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15-105403a C7 z z { g ; a i f (11) EXIST' STALIS EXIST G WOOD CANOPY TO BE REMOVED EXIST'G CONC. SIDEWALK" t f NEW STEEL CANOPY @ ' EMPLOYEE ENTRANCE NEW STEEL CANOPY @ { PUBLIC ENTRANCE —ACC SI�ALLS ' & RB CU[/IRAMP- EXIST'G FENCE @ PROPERTY PERIMETER EXIST'G OUTDOOR / COVERED STORAGE EXIST'G FENCE & GATES i PROPOSED PUBLIC PLAZA wZl} i �' �• l�l • z V) Uj €;Q0z 1 �ZWa tal g'�pW 1 W N UJ { ° "i °A! a Z 30854 PacificHighway South F- Wi R ►-, �,, o °! � � ` m �' I Proposed Office •C a �I `; :f 11 0 o o ( Sale Area` > 3i z I w `b �Z{Wtw N z 0 Uj 3 y ' EXISPG SIDEWALK I EXIST'G CURB y EXIST'G ASPHALT• -- - I EXIST'G CONC. S/ 1 @ BUILDING I rC f Becky's • { v � 1 i F — -----1 0 f + • + 1 i r ; i • �z f V i 1 { South 3101h Street • —� LOADING AREA Existing Gioinmercial ? 4 f,�SliJ�r#GE ( i -- i 30�54 Pacifies Highway South I Site Plan "ORT f NOTE; THIS SITE PLAN HAS BEEN PRODUCED THROUGH USE OFAERIAL PHOTOSAND ASSESSOR S NFORMATZON A SURVEY WILL BEPR0VIDED ATA LATER DATE (IF NECESSARY) RESUBMITTED NOV 16 2015 CITY OF FEDERAL WAY CDS 30854 Pacific Highway South Federal Way, Washington Schematic Design Site Plan Sheet No: Site 1 j• '. o� Z =Luj O M LU coo-, z�a0 CWC�pQ A caLU 3 Q LL. M w LU LA ai ._ ZWO0 ooi� .� JZWw i k i 4 l 3 --- - • EXIST'G WOOD CANOPY TO BE REMOVED =EXIST'G CONC. SIDEWALK NEW STEEL CANOPY @ EMPLOYEE ENTRANCE NEW STEEL CANOPY @ PUBLIC ENTRANCE NEW BARRIER -FREE PARKING STALLS & CURBCUT/RAMP i i i �- PUBLIC E . RT, .Te )UBL P r NEW STOREF ONT FNE1 F F I I _ _...... _ __-_.-._...... I If ,i (11) IXIST'Gj ARKING STALLS EMPLOYEE ENTRY. 104 ONFERENCE ROO i - ' P'� V STIBU E w,6 1 i IRECE ON _ _�_ ��.__�+__T_. _ __ I i __. I jl _ 106 1; w i Q `Z Z z Ow LL o� ! I s' t i e r�s � i a 101 OFFICE T (HEATED) 4,188 S.F. i EXIST'G OPEN'G ABOVE 107 ELEC/MECH 1080 JANITOR C '-EXIST'G STEEL COLS, Typ: — O a (NEW) SECOND MEANS OF \ EGRESS FROM SECOND FLOOR FOR NEW OFFICES / PHASE 2 NEW STOREFRONT= ` _ _14 Y w U z w LL C7 X w e O O 6 102 'SHOP' (SEMI HEATED) - 7,587 S.F. 0 IM11111111 UP TO EXIST'G O TOILETS & BREAK ROOM EXIST'G OPEN'G ABOVE I OFFICES t BUSIN S/SALES Plumbing Fixtures - Phase 1 J First Floor 30854 Pacific Highway South Occupant Required Provided Breakdown ' F i rst Floor Plan NORTH WATER CLOSETS: WATER CLOSETS: ONE (1) PER FIRST 25 TWO (2) NEW WATER CLOSET PER SEX WILL BE PROVIDED AT ROOM PLUS ONE (1) PER 50 = 105 & ROOM 1061=0" TWO (2) REQUIRED PER Pius SIX TWO WATER CLOSETS EXIST THE EXISTING WOMAN'S ROOM AND 88 OCCUPANTS :- 2 = ONE AT THE EXISTING MEN'S ROOM @ SECOND FLOOR 44 PER SIX Total provided = o LAVATORIES: LAVATORIES: __ (business requirements (ONE) 1 PER FIRST 40 PLUS TWO (2) NEW LAVATORIES WATER CLOSET PER SEX WILL BE are for calculation One (1) PER 80 = PROVIDED