24-100318-Plan Set-01.23.24SITE
PACIFIC HWY SS 320TH ST11TH PL SS 316TH ST
THE COMMONS
AT FEDERAL WAY
S 317TH ST 13TH AVE SREVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:15 PMG001
SHEET INDEX
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
PROPERTY OWNER:
KING COUNTY
DEPT. OF COMMUNITY AND HUMAN SERVICES
401 5TH AVENUE, SUITE 500
SEATTLE, WA 98104
PH: 206.477.0189
CONTACT: CHRISTA WOOD
EMAIL: cwood@kingcounty.gov
PROPERTY OPERATOR:
THE URBAN LEAGUE
105 14TH AVENUE, SUITE 200
SEATTLE, WA 98122
SHEET NO. SHEET NAME
G001 SHEET INDEX
G002 GENERAL NOTES AND SYMBOLS
G005 PRE-APPLICATION MEETING NOTES
G006 PRE-APPLICATION MEETING NOTES
G010 ZONING CODE ANALYSIS
G011 ZONING CODE ANALYSIS
G012 COMMUNITY DESIGN GUIDELINES
G013 EFFICIENCY DWELLING UNIT ANALYSIS
1 OF 2 ALTA SURVEY
2 OF 2 ALTA SURVEY
L0.0 COVER SHEET
L1.0 LANDSCAPE SHEET
D001 DEMOLITION PLAN - SITE
D101 DEMOLITION PLAN - LEVEL 1
D102 DEMOLITION PLAN - LEVEL 2
D103 DEMOLITION PLAN - LEVEL 3
A001 PLAN - SITE
A101 PLAN - LEVEL 1
A102 PLAN - LEVEL 2
A103 PLAN - LEVEL 3
A104 PLAN - ROOF
A200 EXISTING EXTERIOR ELEVATIONS
A201 EXISTING EXTERIOR PHOTOS
A202 EXISTING EXTERIOR PHOTOS
PROJECT NAME: HEALTH THROUGH HOUSING (HTH) - FEDERAL WAY
ADDRESS OF PROPERTY: 1400 S 320TH ST, FEDERAL WAY, WA 98003
ASSESSOR PARCEL NO.:0821049121
LEGAL DESCRIPTION: LOT 1 OF FEDERAL WAY LLA #BLA98-0010 REC #9812099006 SD LLA LOCATED IN SW 1/4 OF SE 1/4 OF SE 1/4 OF SEC 8-21-4.
ZONING:CC-F
APPLICATION: USE PROCESS III, SEPA ENVIRONMENTAL REVIEW
PROJECT DESCRIPTION: FORMER 3-STORY EXTENDED STAY HOTEL CONVERTED TO 86 PERMANENT SUPPORTIVE HOUSING EFFICIENCY DWELLING UNITS.
INTERIOR SPACES INCLUDE OFFICES, GATHERING ROOMS, TV ROOM, WARMING KITCHEN AND LAUNDRY FACILITIES. UPGRADES TO THE SITE INCLUDE MINOR
REVISIONS TO SURFACE PARKING AND THE ADDITION OF COVERED OUTDOOR OPEN SPACE.
PROJECT INFORMATION:
SITE AREA: 80,596 SF (1.85 ACRES)
DENSITY CALC: 86 UNITS / 1.85 ACRES = 46 UNITS PER ACRE
BUILDING FOOTPRINT: 14,540 SF
BUILDING AREA: 43,241 SF (GROSS)
BUILDING HEIGHT: 42' - 2"
CONSTRUCTION TYPE: THREE LEVELS OF TYPE V-A
OCCUPANCY: PROPOSED CHANGE FROM R-1 TO R-2
NO. OF UNITS: 86 EFFICIENCY DWELLING UNITS
SOLID WASTE STORAGE: 519 SF REQUIRED / 519 SF PROVIDED
PARKING SPACES: 84 SPACES
(75) STANDARD, (5) ACCESSIBLE, AND (13) COMPACT
VICINITY MAP SHEET INDEXPROJECT IMAGE
PROJECT DATA DESIGN TEAM
UNIT COUNT BY FLOOR
LEVEL # OF UNITS
LEVEL 1 20
LEVEL 2 33
LEVEL 3 33
TOTAL 86
UNIT SCHEDULE
ROOM # UNIT TYPE
EXISTING /
NEW
TYPE
GROSS
AREA REMARKS
LEVEL 1
101 UNIT (E) EXIST. 346 SF
102 UNIT (E) EXIST. 316 SF
103 UNIT (E) EXIST. 344 SF
104 UNIT (E) EXIST. 344 SF
105 UNIT (E) EXIST. 312 SF
106 UNIT (E) EXIST. 343 SF 4
107 UNIT (E) EXIST. 312 SF
108 UNIT (E) EXIST. 312 SF
109 UNIT (E) EXIST. 312 SF
110 UNIT (E) EXIST. 312 SF
111 UNIT (E) EXIST. 337 SF
112 UNIT (E) EXIST. 312 SF
113 UNIT (E) EXIST. 343 SF
114 UNIT (E) EXIST. 344 SF
115 UNIT (E) EXIST. 343 SF
116 UNIT (E) EXIST. 312 SF
117 UNIT (E) EXIST. 343 SF 2
118 UNIT (E) EXIST. 312 SF
119 UNIT (E) EXIST. 315 SF
120 UNIT (E) EXIST. 316 SF
20 6526 SF
UNIT SCHEDULE
ROOM # UNIT TYPE
EXISTING /
NEW
TYPE
GROSS
AREA REMARKS
LEVEL 2
201 UNIT (E) EXIST. 346 SF
202 UNIT (E) EXIST. 316 SF
203 UNIT (E) EXIST. 344 SF
204 UNIT (E) EXIST. 344 SF
205 UNIT (E) EXIST. 312 SF
206 UNIT (E) EXIST. 343 SF
207 UNIT (E) EXIST. 312 SF
208 UNIT (E) EXIST. 312 SF
209 UNIT (E) EXIST. 312 SF
210 UNIT (E) EXIST. 312 SF
211 UNIT (E) EXIST. 337 SF
212 UNIT (E) EXIST. 312 SF
213 UNIT (E) EXIST. 343 SF
214 UNIT (E) EXIST. 344 SF
215 UNIT (E) EXIST. 343 SF
216 UNIT (E) EXIST. 312 SF
217 UNIT (E) EXIST. 344 SF
218 UNIT (E) EXIST. 343 SF
219 UNIT (E) EXIST. 344 SF
220 UNIT (E) EXIST. 344 SF
221 UNIT (E) EXIST. 307 SF
222 UNIT (E) EXIST. 312 SF
223 UNIT (E) EXIST. 312 SF
224 UNIT (E) EXIST. 312 SF
225 UNIT (E) EXIST. 312 SF
226 UNIT (E) EXIST. 312 SF
227 UNIT (E) EXIST. 342 SF 5
228 UNIT (E) EXIST. 337 SF
229 UNIT (E) EXIST. 343 SF 5
230 UNIT (E) EXIST. 344 SF
231 UNIT (E) EXIST. 315 SF
232 UNIT (E) EXIST. 312 SF
233 UNIT (E) EXIST. 316 SF
33 10789 SF
UNIT SCHEDULE
ROOM # UNIT TYPE
EXISTING /
NEW
TYPE
GROSS
AREA REMARKS
LEVEL 3
301 UNIT (E) EXIST. 346 SF
302 UNIT (E) EXIST. 316 SF
303 UNIT (E) EXIST. 344 SF
304 UNIT (E) EXIST. 344 SF
305 UNIT (E) EXIST. 312 SF
306 UNIT (E) EXIST. 343 SF
307 UNIT (E) EXIST. 312 SF
308 UNIT (E) EXIST. 312 SF
309 UNIT (E) EXIST. 312 SF
310 UNIT (E) EXIST. 312 SF
311 UNIT (E) EXIST. 337 SF
312 UNIT (E) EXIST. 312 SF
313 UNIT (E) EXIST. 343 SF
314 UNIT (E) EXIST. 344 SF
315 UNIT (E) EXIST. 343 SF
316 UNIT (E) EXIST. 312 SF
317 UNIT (E) EXIST. 344 SF
318 UNIT (E) EXIST. 343 SF
319 UNIT (E) EXIST. 344 SF
320 UNIT (E) EXIST. 344 SF
321 UNIT (E) EXIST. 307 SF
322 UNIT (E) EXIST. 312 SF
323 UNIT (E) EXIST. 312 SF
324 UNIT (E) EXIST. 312 SF
325 UNIT (E) EXIST. 312 SF
326 UNIT (E) EXIST. 312 SF
327 UNIT (E) EXIST. 342 SF 5
328 UNIT (E) EXIST. 337 SF
329 UNIT (E) EXIST. 343 SF 5
330 UNIT (E) EXIST. 344 SF
331 UNIT (E) EXIST. 315 SF
332 UNIT (E) EXIST. 312 SF
333 UNIT (E) EXIST. 316 SF
33 10789 SF
TOTAL: 86 28103 SF
REMARKS:
1. ALTERED UNIT; INCLUDED IN WORK AREA
2. ACCESSIBLE UNIT PER ANSI 1002, WITH ROLL-IN SHOWER
3. UNIT WITH VISION / HEARING ACCOMMODATION: 2010 ADA
SECTION 233.3.1.2 - PROVIDE FLASHING EMERGENCY
STROBE AND COMMUNICATION FEATURES PER 2010 ADA
SECTION 809.5
4. ACCESSIBLE UNIT WITH TUB (EXISTING / UN-ALTERED)
5. UNIT WITH VISION / HEARING ACCOMMODATION (EXISTING /
UN-ALTERED)
*VISION / HEARING ACCOMMODATION UNITS ARE A COMBINATION
OF BOTH ACCESSIBLE UNITS AND EXISTING TYPE B UNITS.
TYPE B UNITS 80 -80
VISION / HEARING
ACCOMMODATION
UNITS
4 -4
ACCESSIBLE UNITS 6 -6
TOTAL # OF UNITS 86 -86
UNIT TYPES EXISTING NEW TOTAL
UNIT DISTRIBUTION
ARCHITECT:
SMR ARCHITECTS, PLLC
117 SOUTH MAIN STREET, SUITE 400
SEATTLE, WA 98104
PH: 206.623.1104
CONTACT: DEAN KRALIOS
EMAIL: dkralios@smrarchitects.com
LANDSCAPE ARCHITECT:
AHBL, INC.
