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18-103302-PCCITY of CITY HALL �. Federal WayFederalral Way, , Avenue South a, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Mr. Ray Vefik Mr. Mike Benzien Federal Way Public Schools 1211 South 332nd Street Federal Way, WA 98003 rvefik @L ps.org mbenziens-or Re: File #18-103302-PC, PREAPPLICATION CONFERENCE SUMMARY Mirror Lake Elementary School, 625 South 314th Street, Federal Way Dear Mr. Vefik & Mr. Benzien: Jim Ferrell, Mayor September 7, 2018 FjtF Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 23, 2018. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Senior Planner Stacey Welsh,(stacey.welsh(@,cityoffederalwU.com, or 253-835-2634). For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION The proposal is to demolish and replace an elementary school with a 62,550 square -foot building with parking and a play field. The current school will remain in use during construction. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. 18-103302-00-11C Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 2 of 22 September 7, 2018 • Planning Division 1. The project requires a Process III land use application and SEPA. 2. Per the Design Guidelines (FVTRC 19.115.100[3]), building facades that exceed 120 feet in length and *e ri-sable from an adjacent residential zone, rights -of -way, or public park or recreation areas shall incorpbrare,a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade, and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. R Public Works Development Services Division General 1. The following comments are from lessons learned during the Federal Way High School remodel; these issues will be need to be addressed as part of the plan set: a. An identified truck route plan. b. Frontage improvement installation will not be allowed to be deferred until the end of the project. c. The plan set must include a note that no Temporary Certificate of Occupancy (TCO) or Certificate of Occupancy (C of O) will be issued until the frontage improvements are installed and approved. d. A construction schedule which is updated periodically to reflect the current state of construction. e. A safe route to and from the school through or around the construction zone for the students. f. The stormwater system must have capacity for the "interim" situation where the storm system provides for detention and treatment for both the existing and proposed impervious surface areas. Stormwater 2. Water quality will be Enhanced Basic in accordance with the 2016 King County Surface Water De ign Manual (KCSWDM) and the City of Federal Way Addendum to the 2016 KCSWDM. 3. The project will be required to design a stormwater detention system to meet Conservation Flow Control in accordance with the 2016 KCSWDM and the City of Federal Way Addendum to the 2016 KCSWDM. ■ Public Works Traffic Division 1. Transportation Concumncy Management (FWRC 99.90) — A transportation concurrency permit with the application fee of $4,790 (11 - 50 trips) is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at the building permit stage. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 3 of 22 September 7, 2018 3. Transportation Impact Analysis (I7A) — A TIA prepared by an engineer licensed in Washington State is required to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis. 4. Frontage Improvements (FWIKC 19.135.040) — Construct street frontage improvements and dedicate right-of-way along the property frontage on South 314th Street and 6th Avenue South. 5. Access Management (FWRC 19.135.260) — The development shall meet access management standards. 6. Block Perimeter (FWIKC 18.55.010 & FWIBC 19.135.251) —The development shall meet block perimeter requirements of 1,320 feet for non -motorized access and 2,640 feet for streets. This requirement may be modified by the Public Works Director if connections cannot be made for reasons outlined in the FWRC. 7. Intersection Sight Distance - Submit intersection sight distance analysis consistent with AASHTO. • Lakehaven Water & Sewer 1. Hydraulic model results (FF #345a, copy enclosed) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 feet in the existing water distribution system, at no less than 20 psi, is exceeded at a fire flow rate above 1,800 GPM. Hydraulic model results (FF #345b, copy enclosed) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 feet in the water distribution system (with existing and onsite system upsizing improvements), at no less than 20 psi, would be exceeded at a fire flow rate above 2,500 GPM. These flow figures depict the calculated performance of the existing water distribution system under high demand conditions. Lakehaven will generate another hydraulic model to determine the extent of existing system upgrades that will be required to achieve a minimum onsite fire flow of 2,750 GPM, upon receipt of the formal Developer Extension Agreement application for this proposed project. 2. A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or modify existing water distribution system facilities for the proposed development. • The DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic water, irrigation water, or sewer service connection(s). • South King Fire and Rescue 1. This project will require three fire hydrants in approved locations. Fire hydrants shall be in service prior to and during the time of construction. 2. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. 3. A recessed fire department "Knox" brand key box shall be installed on the building near every locked entrance. 16-103302-00-PC Doc ID: 78106 Mr. Ray Vefik IVIr. Mike Benzien Page 4 of 22 September 7, 2018 4. An NFPA 13 fire sprinkler system is required. 5. A fire alarm system is required. Only one pull station will be allowed. This pull station will be in a staff only area; not assessable to students or public 6. All buildings in excess of 35 feet in height (per the IBC), shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication system at the exterior of the building. 7. Door hardware details will be required on all doors. Details on the hardware used for the "Lock Down Procedure" will be required. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Stacey Welsh, 253-835-2634, stacey.welsh@cityoffederalway.com 1. Land Use Revieav Process —The zoning of the subject site is Single Family Residential (RS 7.2). The RS zoning district permits school uses pursuant to FWRC 19,200.090. The required review process for the project is Process III, Project Approval. Process III is a review process conducted by city staff with a final decision issued by the Community Development Director. The Process III decision criteria are contained in FWRC 19.65.100(2). The Director of Community Development will issue a decision under FWRC Chapter 19.115, "Community Design Guidelines," related to building and site design, and the CPTED (Crime Prevention through Environmental Design) principles in conjunction with the Process III land use decision. The director's design decision is appealable to the Federal Way Hearing Examiner. State Environmental PolicgAct (SEPA) review is processed concurrently with the Process III application, with an initial public notice of application being issued after determination of a complete application. A Process III development submittal requirements checklist and master land use application are enclosed. Building permits can be submitted after land use decision is issued and appeal periods concluded. Discussed at the Meeting: The city asked the following questions: Will the site be able to accommodate keeping the existing school, the construction area for the new school, and an adequate staging area? ■ Are there any off -site plans/development that needs permitting, such as staging areas or temporary structures? 18-103302-00-PC Doc [D: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 5 of 22 September 7, 2018 2. State Environmental Policy Act (SEPA) — The project is subj ect to environmental review under the State Environmental Policy Act (SEPA) as the proposed development is larger than 12,000 square Feet, pursuant to Washington Administrative Code (WAC) 197-11-800(1). If the school district acts as Lead Agency, the city must agree and recommends consultation between staff and the district to identify any mitigation that may be needed prior to issuing a threshold determination. In any case, the SEPA checklist must be submitted for review with the land use application. However, SEPA review fees would not be required if the city is not the lead agency. Discussed at the Meeting: FWPS indicated they will be the Lead Agency for SEPA review and have retained Barghausen to assist. FWPS has a policy in place with SEPA procedures. 3. Pub& Noiiftcation — The Use Process application requires public notice. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirmr, mailed to persons within 300 feet of the subject property, posted on the subject property, and placed at the city's three designated notice boards. The applicant is responsible for posting the notice board prepared by the city. The applicant is required to submit one set of stamped mailing envelopes to persons receiving tax statements within 300 feet of the subject property. The city's GIS Division provides this service for a fee, or the applicant may provide theix own mailing envelopes via King County Assessor records or a title company. Please find the enclosed mailing labels bulletin for further information. 4. Application Feet — Please contact the Permit Center at 253-835-2607, or permitcente m cityoffederalway.cnm, for the following review fees applicable for your project: • Process III Project Approval • Concurrency This list does not include building permit, engineering review, inspection, traffic impact, and other fees that may be applicable prior, concurrent, or following building construction. 5. Environmentally CriticalAreas— The subject property is within the five-year wellhead capture zone, which is designated as a critical aquifer recharge area under the provisions of the Growth Management Act (Chapter 36.70A RCW). Areas are established based on promi ity to and travel time of groundwater to the city's public water source wells. Per FWRC 19.145.490, any proposed development located in critical aquifer recharge areas shall submit a hazardous materials inventory statement with a permit, land use, or business license application. Per FWRC 19.145.510, proposed developments with maintained landscaped areas greater than 10,000 square feet in area shall prepare an operations and management manual using best management practices (`BMPs") and integrated pest management for fertilizer and pesticide/ herbicide applications. The BMPs shall include recommendations on the quantity, tuning, and type of fertilizers applied to lawns and gardens to protect groundwater quality. 6.. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area, containing under 20 ppm arsenic and lead concentration. Please contact the Department of Ecology regarding the Soil Safety Program (contact Amy Hargrove at amy.Lrgrove@ ec a.gt v, 360-407-6262). Discussed at the Meeting. FWPS has retained a consultant to conduct soil testing. Da ID: 78106 16-103302-00-1'C VIr. Ray Vefik Mr. Mike Benzien Page 6 of 22 September 7, 2018 7. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations apply to the proposal. Required Yards, Front, 50 feet Side, Rear 55 feet above average building elevation for gyms if located 100 feet or more an adjacent residential zone. Height of Structurefrom For all other structures, 30 feet above average building elevation. (see enclosed Height Measurement Handout) Parking Elementary/Middle: one parking space for each employee (see enclosed Parking Lot Design Criteria Handout) Maximum Lot 75 percent Coverage For reference, FWRC 19.110.020 (calculating lot coverage) specifies that, "...the area of all structures, pavement and any other impervious surface on the subject property will be calculated as a percentage of total lot area, exclusive of the area of any recorded access easements, in determining compliance with maximum lot coverage required in this title." Special Regulations and Notes, FWIRC 19.200.090: • This use may locate on the subject property only if it will not be detrimental to the character of the neighborhood in which it is located and: a) It will serve the immediate area in which it is located; or b) The subject property is adjacent to a collector or arterial right-of-way. .• If the use will serve children, the subject property must contain an outdoor play area with at least 75 square feet for each child using the area at any one time. This play area must be completely enclosed by a solid fence or other screen at least six feet in height. Play equipment and structured play areas may not be in required yards. • Hours of operation and maximum number of attendees may be limited by the city to reduce impact on nearby residential uses. • The city may require an on -site passenger loading area, depending on the number and nature of attendees and the extent and nature of existing street improvements. • Site design, including the location of parking and passenger loading areas, shall be designed to reduce impacts on nearby residential uses. • All activities pertaining to schools, such as auto repair or other uses that may impact adjacent properties, must take place within an enclosed building. • For all structures except gyms, if the structure is located 100 feet or more from an adjacent low density zone, the maximum height may be increased from 30 feet to 40 feet if all of the following criteria are met: a) The additional height is necessary to accommodate the particular use conducted in the building; and 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 7 of 22 September 7, 2018 b) Each required yard abutting the structure is increased five feet for each one foot the structure exceeds 30 feet above average building elevation. • For any structure, including gyms, an increase in height above 30 feet shall not block views designated by the comprehensive plan. ■ May include accessory living facilities for one staff person. • This use must comply with the requirements of the State Department of Social and Health Services and/or the State Superintendent of Public Instruction. ■ Minor and supporting structures constructed as a functional requirement of schools may exceed the applicable height limitation; provided that the director of community development determines that such structures will not significantly impact adjacent properties. 8. Landscaping— A landscape plan prepared by a landscape architect licensed in the state of Washington, a nursery professional certified pursuant to the Washington Certified Nursery Professional program, or a Washington State certified landscape technician shall be submitted with the formal application. It must depict perimeter and interior parking lot landscaping requirements under FWRC Chapter 19.125 as follows: a. Perimeter Landscaping — Pursuant to FWRC 19.125.060(2), "Single -Family Residential, RS," Type III landscaping 10 feet in width shall be provided along all property lines of nonresidential uses, except as provided in FWRC 19.125.070. Per FWRC 19.125.050, Type III landscaping is a mixture of evergreen and deciduous trees, large shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation. b. Interior Parking Lot Landscaping — Interior lot landscaping per parking space is required in accordance with FWRC 19.125.070, "Parking Lot Landscaping." Type IV landscaping is required to be installed at the ends of all rows of parking and disbursed throughout the interior parking area, in the amount of 22 square feet per parking stall when 50 or more parking stalls are provided. The square footage of each interior parking lot landscaping must be depicted on the landscape plan. Only those landscape areas that are adjacent to a parking stall will qualify as interior parking lot landscaping. Light standards may not take the place of required trees in parking lot landscape islands. Pursuant to F%RC 19.125.050(4), Type IV landscaping shall consist of trees planted with supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height,. and the lowest tree branches shall be pruned to keep an eight -foot clearance from the ground. One tree per landscape island up to 150 square feet shall be planted. 9. Clearin& Grading Tree and Vegetation Retention — The proposal is subject to the provisions of FWRC 19.120, "Clearing, Grading, and Vegetation and Tree Retention." A clearing and grading plan that meets FWRC 19.120.020 and 19.120.040 must be submitted with the formal land use application. The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per acre are required for single-family zoned sites, minus any proposed public or private streets. Tree unit credits are in table 2 of F\VrRC 19.120.130(2). 18-103302-00-PC Doc ID: 78106 IN -Er. Ray Vefik Mr. Mike Benzien Page 8 of 22 September 7, 2018 A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in the tree density.) The tree and vegetation plan must clearly show where the tree units are to be located. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect and must include information about tree unit credits and replacement. 