20-105047-UP-SITE PLAN-12-29-2020-V1Parking Analysis for Cross -use Parking Agreement
Parking Analysis for Twin Lakes Plaza:
3SE = Jump Start Espresso/Site (B) = Business
TLP = Twin Lakes Plaza/Site (M) = Mercantile
E = Existing
BLDG SIZE USE PARKING PARKING/TOTAL
(B) = BUSINESS Accessible and (E) = EXISTING
M = MERCANTILE/RETAIL Standard Stalls [Note 5]
A 30' X 60' = 1800 S.F. 1800 S.F. OFFICE B M 1/300 = 6 E
B 100' X 40' = 4,000 S.F. 1,600 S.F. HAIR (B) 1/300 = 6 (E)
2,400 S.F. RETAIL M 1/300 = 8 E
C 80, X 40' = 3,200 S.F. 1,600 S.F. OFFICE (B) 1/300 = 11 (E)
1600 S.F. RETAIL M 1
D 40' X 60' = 2,400 S.F. 2,400 S.F. OFFICE B 1/300 = 8 E
E 40' X 40' = 1,600 S.F. 800 S.F. DRY CLEAN (B) 1/300 = 5 (E)
800 S.F. SPA/NAILS B
TOTAL -� -> 1/300 = 44 (E) 59 (E)
Proposed for Jump Start Espresso:
37' X 22' O.A. Jump Start
Roof Area Drive Thru Espresso
Interior Space = 561 S.F. 691/80 = 9 Stalls Required [Note 2]
Outdoor Seating = 130 S.F.
Total Area = 691 S.F.
See Note 3
TOTAL REQUIRED = 44 @ Twin Lakes Plaza + 9 @ JSE = 53 Spaces [Note 1]
SHARED i FOUR (4) STALLS WILL BE BUILT ON THE JUMP START ESPRESSO SITE
I PLUS 1
PARKING
PROPOSED (5) STALLS TO BE RE -STRIPED @ THE TWIN LAKES PLAZA SITE FOR A TOTAL OF (9)
€ SPACES TO BE ATTRIBUTED TO THE JUMP START ESPRESSO PROJECT NOTE 4
Note 1: I AN ADDl_ 13 STALLS CAN BE ADDED ON THE TWIN LAKES PLAZA SITE BY RE -STRIPING
THE EXISTING PARKING @ THE AREA NORTH OF THE JUMP START ESPRESSO SITE FOR A
COMBINED TOTAL FOR BOTH SITES TO 72 PARKING STALLS
Note 2: ! JSE REQUIRED PARKING = 1 STALL/80 S.F. (SEE PRE -APPLICATION CONF. LETTER)
Note 3: 3 NO INTERIOR SEATING WILL BE PROVIDED.
Note 4: ' FIVE SPACES AT TLP WILL DESIGNATED TO THE JSE DEVELOPMENT THRU SIGNAGE
i AND/OR PAINTED STALLS
Note 5: { EXISTING = STALLS CURRENTLY `STRIPED' @ THE TWIN LAKES PLAZA SITE.
NOTE 6: ONE (1) ACCESSIBLE VAN STALL PROVIDED / ONE (1) PER 25 REQUIRED
POSES w NETTtAG 'y� (D .
.-15'_REQ'D LANDSCAPING
u
(E)
LEGEND
LEGEND
(PLAN VIEW)
SYMBOL
MATERIAL / ITEM
SYMBOL
MATERIAL / ITEM
EXTERIOR WALL
STUD WALL
w/ HARDIE SIDING
y ,
(@ INTERIOR)
CMU WALL
GYPSUM WALLBOARD
(@ TRASH/RECYCLE)
(GWB)
DETAIL NO.
(E)
EXISTING
DETAIL
SHEET N0.
SECTION I.D.
INTERIOR
SECTION
SHEET NO.
SHEET No. ELEVATION
FYI "'�� I1. =,
BAIT INSULATION
RIGID INSULATION
DDUPLEX
SS
STAINLESS STEEL
4-PLEX
LIGHT SWITCH
OUTLET
3 WAY LIGHT
^'I
WALL SCONCE
3
SWITCH
SURF = SURFACE MOUNTED
®
THERMOSTAT
LIGHT FIXTURE
R = RECESED FIXTURE
HwT
HOT WATER TANK
OD
SPECIAL POWER
EQUIPMENT
DOOR
(SEE EQUIPMENT SCHEDULE)
(SEE SCHEDULE)
x
❑
WINDOW
0
REVISION
(SEE SCHEDULE)
100 CFM EXHAUST FAN
w/ LIGHT - EXH. TO ATMOS.
