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19-105644i N 01 053'02" E 9_9. N ( � FIRE FIRE HYDRANT �.,, _ ..... �. 3 , 1 PROJECT INFORMATION: PROJECT NAME: REDONDO HEIGHTS SENIOR LIVING APARTMENTS SITE ADDRESS: 27400 PACIFIC HIGHWAY S FEDERAL WAY, WA 58003 PARCEL NO: 8725920040 A ff''t, YA �.j,.1 \� E3 31 OWNERS: REDONDO HEIGHTS SENIOR LIVING APPLICANT: MORGAN DESIGN GROUP LLC ASSOCIATES LIMITED PARTNERSHIP 1 1207 FREMONT AVE NORTH 201 - 27TH AVE S.E., BLDG A, SUITE 300 SEATTLE, WA 98133 PUYALLUP, WA 98374 LOT AREA: 109,713 50[.ft. LOT COVERAGE: 44,369 s.f. 40% (by structure) AREA OF PROPERTY INCUMBERED BY ADDITIONAL PAVEMENT / EA5MENT5: 10' UTILITY EASEMENT ALONG 272nd STREET I ,G57 561.ft. ADDITIONAL UTILITY EASEMENTS 14,444 5q.ft. TOTAL AREA: I G, 101 5q.ft, GROSS LOT AREA: 109,713 5q.ft. INCUMBERED LOT AREA: I G, 101 56t.ft. NET LOT AREA: 93,G 12 5q.ft. ZONING: BC COMMUNITY BUSINESS CONSTRUCTION: PER 2015 INTERNATIONAL BUILDING CODE NORTH BUILDING: SOUTH BUILDDNG: 5 STORIES TYPE V-A OVER 5 STORIES TYPE V-A OVER I STORY TYPE I -A AT GRADE I STORY TYPE I -A AT GRADE I STORY TYPE I -A AT BELOW GRADE PROPOSED CLADDING SYSTEMS: FIBER -CEMENT (84%), BRICK VENEER (I I %) DECORATIVE SCOREDCONCRETE (5%) GROSS FLOOR AREA: NORTH BUILDING SOUTH BUILDING PROJECT TOTAL: P- I LEVEL: 25,5G3 5f LEVEL 1: 15, 1 OG 5f P- I LEVEL: LEVEL 1: 24,445 5f LEVEL 2: 14,835 5f LEVEL I : LEVEL 2: 18, 1 G4 5f LEVEL 3: 14,738 5f LEVEL 2: LEVEL 3: 18,030 5f LEVEL 4: 14,738 5f LEVEL 3: LEVEL 4: 18,030 5f LEVEL 5: 14,738 5f LEVEL 4: LEVEL 5: 18,030 5f LEVEL G: 14,581 5f LEVEL 5: LEVEL G: 18,030 5f ROOF DECK: 844 5f LEVEL G: ROOF DECK: 82 1 5f TnTAI ARFA: 93,580 5f ROOF DECK: TOTAL AREA: 14 1 , 1 13 5f 25,5G3 5f 43,551 5f 32,999 5f 32,7G8 5f 32,7G(5 5f 32,7G8 5f 32,G 115f 1 ,-GG5 5f TOTAL AREA: 234,G93 5f o � m w o� o 17 I O � 0 1 �0 O 0If ❑ N 01 009'55" E _142.00' IF tLn EXIT PATHWAY BUILDING HEIGHT CALCULATIONS: NORTH BUILDING NE CORNER GRADE 300 NW CORNER CRADE 310.5' SE CORNER GRADE 307' 5W CORNER GRADE 313 SOUTH BUILDING NE CORNER GRADE 305' NW CORNER CRADE 3 13.5' 5E CORNER GRADE 305' 5W CORNER GRADE 3 1 3' Ln 1 ".I o tl I o O �1 0 1 /J) TOTAL 1 ,23G.5 TOTAL 1,236.5 AVERAGE GRADE = 309. 1 3' AVERAGE GRADE = 309.G3' MAX BUILDING HEIGHT = 374. 13' MAX BUILDING HEIGHT= 374.G3' PER FWMC 19.1 10.000 � PER FWMC 1 9. 