1200 6TH AVENUE, SUITE 1620
SEATTLE, WA 98101
PH: 206.267.2425
CONTACT: CRAIG SKIPTON
EMAIL: cskipton@ahbl.com
INCLUDING BUT NOT LIMITED TO:
2018 INTERNATIONAL EXISTING BUILDING CODE
2018 INTERNATIONAL BUILDING CODE WITH WASHINGTON STATE AMENDMENTS
ICC/ANSI A117.1-2009
2018 WASHINGTON STATE ENERGY CODE
2018 INTERNATIONAL MECHANICAL CODE
2020 NATIONAL ELECTRICAL CODE
2018 UNIFORM PLUMBING CODE
2018 INTERNATIONAL FIRE CODE
FEDERAL WAY REVISED CODE
REFERENCE CODES
EXISTING GROSS AREA BY FLOOR
LEVEL FLOOR AREA (SF)
LEVEL 1 14412 SF
LEVEL 2 14412 SF
LEVEL 3 14412 SF
43236 SF
NO DATE DESCRIPTION
101
WALL ASSEMBLY
WINDOW TYPE
RELITE TYPE
DOOR NUMBER
PROPERTY LINE
HIDDEN LINE
(ABOVE OR BELOW)
EXTERIOR ELEVATION
BUILDING SECTION
WALL SECTION
DETAIL
INTERIOR ELEVATION
SMOKE DETECTOR
EXIT SIGN
FIRE EXTINGUISHER
HOSE BIB
FLOOR DRAIN
GRID MARKER
RAISED SLAB
(PLAN VIEW)
DEPRESSED SLAB
(PLAN VIEW)
INDICATES OPENING
IN FLOOR
ACCESSIBLE DOOR
CLEARANCES
TYPE A BARRIER
FREE UNIT
R1
SPOT ELEVATION
1
A5.00
1
A5.10
1
A4.00
1
A8.00
A
B
C
D
SD
EXIT
FE
FD HB12"48"6" 6"
6"6"
A
CENTERLINE
A
1i
101
0
A101
1
SIM
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:15 PMG002
GENERAL NOTES
AND SYMBOLS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
& AND
< ANGLE
@ AT
CENTERLINE
# POUND OR NUMBER
ACOUST ACOUSTICAL
AD AREA DRAIN
ADJUST ADJUSTABLE
AF ACCESS FLOOR
AGGR AGGREGATE
ALUM ALUMINUM
APPROX APPROXIMATE
ARCH ARCHITECTURAL
ASB ASBESTOS
ASPH ASPHALT
BD BOARD
BF BRACE FRAME
BITUM BITUMINOUS
BLDG BUILDING
BLK BLOCKING
BM BEAM
BOT BOTTOM
C.I. CONT. INSULATION
CAB CABINET
CB CATCH BASIN
CEM CEMENT
CER CERAMIC
CH CHALK
CI CAST IRON
CJ CONTROL JOINT
CL CENTERLINE
CLG CEILING
CLKG CAULKING
CLR CLEAR
CMU CONCRETE MASONRY
CNTR COUNTER
CO CASED OPENING
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONSTR CONSTRUCTION
CONT CONTINUOUS
CORR CORRIDOR
CTR CENTER
CTSK COUNTERSUNK
DBL DOUBLE
DEPT DEPARTMENT
DF DRINKING FOUNTAIN
DET DETAIL
DIA DIAMETER
DIM DIMENSION
DISP DISPENSER
DN DOWN
DO DOOR OPENING
DP DEEP
DR DOOR
DWR DRAWER
DS DOWNSPOUT
DSP DRY STANDPIPE
DW DISHWASHER
DWG DRAWING
E EAST
EA EACH
EJ EXPANSION JOINT
EL ELEVATION
ELEC ELECTRICAL
ELEV ELEVATOR
EME EMERGENCY
ENCL ENCLOSURE
EOS EDGE OF SLAB
EP ELECTRICAL PANEL
EQ EQUAL
EQPT EQUIPMENT
EWC ELEC. WATER COOLER
EX EXISTING
EXIST EXISTING
EXPO EXPOSED
EXP EXPANSION
EXT EXTERIOR
FA FIRE ALARM
FB FLAT BAR
FC FIBER CEMENT
FD FLOOR DRAIN
FDN FOUNDATION
FE FIRE EXTINGUISHER
FEC FIRE EXT. CABINET
FHC FIRE HOSE CABINET
FIN FINISH
FL FLOORING
FLASH FLASHING
FLUOR FLOURESCENT
FOC FACE OF CONCRETE
FOF FACE OF FINISH
FOP FACE OF PARTITION
FOS FACE OF STUDS
FOT FACE OF TILE
FPRF FIREPROOF
FR IN FLOOR ELECT. RECEPTACLE
FS FULL SIZE
FT FOOT OR FEET
FTG FOOTING
FURR FURRING
FUT FUTURE
GA GAUGE
GALV GALVANIZED
GB GRAB BAR
GL GLASS
GND GROUND
GR GRADE
GWB GYPSUM WALL BOARD
GYP GYPSUM
HB HOSE BIB
HC HOLLOW CORE
HDWD HARDWOOD
HDWE HARDWARE
HM HOLLOW METAL
HORIZ HORIZONTAL
HR HOUR
HGT HEIGHT
ID INSIDE DIAMETER
INSUL INSULATION
INT INTERIOR
INCL INCLUDE
JAN JANITOR
JT JOINT
KIT KITCHEN
LAB LABORATORY
LAM LAMINATE
LAV LAVATORY
LKR LOCKER
LT LIGHT
LVT LUXURY VINYL TILE
MAS MASONRY
MAT MATERIAL
MAX MAXIMUM
MECH MECHANICAL
MEMB MEMBRANE
MTL METAL
MI MATCH LINE
MFR MANUFACTURE(R)
MH MANHOLE
MIN MINIMUM
MIR MIRROR
MISC MISCELLANEOUS
MTD MOUNTED
MUL MULLION
N NORTH
NIC NOT IN CONTRACT
NO NUMBER
NOM NOMINAL
NTS NOT TO SCALE
OA OVERALL
OBS OBSCURE
OC ON CENTER
OD OUTSIDE DIAMETER (DIM.)
OFCI OWNER FURNISH
CONTRACTOR INSTALL
ORD OVERFLOW ROOF DRAIN
OSB ORIENTED STRAND BOARD
PRCST PRE-CAST
PL PLATE
PLAM PLASTIC LAMINATE
PLAS PLASTER
PLYWD PLYWOOD
PR PAIR
PT PRESSURE TREATED
PTD PAPER TOWEL DISPENSER
PTD/R PAPER TOWEL DISPENSER &
RECEPTACLE
PTN PARTITION
PTR PAPER TOWEL RECEPTACLE
QT QUARRY TILE
R RISER
RAD RADIUS
RCP REFLECTED CEILING PLAN
RD ROOF DRAIN
RECEPT RECEPTACLE
REF REFRIGERATOR
REG REGISTER
REINF REINFORCED
REM REMOVE(D)
REQ REQUIRED
RM ROOM
RO ROUGH OPENING
RWD REDWOOD
RWL RAIN WATER LEADER
S SOUTH
SAM SELF ADHESIVE MEMBRANE
SC SOLID CORE
SCD SEAT COVER DISPENSER
SCHED SCHEDULE
SD SOAP DISPENSER
SECT SECTION
SF STOREFRONT
SH SHELF
SHWR SHOWER
SHT SHEET
SIM SIMILAR
SND SANITARY NAPKIN DISPENSER
SNR SANITARY NAPKIN RECEPTACLE
SPEC SPECIFICATION
SQ SQUARE
SS STAINLESS STEEL
SSK SERVICE SINK
STA STATION
STD STANDARD
STL STEEL
STOR STORAGE
STRL STRUCTURAL
SUSP SUSPENDED
SYM SYMMETRICAL
TRD TREAD
TB TOWEL BAR
T-BD TACK BOARD
TC TOP OF CURB
TEL TELEPHONE
TER TERRAZZO
T&G TONGUE & GROOVE
THK THICK
TO TOP OF
TOIL TOILET
TP TOILET PAPER
TPD TOILET PAPER DISPENSER
TV TELEVISION
TW TOP OF WALL
TYP TYPICAL
UNF UNFINISHED
UON UNLESS OTHERWISE NOTED
UR URINAL
VAC VACUUM
VCT VINYL COMPOSITE TILE
VERT VERTICAL
VEST VESTIBULE
W WEST
W/ WITH
WC WATER CLOSET
WD WOOD
W/O WITHOUT
WP WATERPROOF
WSCT WAINSCOT
WT WEIGHT
WDW WINDOW
WRB WEATHER RESISTIVE BARRIER
1. ALL WORK SHALL COMPLY WITH CODES AND LOCAL ORDINANCES. SEE "REFERENCE CODES" ON SHEET G001.
2. CONTRACTOR SHALL VERIFY ALL LEVELS, DIMENSIONS AND EXISTING CONDITIONS OF THE JOB BEFORE
PROCEEDING AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT. IN CASES OF DISCREPANCIES
BETWEEN EXISTING CONDITIONS AND THE DRAWINGS, THE CONTRACTOR SHALL OBTAIN WRITTEN DIRECTIONS
FROM THE ARCHITECT PRIOR TO PROCEEDING. DIMENSIONS NOTED AS PLUS OR MINUS (±) INDICATE
UNVERIFIED DISTANCE TO EXISTING REFERENCE AND ARE APPROXIMATE. NOTIFY ARCHITECT IMMEDIATELY OF
CONFLICTS OR VARIATION FROM INDICATED DIMENSION.
3. NOTED DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. DO NOT SCALE DRAWINGS.
4. REPETITIVE FEATURES DRAWN OR NOTED ONLY ONCE SHALL BE COMPLETELY PROVIDED AS IF DRAWN OR
NOTED IN FULL.
5. ALL FRAMING AND INTERIOR PARTITIONS SHALL BE IN ACCORDANCE WITH PLANS AND SPECIFICATIONS.
STRUCTURAL DETAILS TAKE PRECEDENCE OVER ARCHITECTURAL. WHERE INCONSISTENCIES EXIST, CONTACT
ARCHITECT FOR CLARIFICATION.
6. CONTRACTOR SHALL CONSULT PLANS OF ALL TRADES FOR DUCTS, PIPING, CONDUIT AND EQUIPMENT, ALL
SHALL VERIFY SIZE OF ALL OPENINGS REQUIRED AND SHALL COORDINATE WITH TRADE REPRESENTATIVES AS
APPLICABLE. VERIFY ALL FIELD DIMENSIONS WITH CONDITIONS FOR ITEMS FURNISHED AND INSTALLED. NOTIFY
ARCHITECT IMMEDIATELY WHERE FIELD CONDITIONS VARY OR CONFLICT WITH INDICATED.
7. CONTRACTOR TO PROVIDE SHORING AND/OR BRACING AS REQUIRED TO COMPLETE THE WORK.
8. PENETRATIONS FOR CONDUITS, DUCTS AND PIPES SHALL BE FIRE SEALED AND DUCTS FIRE DAMPERED, AS
INDICATED AND AS REQUIRED BY INTERNATIONAL BUILDING CODE, AT FIRE ASSEMBLIES.
9. FIRE PROTECT ALL STEEL COLUMNS & BEAMS TO THE LEVEL OF FIRE RESISTANCE NOTED ON DETAILS AND
DRAWINGS.
10. THE CONTRACTOR, AT THE COMPLETION OF THIS WORK, SHALL REMOVE ALL DEBRIS RESULTING FROM THE
WORK.
11. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGE DONE BY SUBCONTRACTORS TO ADJACENT WORK
AND SHALL MAKE GOOD SUCH DAMAGE AT THEIR OWN EXPENSE. CONDITIONS TO BE RETAINED WHICH ARE
DAMAGED AS A RESULT OF WORK DONE UNDER CONTRACT SHALL BE REPAIRED AND FINISHED TO MATCH
ADJACENT FINISHES.
12. ALL FRAMING AND INTERIOR PARTITIONS SHALL BE IN ACCORDANCE WITH STRUCTURAL ENGINEER'S NOTES.
13. FIRE-STOP WALLS, FLOORS AND FURRED AREAS PER IBC.
14. CUTTING AND FINISH PATCHING OF OPENINGS BY THE RESPECTIVE SUBCONTRACTOR SHALL BE SUPERVISED
FOR THE TRADE BEING SERVED BY THE GENERAL CONTRACTOR. ALL CUTTING AND PATCHING TO BE IN CLOSE
COORDINATION AMONG MECHANICAL AND ELECTRICAL SUBCONTRACTOR AND WILL INCLUDE FIRE SPRINKLER
AND FIRE ALARM SUBCONTRACTORS.
15. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO BECOME THOROUGHLY FAMILIAR WITH ALL
DOCUMENTS BEFORE THE INSTALLATION OF THIS WORK; ANY DISCREPANCY BETWEEN THE ARCHITECTURAL
AND OTHER CONSULTANT DRAWINGS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT FOR
CLARIFICATION AND DIRECTION.
16. SHOP DRAWINGS FOR NEW WORK TO THE EXISTING FIRE SPRINKLER SYSTEM, FIRE ALARM SYSTEM, PLUMBING
SYSTEM, AND THOSE ITEMS IDENTIFIED IN THE STRUCTURAL NOTES SHALL BE SUBMITTED FOR REVIEW BY THE
AUTHORITY HAVING JURISDICTION.
17. IF NOT NOTED, DIMENSIONS ARE TO THE FOLLOWING ORDER OF REFERENCE:
A. CENTERLINE OF WOOD STUD, WINDOW OR DOOR
B. FACE OF SHEATHING
C. CENTERLINE OF STRUCTURE
D. FACE OF FINISH MATERIAL
18. ALL DIMENSIONS NOTED AS "CLR" ARE CLEAR DIMENSIONS FROM FACE OF FINISH MATERIAL TO FACE OF
FINISH MATERIAL.
1. REQUIRED QUANTITY OF ACCESSIBLE UNITS PER CODE SUMMARY. ACCESSIBLE UNIT LOCATIONS ARE
INDICATED IN THE BUILDING PLANS WITH INTERNATIONAL SYMBOL OF ACCESSIBILITY'.
2. IN NEW ACCESSIBLE UNITS, PROVIDE BLOCKING AND FULLY INSTALLED GRAB BARS. PROVIDE PHOTOS
DOCUMENTING INSTALLED BLOCKING IN EACH UNIT BEFORE COVERING THE WALLS.