EXIT SIGN w/ LIGHTS
& BATTERY BACK-UP
+�
SOFFIT LIGHT
WALL MOUNTED LIGHT
(EXTERIOR)
(EXTERIOR)
PARKING LOT LIGHT FIXTURE
BOLLARD: 6" 0 STEEL PIPE
r7on
SITE PLAN (3) PLACES
®
FILLED w/ CONC. (SITE PLAN)
DET. 9 SHT. A5.0 - 4 PLACES
O
PARKING LOT BOLLARD' LIGHT
(E)
= EXISTING
SITE PLAN - (3) PLACES
9
-T
PAR QNG STALLS @ EXIS 'G PARKING L�T
PE k CRO S-USE PARKIN G-AGREEMENT-
5
N 52029' 56" E 144.88'}. Q
U)
=RETAINING ALL 0
3431 SW 320th STREET
Twin Lakes Plaza
I -10' BLDG SETBACK
ao
ETENTION POND w/ RET PARCEL 132103 67_ off, w
WALL & SWPED SIDES
M
�
.\NO-VqAy AISLE
o
v
r
TRASH
°
ENCLOSURE
----
-
ACCESSIBLE PARKING Qi STALL
I MEN
_
C - a �Q
-0" WIDE STALL.:.. w/ 8' MAN'G AREA
BOA
D
STD P RKING
(9' 187
a
,
]UMP_STA.RT ESPRESSO
4
_
_
"- --
BIORETENTIOH 1
�, .. - -- --
�•
DRIVE UP SEA
- R 531.9' p = 20603' 19" L = 185.9 ' 5' REQ'D LANDSCAPING y"
- EXIST'G S/W -�
S/W TO BE REPAIRED
SOUTHWEST 320TH STREET
A
Site Plan
il' = 1-01-0'1
d 5' Its' 2a� 4c?l
#PEDES-F I
WNNECTOR
General Notes:
1. ALL WORK SHALL CONFORM TO REQUIREMENTS OF THE FOLLOWING AS THEY MAY APPLY:
International Building Code (IBC), 2015 edition, including Appendices E and J
° Washington State Amendments, WAC 51-50 and RCW 19.27 & 70.92
° Accessibility Code ICC/ANSI A117.1-2009
International Mechanical Code (IMC), 2015 edition
- Washington State Amendments, WAC 51-52 and RCW 19.27
° International Fire Code (IFC), 2015 edition, including Appendices B, C, E, F, and I
- Washington State Amendments, WAC 51-54A and RCW 19.27
° International Existing Building Code (IEBC, 2015 edition
° International Fuel & Gas Code (IFGC), 2015 edition
° International Property Maintenance Code (IPMC), 2015 edition
° International Energy Conservation Code (IECC), 2015 edition
- Washington State Amendments, WAC 51-IIR & 51-11C and RCW 19.27
Washington State Energy Code (WSEC), 2015 edition
° National Electrical Code (NEC), 2017 edition
Washington State Amendments, WAC 296-43, 296-45 & 296-46B and RCW 19.28
° Uniform Plumbing Code (UPC), 2015 edition, excluding Chapters 12 and 15
- Washington State Amendments, WAC 51-56 and RCW 19.27
° & ALL OTHER APPLICABLE CODES AS ADOPTED OR EXCLUDED BY THE CITY OF FEDERAL WAY.
2. THE SYMBOLS AND ABBREVIATIONS USED ON THE DRAWINGS ARE CONSIDERED TO BE CONSTRUCTION STANDARDS. IF THE
CONTRACTOR HAS QUESTIONS REGARDING THEM, OR THEIR EXACT MEANING, THE ARCHITECT SHALL BE CONTACTED FOR
CLARIFICATION.
3. OWNER OR AGENT SHALL SUBMIT FOR BUILDING PERMIT.
4. ALL FRAMING MEMBERS SHALL BE SO ARRANGED AND SPACED AS TO PERMIT INSTALLATION OF PIPE CONDUITS AND DUCTWORK
WITH A MINIMUM OF CUTTING.
5. CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACES, BACK-UP PLATES, AND SUPPORTING BRACKETS REQUIRED
FOR THE INSTALLATION OF ALL WALL MOUNTED OR SUSPENDED STAIR RAILINGS, CASEWORK, TOILET ROOM ACCESSORIES,
MECHANICAL, ELECTRICAL, PLUMPING, OR MISCELLANEOUS EQUIPMENT.