AT ROOM 105 & ROOM 106 purposes) TWO (2) REQUIRED Plus ONE (1) LAVATORY EXISTS THE EXISTING WOMAN'S ROOM AND ONE _Legend EXISTING TO REMAIN 1 AT THE EXISTING MEN'S ROOM @ SECOND FLOOR EXISTING BE REMOVED NEW CONSTRUCTION DRINKING FOUNTAINS: DRINKING FOUNTAIN: ONE (1) PER 100 REQUIRED ONE (1) NEW DRINKING FOUNTAIN WILL BE PROVIDED SERVICE SINKS: SERVICE SINKS: ONE (1) REQUIRED ONE (1) NEW SERVICE SINK TO BE PROVIDED AS PART OF THE NEW BREAK ROOM Plus ONE 1 SERVICE SINK EXISTS URINAL: ONE URINAL EXISTS IN THE EXISTING MEN'S ROOM Note: THE TOTALS ABOVE INCLUDE EXISTING FIXTURES IN THE BUILDING ARE LOCATED ON THE UPPER FLOOR WHICH IS ACCESSED FROM THE NEW SHOP AREA ( WHICH WILL SERVE AS THE BREAK ROOM FOR STORAGE AND SHOP EMPLOYEES). THE EXISTING BREAK AREA INCLUDES A WOMEN'S' ROOM, MEN'S ROOM, �CLOSEi' (WITH SERVICE SINK AND HOT WATER TANK), AND A BREAK ROOM WITH SINK REFER AREA FOR SEATING ABLE ETC. _- - .Lit-Jr-- of goti5'f'Ch iG0F..#60VI19 • COVERED OUTDOOR STORAGE Ej EXIST'G WOOD COLS, Typ. TOOLS i r 103 STORAGE (UN -HEATED) 3,840 S.F. Building Code Analysis - Phase 1 / First Floor Room Area (S.F.) Occupant Factor (S.F. / OCC) Note 5 Number of Occupants (S.F. _ OCC FACTOR) Use and Occupancy (Chapter 3, 2012 IBC) Notes 101 OFFICE 4,188 100 42 B - Business Note 1 102 `SHOP' 7,587 200 38 F-2 Low Hazard Note 2 103 STORAGE 3,840 500 8 S-2 Low Hazard Note 3 104 VESTIBULE 239 - - B - Business 105 WOMENS 181 - - B - Business 106 MENS 181 - - B - Business 107 MECH/ELEC 84 - - - 108 JANITOR 60 - - - 109 FIRE SPRINK RISER ROOM TBD - - - Note 4 Totals - 16,360 - 88 - Notes Note 1 PROFESSIONAL OFFICES, CHAPTER 3. SECTION, 304, GROUP B Note 2 "METAL FRAMING & ASSEMBLY", CHAPTER 3, SECTION 306, FACTORY GROUP F (ALL ASSEMBLY IS'MANUAL' USING SCEWS, BOLTS FRAMING CLIP ETC. - NO WELDING IS INVOLVED Note 3 "NON-COMBUSTIBLE MATERIAL - METAL PARTS AND METALS" (I.E. METAL SCREWS, BOLTS, SCREWS, ETC. IN THIS CASE Note 4 THE FIRE SPRINKLER RISER ROOM WILL BE WITHIN THE'SHOP' [FINAL LOCATION TO BE DETERMINED AS PART OF THE SPRINKLER DESIGN Note 5 SECTION 1004,OCCUPANT LOAD, TABLE 1004.1.2, MAXIMUM FLOOR AREA ALLOWANCE PER OCCUPANT 30854 Pacific Highway South Federal Way, Washington Schematic Design First Floor Plan Sheet No: Phase 1 SD 1 91 30854 Pacific Highway South Second Floor Plan %s _a -2, 4 8� icy 32 Legend EXISTING TO REMAIN EXISTING TO BE REMOVEDNEW CONSTRUCTION EXISTING PARTIAL HEIGHT 7'- r---/---, --77:Z WALL TO BE REMOVED 2,987 - Note 6 100 - AREA _ OCC FACTOR 30 - B -Business - Note 1 Note 2 201 202 OFFICE WOMEN'S MEN'S Note 2 203 Totals - 2.987 - 30 - - Notes • Phase 2 f Second Floor Note 1 I Note 2 PROFESSIONAL OFFICES - CHAPTER 3, SECTION 304 BUSINESS, GROUP B INCLUDED AS PART OF 201 OFFICE Plumbing Fixtures • Phase 21 Second Floor Occupant