3. IN COMMON AREAS, PROVIDE BLOCKING AND FULLY INSTALLED GRAB BARS IN ALL NEW BATHING AND
TOILET FACILITIES.
4. ALL NEW LOCK AND LATCH SETS TO BE LEVER TYPE IN ALL LOCATIONS.
5. ALL NEW FAUCETS IN KITCHENS AND BATHS (SINKS, LAVATORIES, BATHTUBS AND SHOWERS) TO BE LEVER
TYPE IN ALL LOCATIONS.
6. INSULATE EXPOSED DRAIN PIPES AND HOT WATER PIPES UNDER NEW ACCESSIBLE SINKS AND
LAVATORIES, INCLUDING THOSE INSIDE REMOVABLE CABINETS.
7. IN ALL ACCESSIBLE UNITS, NEW TOILET HANDLES TO BE PROVIDED ON THE OPEN SIDE OF TANK.
GENERAL NOTES - ACCESSIBILITY:GENERAL NOTES:ABBREVIATIONS:
SYMBOLS:
NO DATE DESCRIPTION
PPV458XXX
TTTTTTTPN89°53'40"WPPV458XXX
TTTTTTTPN89°53'40"WSOUTH 320TH STREETCC C C C C C C C C C
30' BLDG. HEIGHT LIMITIATION SETBACK
100' - 0"
RES. ZONE SETBACK
20' - 0"SIDE YARD10' - 0"SIDE YARD10' - 0"FRONT YARD
10' - 0"460
450 450 450
460460
460450444450460 440
440450
C C
SOUTH 320TH STREETCC C C C C C C C C C
460
450 450 450
460460
460450444450460 440
440450
895 SF
37' - 7"23' - 0"22' - 5 1/8"245 SF400 SF
1,795 SF
26' - 5 1/4"
MEETING
ROOM
COMMON
LOBBY
ENTRY
PLAZA
TENANT
COMMON ROOM
& TV LOUNGE50' - 9 7/8"18' - 2"
COMMON
LAUNDRY
269 SF22' - 5 3/4"20' - 2 3/4"184' - 9 3/8"
C C
NEW COMMON
OUTDOOR SPACE
(4,110 SF): SHELTER,
P-PATCH, DOG RUN, &
LANDSCAPED AREA
22' - 5 1/8"245 SFMEETING
ROOM
245 SFMEETING
ROOM 22' - 5 1/8"MAX. EXIST. ROOF HEIGHT
MAX. ALLOWABLE ZONING HEIGHT
GRADE PLANE 70' - 0"46' - 9 7/8"REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:20 PMG010
ZONING CODE
ANALYSIS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
19.230.065 – PERMANENT SUPPORTIVE HOUSING & TRANSITIONAL HOUSING19.230.065 / 19.115.115 – COMMON OPEN SPACE
18. ALL FACILITIES ARE REQUIRED TO BE LICENSED PURSUANT TO THE PROVISIONS OF CHAPTER 12.35
FWRC.
COMPLIES
17. THE HOUSING WILL OPERATE UNDER A WRITTEN OPERATIONAL PLAN.COMPLIES
11. ALL BUILDINGS, EXCEPT FOR RELATED PARKING STRUCTURES UP TO 65 FT. IN HEIGHT (SIX STORIES),
MUST BE GABLED WITH PITCHED ROOFS, UNLESS THE BUILDING IS TALLER THAN 35 FT. (THREE STORIES)
WITH A ROOFTOP THAT CONTRIBUTES TO THE MULTIFAMILY OPEN SPACE REQUIREMENTS.
COMPLIES; EXIST. BUILDING
INCLUDES A GABLED/PITCHED
ROOF
8. FOR COMMUNITY DESIGN GUIDELINES THAT APPLY TO THE PROJECT, SEE CHAPTER 19.115 FWRC.
5. THE HOUSING WILL OPERATE UNDER A WRITTEN COMMUNITY ENGAGEMENT PLAN, APPROVED BY THE
GOVERNING AGENCY, BOARD, OR OFFICIAL, WHICH MUST ADDRESS, AT A MINIMUM: (A) HOW THE FACILITY
WILL ENGAGE WITH THE COMMUNITY; (B) HOW THE FACILITY WILL RESPOND TO COMMUNITY COMPLAINTS
OR CONCERNS; AND (C) WHO IS THE POINT OF CONTACT FOR THE COMMUNITY. THE PLAN SHALL BE
PROVIDED TO THE CITY PRIOR TO OCCUPANCY AND SHALL BE UPDATED AND PROVIDED TO THE CITY AS
SUBSTANTIVE CHANGES ARE MADE TO THE PLAN.
COMPLIES
4. THE FACILITY OR COMPLEX WILL BE OPERATED UNDER THE AUTHORITY OF A REPUTABLE GOVERNING
BOARD, SOCIAL SERVICE, OR GOVERNMENT AGENCY, OR PROPRIETOR, TO WHOM STAFF ARE
RESPONSIBLE AND WHO WILL BE AVAILABLE TO CITY OFFICIALS, IF NECESSARY, TO RESOLVE CONCERNS
PERTAINING TO THE PROPERTY OF RESIDENTS.
COMPLIES
3. THE PROPERTY IS SITUATED PROXIMATE TO, AND HAS CONVENIENT ACCESS TO, PUBLIC
TRANSPORTATION, SHOPPING, HEALTH CARE PROVIDERS, AND OTHER SERVICES AND FACILITIES
FREQUENTLY UTILIZED BY THE RESIDENTS OF THE PROPERTY.
COMPLIES; REFER TO
DIAGRAM 1/G010
2. THERE SHALL BE NO MORE THAN 110 RESIDENCES LOCATED WITHIN A SINGLE FACILITY OR COMPLEX.COMPLIES; 86 UNITS
PROPOSED
1. ANY PROPOSED PERMANENT SUPPORTIVE HOUSING OR TRANSITIONAL HOUSING FACILITY WITH MORE
THAN TWO UNITS, OR WHICH BRINGS THE TOTAL NUMBER OF PERMANENT SUPPORTIVE HOUSING OR
TRANSITIONAL HOUSING UNITS ON THE PROPERTY TO MORE THAN THREE UNITS, MUST BE DISTANCED AT
LEAST ONE AND ONE-THIRD MILES FROM ANY PROPERTY WITH MORE THAN THREE UNITS OF PERMANENT
SUPPORTIVE HOUSING AND/OR TRANSITIONAL HOUSING, AS MEASURED FROM THE NEAREST POINTS OF
EACH SUCH PROPERTY.
REFER TO DIAGRAM 1/G012
ADDITIONAL REQUIREMENTS:
*10. STRUCTURES ON PROPERTY THAT ADJOINS A SINGLE-FAMILY RESIDENTIAL ZONE SHALL BE SET
BACK A MINIMUM OF 20 FT FROM THE PROPERTY LINE ADJACENT TO THE SINGLE-FAMILY RESIDENTIAL
ZONE. THE HEIGHT OF STRUCTURES SHALL NOT EXCEED 30 FT ABOVE AVERAGE BUILDING ELEVATION
WHEN LOCATED WITHIN 100 FT FROM SUCH PROPERTY LINE, UNLESS THE PROJECT PROPOSES UTILIZING
AN EXISTING BUILDING.
COMPLIES; EXIST.
CONDITIONS, BUILDING MEETS
THE 100 FT SETBACK
70 FEET*COMPLIES; EXIST. CONDITIONS
MAXIMUM STRUCTURE HEIGHT:
NONE
MAXIMUM LOT COVERAGE:
10 FEET*COMPLIES; EXIST. CONDITIONS
MINIMUM FRONT, SIDE AND REAR YARD:
NONE
MINIMUM LOT SIZE:
SCALE: 1" = 40'-0"2 SITE DIAGRAM -EXISTING SETBACKS 0 20'40'80'
SCALE: 1" = 40'-0"4
SITE DIAGRAM -PROPOSED COMMON SPACE @ LEVEL
1
SCALE: 1" = 40'-0"3
SITE DIAGRAM -PROPOSED COMMON SPACE AT
LEVELS 2 & 3
0 20'40'80'
(f) THE COMMON OPEN SPACE SHALL BE SUFFICIENTLY DESIGNED AND APPOINTED TO SERVE AS A
MAJOR FOCAL POINT AND GATHERING PLACE. COMMON OPEN SPACES SHALL INCLUDE A SIGNIFICANT
NUMBER OF PEDESTRIAN-ORIENTED FEATURES, FURNISHINGS, AND AMENITIES TYPICALLY FOUND IN
PLAZAS AND RECREATIONAL OPEN SPACE, SUCH AS SEATING OR SITTING WALLS, LIGHTING, WEATHER
PROTECTION, SPECIAL PAVING, LANDSCAPING, AND TRASH RECEPTACLES. IN ADDITION, THE COMMON
OPEN SPACE(S) SHOULD PROVIDE ONE OR MORE SIGNIFICANT VISUAL OR FUNCTIONAL AMENITIES
SUCH AS A WATER FEATURE, FIREPLACE, AND/OR ARTWORK, AND SHOULD ALLOW FOR ACTIVE USES
SUCH AS PHYSICAL EXERCISE, CHILDREN'S PLAY AREA, GATHERING AREA FOR GROUP SOCIAL
EVENTS, AND P-PATCH OR OTHER GARDENING ACTIVITY.
(e) PEDESTRIAN ACCESS WAYS SHALL ONLY BE COUNTED AS COMMON OPEN SPACE WHEN THE
PEDESTRIAN PATH OR WALKWAY TRAVERSES A COMMON OPEN SPACE THAT IS 15 FEET OR WIDER.
(d) THE COMMON OPEN SPACE SHALL NOT BE LOCATED ON ASPHALT OR GRAVEL PAVEMENT, OR BE
ADJACENT TO UNSCREENED PARKING LOTS, CHAIN-LINK FENCES, OR BLANK WALLS, AND MAY NOT BE
USED FOR PARKING, LOADING, OR VEHICULAR ACCESS.
(c) THE COMMON OPEN SPACE SHALL BE READILY VISIBLE AND ACCESSIBLE FROM STRUCTURE(S)
WITH ENTRIES TO RESIDENTIAL UNITS.
(b) INDOOR COMMON AREAS SUCH AS RECREATION/WORKOUT ROOMS, SWIMMING POOLS, AND
GATHERING SPACES THAT MEET THE CRITERIA OF THIS SECTION MAY BE COUNTED AS COMMON OPEN
SPACE SUBJECT TO THE CRITERIA IN THIS SECTION.
(a) COMMON OPEN SPACE MUST BE A MINIMUM OF 225 SF AND HAVE A MINIMUM DIMENSION OF 15
FEET. THE INCLUSION OF ADDITIONAL CONTIGUOUS OPEN SPACE AREAS THAT HAVE SMALLER
DIMENSIONS, BUT ENHANCE THE USE AND ENJOYMENT OF THE OVERALL LARGER SPACE, MAY BE
CREDITED TOWARD THE OVERALL MINIMUM USABLE OPEN SPACE REQUIREMENT SUBJECT TO
DIRECTOR APPROVAL.
(1) COMMON OPEN SPACE. ALL COMMON OPEN SPACE PROPOSED UNDER THIS SECTION SHALL MEET THE
DEFINITION OF OPEN SPACE, COMMON" AS SET FORTH IN THIS TITLE AND ALL OF THE FOLLOWING
CRITERIA:
COMPLIES
SEE DIAGRAMS 3 & 4/AG010
19.115.115: DESIGN CRITERIA FOR RESIDENTIAL USABLE OPEN SPACE AND FEE-IN-LIEU OPTION.
(13) THE SUBJECT PROPERTY MUST PROVIDE USABLE OPEN SPACE IN A TOTAL AMOUNT EQUAL TO AT
LEAST 100 SQ. FT. PER DWELLING UNIT AND MAY INCLUDE PRIVATE SPACES SUCH AS YARDS, PATIOS, AND
BALCONIES, AS WELL AS COMMON OPEN SPACES SUCH AS PLAZAS, PLAYGROUNDS, RECREATION ROOMS,
ROOFTOP TERRACES, P-PATCHES, POOLS, ACTIVE LOBBIES, AND ATRIUMS. A MINIMUM OF 25% OF THE
USABLE OPEN SPACE PROVIDED MUST BE COMMON OPEN SPACE. ALL ELIGIBLE USABLE OPEN SPACE
SHALL ALSO MEET THE REQUIREMENTS SPECIFIED IN FWRC 19.115.115. A FEE-IN-LIEU OPTION IS
AVAILABLE FOR UP TO 50% OF THE USABLE OPEN SPACE AS SPECIFIED IN FWRC 19.115.115.