10. Forest Practices Permit— The city has assumed jurisdiction over the review and approval of Class IV - General Forest Practices permits. A forest practices application form must be completed if more than 5,000 board feet of merchantable timber is harvested from the subject property. This is approximately equal to one log truck of timber. The city will review the proposed Class IV -General Forest Practices in conjunction with the land use application. Please include details of such activity in the environmental checklist as the Class IV permit is not exempt from SEPA review. 11. Community Design Guidelines —The new school is subject to an administrative design review as a component of the Use Process application pursuant to FWRC Chapter 19.115, "Community Design Guidelines." 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. Building and site design for institutional uses is guided by FWRC 19.115.100. Please include a written narrative identifying how the project complies with all applicable design guidelines. Several guidelines applicable to your project are below. A. Site Design For All Zoning Districts — FWRC 19.115.050 • 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. 9 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. • 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. 0 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. B. Buikling Design ForAll Zoning Dirtric4r — FWRC 19.115.060 ■ Building fafade modulation and screening. Building facades longer than 60 feet that are visible from the right-of-way and residential zones must provide two of four specific design treatments: (1) facade modulation; (2) landscape screening; (3) canopy or arcade; and (4) pedestrian plaza. Please note that if three facade treatment options are incorporated, dimensional flexibility can be provided. • Bstilding articulation and scale. Please refer to the various options for building facade articulation. Provide additional treatment for the facades to eliminate the large sections of wall devoid of wall treatment. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 9 of 22 September 7, 2018 C. Institutional Uses— FWRC 19,115.100 • Building facades that exceed 120 feet in length and are visible from rights -of -way and residential zones shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject Facade, and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. • Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof. Rooflines with an integral and obvious architectural pitch are an approved method to meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director; provided, that the roof design minimizes uninterrupted horizontal planes and results in architectural and visual appeal. • FWRC 19.115.100(2), which references FWRC 19.115.090(1)(a), (b), (e), (0, (h), and (i): (a) Surface parking may be located behind the building, to the side(s) of the building, or adjacent to the right-of-way; provided, however, that parking located adjacent to the right-of-way maximizes pedestrian access and circulation pursuant to FWRC 19.115.050(4). (b) Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and shall incorporate windows and other methods of articulation. (e) Ground -level mirrored or reflective glass is not allowed adjacent to a public right-of-way or pedestrian area. (f) (For new fencing.) If utilized, chain -link fences visible from public rights -of -way or adjacent properties, and not screened by Type I landscaping as defined by Chapter 19.125 FWRC, shall utilize vinyl -coated mesh, powder -coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. (h) Parking lots should be broken up into rows containing no more than 10 adjacent stalls, separated by planting areas. (i) Pedestrian walkways (minimum six feet wide) shall be provided between the interior of the project and the public sidewalk. D. Crime Prevention through Environmental Design (CPTED) — Pursuant to FWRC 19.115.010(2), the implementation of CPTED principles (natural surveillance, access control, and ownership) is required for all new development projects. The enclosed CPTED checklist must be submitted with the formal land use application. E. Lighting — Proposed lighting must be shown on the site plan or a separate sheet. In addition to CPTED lighting standards, the following shall apply per FWRC 19.115.050(7) and 19.115.100(7): lighting levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage, and circulation areas; lighting standards shall not reduce the amount of landscaping required for the project; and lighting fixtures should not exceed 30 feet in height and shall include cutoff shields. 12. Loading, Storage, Trash, and RegclingFadfid r—These shall be located, designed, and screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. F\,VRC 19.125.040 contains general landscaping requirements for loading areas. Exterior trash receptacles and recycling are subject to Doc ID: 78106 18-103302-00-PC Mr. Ray Vefik Mr. Mike Benzien Page 10 of 22 September 7, 2018 architectural and/or landscape screening requirements and total area requirements per FWRC 19.125.150. Trash facilities may not be located in required yards (setback areas) or required landscape buffers. Refer to comments in the Public Works section of this letter. 13. Mechanical Equipment — FWRC 19.110.070 requires vents, mechanical, and elevator equipment, and similar appurtenances that extend above the roofline, to be architecturally screened from public view, with a corresponding elevation detail provided with the formal application. FWRC 19.115.050(6)(b) states that site utilities, including transformers, fire standpipes, and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. 14. Work Hour Variance — FWRC 19.105.040 regulates work hours for development activities and heavy equipment operations. Exceptions to these timeframes require application and approval of a Work Hour Variance, which must be submitted in advance (see enclosed handout). PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Cole Elliott, P.E., 253-835-2730, cole.elliott@cityoffederalway.com Land Use Issues — Stormwater 1: Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The city addendum can be found at the following website: www.citvoffederalwa .com na e '1467. 2. The project lies within a conservation flow control area; thus, the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic ``Dater Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. In addition to the KCSWDM, our initial review suggests that FWRC 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: 1.a. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; Lb. Redevelopment which involves the construction or replacement of a building footprint or other structure having a surface area of 5,000 square feet or more, or which involves the expansion of a building footprint or other structure by 5,000 square feet of surface area or more; 18-103302-00-PC Doc [D: 76106 —, Mr. Ray Vefik Mr. Mike Benzien Page 11 of 22 September 7, 2018 1.c. Redevelopment which involves the repair or replacement of 5,000 square feet or more of an impervious surface, when such redevelopment is not part of a routine maintenance activity; Ld. Redevelopment which involves the collection and/or concentration of surface and/or stormwater runoff from a drainage area of 5,000 square feet or more; 1.g. Redevelopment, other than normal maintenance or other than the tenant improvements, but including any increase in gross floor area, in any one consecutive 12-month period which exceeds 50 percent of the assessed or appraised value (whichever is greater) of the structure or improvement being redeveloped. The applicant may provide an appraisal of the improvement. The appraisal must be from a source acceptable to the city. The director may require the applicant to provide an appraisal from a second source acceptable to the city if the assessed valuation appears to be inaccurate or inappropriate. If more than one appraisal is provided by the applicant or required by the city, the greater of the two amounts shall be used. For purposes of this determining value under this section, improvements required pursuant to FWRC 19.30.090 (nonconforming development), 19.30.110 (street/sidewalk improvements), 19.30.120 (nonconforming water quality improvements) and 19.135.030 (street/sidewalk improvements) shall not be counted towards the 50 percent threshold, which would trigger application of this subsection; Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities for private commercial developments outside the City Center -Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 360-407-6048, or http://ww,w.ecv.wa.Lrov/programsZwq/stormwater/cotzstruction index.html. Right -of -Way Improvements 1. See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the city through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. 18-103302-00-11C Doc ID: 78106 YIr, Ray Vefik A/Ir. Mike Benzien Page 12 of 22 September 7, 2018 4. FWRC 11.05.110 requires that overhead utility lines be relocated underground if over 500 feet, or 3 spans are affected by a project. This condition will be applied to both 6th Avenue South and South 314th Street. Building Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the city. Engineering review fees are $2,503 for the first 18 hours of review for commercial building permits. Additional review time is charged at $139 per hour. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Division. 3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available to assist the applicant's engineer in preparing the plans and TIR on the city's website at: gvw.cityoEfederilw,-ky.com/node/t467. 4. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 5. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for private roads and drainage facilities remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment Control (TESL) measures, per Appendix D of the 2016 KCSWDM, just be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 13 of 22 September 7, 2018 PUBLIC WORKS — TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for a 62,000 square feet elementary school, using the Institute of Transportation Engineers (ITE) Trip Generation -10th Edition, land use code 520 (elementary school building), the proposed project is estimated to generate approximately 22 new weekday PM peak hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the proposed development. 2. A concurrency permit is required for this development project. The Traffic Division will perform a concurrency analysis to determine if adequate roadway capacity exists .during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is ,$4,790 (11 - 50 trips). This fee is an estimate and based on the materials submitted for the preapplication conference. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with the land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the concurrency application. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with city procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) 1. Based on the submitted materials for a 62,000 square feet school building and credit for the existing use, the estimated traffic impact fee is ,$33,283. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070[3][a]). Transportation Impact Analysis (TIA) (FWRC 19.135) A Traffic Impact Analysis (TIA) prepared by engineer licensed in the State of Washington is required for this development project. The TIA shall assess additional project impacts beyond those that were identified under the concurrency permit process conducted by the city. Mitigation improvements necessary beyond those identified in the TIP to meet the city's adopted level -of -service standards shall be provided by the applicant. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA should include the following analysis: ■ Queuing analysis at parent drop off/pick up driveway. ■ School Zone Flasher Enhancement on South 314th Street and 6th Avenue South. ■ School Bus Turning Diagram at driveways and adjacent street intersections. ■ Update school safe walking routes and identify potential mitigation measures. Doc ID: 78106 18-103302-00-PC Mr. Ray Vefik Mr. Mike Benzien Page 14 of 22 September 7, 2018 The TIA should also address the project's traffic impacts on the surrounding neighborhood and recommend necessary measures, such as traffic calming devices, to minimize the project's impact resulting from the revised traffic circulation. Street Frontage Improvements (FWRC 19.135) The applicant/owner will be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the city's planned roadway cross -sections: ■ South 314th Street is a Type "S" street, consisting of a 36-foot wide street with curb and gutter, 4- foot planter strips with street trees, 5-foot sidewalks, and street lights in a 60-foot right-of-way. Assuming a symmetrical cross section, half -street improvements are required as measured from the street centerline. Under a Type "S" street, on -street parking on both sides of the street are permitted. However, this may be modified to accommodate school bus turning or additional parking for parent pick up and drop off. Please note, additional pavement widening may be necessary to accommodate school buses. ■ Sixth Avenue South is a Type "S" street, consisting of a 36-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot' sidewalks, and street lights in a 60-foot right-of-way. Assuming a symmetrical cross section, half street improvements are required as measured from the street centerline. * South 315ei Street shall be Type a "W" local street, consisting of a 28-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks and street lights in a 52-foot right-of- way. Street improvements beyond the site frontage may be required to facilitate traffic. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FVVRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests currently have a nominal review fee of ,$278.00. 3. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes. The taper rate shall be WS2/60, or as directed by the Public Works Director. Access Management (FWRC 19.135) 1. Access management standards are based on roadway safety and capacity requirements. F`VRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 2. Driveways must be located no closer than 150 feet to any street intersection, or to any other driveway, whether on or off the subject property. Access may be further restricted if such access would interfere with the 95th percentile queue lengths from any existing traffic control device or deemed appropriate for safety. 18-103302-00-PC Doc ID: 78106 a Mr. Ray Vefik Mr. Mike Benzien Page 15 of 22 September 7, 2018 3. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. Design Criteria (FWRC 18.55) and Safety Related Comments Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). A pedestrian access/path along the southerly property extending from 6th Avenue South to South 315th Street is required to meet this requirement. The pedestrian access shall be in a 20-foot dedicated right-of-way. Paved width shall be 12 feet with pedestrian -scale lighting if the two ends of the access corridor are not intervisible. No sight -obscuring fences or landscaping shall be permitted abutting access corridors (FWRC 18.55.070). 2. Provide accessible pedestrian path on South 3141h Street from the crosswalk at 8th Avenue South and South 314th Street to the proposed pedestrian crosswalk next to the parent drop-off/pick-up zone. 3. Provide accessible pedestrian path on South 315th Street from the crosswalk at 8th Avenue South and South 315th Street to the school entrance. 4. Traffic calming devices, such as speed humps, traffic circles, chicanes, etc., should be incorporated in the street design to control speed and any potential cut -through traffic. 5. The applicant must submit a Vehicle Turning Diagram to the Traffic Division. This diagram will show how the appropriate design vehicle (bus) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes, or mounting a curb. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@dityofFederalway.com Solid Waste & Recycling Design Considerations Review FWRC 19.125.150 for solid waste and recycling design requirements; also see the enclosed checklist. Help with many design parameters related to service access is available via the city's contracted solid waste services provider, Waste Management. COMMUNITY DEVELOPMENT — BUILDING DIVISION Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com 1. Building Codes. The structure will be treated as a new building permit application and must meet all current codes including: 18-103302-00-PC Doc tD: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 16 of 22 September 7, 2018 • International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 • International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 • Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 ■ International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2017 • Ac jibilily Code JCC/ANSI A117.1), 2009 • International Residential Code, 2015 Washington State Amendments WAC 51-51 Washington State Energy Code, 2015 WAC 51-1 2. Building Criteria. The following applies to the proposed structure: • Occupancy Classification: E, B, A-3 • Type of Construction: type II-B ■ Floor Area: 69,231 • Number of Stories: two 0. Fire Protection: sprinkler and fire alarm system • Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 3. Budedng Permit Application Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of land use approval. Copies of the application and checklist may be obtained on our web site at wwmci -offederalwa •.eom. Appointments are required for intake of new commercial building permit submittals. Please call or email to schedule an intake appointment with the Permit Center staff at nermitcentergcityoffeder, way_com, or (253)835-2607. Some projects may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. Please note, land use approval is recommended prior to submitting the building permit application to avoid delay in project review. If the project has not received land use approval, it may be placed on hold until the land use review is complete. 