1 10.000 ADDITIONAL 4' ALLOWED FORS ADDITIONAL 4' ALLOWED FOR ROOF APPURTENANCES = 378. 1 3' ROOF APPURTENANCES = 378.G3' TOTAL BOTH BUILDINGS' USE BREAKDOWN: OCCUPANCY: PARKING * VEHICLE CIRCULATION: 43,581 5q.ft. 5-2 COMMERCIAUOFFICE AREA: 1 ,070 5q.ft. A-3 * B MECHANICAUELECTRICAL: 1 1,473 5q.ft. 5-2 CIRCULATION (stairs, corridors, etc.): 40,752 5q.ft. R-2 COMMUNITY AREA - INDOOR: 9, 147 5q.ft. R-2 RESIDENTIAL UNITS AREA: 122,G70 5q.ft. - RENTABLE AREA R-2 234,G93 5q.ft. - GROSS TOTAL RESIDENTIAL AMENITY - OUTDOOR: 12,04 1 5q.ft. A-3 PARKING STALL BREAKDOWN: COMPACT STALLS: 13 REGULAR STALLS: 93 BARRIER FREE STALLS ("*): G ("') includes two van stalls. TOTAL: 1 12 STALLS (RATIO:.57 / UNIT) OVERALL UNIT COUNT: INDEPENDENT -LIVING: , I BEDROOM UNITS 103 52%O 2 BEDROOM UNITS 93 48% TOTAL UNITS 1 9 G 100% m 10 M ORGAN DESIGN GROUP LLC Architecture g Building Envelope Consulting 11207 Fmwt AK N Smd , WA 98133 Tel. 2V375.3397 Fax: 866-847.6420 W .mmg.4esp.net Corpmate Member of A.IA JOB: 2015002 z IJ z Q Q z J O z w cf) z� �0 0 to Q = 3 OID is C) z > a oi3 o g� LU 0z N Where your friends Un. It, I L SHEET TITLE: 51TE PLAN W W N 51TE PLAN DATE _ REVISION z �O SCALE: I"=20'-O° 70 OOPYRIGM:USEOFTHISDWWNG W TXOUT AUTHORIZATION OF MORGAN _ 5' 15' 30' WirsNGaNlr"RlwRiiEH rtcoN°sENr 0ZOt9 MORGAN DESIGN GROW 0 10' 20' 40' 60' RECEIVED SCALE:IMJJPO O DRAWN: im NOV 2 6 2019 WDESIGN: I- APPROVED: JP/JM NSHEET# CITY OF FEDERAL WAY A-0. I COMMUNITY DEVELOPMENT M ORGAN DESIGN GROUP U.0 Architecture & Building Envelope Consulting 11207 Fremont Ave N Seattle, WA 98133 Tel: 2063753397 Fax: $66-847.6420 WWw.morganclergn.net Corporate Member of A.I.A. JOB: 2015002 1 w cl �. .1 W O N 01 053'0211 E 99.G3'i — Lu -- �� L i m i O O m / — 1 � v N 4 3'1 o Lo 3 cc)o 30.0 r / ' N 0 I °09'S5" E 142.00' - 0 _ w O z s u c O i L� w r � z_ �00. 14' V.L. ^ ^ __—_ > 310 N N a" "a me n ,. wa 8 IN � o o e e ; e m ro© O I I) w (t) GARAGE —J I Pl 1 300.14�- ' 1 ' I 15%OC.,LOPE UP _ e CLOAA D — ill II � o OF p Q — — — _ ® _ 4 45 PARKING 5TALL5 TH15 LEVEL �' �FU / F EXIT PATHWAY 777971 ' __ -- - - - EXIT PATHWAY O ai 00 a � a 3 ^,// o f Y N � NORTH BLDG: P— I PARKING LEVEL MECHANICAL / 5TG: 1 ,72G 5f CIRCULATION: 1 ,502 5f PARKING: 22,128 5f Where your hlande live. ;('` TOTAL AREA: 25,35G 5f F SHEET TITLE: P- I PARKING PLAN li 1 W W P- I PARKING PLANDATE