Breakdown Required Provided OFFICE: 30 OCCUPANTS _ 2 = WATER CLOSETS: 1 PER FIRST 25 + 1 PER 50 = WATER CLOSETS: 1 NEW WATER CLOSETS PER SEX TO BE 15 MALES & 15 FEMALES ONE 1 PER SEX PROVIDED AT ROOMS 202 & 203 TOTAL: 15 MALES AND 15 FEMALES LAVATORIES: i PER FIRST 40 + 1 PER 80 = LAVATORIES: 1 NEW LAWS PER SEX TO BE PROVIDED IN ONE 1 LAVATORIES PER SEX ROOMS 202 & 203 DRINKING FOUNTAIN: DRINKING FOUNTAIN: 1 PER 100 = 1 NEW DRINKING FOUNTAIN TO BE PROVIDED 1 DRINKING FOUNTAIN SERVICE SINKS: SERVICE SINKS: 1 REQUIRED 1 NEW SINK TO BE PROVIDED r 30854 Pacific Highway South Federal Way, Washington Schematic Design Second Floor Plan Sheet No: Phase 2 SD 2 o ' EXISTING PARAPET TO BE REMOVED ---t NEW STEEL � � — ' — — — — T — — — � — — � — — J NEW GLAZING (Phase 2) i CANOPY BEYOND EXIST'G WOOD CANOPY � ----- — - TO BE REMOVED J_ -. _ —_^._ _ �- =-----__...-- - - -- METAL SIDING _ - REMODELED CANOPY with �_ METAL PANELS 4 C IF NEW GLAZING @ EXIST'G CLERESTORY \--NEW STOREFRONT GLAZING NEW METAL ROOFING @ EXIST'G BOW TRUSS ROOF SYSTEM METAL SIDING ±YdST'G WOOD CANOPY TO BE REMOVED NEW STEEL CANOPY NEW STEEL CANOPY EMPLOYEE ENTRANCE _ _ r 30854 Pacific Highway South PUBLIC ENTRANCE il, tl, L 16 ' EXISTING PARAPET TO BE REMOVED ---t NEW STEEL � � — ' — — — — T — — — � — — � — — J NEW GLAZING (Phase 2) i CANOPY BEYOND EXIST'G WOOD CANOPY � ----- — - TO BE REMOVED J_ -. _ —_^._ _ �- =-----__...-- - - -- METAL SIDING _ - REMODELED CANOPY with �_ METAL PANELS 4 C IF NEW GLAZING @ EXIST'G CLERESTORY \--NEW STOREFRONT GLAZING NEW METAL ROOFING @ EXIST'G BOW TRUSS ROOF SYSTEM METAL SIDING ±YdST'G WOOD CANOPY TO BE REMOVED NEW STEEL CANOPY NEW STEEL CANOPY EMPLOYEE ENTRANCE _ _ r 30854 Pacific Highway South PUBLIC ENTRANCE il, tl, L 16 c� uulMI °g0N 0 ZZ Lu �Z°Q c0�UJ UU._j Ou.P4w Zce00 U 00i� P��W a4 C � W W Uj Z W ate" Lu 3 j I I = EXIST'G WOOD CANOPY TO BE REMOVED EXIST CONC. SIDEWALK NEW STEEL CANOPY @ EMPLOYEE ENTRANCE NEW STEEL CANOPY @ PUBLIC ENT NCE i i I 17 - --- I' ' (11) EXIST'GR ARKING STALLS! ! _PUBLIC ENTRY. - -� - { ( EMPLOYEE ENTRY PUBLIC P ZA. iNEW STORF' ONT i } F E j KITCHEN i ONFERENCE ROO ` t V STIBULE RE TION - 10 _-;WOMEN r_ MEN._ Jl- -A-F r z , � Lnuj o LoZ Z W g� W Z OPEN OFFICE - , EXIST G STEEL COL S, T p. 4,000 S.F. Ow U { a o o� O� uy , !I Q 0 1 f ; � NEW STOREFRONT_ E SHOP 7,712 S.F 0 0 - UP TO EXIST'G o TOILETS & BREAK ROOM -- — I � � I I { I( _ I ©CW • tr9 ► 30854 Pacific Highway South First Floor Plan %s"= 1'-0" 0 Fo TOOLS COVERED OUTDOOR STORAGE STORAGE 6,400 S.F. EXIST'G WOOD COLS, Typ. Em n am N n LOADING RECEIVED OCT 2 2 2015 CITY OF FEDERAL, - - CDS NEW STEEL CANOPY @ EMPLOYEE ENTRANCE BELOW NEW STEEL CANOPY @ PUBLIC ENTRANCE BELOW 1 f i I _ I� EI I �E { EXIST'G WOOD COL'S, Typ.. f OPEN TO FIRST FLOOR BELOW INFILL WITH NEW