4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. The first comment letter can be expected within three months from the submittal date. Re -check of plans will occur in two to four weeks after resubmittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised or resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 17 of 22 September 7, 2018 5. Other Permits 'Inspections. Separate permits maybe required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies, or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final Building Division inspection. All concerned departments (planning, public works, electrical, & fire) must sign off before the Building Division can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Division and will be scheduled by the inspector of record for the project. Site -Specific Requirements. • Provide construction plans showing that existing exits will not be blocked, and accessible routes will be maintained during construction. • A separate demo permit will be required for the removal of the old school. • Plan review is required for electrical systems. 0 No code review will be performed as plans are in the preliminary design. 0 Retaining walls on site require a separate building permit if greater that four feet. ■ For third party review of building plans, you must request it. The plans must be complete to send out and include plumbing, mechanical, and structural. a The city would like two half -sized sets of the approved drawing for our Building Inspectors. • The city does have a TCO process. You first start with your on -site Building Inspectors. e Any remote locking device (for a lock down of the school) shall clearly be identified and explained how it will be used and how it will meet the building code for egress. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at the time of the building permit plan review. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, basbury@lakehaven.org Water ■ A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit application (check with land use agency for requirement). The certificate is valid for one year from the date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2018 cost for a Water Certificate of Availability is $60.00. 18-103302-00-PC Doc ID: 78106 Nit, Ray Vefik Mr. Mike Benzien Page 18 of 22 September 7, 2018 • Hydraulic model results (FF #345a, copy enclosed) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 feet in the existing water distribution system, at no less than 20 psi, is exceeded at a fire flow rate above 1,800 GPM. Hydraulic model results (FF #345b, copy enclosed) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 feet in the water distribution system (with existing and onsite system upsizing improvements), at no less than 20 psi, would be exceeded at a fire flow rate above 2,500 GPM. These flow figures depict the calculated performance of the existing water distribution system under high demand conditions. Lakehaven will generate another hydraulic model to determine the extent of existing system upgrades that will be required to achieve a minimum onsite fire flow of 2,750 GPM, upon receipt of the formal Developer Extension Agreement application for this proposed project. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new, abandon, and/or modify existing water distribution system facilities for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing and submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners, developers, and/or applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • The site has the following existing water service connections: o Domestic: SvcNo 272, 2" meter. o Irrigation: SvcNo 25645, 2" meter. o Fire -Protection: SvcNo 23464, 4" line. • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service[s], re -activation, etc.), in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Non -single-family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections and meters. • For water use during site construction/development, an offsite hydrant meter may allowed to be rented from Lakehaven for this purpose. Please contact Lakehaven for further detail. • Service pressure(s) less than 40 psi potentially indicated, a Lakehaven Service Agreement is required and booster pump consideration recommended; contact Lakehaven for requirements and/or additional information. To satisfy premise isolation requirements, the installation and satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic and irrigation service meter is required pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire -protection, and presuming no sprinkler heads are installed less than 30-feet above the service/meter elevation, an aboveground reduced pressure detector assembly (RPDA) is required for three inches and larger fire protection service connections. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, gzotpa cr.lakehaven.aQ 253-946-5427) for additional information on premise isolation/BPA installation and testing coordination. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). 18-103302-00TC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 19 of 22 September 7, 2018 Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees, charges, and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter Installation, 4" Domestic: ,$2,990.00 drop -in meter deposit. Actual size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage rate. o Water Service/Meter Installation, 2" Irrigation: ,$867.20 drop -in meter charge. Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM usage rate. o Water Service/Meter Installation, Fire -protection flow -detection: ;$466.12 drop -in meter charge. o Capital Facilities Charge(s)-Water (presumes similar water usage to current water usage): $0.00. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven and/or credited to the property for 33.36 Equivalent Residential Units (ERq. Please contact Lakehaven for further detail. Sewer e A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit application (check with land use agency for requirement). The certificate is valid for one year from date of issuance. If a certificate is needed, allow one to two working days to issue for typical processing. The 2018 cost for a Sewer Certificate of Availability is ,$60.00. • The site has one existing sewer service connection (SSCP 1524). A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum pipe slope for gravity sewer service connections is two percent. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line for all new or modified non-residential connections. Also, if applicable, see the enclosed Lakehaven Trash/Recycling Enclosure Standards. The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees, charges, and/or deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees, charges, and/or deposits and are due at the time of application for service. All Lakehaven fees, charges, and deposits are typically reviewed and adjusted (if necessary) annually, and are subject to change without notice. o Sewer Service Connection Permit:.$303.52 fee. o Capital Facilities Charges) -Sewer (presumes similar water usage to current water usage): $0.00. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 33.36 ERU. Please contact Lakehaven for further detail. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 20 of 22 September 7, 2018 General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages at h ttp: / /-,vww.l,ik ehave n. org/ 2041_Deyeloprnen t-E ngine erin g. • All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Chris Cahan, 253-946-7243, chris.cahan@southldngfire.org Water Supply Fire Flow The required fire flow for this project is 2750 gallons per minute. A Certificate of W/aterAvailability, including a hydranlic fee flow model, shall be requested from the water district and provided at the time of the building pemut application. Fire Hydrant - This project will require three fire hydrants in approved* locations. Note: The FDC needs to be within 50 feet from a hydrant. As per the plan on page C-300, the current spacing is 260 feet from the hydrant. The FDC or the hydrant will need to be moved. *Hydrant spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by the Fire Marshal's Office. Fire hydrants shall be in service prior to and during the time of construction. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006, hgp:I /southkingfire.org/Docu mentCenterlHom.e/View /24. Designated and marked fire lanes may be required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in Title 8 of the FWRC: h tM-. / /Nvwv=. codepu blis h in Z cam /WA / Federal Wav / . Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Vehicle Access Gates All vehicle access gates shall comply with Gate Policy. All gates will be fitted with a Knox brand lock, see httn:lls utiikingfire.ocg/DociiinentC.enter/Home/View/21. 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Nfr. Mike Benzien Page 21 of 22 September 7, 2018 Fire Department Lock Box A recessed fire department "Knox" brand key box shall be installed on the building near every locked entrance. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite. Fire Sprinkler System An NFPA 13 fire .sprinkler system is m7uitrd An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Fire Alarm Afire alarm system is required. City code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide full notification as required by NFPA 72. Complete coverage smoke detection is not required for thisprjert, This fire detection system shall be monitored by an approved central and/or remote station. Only one pull station will be allowed. This pull station will be in a staff only area not assessable to students or public. - Emergency Responder Radio Coverage All buildings in excess of 35 feet in height (per the IBC) shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication system at the exterior of the building, see hitp://*outtilcinfire.org/DocumentCenter/View/279. Door Hardware Door hardware detail will be required on all doors. Details on the hardware used for the "Lock Down Procedure" will be required. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070(4). 18-103302-00-PC Doc ID: 78106 Mr. Ray Vefik Mr. Mike Benzien Page 22 of 22 September 7, 2018 As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards me, the key project contact, Stacey Welsh, at 253-835-2634, or sa cev.welsli@cityoffeder,-ilw,,tv.com. We look forward to working with you. Sincerely, Stacey Welsh, AICP Senior Planner enc: Master Land Use Application Process III Submittal Requirements FWRC 19.200.090 Mailing Labels Hazardous Materials Inventory Statement Height Measurement Parking Lot Design Criteria Class IV -General Forest Practices Application CPTED Checklist Work Hour Variance Solid Waste Design Checklist Concurrency Application Lakehaven Map Lakehaven Trash & Recycling Enclosure Standards Lakehaven Hydraulic Model Fire Flow Estimate (2) c: Robert "Doc" Hansen, Planning Manager Scott Sproul, Building Official Cole Elliott, Development Services Manager Sarady Long, Senior Transportation Planning Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue 18-103302-00-11C Doc ID: 78106 CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) PREAPPLICATION CONFERENCE SIGXIN SHEET Mirror Lake Elementary (18-103302-PC) Lake Grove Elementary (18-103300-PC) Wildwood Elementary (18-103301-PC) August 23, 2018 NAME WITH PHONE Stacey Welsh K.fw;.,, RA-ers64,, Community Development -Planning 253-835-2634 Pu'l Dtv- Szv 7-S 3-VAS h w 1� •S.e.+-r� � - � � S - Z7 Z �' �• Gam, 33 1w s u A J �i t k ve 153 94(v 7 ?-43 "u. Z53 -t"S- `Fl: — LP� w tin' '' 20G - -*?.Z 17 3 3C0 - 810 -g056 cptcl S PaR�Gf,S FOW - ` ` \ '7orf 2,9-- -3 37 �3 Ird (9 �S7 G 2- (;S �.-%q,ls� �cahlucl wo��rr.J 2S3 S-sr 271 2 S 3 - V'35 —a ,�o+-►�R- (�a.ii o a.�J•- P � � � �s�' � 2.S 3 -8 3� -� �- 3 a, CITY OF CITY HALL 33325 8th Avenue South Federal Way Federal Way, WA 98003-6325 (253) 835-7000 www cityoffederalway. com Jim Ferrell, Mayor August 2, 2018 Mr. Ray Vefik Mr. Mike Benzien Federal Way Public Schools 1211 South 332nd Street Federal Way, WA 98003 rvefikna,fivps.org mbenzien�ia %—or , Re: PREAPPLICATION CONFERENCES SCHEDULED File 18-103302-PC, Mirror Lake Elementary, 625 South 314th Street, Federal Way File 18-103300-PC, Lake Grove Elementary, 303 SW 308th Street, Federal Way File 18-103301-PC, Wildwood Elementary, 2405 South 300th Street, Federal Way Dear Mr. Vefik & Mr. Benzien: The Community Development Department is in receipt of your preapplication conference requests. The applications have been routed to members of the Development Review Committee (DRC) and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, August 23, 2018 Hylebos Conference Room Federal Way City Hall, 2nd Floor 33325 8th Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at robert.hansen a citvoffederalway.carn, or 253-835-2643. Sincerely, 9164-L- � / Robert "Doc"�(Lll Hansen Planning Manger c: Stacey Welsh, Senior Planner Becky Chapin, Senior Planner Leila Willoughby -Oakes, Associate Planner 18-103302-00-PC Doc. CD. 78105 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 8-2-18 TO: Cole Elliott, Development Services Manager Scott Sproul, Building Official Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: Stacey Welsh, Senior Planner FOR DRC MTG. ON: 8-16-18 - Internal 8-23-18, 9:00 - with applicant FILE NUMBER (s): 18-103302-PC RELATED FILE NOS.: None PROJECT NAME: MIRROR LAKE ELEMENTARY SCHOOL PROJECT ADDRESS: 625 S 314TH ST PARCEL NUMBER: 0821049035 ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Demolition of existing school and construction of a new 62,000 square foot school building. LAND USE PERMITS: Use Process & SEPA PROJECT CONTACT: Mr. Ray Vefik Mr. Mike Benzien Federal Way Public Schools 1211 S 332nd St . Federal Way, WA 98003 rvefik@fwps.org mbenzien@fwps.org MATERIALS SUBMITTED: Master Land Use Application Assessed Value Summary Design Narrative & Code Analysis Report Plan Set �� CITY OF - Federal 1 RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT JUL 2 5 20% 33325 81h Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 IMMUNITY DEVELOPMENT wmv.cityoffederalway.com APPLICATION NO(s) / ^ G D 3 0A PlJ Date O 7 Project Name Property Address/Location Z� 5 Parcel Number(s) d 5 '2 U O 363 Project Description f/`7L�'iJ /vJ�C� rJ{ �C.u✓� i C!Cff� L w riff A, PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision _ Subdivision Variance: Commercial/Residential ReatdredPAC formptian 14;1-731uI-r/7Za& 5'i�F S —7 Z Zoning Designation �4a I i'-r omprehensive Plan Designation j Z_1�.20� Value of Existing Improvements Z.