COMPLIES
86 UNITS x 100 SF = 8,600 SF
OF COMMON OPEN SPACE
19.230.065: PERMANENT SUPPORTIVE HOUSING AND TRANSITIONAL HOUSING
0 20'40'80'
SCALE: 1" = 10'-0"1 ELEVATION DIAGRAM -EXISTING BUILDING HEIGHT 0 5 10'20'
NO DATE DESCRIPTION
PPV458XXX
TTTTTTTPN89°53'40"WXXX47' -1"42' -7 7/8"7' -11 5/8"PPV458XXX
TTTTTTTPN89°53'40"WSOUTH 320TH STREETCC C C C C C C C C C
460
450 450 450
460460
460450444450460 440
440450
C C
9 SPACES = 76' - 6"12 SPACES = 102' - 0"12 SPACES = 102' - 0"10 SPACES = 100' - 0"8 SPACES = 68' - 0"8 SPACES = 68' - 0"
5' - 0"
8' - 6"8' - 6"
8' - 0"
8' - 6"
4 SPACES
= 34' - 0"20' - 0"10' - 0"5' - 0"10' - 0"10' - 0"13 SPACES = 130' - 0"18' - 0"25' - 0"18' - 0"20' - 0"5' - 0"20' - 0"EXIST. PEDESTRIAN WALK15' - 0"24' - 0"GATES ARE EXISTING
AND AUTOMATED
EXIT
ONLYEXISTING TRASH ENCLOSURE 166 SF28' - 0"
PROPOSED TRASH
ENCLOSURE
353 SF
18' - 0"9' - 11 1/2"13' - 4"CC C
EXIST. STORAGE SHED TO
REMAIN; EXTERIOR FINISH
MATERIAL MATCHES BUILDING
EXIST. SITE OBSCURING FENCE
AT PROPERTY LINE TO REMAIN
PROPOSED TRASH ENCLOSURE
TO MATCH DESIGN OF EXISTING
ENCLOSURE FOR CONSISTENCY
WHEN IN THE OPEN POSITION,
GATES TO PROVIDE A MIN.
OPENING OF 18'
SALVAGED BOLLARDS
INSTALLED AT GATE HINGES
EXISTING SPEED BUMP
SOUTH 320TH STREETCC C C C C C C C C C
LANDSCAPE BUFFER
15' - 0"LANDSCAPE BUFFER5' - 0"LANDSCAPE BUFFER5' - 0"LANDSCAPE BUFFER
5' - 0"460
450 450 450
460460
460450444450460 440
440450
C C
@ RES. ZONE
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:22 PMG011
ZONING CODE
ANALYSIS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
19.230.065 / 19.130.020 – PARKING
0 20'40'80'
(a) FOR ALL HOUSING UNITS CONSTRUCTED AFTER JULY 1, 2019, THAT ARE AFFORDABLE TO VERY
LOW-INCOME OR EXTREMELY LOW-INCOME INDIVIDUALS AND THAT ARE LOCATED WITHIN 1/4 MILE OF A
TRANSIT STOP THAT RECEIVES TRANSIT SERVICE AT LEAST 2 TIMES PER HOUR FOR 12 OR MORE
HOURS PER DAY, NO MORE THAN ONE PARKING SPACE PER BEDROOM OR 3/4 SPACE PER UNIT SHALL
BE REQUIRED, UNLESS THE UNIT IS LOCATED IN AN AREA THAT THE DIRECTOR DETERMINES HAS A
LACK OF ACCESS TO STREET PARKING CAPACITY, PHYSICAL SPACE IMPEDIMENTS, OR OTHER
REASONS SUPPORTED BY EVIDENCE THAT WOULD MAKE ON-STREET PARKING INFEASIBLE FOR THE
UNIT.
COMPLIES
86 UNITS * 0.75 = 65 SPACES
84 EXISTING PARKING SPACES
ARE MAINTAINED
84 * 5% = 4.2 ACCESSIBLE
STALLS REQUIRED; 5
ACCESSIBLE STALLS
MAINTAINED
SEE DIAGRAM 2/G011
(4): THE NUMBER OF PARKING SPACES REQUIRED BY THIS CODE FOR A PARTICULAR USE SHALL BE
REDUCED, AS NEEDED, TO BE CONSISTENT WITH THE FOLLOWING:
19.130.020: NUMBER OF SPACES - MINIMUM
(19) MINIMUM RESIDENTIAL PARKING REQUIREMENTS SUBJECT TO FWRC 19.130.020.PARKING REDUCTION
REQUESTED PER 19.130.020(4)
EFFICIENCY UNITS - 1.0 PER UNIT + 1 SPACE PER 2 EMPLOYEES
(15) PARKING SPACES SHALL BE PROVIDED AS FOLLOWS:
19.230.065: PERMANENT SUPPORTIVE HOUSING AND TRANSITIONAL HOUSING
SCALE: 1" = 40'-0"2 SITE DIAGRAM -EXISTING PARKING TO BE MAINTAINED
19.230.065 / 19.125 – LANDSCAPING AND SOLID WASTE
(vi) THE STORAGE SPACE(s) SHALL BE NO MORE THAN 150 FEET FROM THE COMMON ENTRANCE(S)
TO RESIDENCES.
COMPLIES; EXIST. &
PROPOSED CONDITIONS
(d) THE LOCATION OF ALL STORAGE SPACES SHALL MEET THE FOLLOWING REQUIREMENTS:
(ii) THE FLOOR OF THE STORAGE SPACE SHALL BE LEVEL AND HARD-SURFACED.COMPLIES; EXIST. &
PROPOSED CONDITIONS
(i) THE STORAGE SPACE MUST HAVE A MINIMUM DIMENSION FROM THE FRONT GATES TO THE BACK
WALL OF AT LEAST 10 FEET.
COMPLIES; EXIST. &
PROPOSED CONDITIONS
(c) THE STORAGE SPACE REQUIRED BY TABLE A SHALL MEET THE FOLLOWING REQUIREMENTS:
51 - 100 DWELLING UNITS: 375 SF + 4 SF FOR EACH UNIT OVER 50 COMPLIES
375 SF + (4 SF * 36) = 519 SF
TABLE A: SHARED STORAGE SPACE FOR SOLID WASTE CONTAINERS
(7) SPACE AND ACCESS REQUIREMENTS
(i) ALL STORAGE AREAS WITHOUT A ROOF REQUIRE A FUNCTIONING OIL WATER SEPARATOR TO BE
INSTALLED AND MAINTAINED. THE OIL WATER SEPARATOR MUST BE SIZED AND DESIGNED TO
ACCOMMODATE ALL LIQUIDS EXITING THE STORAGE AREA, AS WELL AS ALL SURROUNDING
IMPERVIOUS SURFACE THAT DRAINS TO THE OIL WATER SEPARATOR'S LOCATION. THE STORAGE
AREA PAD SHALL BE SLOPED AT THE MINIMUM GRADE REQUIRED TO CHANNEL ALL SUCH LIQUIDS
TO THE OIL WATER SEPARATOR.
COMPLIES
(d) WEATHER PROTECTION.
(b) ENCLOSURE AND LANDSCAPING. ALL OUTDOOR TRASH ENCLOSURES FOR SOLID WASTE AND
RECYCLING RECEPTACLES SHALL BE SCREENED ACCORDING TO FWRC 19.125.040(4) AND (5). IN ALL
CASES, GATES SHALL BE SUFFICIENT WIDTH TO ALLOW DIRECT, IN-LINE ACCESS BY SOLID WASTE AND
RECYCLING COLLECTORS AND EQUIPMENT. IN USES WHERE 2 OR MORE SEPARATE DUMPSTERS ARE
SITUATED SIDE-BY-SIDE WITHIN AN ENCLOSURE, THERE MUST BE A MINIMUM OF 18 FEET OF
UNOBSTRUCTED ACCESS WHEN THE GATES ARE FULLY OPENED. ENCLOSURE GATES SHALL NOT
INCLUDE CENTER POSTS THAT WOULD OBSTRUCT SERVICE ACCESS. ALL LANDSCAPING SHALL NOT BE
DESIGNED TO IMPEDED ACCESS TO THE ENCLOSURE.
COMPLIES; EXIST. AND
PROPOSED CONDITIONS
(a) DESIGN AND ARCHITECTURAL COMPATIBILITY. SOLID W ASTE AND RECYCLING STORAGE AREA
DESIGN SHALL BE CONSISTENT WITH THE ARCHITECTURAL DESIGN OF THE PRIMARY STRUCTURE(S)
ON THE SITE. STORAGE AREAS SHALL BE BUILT ON A FLAT AND LEVEL AREA AT THE SAME GRADE AS
THE TRUCK ACCESS AREA.
COMPLIES; EXIST.
CONDITIONS WILL BE
REPLICATED FOR NEW
ENCLOSURE
(6) DESIGN GUIDELINES - GENERAL. THE FOLLOWING PROVISIONS SHALL APPLY TO ALL STORAGE AREA
DESIGNS:
19.125.150: SOLID WASTE RECEPTACLES - PLACEMENT AND SCREENING
(c) TYPE III LANDSCAPING 5 FEET IN WIDTH SHALL BE PROVIDED ALONG ALL PERIMETER LOT LINES
EXCEPT AS NOTED IN SUBSECTIONS (7)(a) AND (b) OF THIS SECTION.
COMPLIES; EXIST. CONDITION
SEE DIAGRAM 1/G011
(b) TYPE I LANDSCAPING 15 FEET IN WIDTH SHALL BE PROVIDED ALONG THE PERIMETER OF PROPERTY
ABUTTING A RESIDENTIAL ZONING DISTRICT.
COMPLIES; EXIST. CONDITION
SEE DIAGRAM 1/G011
(7) LANDSCAPING REQUIREMENTS FOR CITY CENTER (CC).
19.125.060: LANDSCAPING REQUIREMENTS BY ZONING DISTRICT
(6)AT LEAST 25% OF NEW LANDSCAPING MATERIALS SHALL CONSIST OF DROUGHT-TOLERANT SPECIES.
ALL DEVELOPMENTS ARE ENCOURAGED TO INCLUDE NATIVE PACIFIC NORTHWEST AND
DROUGHT-TOLERANT PLANT MATERIALS FOR ALL PROJECTS.
COMPLIES; REFER TO
LANDSCAPE PLAN
(4) ALL TRASH ENCLOSURES SHALL BE SCREENED FROM ABUTTING PROPERTIES AND/OR PUBLIC
RIGHTS-OF-WAY BY A 100% SIGHT-OBSCURING FENCE OR WALL AND APPROPRIATE LANDSCAPE SCREEN.
COMPLIES; REFER TO SOLID
WASTE DIAGRAM 4/G011
19.125.040: GENERAL LANDSCAPING REQUIREMENTS - ALL ZONES
(6) REFER TO CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, FOR APPROPRIATE
REQUIREMENTS.
19.230.065: PERMANENT SUPPORTIVE HOUSING AND TRANSITIONAL HOUSING
SCALE: 1" = 10'-0"5 SITE DIAGRAM -EXIST. & PROPOSED SOLID WASTE
SCALE: 1" = 40'-0"1 SITE DIAGRAM -EXISTING LANDSCAPING 0 20'40'80'
SCALE: 12" = 1'-0"4 VICINITY DIAGRAM -TRANSPORTATION & AMENITY
SCALE: 3" = 1'-0"3 KEY PLAN -STRUCTURES WITHIN 150' OF SITE
NO DATE DESCRIPTION
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:24 PMG012
COMMUNITY
DESIGN
GUIDELINES
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
19.115 – COMMUNITY DESIGN GUIDELINES
(d) PEDESTRIAN PATHWAYS SHALL BE PROVIDED FROM RIGHTS-OF-WAY, BUS STOPS, PARKING AREAS, AND ANY PEDESTRIAN
PLAZAS AND PUBLIC SPACE TO PRIMARY BUILDING ENTRANCES. PEDESTRIAN PATHWAYS SHALL BE CLEARLY DELINEATED BY
SEPARATE PAVED ROUTES USING A VARIATION IN COLOR AND TEXTURE, AND SHALL BE INTEGRATED WITH THE LANDSCAPE
PLAN.
THE EXISTING PEDESTRIAN PATHWAY AT CURB HEIGHT, IS PROVIDED FROM THE RIGHT-OF-WAY TO THE
ACCESS-CONTROLLED SECURITY GATE. THE PATHWAY WILL REMAIN IN PLACE TO ALLOW PEDESTRIAN ENTRY TO THE SITE.