6. INSTALL METAL CORNER BEADS AT ALL EXPOSED WALLBOARD EDGES. INSTALL CASING BEADS WHEREVER GWB, PLASTER, ETC.
ABUTS A DISSIMILAR FINISH MATERIAL & PROVIDE SEALANT AS REQUIRED.
7. ALL COLORS, FINISHES, TEXTURES, ETC. AS DIRECTED BY OWNER AND/OR ARCHITECT.
8. ALL FIRE RATED ASSEMBLIES SHALL BE ICBO OR UL APPROVED AND PROVIDED AS INDICATED ON THE APPROVED DRAWINGS. ANY
PENETRATIONS AT THE FIRE RESISTIVE ASSEMBLIES SHALL BE SEALED WITH UL APPROVED FIRE STOPPING. SUBMIT METHOD OF
FIRE STOPPING TO BUILDING INSPECTOR FOR APPROVAL.
9. FURNISH AND INSTALL EMERGENCY LIGHTING. IN NO CASE SHALL THE LIGHTING LEVEL BE LESS THAN ONE -FOOT CANDLE AT
FLOOR LEVEL IN ALL HALLWAYS. VERIFY MODIFICATIONS TO EXISTING SPACES(S) IF NECESSARY.
10, ALL EXIT SIGNS SHALL HAVE 6" HIGH LETTERS IN ACCORDANCE WITH LOCAL CODES OR SHALL CONFORM TO IBC REQUIREMENTS.
LUMINANCE ON SIGN SHALL BE 50 LUX. ILLUMINATED EXIT SIGNSTO HAVE RESERVE POWER.
11. ALL DOOR SIZES SHOWN ON THE DOOR SCHEDULE ARE OPENINGS SIZES. ALL DOORS AND FRAMES SHALL BE REINFORCED WHERE
REQUIRED FOR CLOSERS, STOPS, HARDWARE, ETC.
12. DOORS IN RATED WALLS SHALL CONSIST OF SELF-CLOSING/LATCHING ASSEMBLIES WITH SMOKE & DRAFT SEALS AT HEAD & JAMB.
DOOR ASSEMBLY RATINGS SHALL BE COMPATABLE WITH WALL RATING [PER IBC].
13. EXIT REQUIREMENTS:
a. ALL LEGAL EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR
EFFORT AND SHALL HAVE SIGNS POSTED READING "THIS DOOR TO REMAIN UNLOCKED DURING BUSINESS HOURS".
b. CONTRACTOR SHALL PROVIDE TEMPORARY EXITS SIGNS TO ASSURE A MEANS OF EGRESS DURING CONSTRUCTION, AS MAY
BE NECESSARY.
c. DOORS EQUIPPED WITH PANIC HARDWARE SHALL BE OPERABLE WITH A MAXIMUM FORCE OF 15 LBS. APPLIED IN THE
DIRECTION OF EGRESS TO THE BAR.
d. CLOSING SPEED: DOOR CLOSERS SHALL ADJUSTED SO THAT FROM AN OPEN POSITION OF 90 DEGREES, THE TIME REQUIRED
TO MOVE THE DOOR TO AN OPEN POSITION OF TWELVE (12) DEGREES SHALL BE FIVE (5) SECONDS MINIMUM.[ACC/ANSI
117.1 2009 404.2.7.1]
e. OPENING FORCE: FIRE DOORS SHALL THE MINIMUM OPENING FORCE ALLOWABLE BY THE APPROPRIATE ADMINISTRATIVE
AUTHORITY. THE FORCE FOR PUSHING OR PULLING OPEN DOORS OTHER THAT FIRE DOORS SHALL BE FIVE (5.0) POUNDS
FOR INTERIOR HINGED DOORS [ICC/ANSI 117/1- 2009] -
14. BARRIER FREE ACCESS REQUIREMENTS: SHALL COMPLY WITH BARRIER FREE REQUIREMENTS AND SHALL BE IN COMPLIANCE
WITH 2O15 IBC CHAPTER 11 AND ICC/ANSI A117.1-2009.
15. MECHANICAL/Heating SYSTEM SHALL BE "BIDDER/DESIGN".
a. SCOPE OF WORK: Electric wall heater with thermostat(s)
b. VERIFY ALL REQUIREMENTS WITH AGENT &OWNER.
c. CONTRACTOR IS RESPONSIBLE FOR OBTAINING REQUIRED PERMITS
d. SYSTEM SHALL COMPLY WITH THE WASHINGTON STATE ENERGY CODE FOR FRESH AIR & VENTILATION REQUIREMENTS PER
IBC CHAPTER 12 & THE WSVIAQC - AS APPLICABLE.