RE.S10. oSCALE: I "=20'0' O�H RIGHT: MR- THIS ORANnNG ® DESIGN_PIS PRCHIBREO ORGAN _ 5' 1 5' 30' WnHOUT THEIR WRRTENOONSENT ®30t9MORGANOESIGNGR011P 40' GO' 11 IJ DATE 1 1 /25/ 19 SCALE: 1 `=29-O' DRAWN: JMJJP WDESIGN: JM L APPROVED: JP/JM ■ /w SHEET# a A-1.0 N m J f r t l � 5OUTH BUILDING SOUTH BLDG: LEVEL 1 30 - I DR UNITS MECHANICAL / 5TG: 1,544 5f 53 - 2 BR UNIT5 CIRCULATION: 1,086 5f 83 UNITS TOTAL PARKING:_, 13,271 sf TOTAL AREA: 19, 106 sf n NORTH DUILDING NORTH BLDG: LEVEL 73 - I BR UNIT5 MECHANICAL / 5TG: 2,1 18 5f 40 - 2 BR UNITS CIRCULATION: 2,G39 5f 13 UNITS TOTAL PARKING: 14,201 5f OFFICE AREA: G9 15f COMMUNITY AREA: 4,79G 5f TOTAL AREA: 24,445 5f w cn MORGAN DESIGN GROUP LLC Architecture g Building Envelope Consulting 11207 h mm Aw N Seatde, WA 99133 Tel: 206375.3397 Far: 866-847-6420 www.m0rgan-"gn,net ICorporate Memlxr of A.I.A. J013: 2015002 u� z LU Q Q z J 0 Z to N L 0 tL � T- 3 C)=a �u3 Z Q O�3 .0 8 5 LC. N SHEET TITLE: LEVEL I PLAN 0 W W — H LEVEL I PLAN 0 7p 5CAI F: 1 "=20'-0" Q DaTE—�, coPrRicNr: use DP TNIS DRawvr = 5 15' 30' wnNwravnwR¢anga oP MOR DESIGN GROUP IS PRON181TEO W ITNOIR Tk'IR WRI ITEN CONSEN 0 O 3019 MOR4iN DESIGN OR W P I o 20' 40 sa Q DATE 11/25/19 SCALE: I•=20'-O' CCDRAWN: JM/JP WDESIGN: JM APPROVED: JP/JM SHEET# I / I / I I p �- �� a, � "• .,,,�®/�a� �l rih •ej, � -�a`�! (/ -I VW �" ° ° 1 �) uo _nu s �n. :!{� "E,a xxnR'..'ir a' rCam" ,p.� :r �u/7UInl �� I o to7 -�� ' :, ��V�i 'c: a/ o• 1"� / �o��fl ` x nW :'�'O/ r�" ;o.17/�^�O / / 0• .��,�+eARo ci n n A IJC` � � 3 p� sue:: �'% '� o ,� , Ifl, o! rv3 0: e'° r em., o. ° y�r �� ' -.• T� ,► "'.i o „^ !'ra:� OIW. O �ml li �s.11 °Imv I° � *.7 ° r�' • �r► O �Zi' n F E przr,,' a---0 / V `. O Ili O cif _ f� O O ���(r�� a..11 m.. 1 •EI R- �O O 0 0 ����,►qj� o � ♦ n °, � {R°s p4�L'Es\���LS�,O O O O O n O - - O O O _ C` O O �O ,r pEO ... E.�i�.l tl,_, �' Oil ° -q f�� .° - ° .l - 4 fP- a - — o of frR E.E ai mo MillNo lo'd an— :... O O O O O ® Ella O O �.' C. 9 +■1E['>K? rm O E1Ea - ® _. ro>•o� �e�u>•o� �e0>r�o� �or�©� �•if�■li�n 's " f�PffY07a1♦ e07©/ o .14` . 