� OZ6, 4cOValue of Proposed Improvements International Building Ccicle (IBC): Iri&OX Ir/ /5,� � �3Occupancy Type { Construction Type Applicant Name: F�EAIE-10w_ C w W PI—JALf c SC l-k S Address: (-2,! r S � 2jz AIA 57 City/State: ��t �1� C.e,A Zip: 17<1cx43 Phone:7f 3 o Fax: -Z f Email: Ae S igriature: 1 i�— Agent (if different than Applicant) Name: Address: —acx 0 N1 d kJ City/State: Syr_--rre-F,ulQ Zip: C(8(cL I Phone: Z,, (0-- e1 `.a'i_o 47 �3 Fax: Email:;- Signatur Owner Name: FALA1ZA` L 6,1 NY mil. S Address: City/State: Zip. e:r$voi Phone: Z rj 3 — f A5 •- Fax: �s KV 1Email: tilt,IPA �` �- J Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application ilm Lake Grove,. Mirror RECEIVED JUL 2 5 2018 GITY OF FEDERAL. WAY COMMUN" DEVELOPMEW uterus ARCJYfrFCT0RE Federal Way Public Schools La k , Wi ldwood r=---S Schematic Design Summer 2018 Design Narratives • Architectural ■ Structural • Civil • Landscape • Mechanical • Electrical • Food Service Code Analysis design narratives Architectural Narrative Overview: Federal Way Public Schools Federal Way Public Schools serves approximately 23,000 scholars Kindergarten through Grade 12 in the communities of Federal Way and portions of three other cities, Des Moines, Auburn, and Kent in Washington State. The district has 38 schools, employs over 2,500 staff members, and offers a wide variety of educational opportunities from early childhood to college preparation and specialized schools for alternate learning experiences. FWPS is committed to equity in education, high expectations for all, and partnering with families and the community to ensure that all children achieve their potential. Federal Way Public Schools has established a track record of innovation to ensure that each scholar graduates with the skills and academic knowledge. The district mission statement reads: "In an environment of high expectations, high support, and no excuses, the staff of Federal Way Public Schools will continually learn, lead, utilize data, and collaborate to ensure our scholars have a VOICE, a DREAM, and a BRIGHT FUTURE." Project Description The purpose of the project is to replace three existing elementary schools for Federal Way Public Schools as part of the bond measure passed by voters in November 2017, The guiding principles developed by the Facilities Planning Committee serve as benchmarks for these projects. The guiding principles are advance strategic goals, learner centered, equity of opportunity, personalized environments, sustainability, safety, community connections, aesthetics, and right size for growing communities. The three schools being replaced by this project are Lake Grove Elementary School, Mirror Lake Elementary School, and Wildwood Elementary School. Lake Grove Lake Grove Elementary School is located on an existing 9.44-acre site at 303 Southwest 3O8th Street in Federal Way, Washington. The site is comprised of two relatively flat areas bisected by a significant wooded slope. The large lower area is occupied by the existing school, and the smaller upper area is occupied by grass playfields, which are approximately 30-feet higher in elevation than the school building, The site is served by Southwest 308th Street, a single street running east -west along the north edge of the property. The school is mostly surrounded by single family residential development. A professional office zone (PO) and multifamily zone (RM-1880) are located immediately to the east of the site. A heavily wooded area abuts the site to the south and west. Mirror Lake is roughly two blocks away to the southwest. The school property is zoned residential single family (RS-7.2), with schools being a permitted use. The existing Lake Grove Elementary School currently serves approximately 450 scholars from pre -kindergarten through 5th grade. The existing school was originally built in 1965 with various. additions and modernizations over the years. The school was last remodeled in 1985. The existing facility is comprised of a single -story building with classrooms arranged along a double loaded corridor and two portable classroom buildings. The existing building occupies a significant portion of the buildable area on the lower area. Given the very limited rote y_, ,�w■Y Federal Way Public Schools - Schematic Design 43 """'° Summer 2018 design narratives Architectural Narrative (cont.) site access and limited area to build a new school while the existing school is occupied, the School District has decided that the school will be housed off site during construction. At the time of this publication, the specific location has not yet been determined. Mirror Lake Mirror Lake Elementary School is located on the existing 8.33-acre site at 625 South 314th _ Street in Federal Way, Washington. The entire site is relatively flat or gently sloping to the southwest. The existing school building is located on the eastern half of the site, running north — south. The site is served by South 314th Street to the north and 6th Avenue South to the west; the site also has access to the east to 8th Avenue South. The school is mostly surrounded by single family residential development and several churches and a shelter located to the west of the site. Mirror Lake Park is located a block to the east. The school property is zoned residential single family (RS-7.2), with schools being a permitted use. The existing Mirror Lake Elementary School currently serves approximately 450 scholars from pre -kindergarten through 5th grade. The existing school was originally built in 1957 with various additions and modernizations over the years. The school was last remodeled in 1987. The existing facility is comprised of a single -story building with classrooms arranged along a double loaded corridor and two portable classroom buildings. Given the large open area to the west of the existing school building and the site's multiple street frontages, the School District has determined that the school will remain housed on site during construction. Wildwood Wildwood Elementary School is located on the existing 9.38-acre site at 2405 South 300th Street in Federal Way, Washington. While the site itself is relatively flat or gently sloping, the east, south, and west sides of the site are bordered by dense trees sloping way from the school property. The site is served by South 300th Street, a single street running east -west along the north edge of the property. The school is surrounded by single family residential development with Wildwood Park immediately to the west. Steel Lake is one block away to the south. The school property is zoned residential single family (RS-7.2), with schools being a permitted use. The existing school building occupies the northern half of the site and stretches east to west. The existing Wildwood Elementary School currently serves approximately 600 scholars from pre -kindergarten through 5th grade. The existing school was originally built in 1967 and opened in 1968 with various additions and modernizations over the years. The school was last remodeled in 1991. The existing facility is comprised of a single -story building with classrooms arranged along a double loaded corridor and four portable classroom buildings. Given the very limited site access and limited area to build a new school while the existing school is occupied, the School District has decided that the school will be housed off site during construction. At the time of this publication, the specific location has not yet been determined. A design review committee (DRC) comprised of teachers, staff, and administrators from each school has worked closely with the design team and School District staff to create the direction for the three new elementary schools. An underlining goal has been to develop approaches to the three projects that are "more similar than different" in order to achieve 44 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Architectural Narrative (cont.) efficiencies in the design and construction processes. The DRCs explored site opportunities, educational best practices, and development needs for the elementary school scholars. The DRCs worked with the design team and School District staff to identify specific site and building adjacencies based on the education specification and the school program, which was developed by the Design Oversight Committee (DOC). The site -specific needs will be balanced with the on -going development of the district standards to develop a facility that will support Elementary School educational environments for many years. Primary objectives include providing a safe and welcoming environment, a clearly articulated building and site organization that is easily navigable, design of the site and indoor areas to support use by the community, durable and easily maintainable materials, and flexible instructional spaces that adapt to varying curriculum elements taught throughout the day and can evolve over time. The new Lake Grove and Mirror Lake Elementary Schools will be approximately 62,550 square feet, and Wildwood Elementary School will be approximately 60,250 square feet. The buildings will be built with thirty early learning, primary, and intermediate teaching stations. Additionally, Lake Grove and Mirror Lake Elementary Schools with each have two academic core classrooms. These schools play a strong role in the Federal Way community, and the District plans to update these facilities to continue this presence for current and future generations. The projects are to begin construction in June of 2019 with occupancy in July of 2020. Site Organization The three schools' site improvements include student drop-off areas for those arriving by bus or automobile with dedicated circulation paths and parking for eighty to ninety vehicles. The bus drop-off loops accommodate seven to eight buses. The site plans were developed to enhance school safety and neighborhood traffic patterns by separating bus and service traffic from automobile drop-off traffic. Service access has been located so that service vehicles do not cross student play areas, and these vehicles will remain separate from parent and visitor access and will work efficiently with the bus access. The buildings are located to serve as a buffer between the vehicular access to the sites and the play areas. I"lte rus FEDERAL WAY Federal Way Public Schools - Schematic Design 45 ��nexirc ,_ tt PUBLICSCHOO�LS Summer 2018 2design narratives Architectural Narrative (cont.) Lake Grove The automobile drive for parent and visitor traffic at Lake Grove Elementary School is located off SW 308th Street at the northwest corner of the site aligned with 4th Avenue SW, This drop-off loop is developed to accommodate a long on -site queuing area. The bus and service drive is also off SW 308th Street utilizing the existing curb cut between 3rd Avenue SW and 2nd Avenue SW. Parkin is distributed between a west lot servingvisitors and communily users, and a north lot which will be used primarily by staff. Building service access and the service yard is located off the bus loop. Fire lane access to the rear of the school uses the parent drop-off loop, passing around the southwest corner of the new school building; a firetruck hammerhead turnaround is incorporated into the hard surface play area south of the gym and multi -purpose spaces, The proposed "L" shaped building, like the existing Lake Grove building form, works well to define and contain the south facing play area, situating the play area between two walls of the school, the wooded sloped to the east and the woods to the south. A new accessible route connecting the lower school and play area with the upper playfield is a priority for the school community to increase the use of this site resource, The playfield is proposed to be upgraded to be a synthetic turf field. Mirror Lake The automobile drive for parent and visitor traffic at Mirror Lake Elementary School is located off South 314th Street at the north side of the site at a new curb cut aligned with 7th Avenue South. This drop-off loop is developed to accommodate a long on -site queuing area. The bus and service drive is also off South 314th Street utilizing the existing curb cut approximately 250 feet east of 7th Avenue South. Parking is distributed between a northwest lot, serving visitors and community users, and a northeast lot which will be used primarily by staff. Building service access utilizes the same drive as buses but bypasses the bus loop itself, Fire lane access to the rear of the school uses the bus and service drive, as well as the existing connection to 8th Avenue South via South 315th Street. The fire lane runs along the south side of the building, doubling as hard surface play area; a firetruck hammerhead turnaround is incorporated into the hard surface play area south of the gym and multi -purpose spaces. The "L" shaped building being developed for Lake Grove and Wildwood is modified at Mirror Lake by rotating the music, cafeteria, and gym volume 90-degrees to fit the new building on the site while holding it away from the existing school, which is to remain in operation during construction. The north -south leg of the "L" is oriented along the west property line to serve as a buffer and edge to 6th Ave South. The shape of the building works well to define and contain the south facing play area. The playfield is proposed to be upgraded to be a synthetic turf field. 46 I Federal Way Public Schools - Schematic Design Summer 2018 design narro ives 2 Architectural Narrative (cont.) Wildwood The automobile drive for parent and visitor traffic at Wildwood Elementary School is located off South 300th Street at the northwest corner of the site utilizing an existing curb cut aligned with 24th Place South. This drop-off loop is developed to accommodate a long on - site queuing area. The bus and service drive is also off South 300th Street at the northeast corner of the site utilizing the existing curb cut aligned with 26th Ave South. Parking is distributed between a northwest lot, serving visitors and community users, and a northeast lot which will be used primarily by staff. Building service access utilizes the same drive as buses but bypasses the bus loop itself. Fire lane access to the rear of the school uses the bus and service drive, passing around the southeast corner of the new school building. The fire lane runs along the south and east side of the western classroom wing of the new building, doubling as hard surface play area; a firetruck hammerhead turnaround is located at the south end of the classroom wing. The north -south leg of the "L" is oriented along the west property line to orient many of the classrooms toward the wooded park. The shape of the building works well to define and contain the south facing play area, situating the play area between two walls of the school, the woods to the east and south. The playfield is proposed to be upgraded to be a synthetic turf field. Building Organization Working closely with the Design Review Committees, the orientation and organization of the buildings developed as a response to desired program adjacencies, the goal of generating efficient building layouts that could be similar on each site and be used as a buffer between the vehicular access to the sites and the play areas. Another common priority among the DRCs was the ability to zone the building between the more public community functions, like the gymnasium, multi -purpose and library, and more private academic functions. The DCRs also expressed a strong desire for shared learning areas outside of the classrooms themselves to accommodate flexibility in teaching and learning methodologies. Over the course of several months of exploration with the DRCs and District Staff, the basic organizational scheme of the three buildings emerged as a two-story I," or modified "L" in the case of Mirror Lake Elementary School. A two-story school is being developed to maximize site area and increase efficiency. At each school, the ground floor of one leg of the "L" contains the entry, administration, learning resource center (library), music classroom, multi -purpose, gymnasium and building services. The specific organization of these components are adapted to respond to the individual site nuances. The multi -purpose room, gymnasium, and music classroom, which also serves as a stage, are arranged in the same manner for each school. Acoustical, operable walls separate the music classroom from the multi -purpose room and the multi -purpose room from the gymnasium to provide the opportunity to create a large group gathering and performance space. The kitchen and building services are located adjacent to the multi -purpose room and gymnasium. A covered outdoor play structure is attached to the gymnasium. The classrooms are arranged along a central corridor and organized around shared learning, or break out, spaces. Pre-school, kindergarten and first grade are located on the first floor, and grades second through fifth are located on the second floor. inte ryS FEDERAL WAY Federal Way Public Schools - Schematic Design 47 ✓�e axr re�rurE PUBLIC SCHOOLS -- -�—�-- Summer 2018 2design narratives Architectural Narrative (cont.) Pre-school is located near the main entry to minimize travel for the youngest scholars. Kindergarten through third grade have five classrooms each grouped around the shared learning areas, and fourth and fifth grade have four classrooms each grouped around shared learning areas. Pre-school and kindergarten classrooms have toilet rooms located within their spaces, and larger boys' and girls' toilet rooms are situated centrally between classroom groupings. At the intersection of the two legs of the I," the student services and academic core., housed at Lake Groye and ake Mirror lire i r lly_IQaed_and near the elevator making them convenient and close to most of the classrooms. The student service offices are grouped together to facilitate collaboration and support a "push -in" model of service. Three stairs are evenly distributed through the building to provide convenient locations for vertical circulation and to help alleviate congestion. Lake Grove With the main parent and visitor traffic occurring to the northwest of the building, the administration is located at the northwest corner of the building for visibility and security. The main building entry faces north toward the bus drop-off loop and is located between the administration and the learning resources center. A long entry canopy leads from the automobile drop-off, directing building users to the front door, while providing cover. The main entry has a vestibule that can be secured to direct all visitors through a door into the reception area before access into the school is permitted. The learning resource center, multi -purpose room, and gymnasium are located to the east of the main entry and are positioned to allow extended use of the facility after school hours while keeping the rest of the school closed off. The gymnasium is located to the east near the base of the slope to provide a closer proximity to the upper playfield. A family connections center is located across the corridor from the main entry. Mirror Lake With both the automobile and bus drop-offs occurring to the north of the building, the administration is centrally located for visibility and security. The main building entry faces north and is located between the administration and the multi -purpose room for convenient access to the cafeteria and gymnasium. A long entry canopy directs building users to the front door, while providing cover. The main entry has a vestibule that can be secured to direct all visitors through a door into the reception area before access into the school is permitted. The learning resource center is prominently located on the first floor holding the corner of the "L''; it faces the main automobile drop-off and 6th Avenue South. The learning resource center, multi -purpose room, and gymnasium are located near the front of the school and positioned to allow extended use of the facility after school hours while keeping the rest of the school closed off. A family connections center is located across the corridor from the main entry. The two-story classroom wing is oriented north to south acting as a buffer to 6th Avenue South. 