FLOOR FOR PhasE 2, ul LINE OF RESTROOMS BELOW 34 - - - - - - - _ - - � ,�. ATTIC ' o OFFICE i 0 Phase 2 ATTIC Z 2,700 S.F. ROOF BELOW I I� 1 (� (� 1` h J EXINSG PW ATTIC zu 0 (NEW) SECOND MEANS OF EGRESS FROM SECOND FLOOR FOR NEW OFFICES / PHASE 2 HWT �tP P-;INK-- iol__ o XISf'G BREAK ROOM WOMEN'S ED 30854 Pacific Highway South S cond Floor Plan ' = 1'--0" uP ATTIC M 0- OPEN TO STORAGE BELOW 1H 0 7� RECEIVED OCT 2 2 2015 CITY OF FEDERAL WAY CDS EX'G ST TREE J (TYP) O co Q _U LL U Q CL EX'G ST. FREE :TYP) , GREAT FLOORS 3 ARM (V 1 �I nnlvl L2'-6" VEHICLE I DLY A OVERHANG TREES TO BE PLACED ON PARKING STRIPE (TYP) DLY A 1 BHM RBS 1 � 1 BHM WITH 4-DLY A s O AC TYPICAL PLAZA: VERIFY QUANTITY PLANTER POTS PRIOR TO LANDSCAPE INSTALLATION. ALL POTS TO BE N PLANTED WITH ANNUAL COLOR (AC) PER PLANT MATERIAL LEGEND. PLAZA CONCRETE, BENCH, POTS AND BIKE RACK PER ARCHITECT. TYPE III LANDSCAPE BUFFER 5-FEET MINIMUM WIDTH 3 BHM WITH 4-DLY B/TREE 1 25' 1 BHM WITH 1 TYPE III LANDSCAPE BUFFER 5-FEET MINIMUM WIDTH -COBBLE ROCN 1 BHN WIT 4-DLY B :2) 2'-6" VEHICLE OVERHANG [TREES TO BE PLACED ON PARKING STRIPE (TYP) WROUGHT IRON GATE & FENCE PER ARCH. LTCA, LLC BUILDING 30854 PACIFIC HIGHWAY SOUTH — v BUCKY'S LANDSCAPE PLANTING PLAN 0' 10' 20' 40' 80' SCALE: 1 "=20'-0" NORTH BASE MAP FROM HOVLAND ARCHITECTS; MILTON, WA. NOTE: ALL TREES IN LAWN TO HAVE 2" DEPTH MULCH PER SPECS. ALL SOIL IN PLANTERS COVERED IN ASHPALT TO HAVE IMPORTED 18" DEPTH TOPSOIL PER SPECS. TEMPORARY WATER BASIN RUBBE 4" BERM, FOR FIRST YEAR o HOSE AFTER INSTALLATION 2" MULCH LAYER AFTER SETTLEMENT FINI H GRADE _ ci x 4" PERF PIPESIi `01 `'° 2 TOPSOIL ROOTBALL= ROOTBALL ca PER NOTES \" 6" TOPSOIL BASE FOR e� ROOTBALL SUBGRADE-/ WROUGHT IRON GATE & FENCE PER ARCH. 1 TYPE III LANDSCAPE BUFFER 5-FEET MINIMUM WIDTH l TREE STAKES: TREES 2" CAL. OR GREATER= 3 STAKES PER TREE TREES 1 3/4" CAL. OR SMAL LER= 2 STAKES PER TREE NEW TREE TREE TIES 1/2" RUBBER HOSE W/#12 GALV. WIRE (DOUBLE STRAND TWISTED) 3 - LODGE POLE PINE STAKES - T LONG EQUALLY SPACED AROUND TREE 2' MINIMUM BELOW GRADE STAKE DEPTH TREE WRAP SECURE W/ CLOTH TAPE TAPE UP TO BRANCH STRUCTURE SET TREE AT ORIGINAL DEPTH 2" ABOVE FINISHED GRADE � 4" PERF PIPE SET 4" ABOVE FINISHED GRADE TO BASE OF ROOT BALL \`STRIP BURLAP AND TIES BACK � 1/3 FROM BALL CROWN IMPORT TOPSOIL PER NOTES EXCAVATE AREA 2 TIMES DIAMETER OF ROOTBALL. MINIMUM 12" TOPSOIL AROUND ROOTBALL TREE PLANTING DETAIL WITH PERF PIPE NO SCALE 25' COBBLE ROCK WROUGHT IRON G & FENCE PER ARC] J � COBBLE ROCK @61 BLACK VINYL CYCLONE GATES & FENCE PER ARCH. Ft�� N - BLACK VINYL CYCLONE E 2 - M GATES & FENCE PER ARCH. T� v v ,@ I O COBBLE ROCK 1 BHM WITH Q 1 BHM WITH 4-DLY B 4-DLY B TREES TO BE PLACED ON PARKING STRIPE (TYP) COBBLE ROCK WROUGHT IRON GATE & FENCE PER ARCH. — EXISTING