 2 2 2006 C1T sOF LD M� OF-P ' CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 12/1/2006 TO: Will Appleton, Development Services Manager (X2) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department FROM: David Lee FOR DRC MTG. ON: Internal - 12/14/06 W/ Applicant - FILE NUMBER(s): 06-106026-00-PC RELATED FILE NOS.: None PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: HOLIDAY INN EXPRESS 34839 PACIFIC HWY S BP PROJECT DESCRIPTION: Construction of a new 80-90 unit hotel, with associated site development. 34839 PHS. Zoning is BP. LAND USE PERMITS: SEPA, UP III PROJECT CONTACT: DALE SWEENEY DESIGN DALE SWEENEY 5715 143RD PL SE 4252608969 (Work) MATERIALS SUBMITTED: Preliminary Conceptual Drawing (3 Different layouts) Site Plan Architectural Statement Color Photo Master Land Use App G? WEST BUFFER AREA 5,822 SQ. FT. &TE PLAN e9 ' CSJ Uy I L t S.Q AREA FT. I.S.O.2003 EDT N P�61T�7 WAC ADMENDPJ ENTS BULDI NO ZONE BP DD I-rc J AREA CONv- RL=lO l: V-A 333 UNIT H 7FEL - 2 STORM vas/ V[ ' EME NT 1,071 SQ. FT.. BULDINGSPRINKLIED,NFPA93 ` S lYil ct i77.51F 51 — - F � MW CmAw e s 7.IL2M AIh AVr i z44l1 !t w 3trarw4a "' �t R _ $ S34301A S!41U t! s�o� st arm LOC1li*" S 3 Q6.1 ?4� S 35fAA 51 ��RS[ =1 b q S a L SERIF,4110 - A St s` S S � i`i 4 v 5 i$sef A A Kradllu or i srwn, a a -i 34sth rl H V VnffrY MAP HOTELAREA BASEMENT e 3,;5;d3 SO ET IST FLOOR ARE . =17 'S73 SQ FT 2ND FLOOR AIR Ea _ 47,976 SO E4 TOTAL GROSS F LZ�GR OF BLDG: 42,300 SO FT PORTS COCEFRE m 1,295 S® FT SITE AREA =124,1104 SO. FT. TOT,'-_ HOTEL COVERAGE s 93,272 SO. FT. ASPHALT PAVING Ul,�316 SO. FT. WALKS m 7,443 SQ. FT. LANDSCAPE/OPEN ARF-6k m S7,Zl2 SQ. ITT o m SG BOLT (ON SsuGJmptb ELEVQ-MON o 0�0 ��� 99 100% 13.2% 52.6% 4.7% 23.1 % PARKING REQUIRED, PERM SIT) e 03 PARKING FROVME e STA-N- -.D TO STALLS H.Q. 4 STALLS 7-'TA'- 83 STALLS RECEIVED CITY B ILDING DEPT. AY OF FEDERAL 'HOLIDAY NN CIRSS. SC�ME-A 2-ST RY 110106 FEC2AY, BGSW0N Dalc 5wecric99-Ad-C.r09$CCt DRYER/WAS UL 0-0 LAVPKE 1 tlgUSEKEFPIP FITNESS ELEV. EQUIP. 5ASEMEN PLAN V = 20'-0' J i11121106 POOL EQUIPMENT POOL S-0° MAX. DEPTH Gov 2 2 Z006 ClT BUOF ILDING DEFTAV fl HOLIDAY INN EXPRESS SCHEMIE-A 2-STORY FECERAL WAY, WASHMTON Dale 5w�crrc-Arckitect n A C _ - -���'-gales �I�.' '= ;o' ■ • la' Y fi ': '�. � iri%i! _ ...r f Y _ . i` ■ w.a_-. Y M •: yh. • Iii i FI - ...r ��Y .wM M..': ■ I�iasli�i r..ar- Y .; Y . .�. li>lR�i�rl Iv�i.wil --^ rr� .lfa�-- - . - M �q . I ■ low� •: 1 Y . Iti �: j �r���r+�lwrl rtli Guar- onsomm� _ • K■yfi • '= ■z'� :neR �i ' • f�•l l+.�a��a�f - f� �w: :n vSAa ■ li�al��.I uu al..�-. I,�'= • [��ii�.: i larrr�+�! Isar ri Y i ' !sue .•�t�Y l�Y� �F iiiis�al IVA .-...r.. l i-Z! Iv�y��i! ■!. uIN - lawm sm it 11�11�i `rla.t��l 11-75-5�I — ■!u rl1h-- �— PY77O2CYcf? F I I ST FLOOR PLAN =20°mow RECEIVED NOV 2 2 zoos CITY OF FEDERAL WAY BUILDING DEPT. HOLIDAY INN EXPRESS SCHEME-A2-STORY 1/121/06 FEDERAL WAY, WASHINGTON Dale 5wccnca�,-Arckitcct 2ND FLOOR PLAN V = 20'-0' 11121/06 HOLIDAY INN EXPRESS F-CERAL `✓V,�Y V`JASHIfuGTOON RECEIVED NOV 2 2 Z006 ClT BUILDING DEPT. SC HIEMIE-A 2-STORY Dale 5wccncq-Arckitcct .. . ....... =ExPR<ESS ma - HIP, 40101 I R W - .011. -4N . . . . . . . . . . . . . EXPRESS F IBM' -ANS AS Mir! pjl-