(i) PRINCIPAL FACADES CONTAINING A MAJOR ENTRANCE SHALL INCORPORATE A VARIETY OF PEDESTRIAN-ORIENTED
ARCHITECTURAL TREATMENTS, INCLUDING DISTINCTIVE AND PROMINENT ENTRANCE FEATURES; TRANSPARENT GLASS
SUCH AS WINDOWS, DOORS, OR WINDOW DISPLAYS IN AND ADJACENT TO MAJOR ENTRANCES; STRUCTURAL MODULATION
WHERE APPROPRIATE TO BREAK DOWN BUILDING BULK AND SCALE; MODULATED ROOFLINES, FORMS, AND HEIGHTS;
ARCHITECTURAL ARTICULATION; CANOPIES; ARCADES; PEDESTRIAN PLAZAS; MURALS OR OTHER ARTWORK; AND
STREETSCAPE AMENITIES. LANDSCAPING SHALL BE SUED TO DEFINE AND HIGHLIGHT BUILDING ENTRANCES, PLAZAS,
WINDOWS, WALKWAYS, AND OPEN SPACE. LANDSCAPING SHOULD NOT BLOCK VIEWS TO THE BUILDING OR ACROSS THE
SITE. FOUNDATION LANDSCAPING MAY BE USED TO ENHANCE BUT NOT REPLACE ARCHITECTURAL TREATMENTS.
BUILDING MODULATION, ALONG WITH FOUNDATION LANDSCAPING IS USED AROUND THE ENTIRETY OF THE BUILDING.
ARTICULATION AT THE MAIN BUILDING ENTRY INCLUDES A SMALL PEDESTRIAN PLAZA AND ENTRY PORTICO. SMALLER
CANOPIES ARE USED TO ARTICULATE SECONDARY ENTRIES.
(c) BUILDING FACADES SHALL INCORPORATE A COMBINATION OF FAÇADE TREATMENT OPTIONS AS LISTED IN FWRC
19.115.060(2) AND (3)(b), TO A DEGREE THAT IS APPROPRIATE TO THE BUILDING SIZE, SCALE, DESIGN, AND SITE CONTEXT, AND
ACCORDING TO THE FOLLOWING GUIDELINES:
(b) PRINCIPAL ENTRANCE FACADES SHALL FRONT ON, FACE, OR BE CLEARLY RECOGNIZABLE FROM THE RIGHT-OF-WAY.NOT APPLICABLE; EXISTING BUILDING DOES NOT FRONT THE RIGHT-OF-WAY.
(a) THE CITY CENTER FRAME CONTAINS TRANSITIONAL FORMS OF DEVELOPMENT WITH SURFACE PARKING AREAS. HOWEVER,
AS NEW DEVELOPMENT OR REDEVELOPMENT OCCURS, THE VISUAL DOMINANCE OF SURFACE PARKING AREAS SHALL BE
ELIMINATED OR REDUCED. THEREFORE, PARKING SHALL BE LOCATED BEHIND BUILDING(S), WITH BUILDING(S) LOCATED
BETWEEN RIGHTS-OF-WAY AND THE PARKING AREAS, AND ANY PARKING LOCATED ALONG A RIGHT-OF-WAY IS SUBJECT TO
THE FOLLOWING CRITERIA:
EXISTING BUILDING AND SURFACE PARKING ARE TO BE MAINTAINED IN THEIR CURRENT CONFIGURATION.
(3) CITY CENTER FRAME (CC-F)
19.115.090: DISTRICT GUIDELINES
(a) BUILDINGS SHOULD GENERALLY BE ORIENTED TO RIGHTS-OF-WAY, AS MORE PARTICULARLY DESCRIBED IN FWRC
19.115.090. 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 FAÇADE.
EXISTING BUILDING IS NOT LOCATED ALONG THE RIGHT-OF-WAY; MAIN BUILDING ENTRY IS VIEWABLE FROM THE PEDESTRIAN
AND VEHICULAR ENTRANCE TO THE SITE.
(1) BUILDING AND PEDESTRIAN ORIENTATION, FOR ALL BUILDINGS.
19.115.070: BUILDING AND PEDESTRIAN ORIENTATION - ALL ZONING DISTRICTS
(b) CONSIDER OPTIONS SUCH AS UPPER LEVEL SETBACKS IN ORDER TO MINIMIZE BULK AND SHADOW IMPACTS ON ADJACENT
DEVELOPMENT.
EXISTING BUILDING FALLS WELL BELOW THE ALLOWED BUILDING HEIGHT PER THE CC-F ZONE.
(a) REDUCE THE APPARENT BULK OF A BUILDING BY BREAKING IT INTO SEVERAL SMALLER MASSES AND VARYING THE ROOF
LINE WITH ARCHITECTURAL ELEMENTS.
EXISTING ROOF ARTICULATION IS ALIGNED WITH MAIN BUILDING BAYS TO PROVIDE A VARYING ROOF LINE.
(4) METHODS TO REDUCE BUILDING MASSING. THE FOLLOWING IS A NONEXCLUSIVE LIST OF METHODS TO BE UTILIZED IN
CONSTRUCTION OF BUILDINGS IN ORDER TO REDUCE THEIR IMPACTS ON DEVELOPMENT LOCATED IN AN ADJOINING ZONING
DISTRICT THAT PERMITS LESS INTENSIVE RESIDENTIAL OR COMMERCIAL USES:
EXISTING BUILDING MASSING WILL BE MAINTAINED.
(a) BUILDING FACADES VISIBLE FROM RIGHTS-OF-WAY AND OTHER PUBLIC AREAS SHOULD INCORPORATE METHODS OF
ARTICULATION AND ACCESSORY ELEMENTS IN THE OVERALL ARCHITECTURAL DESIGN, AS DESCRIBED IN SUBSECTION (3)(b)
OF THIS SECTION.
EXISTING BUILDING IS SET BACK FROM THE RIGHT-OF-WAY BY MORE THAN 200 FEET WITH ANOTHER DEVELOPMENT SITED
BETWEEN THE BUILDING AND THE STREET.
(3) BUILDING ARTICULATION AND SCALE.
(b) LANDSCAPE SCREENING. 8 FOOT WIDE TYPE II LANDSCAPE SCREENING ALONG THE BASE OF THE FAÇADE, EXCEPT TYPE IV
MAY BE USED IN PLACE OF TYPE II FOR FACADES THAT ARE COMPRISED OF 50% OR MORE WINDOW AREA, AND AROUND
BUILDING ENTRANCE(S).
EXISTING MATURE LANDSCAPING ALONG THE BUILDING PERIMETER WILL BE MAINTAINED.
(a) FAÇADE MODULATION. MINIMUM DEPTH: 2 FEET; MINIMUM WIDTH: 6 FEET; MAXIMUM WIDTH: 60 FEET. ALTERNATIVE
METHODS TO SHAPE A BUILDING, SUCH AS ANGLED OR CURVED FAÇADE ELEMENTS, OFF-SET PLANES, WING WALLS AND
TERRACING WILL BE CONSIDERED; PROVIDED, THAT THE INTENT OF THIS SECTION IS MET.
EXISTING BUILDING BAYS PROVIDED ARE 2'-4" FEET DEEP AND 28'-0" WIDE.
(2) BUILDING FAÇADE MODULATION AND SCREENING OPTIONS, DEFINED. ALL BUILDING FACADES THAT ARE BOTH LONGER THAN
60 FEET AND ARE VISIBLE FROM EITHER A RIGHT-OF-WAY OR RESIDENTIAL USE OR ZONE SHALL INCORPORATE FAÇADE
TREATMENT ACCORDING TO THIS SECTION. SUBJECT FACADES SHALL INCORPORATE AT LEAST TWO OF THE FOUR OPTIONS
DESCRIBED HEREIN; EXCEPT, HOWEVER, FACADES THAT ARE SOLIDLY SCREENED BY TYPE I LANDSCAPING, PURSUANT TO
CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY USE FAÇADE MODULATION AS THE SOLE OPTION UNDER
THIS SECTION. OPTIONS USED UNDER THIS SECTION SHALL BE INCORPORATED ALONG THE ENTIRE LENGTH OF THE FAÇADE, IN
ANY APPROVED COMBINATION. OPTIONS USED MUST MEET THE DIMENSIONAL STANDARDS AS SPECIFIED HEREIN.
EXISTING FAÇADE MODULATION WILL BE MAINTAINED. NO CHANGES TO THE BUILDING EXTERIOR WILL BE MADE.
(c) MATERIALS AND DESIGN FEATURES OF FENCES AND WALLS SHOULD REFLECT THAT THE PRIMARY BUILDING(S) AND SHALL
ALSO MEET THE APPLICABLE REQUIREMENTS OF FWRC 19.120.120, ROCKERIES AND RETAINING WALLS.
ALL EXISTING SITE FEATURES (I.E. FENCING, RETAINING WALLS, ETC.) WILL BE RETAINED.
(a) EMPHASIZE, RATHER THAN OBSCURE, NATURAL TOPOGRAPHY. BUILDINGS SHOULD BE DESIGNED TO "STEP UP" OR "STEP
DOWN" HILLSIDES TO ACCOMMODATE SIGNIFICANT CHANGES IN ELEVATION, UNLESS THIS PROVISION IS PRECLUDED BY
OTHER SITE ELEMENTS SUCH AS STORMWATER DESIGN, OPTIMAL TRAFFIC CIRCULATION, OR THE PROPOSED FUNCTION OR...
EXISTING SITE IS ESSENTIALLY FLAT; NO CHANGE TO SITE TOPOGRAPHY OR BUILDING LAYOUT IS PLANNED.
(1) GENERAL CRITERIA EXISTING BUILDING SITING AND MATERIALS WILL BE MAINTAINED.
19.115.060: BUILDING DESIGN - ALL ZONING DISTRICTS
(i) LIGHTING LEVELS SHALL NOT SPILL ONTO ADJACENT PROPERTIES PURSUANT TO FWRC 19.105.030(3).EXISTING SITE LIGHTING, BOTH ON POLES AND THE BUILDING EXTERIOR, WILL BE MAINTAINED.
(a) LIGHTING SHALL COMPLY WITH THE FOLLOWING:
(7) MISCELLANEOUS SITE ELEMENTS.
(e) OUTDOOR FURNITURE, FIXTURES, AND STREETSCAPE ELEMENTS SUCH AS LIGHTING, FREESTANDING SIGNS, TRELLISES,
ARBORS, RAISED PLANTERS, BENCHES AND OTHER FORMS OF SEATING, TRASH RECEPTACLES, BUS STOPS, FENCING, ETC.,
SHOULD BE INCORPORATED INTO THE SITE DESIGN.
SITE FURNITURE WILL BE INCORPORATED INTO THE SITE DESIGN.
(b) PEDESTRIAN PATHWAYS AND PEDESTRIAN AREAS SHOULD 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. PAINT STRIPING ON ASPHALT AS A METHOD OF DELINEATION IS NOT ENCOURAGED.
EXISTING PEDESTRIAN PATHWAY CROSSING VEHICULAR CIRCULATION IS CURRENTLY MARKED ON THE ASPHALT PAVEMENT.
ANY PROPOSED CROSSING WILL ALSO BE MARKED ON THE ASPHALT PAVEMENT. PEDESTRIAN PATHWAYS ADJACENT TO
VEHICLE CIRCULATION ARE 6" HIGHER THAN ADJACENT ASPHALT PAVING.
(a) PRIMARY ENTRANCES TO BUILDINGS, SHOULD BE CLEARLY VISIBLE OR RECOGNIZABLE FROM THE RIGHT-OF-WAY.
PEDESTRIAN PATHWAYS FROM RIGHTS-OF-WAY AND BUS STOPS TO PRIMARY ENTRANCES, FROM PARKING LOTS TO PRIMARY
ENTRANCES, AND PEDESTRIAN AREAS, SHALL BE ACCESSIBLE AND SHOULD BE CLEARLY DELINEATED.
COVERED PORTICO ARTICULATING THE BUILDING ENTRY, VISIBLE FROM THE PEDESTRIAN PATH AND VEHICULAR ENTRY
FROM THE RIGHT-OF-WAY WILL BE MAINTAINED.
(4) PEDESTRIAN CIRCULATION AND PUBLIC SPACES
(c) DRIVEWAYS SHALL BE LOCATED TO BE VISIBLE FROM THE RIGHT-OF-WAY BUT NOT IMPEDE PEDESTRIAN CIRCULATION
ON-SITE OR TO ADJOINING PROPERTIES. DRIVEWAYS SHOULD BE SHARED WITH ADJACENT PROPERTIES TO MINIMIZE THE
NUMBER OF DRIVEWAYS AND CURB CUTS.