COMMERCIAL PLANT MATERIAL LEGEND Indicates Drought Tolerant Plant Material Abrev. Common Name Botanical Name trees: ARM Armstrong Gold Maple Acer rubrum "Armstrong" BHM Bowhall Maple Acer rubrum "Bowhall" symbols/ground covers: AC Annual Color Per Landscape Architect and Season �C DLY A Day Lilly Hemerocallis "Chicago Apache" DLY B Day Lilly Hemerocallis "Hall's Pink" RBS Rubus Rubus pentalobus "Emerald Carpet" v COBBLE ROCK O O TREES TO BE PLACED 5 ARM v ON PARKING STRIPE 2'-6" VEHICLE (TYP) OVERHANG I ADJ. BLDG. I I I I I I I I I I I I I _ I I EXIST'G STORAGE BUILDING I I I I I I i N7-�BLA7 VINYL CYCLONE GATES & FENCE PER ARCH. Size 1 1/2" cal./B&B-Matched at 6' branch 1 1/2" cal./B&B-Matched at 6' branch 6" pots at 8" oc at triangular spacing 1 gal./cont. at 24" oc at triangular spacing 1 gal./cont. at 24" oc at triangular spacing 1 gal./cont. at 36" oc at triangular spacing PLANT CENTER ROW SPACING AS NOTED ON PLAN (TRIANGULAR) SET PLANTS @ ORIGINAL DEPTH @ FINISH GRADE, PRIOR TO SPREAD MULCH. 2" MULCH (TYPE PER SPECS.) FINISH GRADE BACKFILL SOIL MIX (MIX PER SPECS.) EXISTING SUBGRADE DETAIL: GROUND COVER PLANTING NO SCALE EXISTING COMMERCIAL SITE SPECIFIC NOTES 01 PLANTERS COVERED IN ASPHALT.. Remove all asphalt and existing subgrade to 20" depth below finish grad. Dispose of debris off -site. Scarify subgrade and import minimum 18" depth 70-30 topsoil from Corliss Supplies per specs. Crown beds to drain. Provide minimum 2" depth mulch por specs after plant material has been installed. 02 TREE PLANTED IN COBBLE ROCK. TREE IN COBBLE. Pocket plant proposed tree in cobble rock per Site Specific Note #1. All trees planted within cobble to have excavated area 2 1/2 times size of rootball with minimum 18" depth imported topsoil. COBBLE MULCH. Remove subgrade to 10" below proposed finish grade. Place Mirafi filter fabric over exposed subgrade. Place 9" depth washed cobble rock over fabric. Washed cobble to be 1" below finish grade of extruded curbing. Washed cobble rock from Palmer Coking Coal; Black Diamond, WA. Q3 POTS OF COLOR. Pots provided per Architect. Import 70-30 topsoil from Corliss Materials per specs for all pots. Import topsoil to 3" depth below top of pot. Provide 2" depth mulch per specs. LANDSCAPE CONSTRUCTION NOTES 1. Owner to secure all necessary permits per City of Federal Way requirements. 2. All work performed shall conform with the City of Federal Way, landscape and irrigation requirements, codes and specifications. 3. Locate, protect and avoid disruption of all above and below grade utilities and site features prior to construction. Contractor is responsible for any resulting damages during construction. Call before you dig at 1 (800) 424-5555. 