16. PLUMBING SHALL BE "BIDDER/DESIGN". .
a. REVIEW EXISTING UNDERGROUND SYSTEM TO ASSURE A COMPLETE OPERATIONAL SYSTEM
b. VERIFY ALL REQUIREMENTS
c. SUBMIT DESIGN TO INCLUDE DRAWINGS ALL CALCULATIONS AS REQUIRED FOR APPROVAL BY THE CITY.
d. CONTRACTOR IS RESPONSIBLE FOR OBTAINING REQUIRED PERMITS.
17. ELECTRICAL SYSTEM SHALL BE "BIDDER/DESIGN".
a. SCOPE OF WORK: NEW LIGHTING SYSTEM NEW LIGHT FIXTURES
b. VERIFY ALL REQUIREMENTS WITH AGENT AND/OR OWNER.
c. COORDINATE TENANT PROVIDED AND EXISTING EQUIPMENT AS REQUIRED.
d. CONTRACTOR IS RESPONSIBLE FOR OBTAINING REQUIRED PERMITS
e. INSTALLATION OF ELECTRICAL EQUIPMENT, LIGHT FIXTURES, EXIT SIGNS, AS INDICATED ON THE PLANS, IS CONCEPTUAL.
FINAL LOCATION(S) SHALL BE BASED ON THE ACCEPTED ELECTRICAL SUBCONTRACTORS DESIGN.
18. FIRE ALARM SYSTEM SHALL BE "BIDDER/DESIGN".
a. VERIFY ALL REQUIREMENTS WITH agent or OWNER AND FIRE MARSHALL.
b. SUBMIT DRAWINGS AND CALCULATIONS FOR APPROVAL AS REQUIRED BY THE CITY.
c. CONTRACTOR IS RESPONSIBLE FOR OBTAINING REQUIRED PERMITS
19. COORDINATION OF SECURITY SYSTEM.
a. PROVIDE SECURITY SYSTEM COORDINATED WITH AS DIRECTED BY OWNER.
b. SUBMIT DRAWINGS AND CALCULATIONS FOR APPROVAL AS REQUIRED BY THE CITY.
c. CONTRACTOR IS RESPONSIBLE FOR OBTAINING REQUIRED PERMITS
20. PROVIDE FIRE EXTINGUISHERS AS REQUIRED, VERIFY PLACEMENT AND REQUIREMENTS WITH THE FIRE MARSHAL.
21. THESE DRAWINGS AND SPECIFICATIONS DO NOT INCLUDE THE NECESSARY COMPONENTS FOR CONSTRUCTION
SAFETY. THE SAFETY, CARE OF ADJACENT PROPERTY DURING CONSTRUCTION, COMPLIANCE WITH STATE AND
FEDERAL REGULATIONS REGARDING SAFETY SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.
22. FIELD VERIFY ALL EXISTING CONDITIONS & DIMENSIONS. REPORT DISCREPANCIES TO ARCHITECT AND/OR
GENERAL CONTRACTOR.
Civil:
AP Consulting Engineers, PLLC
Adam Paul, P.E.
PO Box 162
Auburn, WA 98071
Landscape Architect:
Bradley Design Group, Inc.
Kathleen Reader, Principal
Landscape Architecture
Consultants:
Structural:
Visser Engineering
Andy Derrick, P.E.
33001 Avenue South (320)
Federal Way, Washington
Soils:
GEOTECH Consultants, Inc.
Marc R. McGinnis, PE
13256 BE 20t" Street, Suite 16
Bellevue. Washington 98005
Surveyor:
Centre Pointe Consultants, Inc. P.S.
Norm Larson, PLS
' 14209 29th Street East (105)
Sumner, Washington 98390
I Traffic:
Heath & Associates Inc.