EXISTING DRIVEWAY AND PEDESTRIAN WALK FROM THE RIGHT-OF-WAY TO BE MAINTAINED.
(b) VEHICLE TURNING MOVEMENTS SHALL BE MINIMIZED. PARKING AISLES WITHOUT LOOP ACCESS ARE DISCOURAGED.
PARKING AND VEHICLE CIRCULATION AREAS SHALL BE CLEARLY DELINEATED USING DIRECTIONAL SIGNAGE.
EXISTING LOOP ACCESS, ONE WAY CIRCULATION, AND VEHICLE TURNING MOVEMENTS TO BE MAINTAINED.
(2) SURFACE PARKING LOTS
(f) PROVIDE ACCESS CONTROL BY UTILIZING PHYSICAL BARRIERS SUCH AS BOLLARDS, FENCES, DOORWAYS, ETC., OR BY
SECURITY HARDWARE SUCH AS LOCKS, CHAINS, AND ALARMS. WHERE APPROPRIATE, UTILIZE SECURITY GUARDS. ALL OF
THESE METHODS RESULT IN INCREASED EFFORT TO COMMIT A CRIME AND, THEREFORE, REDUCE THE POTENTIAL FOR IT TO
HAPPEN.
THE SITE IS CURRENTLY SECURED BY PERIMETER FENCING. EXISTING VEHICULAR AND PEDESTRIAN ACCESS CONTROL AT
SOUTH END OF THE SITE WILL BE MAINTAINED.
(d) PROJECT DESIGNERS SHALL STRIVE FOR OVERALL DESIGN CONTINUITY BY USING SIMILAR ELEMENTS THROUGHOUT THE
PROJECT SUCH AS ARCHITECTURAL STYLE AND FEATURES, MATERIALS, COLORS, AND TEXTURES.
EXISTING ARCHITECTURAL STYLE WILL BE MAINTAINED.
(c) PEDESTRIAN AREAS SHOULD BE EASILY SEEN, ACCESSIBLE, AND LOCATED TO TAKE ADVANTAGE OF SURROUNDING
FEATURES SUCH AS BUILDING ENTRANCES, OPEN SPACES, SIGNIFICANT LANDSCAPING, UNIQUE TOPOGRAPHY OR
ARCHITECTURE, AND SOLAR EXPOSURE.
EXTERIOR COMMON SPACE WILL BE ACCESSED FROM THE MAIN LOBBY.
(b) PEDESTRIAN AREAS AND AMENITIES SHOULD BE INCORPORATED IN THE OVERALL SITE DESIGN. PEDESTRIAN AREAS
INCLUDE BUT ARE NOT LIMITED TO OUTDOOR PLAZAS, ARCADES, COURTYARDS, SEATING AREAS, AND AMPHITHEATERS.
PEDESTRIAN AMENITIES INCLUDE BUT ARE NOT LIMITED TO OUTDOOR BENCHES, TABLES AND OTHER FURNITURE,
BALCONIES, GAZEBOS, TRANSPARENT GLASS AT THE GROUND FLOOR, AND LANDSCAPING.
EXISTING COVERED ENTRY WILL BE MAINTAINED. OUTDOOR COMMON SPACE PROVIDED ON THE EAST SIDE OF THE BUILDING
WILL BE PROVIDED UTILIZING EXISTING MATURE TREES AND PLANTINGS.
(a) NATURAL AMENITIES SUCH AS VIEWS, SIGNIFICANT OR UNIQUE TREES, OR GROUPINGS OF TREES, CREEKS, RIPARIAN
CORRIDORS, AND SIMILAR FEATURES UNIQUE TO THE SITE SHOULD BE INCORPORATED INTO THE DESIGN.
EXISTING SITE CONDITIONS WILL BE MAINTAINED. LIMITED SITE IMPROVEMENTS WILL BE IMPLEMENTED.
(1) GENERAL CRITERIA
19.115.050: SITE DESIGN - ALL ZONING DISTRICTS
(16) POST THE SITE AND BUILDING ADDRESSES CLEARLY.EXISTING BUILDING ADDRESS SIGNAGE WILL BE MAINTAINED.
(15) MAKE SURE FENCES CAN BE SEEN THROUGH.FENCES PROVIDED A PROPERTY PERIMETER AND VEHICLE ENTRY. FENCING CLOSEST TO THE RIGHT-OF-WAY AND AT
VEHICLE ENTRY CAN BE SEEN THROUGH.
(14) TRIM TREE BRANCHES UP FROM THE GROUND IN ORDER TO DISCOURAGE THE POSSIBILITY OF A PERSON HIDING.TREES WILL BE MAINTAINED TO PROVIDE ADEQUATE VISIBILITY.
(13) KEEP PLANTS AND SHRUBS TRIMMED TO PROVIDE FOR VISIBILITY OF THE BUILDING AND SURROUNDING PROPERTY.LANDSCAPING WILL BE MAINTAINED TO PROVIDE ADEQUATE VISIBILITY.
(12) INSTALL A FUNCTIONING HIGH QUALITY VIDEO MONITORING SYSTEM WITH CAMERAS LOCATED IN THE LOBBY, ELEVATOR,
PLAYGROUND, AND PARKING LOT.
A CCTV SYSTEM WILL BE INSTALLED AND MONITORED ON SITE BY 24/7 STAFFING.
(11) PROVIDE DEADBOLT LOCKS, PEEPHOLES, AND SAFETY CHAINS (NIGHT LATCHES) ON RESIDENT DOORS.EXISTING DEADBOLTS AND PEEPHOLES WILL BE MAINTAINED ON UNIT ENTRY DOORS.
(10) CONTROL ACCESS INTO THE BUILDING BY LOCKING ALL EXTERIOR ENTRANCES, INCLUDING ACCESSIBLE ROOF OPENINGS,
DOORS TO ACCESSIBLE BALCONIES AND TERRACES, AND PARKING GARAGE ENTRANCES. PROVIDE AUTOMATIC DOOR CLOSURES,
AS NEEDED.
EXTERIOR DOORS, OTHER THAN THE ENTRY, WILL BE MONITORED BY CAMERAS AND DOOR ALARMS TO PREVENT THE
PROPPING OPEN OF DOORS BY TENANTS.
(9) STORE KEYS IN A SECURE LOCATION AND CONTROL THEIR DISTRIBUTION.KEYS WILL BE CONTROLLED AND DISTRIBUTED BY OPERATIONS STAFF.
(8) LOCATE MAILBOXES AND MAIL ROOMS ADJACENT TO THE MAIN LOBBY OF THE BUILDING.PROPOSED MAILBOX LOCATION WILL BE IN THE MAIN LOBBY, IN VIEW OF RECEPTION.
(7) KEEP LAUNDRY ROOMS AND EXERCISE ROOMS SECURE AND ACCESSIBLE BY RESIDENTS.LAUNDRY ROOM WILL BE SECURE AND ACCESSIBLE BY TENANTS.
(6) LOCATE LAUNDRY ROOMS IN A MORE ACTIVE AREA OF THE BUILDING, ADJACENT TO COMMON SPACE OR THE MAIN LOBBY,
AND INSTALL LARGE GLASS WINDOWS IN THE LAUNDRY ROOM.
EXISTING TENANT LAUNDRY ROOM IS LOCATED IN CLOSE PROXIMITY TO THE EXISTING RECEPTION DESK AND PROPOSED
COMMON ROOM AND TV LOUNGE.
(5) DESIGN BUILDINGS SO THAT THE ELEVATOR AREA IS FULLY VISIBLE THROUGHOUT THE LOBBY. ON LEVELS OTHER THAN THE
LOBBY FLOOR, ELEVATORS SHOULD OPEN DIRECTLY TO HALLWAYS, WITHOUT RECESSES OR BLIND CORNERS THAT RESTRICT
TWO-WAY VISIBILITY.
THE RECEPTION DESK IS IMMEDIATELY OPPOSITE OF THE ELEVATOR DOOR.
(4) INSTALL LARGE GLASS PANELS IN LOBBY DOORS.EXISTING ENTRY DOORS HAVE GLASS PANELS BOTH AT THE EXTERIOR AND VESTIBULE.
(3) ENSURE THAT THE LOBBY AND THE AREA IMMEDIATELY OUTSIDE ITS DOORS ARE FREE OF PLACES OF CONCEALMENT FOR
PERSONS.
EXISTING ENTRY DOORS FACE ONTO PARKING LOT AND LIGHTING IS PROVIDED UNDER THE COVERED AREA.
(2) PROVIDE ILLUMINATION IN ALL AREAS OF THE BUILDING, INCLUDING PARKING FACILITIES AND ENTRYWAYS TO BUILDINGS,
ACCORDING TO REQUIREMENTS OF THE ILLUMINATING ENGINEERING SOCIETY (IES) LIGHTING HANDBOOK.
EXISTING SITE LIGHTING (BOTH POLES AND ON BUILDING) TO REMAIN IN PLACE.
(1) DEVELOP WRITTEN SECURITY POLICIES AND AN EMERGENCY MANAGEMENT PLAN, INCLUDING EVACUATION PROCEDURES.OWNER/OPERATOR TO PROVIDE WRITTEN SECURITY POLICIES AND EMERGENCY MANAGEMENT PLAN.