4. Landscape Contractor to maintain site until Final Acceptance. Work to include weeding all beds, mowing lawn, and removing debris from site. 5. Asphalt to be removed 3" from behind extruded curb in planting beds after paving is completed and before plant material is installed. 6. Clean subgrade by removing all undesirable vegetation including grasses, weeds, blackberries, scotch broom and poplar seedlings including roots. Leave subgrade in landscape areas minimum 9" below paving in shrub beds. Remove all debris from site. 7. In all planters previously covered by asphalt, remove all asphalt and additional 18" depth subgrade. Scarify subgrade and import minimum 18" depth 70-30 mix from Corliss Resources; Enumclaw, WA. Topsoil to be minimum 3" below top of finish grade or extruded curbing. In all other planters, provide minimum 6" depth 70-30 mix from Corliss Resources; Enumclaw, WA, 253-891-6680, in all shrub beds. Scarify subgrade by rototilling and add topsoil on surface. Add additional topsoil as needed to contour shrub beds including required berms. 8. Provide minimum 2" depth fine blend hem -fir mulch to all planting beds. Mulch from Sawdust Supply, Kent, Washington. Fill all planting beds to within V of top of all curbs and walks. Slope all planting beds and lawn areas to drain. 9. Provide one (1) year warranty for all plant materials and workmanship. 10. Verify all quantities shown on the plant list and plans. If discrepancies exist between the graphic representation and the numeric totals, the graphic representation shall rule. 11. All plant materials to be specimen quality with full, symmetrical trunk and foliage, unless otherwise noted. Fertilize all plantings with "Osmacote 17-7-12" plant granules by Scott. install 2 cups per tree larger than 3", 1 cup per tree less than 3", 1/2 cup per 5 gal., 1/4 per 2 and 1 gal., 1/8 cup per 6" and 4" pots. Place at base of plant after mulch has been installed. 12. Insure proper drainage of all planting holes prior to installing plant materials. If planting holes do not drain or if heavy clay soils are evident contact landscape architect. 13. Fill all planting beds to within 1" of top of all curbs and walks. Berm a]I planting beds and lawn areas to drain. D Or^ 0 L1J Q F_ 00 RECEIVE MAR 3 0 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT FOR SUBMITTAL ONLY NOT FOR CONSTRUCTION USE PERMIT N0. APPROVED Lauchlin R Bethune Associates, Inc. ASLA LANDSCAPE ARCHITECTURE & PLANNING, ASLA P.O. Box 1442 Maple Valley,Washington 98038 phone: (425) 432-9877 fax: (425) 432-9878 e-mail lauch@bethuneassociates.com www.bethuneassociates.com LAUCHUN R. BETHUNE CERTIFICATE NO. 462 REVISIONS LTCA LLC. 30854 PACIFIC HIGHWAY S. FEDERAL WAY, WASHINGTON LANDSCAPE PLANTING PLAN JOB NO. #217110 SCALE: 1 "=20'4' DATE: 02/22/17 DRAWN: LJL CHK: LRB COPYRIGHT 2017 SHEET L 1 .0 DATE