1 1� 1 I� . ♦ 1� ♦ I M ORGAN DESIGN GROUP U.0 Architecture 6 Building Ernebpe Consulting 11207 Frarom Ave N Seattle, WA 93133 Tel: 2*375.3397 Fax: 866-847.6420 www.morgandesign.net Corporate Member of A.IA. JOB: 2015002 Z ILJ Q _Z J fY 0 lL 5 LU L3 0 Oia U3 Z E ). U 023 080 Where your friends live. f SHEET TITLE: @® G LEVEL 2 PLAN W IL - W LEVEL 2 PLAN ATE F"sm QSCALE: I "=20'-0" Q UNOMM wniwur`vrc`a. ,. u� �wms = 5' 15' 30' weariq wamenasrt amiauoacv.oesxw caoue 0 10' 20' 40' 60' DATE I I /25/ 19 SCALE: 0=20'-0' 1ZDRAWN: JM/JP WDESIGN: JM FAPPROVED: JP/JM /A SHEET# A-1.2 — — / I I \ \ L > r � a \ --------- I Q I e 1-7 ty Q ol v m O O L I / L— — — — — — — — — — — — — — — — — — - — — — — — — — — - SOUTH BUILDING SOUTH BLDG: LEVEL 3 NORTH BUILDING NORTH BLDG: LEVEL 3 7 - I BR UNITS MECHANICAL / STG: 544 5f 15 - I BR UNITS MECHANICAL / STG: G5 15f 10 - 2 BR UNITS CIRCULATION: 3,01 G 5f 8 - 2 BR UNITS CIRCULATION: 3,50G 5f RESIDENTIAL AREA: 1 1, 178 5f 17 UNITS THIS FLOOR --- 23 UNITS THIS FLOOR RESIDENTIAL AREA: 13,673 5f TOTAL AREA: 14,738 5f TOTAL AREA: 18,030 5f M ORGAN DESIGN GROUP LLC Architecture & Building Envelope Consulting 11207 Fr t Ave N Seank, WA 98133 Tel: )06.3753397 Fax: $66-847.6420 w .morgarvdaign.mt Corporate Member of A.I.A. JOB: 2015002 where your r "", ""' F SHEET TITLE: C� C LEVEL 3 PLAN W 0. W LEVEL 3 PLAN O 5CAI E: 1 "=20'-O Q DATE REVISION WOPYRIGHT: USE OF THIS ORAY/ING � DESIGN GRWPIS ROHIBREO�"� � 5' 15' 30' ----- _ ITRIXITTHEIRMITTEN-ENT 301"MOROMI DESIGN GROUP �_�� 0 10' 20' 40' 60' jC DATE 11/25/19 SCALE: 1-20'-11" DRAWN: JANJP WDESIGN: JM APPROVED: JP/JM /A SHEET# A-1.3 M ORGAN DESIGN GROUP LLC Architecture 5 Building Envelope Consulting 11207 Frament Ave N Seattle, WA 98133 Tel: 206-375.3397 Fa: 866447.6420 www.morgan-0esign.net Corporate Member of A.I.A. JOB: 2015002 / I — / I I I I ° Ell w � sl.'M e p ®tom tt @ n v tt tt tt n tt® tt v tt n - A� ' a L V 1 — — — — — — — — — — — — — — — — — — — — — — — I — — — - SOUTH BUILDING SOUTH BLDG: LEVEL 4 NORTH BUILDING NORTH BLDG: LEVEL 4 7 - I BR UNITS MECHANICAL / STG: 544 5f 15 - 1 BR UNITS MECHANICAL / STG: G5 15f 10 - 2 BR UNITS CIRCULATION: 3,01 G 5f 8 - 2 BR UNITS CIRCULATION: 3,50G 5f 17 UNITS THIS FLOOR RESIDENTIAL AREA: 1 1 , 1 78 5f 23 UNITS THIS FLOOR RESIDENTIAL AREA: 13,873 5f TOTAL AREA: 14,738 5f TOTAL AREA: 18,030 5f N SHEET TITLE: @� LEVEL 4 PLAN NG lir CAL. W LEVEL 4 PLAN _ OaTE REVISION Q /y SCALE: 1 "=20'-0" Q CW.OrtPYR�GNT: USE OF T115 WUWMG DESIGN GRWP IS PRONIBRED �� = 5' 15' 30' wrtnour Trr�iRwarrEN CONSENT D 2019 MORGAN DESIGN GRDUP 0 10' 20' 40' 60' J DATE 11/25/19 