48 I Federal Way Public Schools - Schematic Design l Summer 2018 design narratives Architectural Narrative (cont.) Wildwood With both the automobile and bus drop-offs occurring to the north of the building, the administration is centrally located for visibility and security. The main building entry faces north and is located between the administration and the multi -purpose room for convenient access to the cafeteria and gymnasium. A long entry canopy directs building users to the front door, while providing cover. The main entry has a vestibule that can be secured to direct all visitors through a door into the reception area before access into the school is permitted. The learning resource center is prominently located on the first floor at the intersection of the "L''; it faces the main automobile drop-off and Wildwood Park to the west. The learning resource center, multi -purpose room, and gymnasium are located near the front of the school and positioned to allow extended use of the facility after school hours while keeping the rest of the school closed off. A family connections center is located across the corridor from the main entry. The two-story classroom wing is oriented north to south to take advantage of the Wildwood Park views to the west. Exterior Development The exterior building development reflects the buildings' internal organization and the buildings' relationship to its specific site. The three buildings' material expression is comprised principally of brick masonry veneer, metal panel siding, and storefront glazing assemblies with asphalt composition shingles at sloped roofs and single ply membrane roofing at low slope roofs. The brick veneer is used mainly at the first floor to provide a durable and low maintenance material where it is most needed. At several locations the brick veneer extends full height to balance the composition of the massing and reflect solidity and permanence. The metal panel siding is mainly located at the upper portion of the building to create contrast and provide weather protection while also being durable and low maintenance. A secondary accent metal panel siding is used to break up the scale and to create rhythm, texture, and unique identity to each school. Sloped roofs are being utilized to provide attic space for the mechanical systems and reduce roof maintenance. The sloped roof forms are articulated with dormers or depressions to accommodate louvers for the buildings' mechanical systems and daylight into interior spaces. A long, low canopy with a low slope membrane roof provides cover and expression at the main entries. The siding patterns and roof forms vary at each school to provide individual identity. The massing is based on considerations of the building height limit and the residential context of the neighborhoods where the schools are located. The shared learning areas are expressed on the exterior to provide building identity, bring daylight into these spaces, and express the buildings' rhythm. The multi -purpose and gym volumes are slightly larger, simplified in form, and merge into the massing of the rest of the building by sharing sloped roof forms. The multi -purpose and gym spaces utilize clerestory windows and skylights to bring daylight into the large volumes. The covered play structure is attached to and integrated into the multi -purpose -gym volume. A wall encloses and screens the service yard, which is accessed by architectural metal gates for both vehicles and persons. inte rus tf RA FEDEL WAY Federal Way Public Schools - Schematic Design 49 �xxexirecruec PUBU`5CHOOLS Summer 2018 2design narratives Structural Narrative LAKE GROVE The site for the Lake Grove Elementary School is located in the Federal Way School District, at 303 SW 3081' St, Federal Way, WA. The proposed new structure is a maximum of two -sto- ries above ground level. Building joints separate the proposed new structure into three struc- turally iride pendentstructures. Code Authority The project jurisdiction is the City of Federal Way. New construction will be designed in accordance with the 2015 International Building Code with reference to ASCE 7-10, as amended by the State of Washington and the City of Federal Way. Description of Systems Foundations Conventional spread footings will support the walls and columns for the site. The footings will be founded on either undisturbed suitable native sediments or on structural fill. Existing fill is to be removed and either treated per the geotechnical report or replaced with structural fill. For areas exceeding 4'-0" of fill, consult the geotechnical engineer for applicability of aggregate piers, A geotechnical engineering report was prepared for this project by Associated Earth Scienc- es, Inc, dated June 14, 2018. Slabs -on -grade A 4" thick reinforced concrete slab -on -grade will support the floor loading at typical loca- tions. The steel reinforcing is designed to limit crack width and to provide some load dis- tribution. The slab will be located over a 15 mil vapor barrier over a 4" capillary break over structural fill or suitable native sediments. Floor framing The typical composite floor system consists of 3" normal -weight reinforced concrete over 2-inch ribbed W2 metal decking, 5" inches total thickness. The concrete on metal deck system is supported by a composite steel wide flanged beam system supported by hollow steel section columns. Headed studs will be attached to the steel beam top flange to form the composite floor system. The concrete and steel deck will be used as the horizontal di- aphragm transferring lateral forces generated by wind and earthquake to the lateral force resisting system. Roof Framing The typical roof system consists of 1 %2" metal deck over manufactured steel joists supported by hollow steel section columns. The metal deck will be used as a horizontal diaphragm transferring lateral forces generated from wind and earthquake to the lateral force resisting system. 50 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Structural Narrative (cont.) Lateral Force Resistance The proposed lateral forces resisting systems at the classrooms, administration, library, and LAKE GROVE commons in the academic buildings are Steel Special Concentric Braced Frames (SCBF), which will provide lateral load resistance for the building per ASCE 7-10, Table 12.2-1. The proposed lateral forces resisting system at the gym and multipurpose building is special reinforced masonry shearwalls/bearing walls, which will provide lateral load resistance for the building per ASCE 7-10, Table 12.2-1. Detention Vaults The proposed structural system for stormwater detention vaults consists of 12" thick rein- forced concrete retaining walls, 5" thick reinforced concrete slab -on -grade floor, and hollow core concrete lids. Structural Design Criteria • Live Loads Live load reduction, as permitted by the building code, may be used for beams, girders, col- umns, and foundation design. Roof Live Snow Typical minimum 20 psf Include Drift per ASCE 7-10 calculations Exposure B Minimum flat roof snow load (Pf) 25 psf Ground snow load (Pg) 20 psf Exposure factor (Ce) 1.0 Thermal factor (Ct) 1.0 Snow importance factor (Is) 1.1 Floor Live Classrooms 40 psf Offices 50 psf Library at reading room 60 psf Library at perimeter book stacks 400 plf Assembly area including band/choir/orchestra 100 psf Corridors above first floor 80 psf All other corridors 100 psf Stairs 100 psf Light storage (non -reducible) 125 psf Mechanical/electrical rooms 125 psf or actual weight of units Gym mechanical/electrical rooms 150 psf or actual weight of units rte��'.`�j rus FEDERALWAV Federal Way Public Schools - Schematic Design 51 .J� y E _, PUBLICSCHDOLS Summer 2018 - UC SCHOOLS 2design narratives Structural Narrative (cont.) Y Dead Loads LAKE GROVE Roof Dead 1 %2" type B roof deck 3.0 psf Beams/girders 6.0 psf Roofing/insulation 6.0 psf Mech/elect/plumbing 3.0 psf coilim misc 2.0 total 20.0 psf Floor Dead 2" type W2 floor deck 2/ 3" concrete 51.0 psf Beams/girders 10,0 psf Flooring 4.0 psf Mech/elect/plumbing 10.0 psf Ceiling, mist 5.0 Qsf total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Mist 5.0 W-f total 45.0 psf Wall Dead Curtainwall/windows 10.0 psf Metal studs w/ sheathing & metal panel cladding 15.0 psf Metal studs w/ sheathing & 4" brick cladding 50.0 psf • Lateral Loads Seismic Wind Occupancy category Site class C Ss 1.309 S1 0.502 SDS 0.873 Fa 1.000 Fv Seismic design category 1.300 D Seismic importance factor (Id 1.25 Basic wind speed (gust, V) 115 mph Wind Directionality factor (Kd) 0.85 Exposure category B Topographic factor (Kn) 1.0 Gust effect factor 0.85 Enclosure classification Enclosed Internal pressure coefficient (GCP) +/- 0.18 52 I Federal Way Public Schools - Schematic Design Summer 2018 design norrafives2 Structural Narrative (cont.) • Foundations and Soils LAKE GROVE Allowable bearing pressure Undisturbed native soils 5000 psf Compacted structural fill atop compacted native soils 3500 psf Equivalent Fluid Horizontal Pressure Free to yield 55 pcf Fully restrained (walls with sloped backfill) 75 pcf Seismic Surcharge Free to yield 5H psf Fully restrained 1 OH psf Passive Resistance and Friction Factors Passive equivalent fluid pressure 250 pcf Coefficient of friction 0.30 • Materials Specifications and Strengths Concrete Concrete on metal decks f'c = 4000 psi Structural slabs on grade f'c = 4000 psi Concrete foundation walls f'c = 4000 psi Spread footings, wall footings f'c = 4000 psi Misc concrete, curbs, sidewalks f'c = 3000 psi Concrete Masonry Units 8" CMU walls f'm =1900 psi 12" CMU walls f'm =1900 psi Reinforcing Steel Reinforcing steel ASTM A 615, Grade 60 Welded Rebar, Threaded Rebar ASTM A 706, Grade 60 Deformed Welded Wire Fabric ASTM A 497 Deformed Bar Anchors by Nelson Stud Welding, Inc Structural Steel Wide Flange Shapes ASTM A992, Grade 50 Pipe ASTM A53, Grade B Hollow Structural Sections ASTM A500, Grade B Angles, Channels ASTM A36 Plates ASTM A572, Grade 50 Bolts ASTM F1852 Threaded Rods ASTM A36 Anchor Rods in Concrete ASTM F1554 Welding Electrodes ASTM E70XX Headed Shear Studs ASTM A108 i me rus FBBUC CHOO Federal Way Public Schools - Schematic Design 53 9..�tl„ r... PUBLIC SCHOOLS Summer2018 2design narratives Structural Narrative (cont.) Metal Deck Type W Floor Deck and Type B Roof Deck, ASTM A653 — SS Grade 33 (minimum) LAKE GROVE with minimum yield strength of 38 ksi. Zinc coated per ASTM A653, G60 for interi- or, G90 for exterior. At all floor deck supports provide 3/4" diameter headed studs at 12" on center. Fasten roof deck sidelaps at 12" on center maximum spacing with interlock punch, Fasten roof deck at supports with 5/8" diameter puddle welds in each flute and at 12" on center maximum spacing parallel to flutes. + Inspection and Testing Special Inspection Concrete Concrete masonry units Reinforcing steel Welding Drilled in bolting High strength bolting Soil compaction for structural fill Seismic Resistance System Materials Testing Cylinder Strength Concrete Slump Concrete Air Content Soil Compaction Codes and References International Code Council (ICC) International Building Code 2015 (IBC) ASTM C-39 ASTM C-143 ASTM C-231, ASTM C-173, ASTM C-138 ASTM D-2922 American Society of Civil Engineers (ASCE) Minimum Design Loads for Buildings and other structures (ASCE 7-10) American Concrete Institute (ACI) Building Code Requirements for Reinforced Concrete (ACI 318-11) Building Code Requirements for Masonry Structures (ACI 530-11) American Institute of Steel Construction (AISC) Manual of Steel Construction —14t' Edition — LRFD Specification for structural Steel Buildings (AISC 360-10) Seismic Provisions for Structural Steel Buildings (AISC 341-10) American Society for Testing Materials (ASTM) ASTM Standards in Building Codes American National Standards Institute (ANSI) ANSI A17.1 American National Standard Safety Code, for Elevators, Dumbwaiters, Escalators and Moving Stairs 54 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Structural Narrative (cont.) MIRROR LAKE MIRROR LAKE The site for the Mirror Lake Elementary School is located in the Federal Way School District, at 625 S 314th St, Federal Way, WA. The proposed new structure is a maximum of two - stories above ground level. Building joints separate the proposed new structure into three structurally independent structures. Code Authority The project jurisdiction is the City of Federal Way. New construction will be designed in accordance with the 2015 International Building Code with reference to ASCE 7-10, as amended by the State of Washington and the City of Federal Way. Description of Systems Foundations Conventional spread footings will support the walls and columns for the site. The footings will be founded on either undisturbed suitable native sediments or on structural fill. Existing fill is to be removed and either treated per the geotechnical report or replaced with structural fill. For areas exceeding 4'-0" of fill, consult the geotechnical engineer for applicability of aggregate piers. A geotechnical engineering report was prepared for this project by Associated Earth Sciences, Inc, dated June 06, 2018. Slabs -on -grade A 4" thick reinforced concrete slab -on -grade will support the floor loading at typical locations. The steel reinforcing is designed to limit crack width and to provide some load distribution. The slab will be located over a 15 mil vapor barrier over a 4" capillary break over structural fill or suitable native sediments. Floor Framing The typical composite floor system consists of 3" normal -weight reinforced concrete over 2-inch ribbed W2 metal decking, 5" inches total thickness. The concrete on metal deck system is supported by a composite steel wide flanged beam system supported by hollow steel section columns. Headed studs will be attached to the steel beam top flange to form the composite floor system. The concrete and steel deck will be used as the horizontal diaphragm transferring lateral forces generated by wind and earthquake to the lateral force resisting system. Roof Framing The typical roof system consists of 1%" metal deck over manufactured steel joists supported by hollow steel section columns. The metal deck will be used as a horizontal diaphragm transferring lateral forces generated from wind and earthquake to the lateral force resisting system. rte rus FEOERALWAY Federal Way Public Schools - Schematic Design 55 �,.,„„E„„„¢ !L LICSCHTLS Summer 2018 ----1 -- - 2design narratives Structural Narrative (cont.) Lateral Force Resistance The proposed lateral forces resisting system at the gym and multipurpose building is special MIRROR LAKE reinforced masonry shearwalls/bearing walls, which will provide lateral load resistance for the building per ASCE 7-10, Table 12.2-1. Detention Vaults The proposed structural system for stormwater detention vaults consists of 12" thick reinforced concrete retaining walls, 5" thick reinforced concrete slab -on -grade floor, and hollow core concrete lids. Structural Design Criteria • Live Loads Live load reduction, as permitted by the building code, may be used for beams, girders, columns, and foundation design. Roof Live Snow Typical minimum 20 psf Include Drift per ASCE 7-10 calculations Exposure g Minimum flat roof snow load (Pf) 25 psf Ground snow load (Pg) 20 psf Exposure factor (Ce) 1.0 Thermal factor (Ct) 1.0 Snow importance factor (Is) 1.1 Floor Live Classrooms 40 psf Offices 50 psf Library at reading room 60 psf Library at perimeter book stacks 400 plf Assembly area including band/choir/orchestra 100 psf Corridors above first floor 80 psf All other corridors 100 psf Stairs 100 psf Light storage (non -reducible) 125 psf Mechanical/electrical rooms 125 psf or actual weight of units Gym mechanical/electrical rooms 150 psf or actual weight of units 56 j Federal Way Public Schools - Schematic Design I Summer 2018 { design narratives Structural Narrative (cont.) • Dead Loads Roof Dead MIRROR LAKE 1 %2" type B roof deck 3.0 psf Beams/girders 6.0 psf Roofing/insulation 6.0 psf Mech/elect/plumbing 3.0 psf Ceiling. misc 2.0 osf total 20.0 psf Floor Dead 2" type W2 floor deck 2/ 3" concrete 51.0 psf Beams/girders 10.0 psf Flooring 4.0 psf Mech/elect/plumbing 10.0 psf Ce#ling, misc 5.0 pst total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Misc 5.0 psf total 45.0 psf Wall Dead Curtainwall/windows 10.0 psf Metal studs w/ sheathing & metal panel cladding 15.0 psf Metal studs w/ sheathing & 4" brick cladding 50.0 psf • Lateral Loads Seismic Wind i Itegrus u^F Ffinkgri, WAY augur SCHOOLS Occupancy category Site class C SS 1,301 S1 0.499 SDS 0.867 Fa 1.000 Fv 1.301 Seismic design category D Seismic importance factor (le) 1.25 Basic wind speed (gust, V) 115 mph Wind Directionality factor (Kd) 0.85 Exposure category B Topographic factor (KA) 1.0 Gust effect factor 0.85 Enclosure classification Enclosed Internal pressure coefficient (GCpi) +/- 0.18 Federal Way Public Schools - Schematic Design 57 Summer 2018 2design narratives Structural Narrative (cont.) s Foundations and Soils MIRROR LAKE Allowable bearing pressure Undisturbed native soils 3500 psf Compacted structural fill atop compacted native soils 3500 psf Allowable 1/3 increase for wind and seismic Equivalent Fluid Horizontal Pressure Free to yield 35 pcf Fully restrained (walls with sloped backfill) 50 pcf Seismic Surcharge Free to yield 5H psf Fully restrained 10H psf Passive Resistance and Friction Factors Passive equivalent fluid pressure 250 pcf Coefficient of friction 0.30 • Materials Specifications and Strengths Concrete Concrete on metal decks f'c = 4000 psi Structural slabs on grade f'c = 4000 psi Concrete foundation walls f c = 4000 psi Spread footings, wall footings f'c = 4000 psi Misc concrete, curbs, sidewalks f'c = 3000 psi Concrete Masonry Units 8" CMU walls f'm =1900 psi 12" CMU walls f'm =1900 psi Reinforcing Steel Reinforcing steel ASTM A 615, Grade 60 Welded Rebar, Threaded Rebar ASTM A 706, Grade 60 Deformed Welded Wire Fabric ASTM A 497 Deformed Bar Anchors by Nelson Stud Welding, Inc Structural Steel Wide Flange Shapes ASTM A992, Grade 50 Pipe ASTM A53, Grade B Hollow Structural Sections ASTM A500, Grade B Angles, Channels ASTM A36 Plates ASTM A572, Grade 50 Bolts ASTM F1852 Threaded Rods ASTM A36 Anchor Rods in Concrete ASTM F1554 Welding Electrodes ASTM E70XX Headed Shear Studs ASTM A108 58 I Federal Way Public Schools - Schematic Design Summer 2018 design narrofives2 Structural Narrative (cont.) Metal Deck MIRROR LAKE Type W Floor Deck and Type B Roof Deck, ASTM A653 — SS Grade 33 (minimum) with minimum yield strength of 38 ksi. Zinc coated per ASTM A653, G60 for interior, G90 for exterior, At all floor deck supports provide 3/4" diameter headed studs at 12" on center. Fasten roof deck sidelaps at 12" on center maximum spacing with interlock punch. Fasten roof deck at supports with 5/8" diameter puddle welds in each flute and at 12" on center maximum spacing parallel to flutes. • Inspection and Testing Special Inspection Concrete Concrete masonry units Reinforcing steel Welding Drilled in bolting High strength bolting Soil compaction for structural fill Seismic Resistance System Materials Testing Cylinder Strength Concrete Slump Concrete Air Content Soil Compaction Codes and References International Code Council (ICC) International Building Code 2015 (IBC) ASTM C-39 ASTM C-143 ASTM C-231, ASTM C-173, ASTM C-138 ASTM D-2922 American Society of Civil Engineers (ASCE) Minimum Design Loads for Buildings and other structures (ASCE 7-10) American Concrete Institute (ACI) Building Code Requirements for Reinforced Concrete (ACI 318-11) Building Code Requirements for Masonry Structures (ACI 530-11) American Institute of Steel Construction (AISC) Manual of Steel Construction —14th Edition — LRFD Specification for structural Steel Buildings (AISC 360-10) Seismic Provisions for Structural Steel Buildings (AISC 341-10) American Society for Testing Materials (ASTM) ASTM Standards in Building Codes American National Standards Institute (ANSI) ANSI A17.1 American National Standard Safety Code, for Elevators, Dumbwaiters, Escalators and Moving Stairs rote rus r(�jn FEOERALWAY Federal Way Public Schools - Schematic Design I 59 �vvcv�rvcruvv I#\■ PUBLIC 9LiC 5_ HOWLS ))M Summer 2018 . 2design narratives Structural Narrative (cont.) WILDWOOD WILDWOOD The site for the Wildwood Elementary School is located in the Federal Way School District, at 2405 S 3O0t" St, Federal Way, WA. The proposed new structure is a maximum of two -stories above ground level. Building joints separate the proposed new structure into three structural- ly independent structures. _ - — Code-Autkorf#y - - - — - - - - — - - - - The project jurisdiction is the City of Federal Way. New construction will be designed in accordance with the 2015 International Building Code with reference to ASCE 7-10, as amended by the State of Washington and the City of Federal Way. Description of Systems Foundations Conventional spread footings will support the walls and columns for the site. The footings will be founded on either undisturbed suitable native sediments or on structural fill. Existing fill is to be removed and either treated per the geotechnical report or replaced with structural fill. For areas exceeding 4'-0" of fill, consult the geotechnical engineer for applicability of aggregate piers. A geotechnical engineering report was prepared for this project by Associated Earth Scienc- es, Inc, dated June 06, 2018. Slabs -on -grade A 4" thick reinforced concrete slab -on -grade will support the floor loading at typical loca- tions. The steel reinforcing is designed to limit crack width and to provide some load dis- tribution. The slab will be located over a 15 mil vapor barrier over a 4" capillary break over structural fill or suitable native sediments. Floor Framing The typical composite floor system consists of 3" normal -weight reinforced concrete over 2-inch ribbed W2 metal decking, 5" inches total thickness. The concrete on metal deck system is supported by a composite steel wide flanged beam system supported by hollow steel section columns. Headed studs will be attached to the steel beam top flange to form the composite floor system. The concrete and steel deck will be used as the horizontal di- aphragm transferring lateral forces generated by wind and earthquake to the lateral force resisting system. Roof Framing The typical roof system consists of 1%" metal deck over manufactured steel joists supported by hollow steel section columns. The metal deck will be used as a horizontal diaphragm transferring lateral forces generated from wind and earthquake to the lateral force resisting system. 60 1 Federal Way Public Schools - Schematic Design Summer 2018 design narrotives Structural Narrative (cont.) Lateral Force Resistance The proposed lateral forces resisting systems at the classrooms, administration, library, and WILDWOOD commons in the academic buildings are Steel Special Concentric Braced Frames (SCBF), which will provide lateral load resistance for the building per ASCE 7-10, Table 12.2-1. The proposed lateral forces resisting system at the gym and multipurpose building is special reinforced masonry shearwalls/bearing walls, which will provide lateral load resistance for the building per ASCE 7-10, Table 12.2-1. Detention Vaults The proposed structural system for stormwater detention vaults consists of 12" thick rein- forced concrete retaining walls, 5" thick reinforced concrete slab -on -grade floor, and hollow core concrete lids. Structural Design Criteria • Live Loads Live load reduction, as permitted by the building code, may be used for beams, girders, col- umns, and foundation design. Roof Live Typical minimum 20 psf Snow Include Drift per ASCE 7-10 calculations Exposure B Minimum flat roof snow load (Pf) 25 psf Ground snow load (Pg) 20 psf Exposure factor (Ce) 1.0 Thermal factor (Ct) 1.0 Snow importance factor (Is) 1.1 Floor Live Classrooms 40 psf Offices 50 psf Library at reading room 60 psf Library at perimeter book stacks 400 pif Assembly area including band/choir/orchestra 100 psf Corridors above first floor 80 psf All other corridors 100 psf Stairs 100 psf Light storage (non -reducible) 125 psf Mechanical/electrical rooms 125 psf or actual weight of units Gym mechanical/electrical rooms 150 psf or actual weight of units Iplt2 fUS FWERAL WAY Federal Way Public Schools - Schematic Design 1 61 �'°`"" ... METnU" Summer 2018 2 2design narratives Structural Narrative (cont.) • Dead Loads WILDWOOD Roof Dead 1 %" type B roof deck 3.0 psf Beams/girders 6.0 psf Roofing/insulation 6.0 psf Mech/elect) lug mbing _ _ _ 3.0 dsf_ Ceiling. misc 2.0 o5f total 20.0 psf Floor Dead 2" type W2 floor deck 2/ 3" concrete 51.0 psf Beams/girders 10.0 psf Flooring 4.0 psf Mech/elect/plumbing 10.0 psf Ceiling, misc 5.0 Oaf total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Mist 5 0 Uf total 45.0 psf Wall Dead Curtainwall/windows 10.0 psf Metal studs w/ sheathing & metal panel cladding 15.0 psf Metal studs w/ sheathing & 4" brick cladding 50.0 psf • Lateral Loads Seismic Wind Occupancy category Site class C Ss 1.301 S1 0.497 SpS 0.868 Fa 1.000 F, Seismic design 1.303 category D Seismic importance factor (Id 1.25 Basic wind speed (gust, \� 115 mph Wind Directionality factor (K) 0.85 Exposure category B Topographic factor (Krt) 1.0 Gust effect factor 0.85 Enclosure classification Enclosed Internal pressure coefficient (GCpj) +/- 0.18 62 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Structural Narrative (cont.) • Foundations and Soils WILDWOOD Allowable bearing pressure Undisturbed native soils 5000 psf Compacted structural fill atop compacted native soils 3500 psf Equivalent Fluid Horizontal Pressure Free to yield 35 pcf Fully restrained (walls with sloped backfill) 50 pcf Seismic Surcharge Free to yield 5H psf Fully restrained 10H psf Passive Resistance and Friction Factors Passive equivalent fluid pressure 250 pcf Coefficient of friction 0.30 ■ Materials Specifications and Strengths Concrete Concrete on metal decks f'c = 4000 psi Structural slabs on grade f'c = 4000 psi Concrete foundation walls f'c = 4000 psi Spread footings, wall footings f'c = 4000 psi Misc concrete, curbs, sidewalks f'c = 3000 psi Concrete Masonry Units 8" CMU walls f'm =1900 psi 12" CMU walls f'm =1900 psi Reinforcing Steel Reinforcing steel ASTM A 615, Grade 60 Welded Rebar, Threaded Rebar ASTM A 706, Grade 60 Deformed Welded Wire Fabric ASTM A 497 Deformed Bar Anchors by Nelson Stud Welding, Inc Structural Steel Wide Flange Shapes ASTM A992, Grade 50 Pipe ASTM A53, Grade B Hollow Structural Sections ASTM A500, Grade B Angles, Channels ASTM A36 Plates ASTM A572, Grade 50 Bolts ASTM F1852 Threaded Rods ASTM A36 Anchor Rods in Concrete ASTM F1554 Welding Electrodes ASTM E70XX Headed Shear Studs ASTM A108 rtegrusr ee FEDERAL WAY FALICSCHOCLs Federal Way Public Schools - Schematic Design 63 Summer 2018 2design narratives Structural Narrative (cont.) Metal Deck Type W Floor Deck and Type B Roof Deck, ASTM A653 — SS Grade 33 (minimum) WILDWOOD with minimum yield strength of 38 ksi. Zinc coated per ASTM A653, G60 for interi- or, G90 for exterior. At all floor deck supports provide 3/4" diameter headed studs at 12" on center. Fasten roof deck sidelaps at 12" on center maximum spacing with interlock punch. Fasten roof deck at su ports with 5/8" diameter puddle welds in each flute and at 12" on center maximum spacing parallel to flutes. • Inspection and Testing Special Inspection Concrete Concrete masonry units Reinforcing steel Welding Drilled in bolting High strength bolting Soil compaction for structural fill Seismic Resistance System Materials Testing Cylinder Strength Concrete Slump Concrete Air Content Soil Compaction Codes and References International Code Council (ICC) International Building Code 2015 (IBC) ASTM C-39 ASTM C-143 ASTM C-231, ASTM C-173, ASTM C-138 ASTM D-2922 American Society of Civil Engineers (ASCE) Minimum Design Loads for Buildings and other structures (ASCE 7-10) American Concrete Institute (ACI) Building Code Requirements for Reinforced Concrete (ACI 318-11) Building Code Requirements for Masonry Structures (ACI 530-11) American Institute of Steel Construction (AISC) Manual of Steel Construction —14t' Edition — LRFD Specification for structural Steel Buildings (AISC 360-10) Seismic Provisions for Structural Steel Buildings (AISC 341-10) American Society for Testing Materials (ASTM) ASTM Standards in Building Codes American National Standards Institute (ANSI) - ANSI A17.1 American National Standard Safety Code, for Elevators, Dumbwaiters, Escalators and Moving Stairs 64 I Federal Way Public Schools - Schematic Design J Summer 2018 Civil Narrative LAKE GROVE Site Overview This project is for the replacement of Lake Grove Elementary School, which is part of the Federal Way Public Schools district. The site is currently developed with the existing one- story, 41,820 sf main school building, two on -site portables, parking lots, and associated play areas and fields. All of these existing on -site structures will be demolished and the site will be redeveloped with a new 56,600 sf Pre-K through 5th grade elementary school facility. Other site improvements will include new site parking, bus loading and parent drop-off/pick-up zones, and play areas and fields. The site resides within a predominantly residential neighborhood on an approximately 9.43- acre parcel (parcel number; 0721049180) located at 303 SW 308th Street in Federal Way, Washington. The school property is bound by SW 308th Street to the north; both a medical clinic and a multifamily residential property to the east with 1 st Avenue S beyond; single- family residences and a densely forested area to the south; and relatively concentrated areas of trees and vegetation to the west with single-family residences beyond. The existing school building and associated parking and outdoor play areas occupy the majority of the central and western portions of the overall site, and the playfields encompass the entire eastern half of the school property. Current vehicular access to the site is via SW 3O8th Street directly adjacent to the north of the school site. Four driveway access points along SW 3O8th Street provide ingress and egress access to and from the site. The easternmost driveway accommodates egress access, and the driveway located at approximately the midpoint of the school property and directly across from 3rd Avenue SW provides ingress access to the site. The third access point provides ingress access only, and the fourth westernmost access driveway, which abuts the western boundary line of the school property, provides both ingress and egress access. Topographically, the overall site generally slopes from northeast to southwest from a high elevation point of approximately 395 feet in the northeast corner of the site. However, within the specific vicinity of the existing school building the topography is relatively flat with minimal, if any, grade difference. Additionally, a vegetated ridge line, which represents the most steeply sloped area on the site, separates the school building and associated parking and play areas from the higher elevation playfields to the east. According to soil data obtained from the USDA Web Soil Survey, soils on the site consist primarily of Alderwood gravelly sandy loam, 0 to 8 percent slopes (AgB). Furthermore, based on preliminary findings deduced from geotechnical explorations conducted on the site, subsurface soils are comprised of fill soils underlain by dense lodgement till, Vashon advance outwash, and transitional Vashon lodgement till/advance outwash. Overall, these soil types are considered to have low permeability, and thus, not suitable for infiltration. Based on City of Federal Way critical areas mapping, there are no critical areas designated on, or in close proximity to the site. Y1tegryS FMIRAL WOW Federal Way Public Schools - Schematic Design I 65 `�""`"""'""` PSUCSch0015 Summer 2018 2design narratives Civil Narrative (cont,) The proposed building location is relatively in the same vicinity on the site as that of the existing school facility; however, in the proposed conditions, the building has been shifted LAKE GROVE further south. Two of the four existing vehicular access driveways for the site will removed in the proposed conditions, ultimately, creating two main vehicular ingress/egress access points. The existing parking areas and associated drive aisles located to the north and west of the school building will remain, but expanded and improved with new access, circulation, and parilkilno lot layout eon%urations. A dedicated fire lane, accessible via an entryway at the southeast corner of the westerly parking area, will run around the south side of the school building. The playfields occupying the entire eastern portion of the school properly will remain on the proposed site with improvements including a new layout and subsurface drainage system. The existing hard and soft surface play areas will be moved southeast of the current location on the site in order to accommodate the new school building footprint. The proposed new hard and soft surface play areas and covered play area will be concentrated on the south side of the east wing of the proposed building. Permitting The City of Federal Way is the governing permitting agency for clearing, grading, storm drainage, erosion control, and right-of-way improvements. The Lakehaven Water and Sewer District will have jurisdictional oversight for permitting related to water and sewer utilities. Site Demolition The existing school building, portable structures, parking lots, play areas and walkways will be demolished for the construction of the proposed improvements. It is anticipated that the utilities located below the proposed building footprint will be removed in their entirety to facilitate construction of the new building. Utilities no longer required and/or are outside the building footprint area, but within the development area, may be abandoned in place or removed as necessary to construct the new elementary school facility. Utilities that are required to remain active during and/or after construction will be re-routed as necessary or protected in -place during construction. Trees that will be impacted by the proposed improvements will be removed, and existing trees on the site not subject to impacts resulting from the proposed development will be retained to the extent feasible. Temporary Erosion and Sedimentation Control (TESC) The TESC system will be designed in accordance with the City of Federal Way erosion control requirements, in addition to, the 2016 KCSWDM and the Department of Ecology Construction Stormwater Pollution Prevention Plan (SWPPP). TESC facilities will include at a minimum: stabilized construction entrance, silt fencing, catch basin inserts, interceptor swales, sediment ponds or tanks, and other miscellaneous sediment control facilities. The existing pavement will likely be used for stabilized construction access and staging until such time as it needs to be removed for construction of the proposed improvements. A temporary sediment settling tank will be used for sediment control. The construction documents will include the requirements for the contractor to manage the construction site in accordance with BMPs. This will include marking the clearing limits; limiting the site area that is exposed and stabilizing exposed areas with mulch or other approved measures; protecting slopes; and managing any water from construction dewatering. 