19.115.040: SECURITY PROGRAM
SCALE: 12" = 1'-0"1 PERMANENT & TRANSITIONAL HOUSING PROXIMITY
NO DATE DESCRIPTION
asdf
458XXXTTTTTTT6" WIDECONCRETEWALLLOADINGAREAABVABOVEADJADJACENTALTALTERNATEALNALIGNAPPRXAPPROXIMATEARCHARCHITECTURALASPHASPHALTASTMAMERICAN SOCIETY FOR TESTING ANDMATERIALSBLDGBUILDINGBOBY OTHERSBOTBOTTOMBSBOTH SIDESCBCATCH BASINCICAST IRONCLCENTERLINECLRCLEARCMUCOCLEAN OUTCONCRETE MASONRY UNITCOLCOLUMNCONCCONCRETECONSTCONTCONTINUOUSCONSTRUCTIONCTRCENTERDBLDOUBLEDEMODETDETAILDEMOLISH / DEMOLITIONDIADIMDIMENISIONDIAMETERDSDOWNSPOUTEAEACHEJEXPANSION JOINTELECELECTRICALELEVELEVATIONENCLENCLOSUREEQUIPEQUIPMENTEWEACH WAYISTEXISTINGFBOFURNISHED BY OWNERFOCFACE OF CONCRETEFTGFOOTINGFURNFURNITURE/ FURNISHEDGAGAUGEGALVGALVANIZEDGCGENERAL CONTRACTORGNDGROUNDHORHORIZONTALHRHOURHT/HHVACHEATING, VENTILATING & AIR CONDITIONINGHEIGHT / HIGHIDINSIDE DIAMETERINFOINFORMATIONINTINTERIORMASMASONRYMATMATERIALMAXMAXIMUMMECHMEDMEDIUMMECHANICALMET/MTLMETALMFRMANUFACTURERMHMINMINUMUMMANHOLEMISCMISCELLANEOUSMIXMIXTURENN/ANOT APPLICABLENORTHNONUMBERNOMNTSNOT TO SCALENOMINALNICNOT IN CONTRACTOCON CENTERODOUTSIDE DIAMETEROHOVERHEADINCLINCLUDINGPCPORTLAND CEMENT/PRECAST CONCRETEPOLYPOLYETHYLENEPTPRESSURE TREATEDPVCPOLYVINYL CHLORIDEQUALQUALITYRAD/rRADIUSRDROOF DRAINREBARREINFORCING BARREQDREVREVISE / REVISIONSCHSCHEDULESECTSECTIONSPECSQSQUARESPECIFICATIONSTSTONESTASTATIONSTDSTANDARDSTLSTEELSYMSYMMETRICALSHTSHEETSTRUCTSTRUCTURALTEMPTEMPORARYTOCTOP OF CONCRETETOSTOP OF SLAB/ STEELTOW/TWTOP OF WALLTYPTYPICALTHKTHICKNESSUNOUNLESS NOTED OTHERWISEV(V)VERIFYVENT / VOLT/ VALVEVERTVERTICALVOLVOLUMEREFREFER OR REFERENCESSTTREAD / THICKTCTOP OF CURBREINFREMREMOVEREINFORCED / REINFORCINGREPLREQUIREDREPLACEXFMRTRANSFORMERCFCICONTRACTOR FURNISHED CONTRACTOR INSTALLEDBMBENCH MARKCJCONTROL JOINTGVGATE VALVEFGFINISH GRADEFSFINISHED SURFACEDWGDRAWINGFDCFIRE DEPARTMENT CONNECTIONPLPROPERTY LINECPCOORDINATES POINT / CENTER POINTSDSTORM DRAINS/WSIDEWALK&AND<@ATANGLE#NUMBERCENTERLINEPROPERTY LINEPLUS OR MINUSROWRIGHT-OF-WAY LINE℄⅊DIAMETER∅±BIOBIO-INFILTRATIONCIPCCAST-IN-PLACE CONCRETEEOPEDGE OF PAVEMENTFOWFACE OF WALLCALCALIPERDBHDIAMETER AT BREAST HEIGHTQTYQUANTITYPAPLANTING AREAABBREVIATIONSSHEET LISTCODE SUMMARY TABLECODE REFERENCEREQUIREMENTPROPOSEDPERIMETEREAST PROPERTY LINETYPE 3: FWRC 19.125.050EAST PROPERTY LINEBUFFER REQUIRED5' WIDE PERIMETERA MIX OF EVERGREEN ANDDECIDUOUS TREES, INTERSPERSEDWITH LARGE SHRUBS ANDGROUNDCOVER.EXISTING TREES AND SHRUBSLANDSCAPE BUFFER TOREMAIN. ADDEDGROUNDCOVER PER PLANSEE SHEET L1.0LANDSCAPEDROUGHT TOLERANTFWRC 19.125.040[6]25% OF TOTAL PLANTS MUST BEDROUGHT TOLERANT100% DROUGHT TOLERANTPLANTINGS PROPOSEDTREE RETENTIONREQUIRED TREEDENSITYFWRC 19.120.130.220 TREE UNITS PER ACRENO TREES TO BE REMOVEDENLARGEMENT - SEE L1.0GENERAL NOTESEXSTAINLESS STEELGRAPHIC SCALE04080 FEET1" = 40 FEET20KEYMAPS 320TH STREET13TH AVE SOUTH
PROPERTY LINESheet NumberSheet TitleL0.0COVER SHEETL1.0LANDSCAPE SHEET1.UPON COMPLETION OF THE LANDSCAPING WORK, CONTACT THE CITY COMMUNITY DEVELOPMENTDEPARTMENT AND SCHEDULE AN INSPECTION, AS REQUIRED BY CODE. INFORM LANDSCAPEARCHITECT AND OWNER'S REPRESENTATIVE WHEN INSPECTION WILL BE AT LEAST 48 HOURSBEFORE.2.PLANTING SHALL CONFORM TO ALL CITY OF FEDERAL WAY CODE REQUIREMENTS, INCLUDINGPRESERVATION OF ADEQUATE INTERSECTION SIGHT DISTANCE LINES/ TRIANGULAR AREAS.3.CONTRACTOR SHALL VERIFY ON-SITE CONDITIONS PRIOR TO BIDDING AND CONSTRUCTION.4.THE CONTRACTOR AND OWNER ARE RESPONSIBLE FOR READING THE PLANS, SPECIFICATIONS ANDNOTES.5.THE CONTRACTOR SHALL VERIFY ALL PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATION. ANYPLANT MATERIAL QUANTITIES LISTED ARE FOR THE CONVENIENCE OF THE CONTRACTOR. ACTUALNUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. THE CONTRACTORSHALL BE RESPONSIBLE FOR COUNTING THE TOTAL NUMBER OF PLANTS INDICATED ON THE PLANSAND ESTIMATING GROUNDCOVER QUANTITIES.6.THE CONTRACTOR SHALL FURNISH AND PAY FOR ALL CONTAINER OR FIELD GROWN TREES, SHRUBSAND GROUNDCOVERS, INCLUDING SEEDED AND SODDED TURF, HYDROMULCHES AND FLATTEDGROUNDCOVERS. THE CONTRACTOR SHALL ALSO BE RESPONSIBLE AND PAY FOR: PLANTING OFALL PLANT MATERIALS; THE SPECIFIED GUARANTEE OF ALL PLANT MATERIALS; THE STAKING ANDGUYING OF TREES AND THE CONTINUOUS PROTECTION OF ALL PLANT MATERIALS UPON THEIRARRIVAL AT THE SITE.EXISTINGBUILDING COVER SHEETL0.0REVISIONS / NOTESTITLEDRAWNCHECKEDISSUE DATEPROJECT #SHEET #117 S. Main St., Suite 400SMR ArchitectsSeattle, WA 98104PH: 206.623.1104FX: 206.623.5285AHJ STAMPISSUED SETSDATEDESCRIPTIONNO1/12/2024 5:23:17 PM
01/19/242230992CSAG1400 S 320TH STFEDERAL WAY, WA 98003HTH ESAFEDERALWAY1/19/241MASTER LAND USESUBMITTAL01/19/202425
EXISTINGBUILDING8"CN9"AL10"AL12"ALPSYMBOLCODEBOTANICAL NAMECOMMON NAMESIZESPACINGQTYSHRUBSNGNANDINA DOMESTICA 'GULF STREAM' TMGULF STREAM HEAVENLY BAMBOO2 GAL36SYMBOLCODEBOTANICAL NAMECOMMON NAMECONTAINERSPACINGQTYSHRUB AREASNATIVE MIX1,204 SFGS5GAULTHERIA SHALLONSALAL2 GAL25% @ 36" o.c.35SYSYMPHORICARPOS ALBUSSNOWBERRY2 GAL25% @ 48" o.c.20AUARCTOSTAPHYLOS UVA-URSIKINNIKINNICK1 GAL25% @ 36" o.c.35PMPOLYSTICHUM MUNITUMWESTERN SWORD FERN2 GAL25% @ 36" o.c.35SYMBOLCODEBOTANICAL NAMECOMMON NAMEPLANTING SIZESPACINGQTYGROUND COVERSAUARCTOSTAPHYLOS UVA-URSIKINNIKINNICK1 GAL36" o.c.76PLANT SCHEDULEWOOD CHIPSGRAVEL PATHSTEEL EDGINGCONCRETE PAVINGLEGENDBLACK CHAIN LINK FENCE 4' HTPROPERTY LINEGRAPHIC SCALE01020 FEET1" = 10 FEET5ENLARGEMENT1 LANDSCAPE SHEETL1.0PROPERTY LINEEXISTINGLANDSCAPETO REMAINEXISTING SHRUB TO REMAIN, TYP.EXISTING TREE TO REMAIN, TYP.6' BENCH, TYP.2' X 8' PLANTER BOX,TYP.EXISTING LANDSCAPE BUFFERTO REMAINEXISTING LANDSCAPE BUFFER TOREMAIN9'6" x 21'6" SHELTER. COORDINATEWITH OWNER.EXISTING FENCE ATPROPERTY LINE TOREMAIN.NEWRAISEDCROSSINGEXISTING TRANSFORMERBUILDING SETBACK.REVISIONS / NOTESTITLEDRAWNCHECKEDISSUE DATEPROJECT #SHEET #117 S. Main St., Suite 400SMR ArchitectsSeattle, WA 98104PH: 206.623.1104FX: 206.623.5285AHJ STAMPISSUED SETSDATEDESCRIPTIONNO1/12/2024 5:23:17 PM
01/19/242230992CSAG1400 S 320TH STFEDERAL WAY, WA 98003HTH ESAFEDERALWAY1/19/241MASTER LAND USESUBMITTALPET RELIEFAREA10'-0"CLR
01/19/202425
PPVP458XXX
TTTTTTTP15"FI12"PE15"PE7"CE50'N89°53'40"WEXISTING BUILDING
1400 S 320TH ST, FEDERAL WAY
PARCEL #0821049121
BLDG FOOTPRINT: 14,412 SF
GROSS SF: 43,236 SF
3 STORIES / 86 UNITS N 88°47'55"W 30.21'N 01°11'15"E 610.16'
S 01°11'15"W 399.59'S 88°50'00"E155.21'S 88°47'55"E 128.53'N 01°10'48"E 183.50'SOUTH 320TH STREETEXIST. 13 SPACESNEW TRASH
ENCLOSURE
EXIST. 5 SPACESEXIST. 10 SPACESEXIST. 8 SPACES EXIST. 9 SPACES EXIST. 6 SPACES
EXIST. 12 SPACES EXIST. 12 SPACES EXIST. 9 SPACES
MAIN
ENTRYEXIST. TRASH ENCLOSURECC C C C C C C C C C
460
458
456
454 452
450
448
4 4 8
450
446
4 5 4
452
4 5 6
448
450
446
4444544524 5 8462
460462462460 458454
452
456
450458
464464466464 4624604 5 8 4524484464
4
44
4
2
444446448444450452454456458460 442
440
438
440454
452
450
448 446
456
458
456C C
RAMP UPRAMP DNNEW 2'x8' PLANTER BOXES
NEW 6'x20' SHELTER W/BENCHES, REFER TO
SHEET L1.0
NEW RAISED CROSSING
LEVEL WITH T.O. CURB
NEW 6" CURB
24' - 0"EXIST. TRANSFORMER & BOLLARDS TO REMAIN
EXIST. FENCE AT PROPERTY LINE TO REMAIN
DOG
RUN
PEDESTRIAN PATH TO ROWDRIVEWAY20' - 0"5' - 0"EXIST. PEDESTRIAN
ACCESS GATE TO REMAINONE WAYONE WAYONE WAY ONE WAYONE WAY
20' - 0"
100' - 2 1/4"269' - 7 1/4"30' - 8 1/2"
400' - 6"77' - 10 1/2"57' - 2"51' - 1 3/4"186' - 2 1/4"47' - 4"57' - 2"51' - 1 3/4"100' - 2 1/4"269' - 7 1/4"30' - 5 5/8"209' - 10 3/4"
610' - 1 7/8"155' - 7 5/8"EXISTING BUILDING
1300 S 320TH ST
EXISTING SIDEWALKEXISTING BUILDING
31811 PACIFIC HWY S
S 88°49'30"E30.00'90°01'15"
R=26.49'
L=41.62'
ACCESS DRIVEWAYAPPROX. 37' - 6 3/4"APPROX. 75' - 9 1/2"APPROX.5' - 0" TYP.APPROX. EXISTING BUILDING
1066 S 320TH ST
APPROX. EXISTING BUILDING
1066 S 320TH ST
APPROX. EXISTING BUILDING
1066 S 320TH ST
APPROX. EXISTING BUILDING
1066 S 320TH ST
APPROX. EXISTING BUILDING
1066 S 320TH ST
APPROX. EXISTING BUILDING
1066 S 320TH ST
EXIST.VEHICULAR
GATE (ENTRY
ONLY)
EXISTING
VEHICULAR GATE
(EXIT ONLY)
EXIST. VEHICULAR
GATE CALL BOX
SALVAGED BOLLARDS
INSTALLED AT GATE HINGES
EXIST. FIRE HYDRANT
EXIST. FIRE HYDRANT
EXIST. BOLLARDS, TYP.
EXIST. FDC
EXIST. FIRE LANE
CURB MARKING;
REPAINT CURB, ADD
TEXT TO ASPHALT
PER FWRC 8.55.050(1)
EXIST. FIRE LANE
CURB MARKING 18' - 0"25' - 0"18' - 0"EXIST. SPEED
BUMP, TYP.
NEW 4' BLACK CHAIN LINK FENCE,
REFER TO SHEET L1.0
GENERAL NOTES
1. THESE DRAWINGS ARE BASED ON INFORMATION AND
DRAWINGS PROVIDED BY OTHERS AND/OR LIMITED SITE
OBSERVATIONS AND GENERALLY REPRESENT EXISTING
CONDITIONS. ALL REPRESENTATIONS AND DIMENSIONS ARE
APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED
AND MUST BE VERIFIED IN FIELD.