SCALE: 1'=20'-O' CeDRAWN: JMIJr WDESIGN: JM APPROVED: Jr/JM /A ��/ SHEET# A-1 .4 I � \ I \ I I I I I I I I I I I I I L _ SOUTH BUILDING SOUTH BLDG: LEVEL 5 7 - I BR UNITS MECHANICAL / STG: I 0 - 2 BR UNITS CIRCULATION: 17 UNITS THIS FLOOR RESIDENTIAL AREA: TOTAL AREA: 544 Sf 3,01 G 5f 11,1785f 14,73(5 5f / I / I / I / I I / I / I NORTH BUILDING NORTH BLDG: LEVEL 5 15 - I BR UNITS MECHANICAL / STG: 8 - 2 BR UNITS CIRCULATION: 23 UNITS THIS FLOOR RESIDENTIAL AREA: TOTAL AREA: G5 15f 3,50G 5f 13,873 5f 1(5,030 5f M ORGAN DESIGN GROUP LLC Architecture s Building Envelope Consulting 11207 fmront Ave N Seattle, WA 98133 u: 2063753397 Fax: 866-847-6420 wuw.morgan-desigmmt Corporate Member of A.I.A. J08: 201 5002 z ILl 73 Q U1 _Z J az 0 77 11J U) (17 F— L �_ 0 U5 N a = 3 i Qua z�> 0?3 QLU S az N Where Your flan', nve. 4 L P - SHEET TITLE: �i LEVEL 5 PLAN w CL - W N LEVEL 5 PLAN = oSCALE: �51 I "=20' OI `— GATE RE vaickr: se av THa aumn� = 5 I S' 30� � TIq T UTFgRIZAT�ON OG RpR� 10'EMSHOUTTHEIR WRIRTENSOpNSEM O30t9 MORGPN DE,�GN GROUP 0 10' 20' 40' 60' Vj DATE 11/25/19 SCALE:. 1'=20'-0' DRAWN: JWJP WDESIGN: JM APPROVED: JP/JM SHEET# Q A-I.5 M ORGAN DESIGN GROUP LLC Architecture & Building Envelope Consulting 11207 Frmat Ave N Seattle, WA 98133 Tel:206-375-3397 Fax: 866-847 6420 wwwnargan-Mign.net Corporate Member of A.I.A. JOB: 2015002 / I — / I 1 I / v \ LLJ r ea ae ur ra � � J CZ n A-' ' _ I ° � � •� =� � � '�,.� : '!.� � " ,q`�� �' >� � "" to o _ 1 O Z Q pia z V a - - - - - - - - - - - - - - - - - - - _ - - p80* � - - - - SOUTH BUILDING SOUTH BLDG: LEVEL G NORTH BUILDING NORTH BLDG: LEVEL G 7 - I BR UNITS MECHANICAL / STG: 552 5f 15 - I BR UNITS MECHANICAL / STG: G5 15f 9 - 2 B_R UNITS CIRCULATION: 3,0 I G 5f 8 - 2 BR UNITS CIRCULATION: 3,50G 5f _ I G UNITS THIS FLOOR RESIDENTIAL AREA: 10,4G3 5f 23 UNITS THIS FLOOR RESIDENTIAL AREA: 13,873 5f COMMUNITY AREA_: 550 Sf TOTAL AREA: 18,030 sf TOTAL AREA: 14,581 5f = SHEET TITLE: LEVEL 6 PLAN W d W LEVEL G PLAN DATE REVISIDN 5CALE: I 1=20''O' Q WOTMY0.�GNT: USE OFTHISDMWNiG WTAUTHORRATION OF MORGAN WITH GROUP ISRITTENI ED = 5' 1 5' 30' mm -1 Z TNDUr THEIR WRITTEN -ENT 0.19 MOROAN DESIGN GROUR s O 1O' 20' 40' 60 a JDATE 11/25/19 SCALE: I "=20'-0" DRAWN: JNWP WDESIGN: JM APPROVED: JP/JM NSHEET# ...................... ............ m ...... 