66 I Federal Way Public Schools - Schematic Design j Summer 2018 design narratives Civil Narrative (cont.) Site Access, Parking, and Off -Site Improvements LAKE GROVE The existing vehicular access points, site circulation patterns, and parking lot layouts will be modified and reconfigured for the new school development. In order to accommodate these site improvements, the proposed school building will be set back further south on the site. Additionally, the new school building footprint and layout further provide allottable site area for constructing the proposed enhancements to the on -site parking and drive access areas. Vehicular access will be provided by two primary ingress/egress access driveways off of SW 308th Street. The locations of these two access points have been maintained from the existing conditions. The easternmost access driveway will primarily be used for bus loading and service access, while the westernmost access driveway will serve as an entry point for parent pick-up/drop-off. Fire access to the south side of the school building will be provided from the westerly parking lot area via a dedicated entryway at the southwest corner of the lot. Improved vehicular circulation patterns designed for the proposed on -site parking areas include a one-way drive aisle for the parent drop-off/pick-up zone. At this stage in the design process, a vehicular circulation pattern for the bus loading zone has not been defined. Improvements to the parking areas include reconfigured circulation patterns and parking stall layouts, increased parking stall accommodations, ADA accessible parking stalls, and pedestrian walkway from parking areas to the school entrance. The easterly parking lot will provide 60 straight parking stalls and direct access from the north to the main entryway of the new school facility. The westerly parking lot will be comprised of 24 angled parking stalls with access to the school from the west side of the new building. ADA accessible stalls for automobiles are proposed for both parking areas, and additionally, the westerly parking lot will also accommodate one ADA accessible stall for vans. Furthermore, wheel stops are proposed for all designed on -site parking stalls. Off -Site Improvements Summary The existing frontage on South 308th St is a Minor Collector per City of Federal Way, Comprehensive Plan, Map III-3, "Functional Classification of Existing and Planned Streets." Per Map III-4, "Cross Section Application by Street", South 300th St is classified as section S. Per Appendix III -A, section S requires a 60-foot ROW (30' half),10' drive lane, 8' parking lane, 4' planter strip and 5' sidewalk. The near side of the street would be widened from existing 8' to 18'. In front of the playfield, the curb line will be close to the existing extruded curb. rnte Ey FEDERAL WAY Federal Way Public Schools - Schematic Design 67 ��ecx�rrs roar PUBLIC 5CH004S ------- Summer 2018 2design narratives Civil Narrative (cont.) Existing Conditions. West of Site: 30 ' half -ROW width, 21 roadway, 6' walkway with raised curb. Parking LAKE GROVE is not signed, but there is no space to park. Speed bumps and regulated school speed zones are in place. ■ Adjacent to Site - West Side: Half -ROW width is 30'. 32' roadway width (23' on far side, 10' on near side), 10' parking lane and 12' gravel shoulder on near side. The centerline of the ROW is commensurate with the near side white line. Maximum grade is 12% up to the east. Adjacent to Site - Adjacent to the Upper Field: 42' roadway width includes parking lane, extruded concrete curb, plus 7' walkway on near side. Maximum grade is 8% up to the east. ■ East of Site - Franciscan Medical Clinic: Half -ROW width is 30', roadway is 42' wide, curb and gutter, I' wide planter, 5' concrete sidewalk. No parking permitted; though there is a parking lane. Proposed Conditions Limited frontage improvements are planned for SW 308th Street, which sits directly adjacent to the north of the school properly, Currently, the existing portion of SW 308th Street fronting the school site is partially developed. Proposed frontage improvements will be restricted to the south side of the street and include standard elements consisting of drive lane, parking lane, planter strip and sidewalk. In order to meet ADA compliance requirements, code compliant ADA ramps will be provided at the curbs across from 2nd, 3rd and 4th Avenues. The eastern entrance is proposed as a concrete driveway per City code. The City standard separation is 150-feet from an intersection; however, the driveway is proposed at 90-feet. This either needs to be increased or a variance applied with the City. At this time, we are intending to review this location with the City. Grading The finished floor elevation for the proposed school building is 352. New grading is proposed for various areas of the site. The easterly driveway will slope down at approximately 10.0% into the bus drop-off/pick-up zone and associated parking area, while the westerly driveway will slope down at approximately 4% into the corresponding parent drop-off/pick-up zone and parking area. Both the easternmost and westernmost parking areas will generally slope towards the central landscaped "islands" that will be sited with sand filter systems. Slopes for the eastern parking area will vary between 5.5% and 1 % and the western parking area will be graded with slopes ranging between 5% and 1.5%. The hard surface play area will slope to the south at approximately 1.5%, and the playfields will slope south-southeast at approximately 2%. Four retaining walls are proposed for the site including at the southwest corner of the parent drop-off/pick-up zone and associated parking area; on the west and south sides of the fire lane; at the northeast corner of the hard surface play area; and on the north side of the bus drop-off zone and associated parking area. Per the preliminary geotechnical report, existing on -site fill soils (3 -18' BGS) are not suitable for the purpose of foundation support and will most likely require mitigation for pavement and slab -on -grade support. A combination of over -excavation, special foundation design and mitigation at pavement and slab -on -grade areas will be required. 68 ! Federal Way Public Schools - Schematic Design j Summer 2018 - design narratives Civil Narrative (cont.) Storm Drainage and Drainage Code Requirements LAKE GROVE The stormwater design will be developed in compliance with the 2016 King County Stormwater Design Manual (KCSWDM) as adopted by the City of Federal Way, as well as the City's Addendum to the 2016 KCSWDM dated January 8, 2017. The site is located within the Lower Puget Sound drainage basin, which ultimately discharges to the Puget Sound. Stormwater runoff in the existing condition is collected in catch basins on site and conveyed to a catch basin in the southwest corner of the project site. From there, stormwater flows south and then west to ultimately discharge into Puget Sound. In the developed condition, this downstream course will not be altered. Since the existing impervious surface coverage for the site is 35.75%, the project meets the 35% threshold requirement to classify as a "redevelopment." Additionally, water quality treatment is required for all pollution generating impervious surfaces, and the project must also comply with jurisdictional flow control requirements. Soil conditions in the site area are not conducive to infiltration, eliminating options to use bioretention facilities or permeable pavement to mitigate stormwater runoff from the site. Since on -site infiltration is infeasible, the stormwater management strategy for water quality treatment and flow control will encompass the use of large sand filter systems and detention facilities. The site resides within a City designated Enhanced Basic Water Quality Treatment area. In order to meet this level of required treatment, three sand filter facilities are proposed for various areas of the site to treat runoff from target pollution generating impervious surfaces such as the parking lots, drive aisles, service areas, and synthetic turf field. Two sand filters are proposed for the central landscaped "islands" of both parking lot areas. Based on current modeling calculations the dimensions of these proposed two on -site sand filter systems are as follows: Sand Filter #1 (westernmost parking area): 1,482 SF —1.5' Depth Sand Filter #2 (easternmost parking area): 1,764 SF —1.5' Depth A third sand filter system is also proposed to be sited in the southwestern portion of the playfield area. This sand filter is discussed further below. The site is also located within a designated Flood Problem Flow Control Area. To address this level of required flow control, a detention facility is currently proposed to be located under the westernmost parking lot area. Based on current sizing, this detention vault will be 175' x 45' x 3' and have a volume capacity of 26,000 cubic feet. An equivalent facility was sized using 311 StormTech SC-740 chambers. A second detention vault is proposed under the open lawn area located adjacent to the south of the school facility. Sizing for this vault is currently 110' x 75' x 3' with a volume capacity of 18,000 cubic feet. An equivalent facility was sized using 204 StormTech SC-740 chambers. Additionally, per the Geotechnical Report recommendation footing drains, consisting of perforated pipe surrounded by clean crushed rock, will be installed around the entire new building footing as well as wall footing. The footing drain will connect to the new storm drainage system. Cleanouts will be provided at approximately 100' on center. 71te rus FEDERAL WAY Federal Way Public Schools - Schematic Design 169 ��naxir[ ,_ PUBLIC PUBLIC —H-- Summer 2018 design narratives Civil Narrative (cont.) SOW Playfields: Stormwater Mitigation Design and Requirements LAKE GROVE The existing playfields occupying the entire eastern portion of the school property will remain in the proposed conditions and improved as a part of the redevelopment with a new field design, layout, and subsurface drainage system. Proposed civil improvements for the field will include incorporating stormwater mitigation measures and grading modifications into the new overall field design to meet_juriShcctional .0quireme-n_-t5far water��ality treat, ntari flow control (detention). The overall drainage approach for the playfield improvements will be developed and designed to accommodate planned synthetic turf surfacing. As previously mentioned for water quality treatment, the third proposed sand filter system for the site is for the playfield. Currently, the design proposes a 3,750 SF —1.5' Depth sand filter system within the far eastern portion of the field. Stormwater mitigation strategies for detention include utilizing the sub -grade beneath the fields as detention, with a connection to a flow control structure. The estimated detention volume for this system is 17,000 CF. Sanitary Sewer Existing Conditions The site is within the Lakehaven Water & Sewer District service area. Wastewater flow from the existing school is conveyed to an on -site lift station located in the southwest corner of the property. It is our understanding it was installed recently and is operating as planned. We do not have as -built plans, so we do not know the size, capacity, plumbing, power or telecommunications connection, or whether or not it has a supplemental wet well. From the lift station, wastewater is discharged off -site into the public sewer system via a force main that, per Lakehaven Water & Sewer District (approximate) records is a 6-inch pipe that crosses the site from the southwest to the northeast corner of the site. It then continues as a School District -owned pipe within the right of SW 308th St right-of-way to a manhole located at the southwest corner of the intersection of SW 308th Street and 1 st Avenue S. The survey plans include a septic system, but it is understood that these plans are per record and are no longer in use. It is not clear, however, whether some of the septic piping is still in place. Prop— ed_Conditions The existing lift station is a relatively new on -site sanitary sewer structure, and it is proposed to remain in order to continue to serve the new school development. Specific locates for the full extent of the existing 6-inch force main will require confirmation through additional investigation and further coordination with the Lakehaven Water & Sewer District. It is currently planned that the portion of the existing force main impacted by the siting of the new building will be removed and a new force main will be routed around the south side of the proposed school facility, and then reconnected to the existing undisturbed portion of the force main that will remain. The Lakehaven Water & Sewer District requires C900 PVC pipe for the force main. Since it is unclear if the system includes a supplemental septic storage tank, a new tank has been indicated on the plans. A grease interceptor is proposed at the kitchen discharge, Consequently, the building side sewer must extend from the NE corner of the building to the SW corner of the building where the lift station is located. 70 I Federal Way Public Schools - Schematic Design ! Summer 2018 design narratives Civil Narrative (cont.) Per Brian Asbury, Development Engineering Supervisor at the Lakehaven Water and Sewer District on 5/29/18: LAKE GROVE "Except for not having any actual drawing/record of the connection, Lake Grove ES is connected to Lakehaven's sewer system (manhole) just at the SE corner of SW 308th St & 1 st Ave S, via a private grinder pump. See attached GIS map, the green dotted -line is (very) approximate location of the grinder pump discharge line. At this point in time, and without additional/further system extension, this would (still) be this school's sewer point -of - connection. However, due to the (very) non -typical nature of this sewer service line (i.e., lots & lots of non-Lakehaven pipe in public right-of-way), Lakehaven will require a special Service Agreement for the re-connection/re-development of this school site (if only to put in writing that FWPS is responsible for the 0&M of that discharge line). a. This particular area of Lakehaven doesn't have much future sewer system planning completed, but based on our current Sewer Comp plan map, it appears the nearest existing sewer system facilities that'd ultimately provide service to this site/area are in SW 312th St at 8th Ave SW. There are no known or anticipated plans for the future development/extension of these sewer system facilities at this time. b. Onsite septic system approvals are entirely under jurisdiction of the county Health Department; however, I doubt that's an option for this school/site." Domestic Water and Fire Service Existing Conditions Water service in the site area is provided by the Lakehaven Water & Sewer District. Per the site survey and District water system maps, current water service for the school property is provided from the 6-inch water main in SW 308th Street. There is an existing on -site fire water loop that is served off of the main in SW 308th Street. This on -site water loop system consists of 6-inch pipe and connects to two existing fire hydrants currently residing on the school property. Per Brian Asbury, Development Engineering Supervisor at the Lakehaven Water and Sewer District on 7/2/18 regarding Lake Grove Elementary School: "We do have nearby system hydraulic info here (FF#58, copy attached). As indicated on the hydraulic model report, there'd be approximately 1,800 GPM available fire flow in the existing system in SW 308th St. This site also has on older 6" diameter loop onsite (probably similar onsite fire flow). And, quite a bit of main in this 'north Mirror Lake' area is older 6" diameter water main. I can't predict whether that the entire onsite water main system at this site will need to be reconstructed with 8" diameter water main, to achieve the required onsite fire flow determined by fire marshal. Estimated static pressure range at this site is approximately 70-79." 