2. FIRE LANE MARKING TO BE 6" CURBS PAINTED YELLOW WITH
18" TALL BLOCK LETTERING READING "NO PARKING - FIRE LANE"
ON PAVING.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:01 PMA001
PLAN - SITE
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: 1" = 20'-0"1 SITE PLAN -PROPOSED 0 10'20'40'
NO DATE DESCRIPTION
A
A
B
B
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
1 1
2 2
3 3
4 4
5 5
6 6
2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"56' - 8 1/4"3 3/4"
3' - 2 3/4"
3 3/4"3 3/4"3 3/4"3 3/4"
3 3/4"3 3/4"14' - 8"/1A101/1A101UP
3 3/4"3 3/4"
FE
13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"
102
UNIT (E)
104
UNIT (E)
106
UNIT (E)
108
UNIT (E)
110
UNIT (E)
112
UNIT (E)
114
UNIT (E)
115
UNIT (E)
116
UNIT (E)
1031
STAIR 1
101
UNIT (E)
103
UNIT (E)
105
UNIT (E)
107
UNIT (E)
109
UNIT (E)
111
UNIT (E)
113
UNIT (E)
1006
MEETING RM
1030
CORRIDOR
1005
ELECT.
1006A
RESTRM
M
M
N
N
O
O
J
J
K
K
L
L
P
P
Q
Q
R
R
S
S
T
T
U
U
1 1
2 2
3 3
4 4
5 5
6 6
/2A101/2A10156' - 8 1/4"2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"UP UP
FE
FE
FE
13' - 6"12' - 0"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"
1004
OFFICE 1014
LAUNDRY
1016
WARMING
KITCHEN
1001
JANITOR
1000A
VESTIBULE
1000
LOBBY
1012
RECEPTION
1003
ELEVATOR
EQUIP.
1002
MECH.
1018
COMMON ROOM
118
UNIT (E)
120
UNIT (E)
1034
STAIR 3
1007
MEDICAL ROOM
1008
STOR.
1009
TRASH
1032
STAIR 2
1010
ELECT.
1011
MECH.
1015
LAUNDRY
1013
BREAK
1017A
LOW VOLT
1017
MAINT.
1019
TV LOUNGE
119
UNIT (E)
1000
LOBBY
1004A
RESTRM
117
UNIT (E)
1033
CORRIDOR
1020
ELECT.FE
LEGEND
EXISTING WALL / ELEMENT TO REMAIN
NEW WALL / ELEMENT
GENERAL NOTES
1. THESE DRAWINGS ARE BASED ON INFORMATION AND DRAW INGS
PROVIDED BY OTHERS AND/OR LIMITED SITE OBSERVATIONS AND
GENERALLY REPRESENT EXISTING CONDITIONS. ALL REPRESENTATIONS AND
DIMENSIONS ARE APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND MUST BE
VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:03 PMA101
PLAN - LEVEL 1
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: 1/8" = 1'-0"2 PLAN -LEVEL 1 -NORTH
SCALE: 1/8" = 1'-0"1 PLAN -LEVEL 1 -SOUTH
0 4'8'16'
0 4'8'16'
NO DATE DESCRIPTION
A
A
B
B
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
1 1
2 2
3 3
4 4
5 5
6 6
2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"56' - 8 1/4"/1A102UP
DN
FE
13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"/2A101202
UNIT (E)
204
UNIT (E)
206
UNIT (E)
208
UNIT (E)
210
UNIT (E)
212
UNIT (E)
214
UNIT (E)
215
UNIT (E)
216
UNIT (E)
2031
STAIR 1
201
UNIT (E)
203
UNIT (E)
205
UNIT (E)
207
UNIT (E)
209
UNIT (E)
211
UNIT (E)
213
UNIT (E)
2005
MEETING ROOM
2030
CORRIDOR
2004
ELECT.
2006A
OFFICE
M
M
N
N
O
O
J
J
K
K
L
L
P
P
Q
Q
R
R
S
S
T
T
U
U
1 1
2 2
3 3
4 4
5 5
6 6
56' - 8 1/4"2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"/2A102DN
UP UP
DN
FE
FE
13' - 6"12' - 0"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"/2A1012003
MEETING RM
224
UNIT (E)
2002
MECH.
232
UNIT (E)
233
UNIT (E)
2034
STAIR 3
2006
MONITOR HUB
2032
STAIR 2
2033
CORRIDOR
231
UNIT (E)
2000
ELEV. LOBBY
2001
JANITOR
218
UNIT (E)
220
UNIT (E)
222
UNIT (E)
226
UNIT (E)
228
UNIT (E)
230
UNIT (E)
217
UNIT (E)
219
UNIT (E)
221
UNIT (E)
223
UNIT (E)
225
UNIT (E)
227
UNIT (E)
229
UNIT (E)
2007
TRASH
2006A
OFFICE
2008
ELECT.
LEGEND
EXISTING WALL / ELEMENT TO REMAIN
NEW WALL / ELEMENT
GENERAL NOTES
1. THESE DRAWINGS ARE BASED ON INFORMATION AND DRAW INGS
PROVIDED BY OTHERS AND/OR LIMITED SITE OBSERVATIONS AND
GENERALLY REPRESENT EXISTING CONDITIONS. ALL REPRESENTATIONS AND
DIMENSIONS ARE APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND MUST BE
VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:04 PMA102
PLAN - LEVEL 2
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: 1/8" = 1'-0"2 PLAN -LEVEL 2 -NORTH
SCALE: 1/8" = 1'-0"1 PLAN -LEVEL 2 -SOUTH
0 4'8'16'
0 4'8'16'
NO DATE DESCRIPTION
A
A
B
B
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
1 1
2 2
3 3
4 4
5 5
6 6
2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"56' - 8 1/4"/1A103DN /2A10113' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"
302
UNIT (E)
304
UNIT (E)
306
UNIT (E)
308
UNIT (E)
310
UNIT (E)
312
UNIT (E)
314
UNIT (E)
315
UNIT (E)
3031
STAIR A
301
UNIT (E)
303
UNIT (E)
305
UNIT (E)
307
UNIT (E)
309
UNIT (E)
311
UNIT (E)
313
UNIT (E)
3005
MEETING ROOM
3030
CORRIDOR
3004
ELEC.FE
316
UNIT (E)
M
M
N
N
O
O
J
J
K
K
L
L
P
P
Q
Q
R
R
S
S
T
T
U
U
1 1
2 2
3 3
4 4
5 5
6 6
/2A103DN DN
FE/2A10113' - 6"12' - 0"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"56' - 8 1/4"2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"3003
OFFICE /
MEETING RM
324
UNIT (E)
3002
MECH.
332
UNIT (E)
333
UNIT (E)
3034
STAIR C
3006
MONITOR HUB
3032
STAIR B
3033
CORRIDOR
331
UNIT (E)
3000
ELEV. LOBBY
3001
JANITOR
318
UNIT (E)
320
UNIT (E)
322
UNIT (E)
326
UNIT (E)
328
UNIT (E)
330
UNIT (E)
317
UNIT (E)
319
UNIT (E)
321
UNIT (E)
323
UNIT (E)
325
UNIT (E)
327
UNIT (E)
329
UNIT (E)
3007
TRASH
3008
ELECT.
FE
3006A
OFFICE
LEGEND
EXISTING WALL / ELEMENT TO REMAIN
NEW WALL / ELEMENT
GENERAL NOTES
1. THESE DRAWINGS ARE BASED ON INFORMATION AND DRAW INGS
PROVIDED BY OTHERS AND/OR LIMITED SITE OBSERVATIONS AND
GENERALLY REPRESENT EXISTING CONDITIONS. ALL REPRESENTATIONS AND
DIMENSIONS ARE APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND MUST BE
VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:07 PMA103
PLAN - LEVEL 3
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: 1/8" = 1'-0"2 PLAN -LEVEL 3 -NORTH
SCALE: 1/8" = 1'-0"1 PLAN -LEVEL 3 -SOUTH
0 4'8'16'
0 4'8'16'
NO DATE DESCRIPTION
A
A
B
B
C
C
D
D
E
E
F
F
G
G
H
H
I
I
J
J
1 1
2 2
3 3
4 4
5 5
6 6
2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"56' - 8 1/4"/1A104/2A10113' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"
M
M
N
N
O
O
J
J
K
K
L
L
P
P
Q
Q
R
R
S
S
T
T
U
U
1 1
2 2
3 3
4 4
5 5
6 6
/2A104/2A10113' - 6"12' - 0"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"13' - 6"56' - 8 1/4"2' - 4"23' - 5"5' - 2 1/4"23' - 5"2' - 4"LEGEND
EXISTING WALL / ELEMENT TO REMAIN
NEW WALL / ELEMENT
GENERAL NOTES
1. THESE DRAWINGS ARE BASED ON INFORMATION AND DRAW INGS
PROVIDED BY OTHERS AND/OR LIMITED SITE OBSERVATIONS AND
GENERALLY REPRESENT EXISTING CONDITIONS. ALL REPRESENTATIONS AND
DIMENSIONS ARE APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND MUST BE
VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:07 PMA104
PLAN - ROOF
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: 1/8" = 1'-0"2 PLAN -ROOF -NORTH
SCALE: 1/8" = 1'-0"1 PLAN -ROOF -SOUTH
0 4'8'16'
0 4'8'16'
NO DATE DESCRIPTION
GENERAL NOTES
1. DRAWINGS ARE FOR REFERENCE ONLY.
2. NO WORK PLANNED FOR EXTERIOR ELEVATIONS.
3. THESE DRAWINGS ARE BASED ON INFORMATION AND
DRAWINGS PROVIDED BY OTHERS AND/OR LIMITED SITE
OBSERVATIONS AND GENERALLY REPRESENT EXISTING
CONDITIONS. ALL REPRESENTATIONS AND DIMENSIONS ARE
APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND
MUST BE VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:07 PMA200
EXISTING
EXTERIOR
ELEVATIONS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
0 4'8'16'
SCALE: 1/8" = 1'-0"1 EXISTING WEST ELEVATION -FOR REFERENCE ONLY
SCALE: 1/8" = 1'-0"2 EXISTING EAST ELEVATION -FOR REFERENCE ONLY 0 4'8'16'
SCALE: 1/8" = 1'-0"3 EXISTING NORTH ELEVATION -FOR REFERENCE ONLY
SCALE: 1/8" = 1'-0"4 EXISTING SOUTH ELEVATION -FOR REFERENCE ONLY 0 4'8'16'0 4'8'16'
NO DATE DESCRIPTION
GENERAL NOTES
1. DRAWINGS ARE FOR REFERENCE ONLY.
2. NO WORK PLANNED FOR EXTERIOR ELEVATIONS.
3. THESE DRAWINGS ARE BASED ON INFORMATION AND
DRAWINGS PROVIDED BY OTHERS AND/OR LIMITED SITE
OBSERVATIONS AND GENERALLY REPRESENT EXISTING
CONDITIONS. ALL REPRESENTATIONS AND DIMENSIONS ARE
APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND
MUST BE VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:08 PMA201
EXISTING
EXTERIOR
PHOTOS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: NTS3EXISTING -WEST ELEVATION
SCALE: NTS1EXISTING -EAST ELEVATION
SCALE: NTS4EXISTING -NORTH ELEVATION
SCALE: NTS2EXISTING -SOUTH ELEVATION
NO DATE DESCRIPTION
GENERAL NOTES
1. DRAWINGS ARE FOR REFERENCE ONLY.
2. NO WORK PLANNED FOR EXTERIOR ELEVATIONS.
3. THESE DRAWINGS ARE BASED ON INFORMATION AND
DRAWINGS PROVIDED BY OTHERS AND/OR LIMITED SITE
OBSERVATIONS AND GENERALLY REPRESENT EXISTING
CONDITIONS. ALL REPRESENTATIONS AND DIMENSIONS ARE
APPROXIMATE AND ARE SUBJECT TO FURTHER FIELD
VERIFICATION. EXISTING WALL CONSTRUCTION IS ASSUMED AND
MUST BE VERIFIED IN FIELD.
REVISIONS / NOTES
TITLE
DRAWN
CHECKED
ISSUE DATE
PROJECT #
SHEET #
117 S. Main St., Suite 400
SMR Architects
Seattle, WA 98104
PH: 206.623.1104
FX: 206.623.5285
AHJ STAMP
ISSUED SETS
DATE DESCRIPTIONNO
1/19/2024 3:00:09 PMA202
EXISTING
EXTERIOR
PHOTOS
01/19/24
23051
DK, ME
JS, ME
1400 S 320TH ST
FEDERAL WAY, WA 98003
HTH ESA
FEDERAL
WAY
1/19/241 MASTER LAND USE
SUBMITTAL
SCALE: NTS1EXISTING -VEHICLE ENTRANCE GATES AND FENCING
SCALE: NTS2EXISTING -SOLID WASTE ENCLOSURE
SCALE: NTS3EXISTING -NORTH SITE SLOPE
SCALE: NTS4EXISTING -PROPOSED AMENITY AREA
NO DATE DESCRIPTION