I
Greg Heath, PE, PTOW
2214 Tacoma Raid
Puyallup, Washington 98371
I
Zoning & Building Code Notes:
New Drive Thru Coffee @ 3450 Southwest 320th Street Federal Way, Washington
Scope of Work:
o NEW ONE-STORY 561 S.F. BUILDING (Conditioned Space)
o OUTDOOR/COVERED SEATING AREA (130 S.F.)
for JUMP START ESPRESSO & COFFEE DRIVE-THRU
with:
o OUTDOOR COVERED SERVING AREA (108 S.F.) @ DRIVE-THRU
Owner: Twin Lakes Plaza LLC
o 33919 Ninth Avenue South, Suite 201
Federal Way,Washington 98003
Building:
Construction T VB
INTERNATIONAL BUILDING CODE (IBC), 2015 EDITION, INCLUDING APPENDICES
Code References: E & J WASHINGTON STATE AMENDMENTS, WAC 51-50 AND RCW 19.27 & 70.92
ACCESSIBILITY CODE ICC/ANSI A117.1-2009, 2015 IMC, IPC, UPC, OFGC, IFC &
WASHINGTON STATE ENERGY CODE, ALL STATE AMENDMENTS & APPLICABLE CODES
AS ADOPTED OR EXCLUDED BY THE CITY OF FEDERAL WAY
Occupancy/Use: Existing: Vacant Site
Proposed: Drive Up Coffee Service - (B) Occupancy
Zoning:
Zone Neighborhood Business BN
Building Height 35' Max. . Proposed Height = 18' ± @ `Tallest' Point (Ridge)
Side/West = 15' 15' Required Landscape Buffer (Type III)
Setbacks Rear/North = 10' 5' Required Landscaping (Type III)
Front/South 0 5 Required Landscaping (Type III)
Landscaping 5' @ North, South & East Prop. Lines Note:
P 9
15' @ West Property Line R7.2 Zone to the West Requires a 15' Type III Buffer
Required Provided
ONE STALL REQ'D PER 80 S.F. - (3) Standard (9' X 18') Stalls On -Site &
(1) Accessible/Van Stall proposed On -Site
Parking: or - (4) Stalls to be located on the adjacent Twin
(561 S.F. + 130 S.F. = 9 STALLS Lakes Plaza site via Shared Parking Agreement to
80 S.F. be executed with Twin Lakes Plaza
Jump Espresso Parkinq per Pre -Application Conference Summary dated 06.10.2019
Areas:
Area Occupancy Occupant Load Factor Occ. Load
Jump Start Espresso 561 GSF B 1 per 80 SF 4
1) Conditioned Area = 600 S.F.
Notes: 2 Outdoor Covered Seating Area @ North Side of Building = 130 S.F.
Parcel Number: Legal Description Area
BEG ON N LN OF NW 1/4 OF NW 1/4 868.80 FT E FR NW COR THOF TH S
35-48-36 W 605.94 FT TO BEG OF CURVE TO RGT RAD 530.96 FT TH SWLY
132103-9067 ALG SD CURVE THROUGH C/A OF 07 DEG 46 MIN 10 SEC DIST 72 FT TO 19,035 S.F.
POB TH CONTG SWLY ALG SD CURVE THROUGH C/A OF 20 DEG 04 MIN 32
SEC DIST 186.04 FT TH N 26-20-42 W 115 FT TH N 53-37-02 E 145 FT TH S
46-25-14 E 115 FT TO POB
Plumbing:
Required Provided
1 Service Sink Floor Mop Sink
Jump Start Espresso 1 Hand Wash 1 Hand Wash Sink
1 3-Compartment Sink 1 3-Compartment Sink
1 Lavatory Sink 1 Lavatory Sink
10.08.2020
Vicinity Map
Architectural
A1.0
Zoning & Building Notes
Vicinity Map / Site Plan
Drawing Symbols Legend
............... _.......... _...........
Cross-UseParking Analysis
........ ................................... .._..............
A2.0
! Floor Plan / Roof Plan
Building Section A -A / Detail's
. u.. ........ _.........................................................................................................................
Roof Ventilation Calc's
......................_............................ ............................. _.......
A3.0
_......
Exterior Elevations
. _............._....................,...........................................................................................................................................................................
Wall Sections / Toilet Plan ............ .....
A4.0
Equipment Plan & Schedule
Interior Elevations
..............................................
Building Section B-B
;..................... .......................... .... ..... .................................. ............. ........................... .......... _............. _. . ............................
A5.0
Details
Civil
C1 Site Plan
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...............
C2 TESC Plan
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C4 Sections & Details
........................................................................................ _......... _............. ............. ................ .................. ................. ... ...............................................................
C5 Sections & Details
Related Information to Compliment Plans:
- Project Manual & Outline Specifications
- Structural Calculations
_ Email meh.architect hotmail
Structural
S1.1 1 General Structural Notes
S1.2 Statement of Special Inspections
S2.1 1 Foundation Plan
Roof Framing Plan
............................. ...................................................................................................................
S6.0 Schedules
S6.1 I Details
- Soils Report
- Technical Information Report
for pdf copies of the above information__ Al