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Ilfllrill I EL. 314.2' 5 WEST ELEVATION - SOUTH BUILDING SCALE: I /5"= I'-0" ONORTH ELEVATION SOUTH BUILDING SCALE: I /6"= I'-0" 5CALE: N.T.5. e 41 EL. 313' MORGAN DESIGN GROUP LLC Architecture & Building Envelope Consulting 11207 Frerant Ave N Seattle, WA 98133 Tel: 206-375-3397 Fax: 866-847.6420 www.morgandesign.net Corporate Member of A.I.A. JOB: 2015002 171/ LL J 0 f- L F-� D 0 H z LLJ 7 Q tL Q CD z J rV 0 z LL1 (17 F— O U--1 a Z 3 x sa �u3 z�< 0�3 C)g1 LU o IY N E- Where your friends live. V 1� SHEET TITLE: ELEVATIONS - AO WEST 2 NORTH W d - W H ELEVATIONS _ DATE REVISION SCALE: 118"= 1'-0° COPTRITGN R USE OFTIISORAW�NG DN A�HORURATION OF-R— WRNOUTTN o~N "' 4' 8' 16' 24' Z DESITENfANSEM bXNB MORGAN OEsiGN GROUP a 0 J DATE 11/25/19 SCALE: 1/6'- P-0' DRAWN: JANJP WDESIGN: JM APPROVED: JP/JM /w SHEET# Q A-2.2 5 (EAST ELEVATION - SOUTH BUILDING SCALE: I /811= P-0" C5SOUTH ELEVATION - SOUTH BUILDING SCALE: 1/8"= I'-0" II KEY PLAN SCALE: N.T.5. M ORGAN DESIGN GROUP LLC Architecture & Building Envelope Consulting 11107 F""a Ave N Seattle, WA 98133 Tel: 206-375-3397 Fax: 866-847.6420 w .morgamdesign.net Corporate Member of A.I.A. JOB: 2015002 w 0 Em O (n N 77 z LU Q Q z O z w n cn H z� �o tU > L3 r sa �u3 Z "Q V C) LU lJL N � Where your friends live. ,,q, /I L SHEET TITLE: ELEVATIONS - A/ SOUTH 8 EAST W IL — H ELEVATIONS DATE REVISION SCALE: I/8"= 1'-0" Q w� « "� wRu osooac N 4' 8' 16 24' Z -TTHEIRWNTTEN'GONS 0RJ19 MORG4I DESIGN GRGUP O J DATE 1 1 /25/ 19 SCALE: 115*- P-0' I9 DRAWN; TNN WDESIGN: JM APPROVED: JP/JM /A SHEET# �+ A-2.3 5 g EA5T ELEVATION - BOTH BUILDINGS SCALE: i WEST ELEVATION - BOTH BUILDING SCALE: I / I G"= P-0" M ORGAN DESIGN GROUP LLC Architecture & Building Envelope Consulting 11207 Fremont Ave N Seattle, WA 98133 Tel: 206.3753397 Fax: $66-847.6420 W .morgandesign.net Corporate Member of A.I.A. JOB: 2015002 n I- z w Q Q c� z J 0 z ILI cf� N F-- [LJ F sa z C)v3�'a C) g o lL N E Where your friends We. Fc SHEET TITLE: F. ELEVATION5 - EAST 6 WE5T W a. LU H ELEVATION 5 DATE REVISION 5CALE: I / I G"=1'-0° COPttYNM: USE OF THIS DRAWING NODTAUTHORI ATIONO MORGN GROUP IS PROHIBITED 8' I G' 32' 48' Z WE91GN THOUi THEIR WRlITEN CONSENT m 9MORGAN DESIGN GROW (� O I Wj DATE 11/25/19 SCALE: DRAWN; JWJP —� W DESIGN: JM APPROVED: JP/JM SHEET# KEY_ PLAN Q A-2 A 5CALE: N.T.5. g