7�te/V�rus FEDERAL WAY Federal Way Public Schools - Schematic Design 71 ✓�e cxi rrc sue[ PUBLIC S.,CH.0O0 ---- Summer 2018 2design narratives Civil Narrative (cont.) Proposed Conditions The existing fire water loop system will not be reused due to the larger footprint and new LAKE GROVE siting of the proposed school building. The existing system will be replaced with a new 8-inch ductile iron pipe and connected to five new fire hydrants. The new looped system will connect into the existing water main in SW 308th Street at two location points. Domestic water and fire service will enter the building on the north side of the school's east wing At this time, a 6-inch fire service and 4-inch domestic water service i� proposed._. Based on the currently proposed design, the DCDA will be located inside of the building along with the FDC connection. The building is proposed to set into the upper field slope. The slope is from 2:1 to 3:1. Since construction and maintenance of a water line is verydifficult on a cross -slope, the water loop is proposed to extend vertically up and down the slope and onto the upper plateau. The fire loop is designed in accordance with FWMC 13.31.030 2015 Fire Code amendments (1)(b) "The fire apparatus access road shall —extend to within 150 feet (45 720 mm) of all portions of the facility, .. "; (1)(f) "Fire apparatus access roads shall have an unobstructed width of not less than 20 feet..."; and (1)(j) "Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus." Paving and Surface Materials Heavy duty asphalt pavement is proposed for all on -site driveways and drive aisles including for the easternmost and westernmost parking lots; fire access lane; and service area. The service area entryway will be constructed with a heavy duty concrete slab spanning the full width of the drive entrance. Alternatively, standard asphalt pavement is proposed for all on - site parking stalls as well as for the planned outdoor hardscape and hard play areas on the south side of the school building. Proposed site walkways and ADA ramps will be paved with standard concrete, and a concrete vertical curb will be constructed around the perimeter of the new parking and drop-off/pick-up areas. Additionally, flush concrete curb will be constructed adjacent to the interior portions of all of the parking stalls designed for both parking lot areas. 72 1 Federal Way Public Schools - Schematic Design Summer 2018 design narratives Civil Narrative (cont.) MIRROR LAKE MIRROR LAKE Site Overview This project is for the replacement of Mirror Lake Elementary School, which is part of the Federal Way Public Schools district. The site is currently occupied by the existing one-story, 45,843 sf main school building, seven on -site portables, and other ancillary ,site features such as the play areas and fields. All of these existing on -site structures will be demolished and the site will be redeveloped with a new 56,600 sf Pre-K through 5th grade elementary school facility. Other site improvements will include new site parking, bus loading and parent drop-off/pick-up zones, and play areas and fields. This project will be phased, and thus, construction will occur on an occupied site. The existing school building will remain in operation while the new school is constructed. Thereafter, the existing school will be demolished and sitework will, subsequently, be completed. The site resides within a predominantly residential neighborhood on an approximately 8.34- acre parcel (parcel number; 0821049035) located at 625 S 314th Street in Federal Way, Washington. The school property is bounded by S 314th Street to the north; 6th Avenue S to the west, single-family residences to the south, and S 315th Street including the school's existing parking lot area to the east with 8th Avenue S beyond. The existing school building, three portable structures, and associated parking areas occupy the entire eastern portion of the property, while four additional classroom portables and the play areas and fields comprise the full extent of the western portion of the school site. Vehicular access to the site is currently via S 314th Street. S 314th Street provides both ingress access to the site from the north and egress from the site is via S 315th Street easterly towards 8th Avenue S. The main existing parking area for the school extends directly off the east side of S 315th Street. Topographically, the site is relatively flat, but generally slopes down from northeast to southwest from a high elevation point of approximately 450 feet in the northwest corner of the school property. According to soil data obtained from the USDA Web Soil Survey, soils on the site consist primarily of Arents, Alderwood material, 0 to 6 percent slopes (AmB). Furthermore, based on preliminary findings deduced from geotechnical explorations conducted on the site, subsurface soils are comprised of fill soils underlain by Vashon lodgement till and Vashon advance outwash. Generally, these soils are hydrologically classified as having very low permeability, and thus, poor infiltration potential. Based on City of Federal Way critical areas mapping, there are no critical areas designated on, or in close proximity to the site. The proposed site plan completely modifies the configuration of the existing site. In the proposed conditions, the entire site is reoriented approximately 90 degrees to front S 314th Street to the north instead of easterly towards S 315th Street and 8th Avenue S. Additionally, the existing school building currently sits at a slight angle on the site; however, for the redevelopment, all proposed site structures and features are sited to align parallel to S 314 Street. Due to the reorientation of the site, primary vehicular ingress/egress access is via S 314th Street. 171te rus FEOERALWAV Federal Way Public Schools - Schematic Design 173 �recxi rrc ruxr PUBLIC SCHOOLS �- ---� Summer 2018 a 2design narratives Civil Narrative (cont.) The current on -site vehicular access drive on S 315th Street will be abandoned as the main access drive in the proposed conditions. Dedicated fire access will be provided via a MIRROR LAKE proposed driveway off of S 315th Street. The new site will have two separate parking areas for parent drop-off/pick-up and bus loading; each designed with dedicated ingress/egress driveways off of S 314th Street. An additional smaller parking area will lie east of the school preceding the service area and entryway. The main school building will reside in the mid - western section of the site. The plgields, which currently occoy the entire western half _ of the property, will be relocated to reside in the southern portion of the overall school site. Proposed field improvements encompass new design and layout, as well as the installation of a new subsurface drainage system. The proposed new hard and covered play areas will be concentrated on the south side of the east wing of the school building, and the soft surface play area will sit in alignment with the other play areas but slightly further east. Permitting The City of Federal Way is the governing permitting agency for clearing, grading, storm drainage, erosion control, and right-of-way improvements. The Lakehaven Water and Sewer District will have jurisdictional oversight for permitting related to water and sewer utilities. Phased Site Demolition The entire site will be demolished for the construction of the proposed improvements. Site demolition will be phased. The existing school will remain in operation while the new school is under construction. Once construction for the new school building is completed, the existing school will be demolished and the residual sitework will be completed. It is anticipated that the utilities located below the proposed building footprint will be removed in their entirety to facilitate construction of the new building. Utilities no longer required and/or are outside the building footprint area, but within the development area, may be abandoned in place or removed as necessary to construct the new elementary school facility. Utilities that are required to remain active during and/or after construction will be re-routed as necessary or protected in -place during construction. Trees that will be impacted by the proposed improvements will be removed, and existing trees on the site not subject to impacts resulting from the proposed development will be retained to the extent feasible. Temporary Erosion and Sedimentation Control (TESL) The TESC system will be designed in accordance with the City of Federal Way erosion control requirements, in addition to, the 2016 KCSWDM and the Department of Ecology Construction Stormwater Pollution Prevention Plan (SWPPP). TESC facilities will include at a minimum: stabilized construction entrance, silt fencing, catch basin inserts, interceptor swales, sediment ponds or tanks, and other miscellaneous sediment control facilities. The existing pavement will likely be used for stabilized construction access and staging until such time as it needs to be removed for construction of the proposed improvements. The proposed detention pond will be used for temporary sediment settling during construction. The construction documents will include the requirements for the contractor to manage the construction site in accordance with BMPs. This will include marking the clearing limits; limiting the site area that is exposed and stabilizing exposed areas with mulch or other approved measures; protecting the slopes; and managing any water from construction dewatering. 74 I Federal Way Public Schools - Schematic Design Summer 2018 -lesign narratives Civil Narrative (cont.) Site Access, Parking, and Off -Site Improvements MIRROR LAKE The redesigned site layout modifies and reconfigures existing vehicular access points, site circulation patterns, parking lot layouts, and fire and service access routes. Vehicular access will be provided by two primary ingress/egress access driveways off of S 314th Street. Each driveway provides dedicated access to the two main parking areas on the site. The easternmost driveway serves as the access point for bus loading, and the westernmost access driveway is for parent drop-off/pick-up. Service access extends off of the easterly parking area's bus loop, and fire access to the south side of the school building is provided from the east via a dedicated driveway off of S 315th Street. New circulation patterns for vehicular traffic include a one-way drive aisle for the parent drop-off/pick-up zone. Currently, the vehicular circulation pattern for the bus loading parking area is undefined and will be determined further in the design process. The new site will include two primary parking areas adjacent to the direct north and northeast of the school building, and an additional secondary parking area located directly adjacent to the east of the building. The easternmost main parking lot will include straight parking stalls to accommodate 34 vehicles, while the westernmost parking lot will provide 27 angled parking stalls, two of which will be ADA accessible. The secondary parking area, primarily intended for service and additional staff parking, will consist of 28 straight parking stalls including two ADA accessible parking spots. All proposed on -site parking stalls are designed with wheel stops. Off -Site Improvements Summary �^ it N The existing frontage on S 314th Street and 6th Avenue S is Local Access, per City of Federal Way, Comprehensive Plan, Map III-3, "Functional Classification of Existing and Planned Streets." Per Functional Classification of Streets: "Since the City does not plan local street networks, the applicable street cross-section for local streets will be established through the City's development review process, which is ongoing." Per City Development Standards, the project is proposing Local Street Section X for South 314th St, which would include a 10' drive lane, an 8' ditch section, and a 5' sidewalk. Alternatively, for 6th Avenue S, no improvements are proposed since the project is not impacting or accessing the existing street. For costing purposes, since the frontage improvements need to be negotiated with the City during the pre -application process, to be conservative, we recommend costing for Section U (8' drive lane, 8' parking lane, 4' planter strip, and 5' sidewalk) on S 314th Street, and for Section X (10' drive lane, 8' ditch and 5' sidewalk) on 6th Avenue S. L✓C0'�i� l.t-✓_•G.-�Z v.�J �r�-�� St �1 i c7C- -e A -fie U? S"� p-c..� �, " k-�, *-0 a Ylte rUS FEDERAL WAY Federal Way Public Schools - Schematic Design I 75 g,„yw ,_ PUBLIC SC Summer 2018 design narratives Civil Narrative (cont.) Existing Conditions ■ West of Site: 6th Ave S, 60' ROW, with 30' half ROW. MIRROR LAKE ■ South half of 6th Avenue S: 32' roadway with a gravel shoulder and ditch on the project side. Roadway is centered upon the right-of-way centerline. The far side is sidewalk, curb and gutter. The neighboring church uses the gravel shoulder for parking. • North half of 6th Avenue S: 26' roadway with a slope on the project side. The entire paved roadway is located on the far side of the right-of-way centerline. On the far side is a gravel shoulder used for head -in parking to housing. ■ North of Site: S 314th Street, 60' ROW, with 30' half ROW. An approximate 26' roadway with a grass shoulder/ ditch on both sides. The roadway is centered upon the right-of- way centerline. There is a lower, secondary frontage road that is used for staff parking. This road is partially upon the right-of-way. Proposed Conditions Proposed frontage improvements for the south side of S 314th Street include jurisdictional standard elements encompassing a driving lane, parking lane, planter strip, and sidewalk. In order to meet ADA compliance requirements, ADA ramps will be provided at the curbs for both main access driveway points. S 314th Street includes two overhead poles. The pole that is east of 7th Ave S is in -line with the currently proposed planter strip; therefore, it could be retained in its current condition. The pole located at the southwest corner of the S 314th Street and 7th Avenue S intersection will need to be relocated due to conflict with the proposed intersection. Additionally, S 314th Street includes a large maple tree that is generally in line with the proposed planter strip. If it is desired to be retained, the curb can be constructed with a bulb out to protect the root structure. 6th Avenue S includes one terminus pole. If the City requires frontage improvements, this pole will need to be removed, or the line will need to be installed underground since it is near to the centerline of the right-of-way. The City standard entrance is a concrete apron. ADA ramps are located outside but adjacent to the driveway apron. Grading The finished floor elevation for the proposed school building is 435. New grading is proposed for various areas of the site. The easterly driveway will slope down at approximately 6% into the bus drop-off/pick-up zone and associated parking area, while the westerly driveway slopes down at approximately 5.5% into the parent drop-off/pick-up and parking area. Both the easternmost and westernmost parking areas will generally slope towards the central landscaped "islands" that will be sited with sand filter facilities. Slopes for the eastern parking area will vary between 5% and 1.5%. The westerly parking area will have slopes between 4% and 1.5%. The hard surface play area will be graded to slope south at 1.5%, and the playfield will slope southwest at approximately 2%. The proposed stormwater pond located at the southwest corner of the site will be designed with a depth of approximately 6 76 I Federal Way Public Schools - Schematic Design Summer 2018 design narrafives2 Civil Narrative (cont.) feet. Per the preliminary geotechnical report, the existing on -site fill soils (0 - 7.5' BGS) are not suitable for the purpose of foundation support and will most likely require mitigation for MIRROR LAKE new pavement. A combination of over -excavation, special foundations and mitigation for new pavement will be required. Storm Drainage and Drainage Code Requirements The stormwater design will be developed in compliance with the 2016 King County Stormwater Design Manual (KCSWDM) as adopted by the City of Federal Way, as well as the City's Addendum to the 2016 KCSWDM dated January 8, 2017. The site is located within the Hylebos Creek drainage basin, which ultimately discharges to the Puget Sound. Stormwater runoff from the property is conveyed to approximately the midway point of the southern boundary line of the school parcel. Stormwater flow is then conveyed westerly towards 6th Avenue S via a drainage ditch and discharged into the public storm drainage system. Within the public drainage system, stormwater is generally conveyed southerly to Hylebos Creek eventually discharging to the Puget Sound via Commencement Bay. The proposed stormwater strategy and design will not alter the existing downstream drainage patterns or path from the site. Since the existing impervious surface coverage for the site is 41.87%, the project meets the 35% threshold requirement to classify as a "redevelopment." Additionally, water quality treatment is required for all pollution generating impervious surfaces and the project must also comply with jurisdictional flow control requirements. Soil conditions in the site area are not conducive to infiltration, eliminating options to use bioretention facilities or permeable pavement to mitigate stormwater runoff from the site. Since on -site infiltration is infeasible, the stormwater management strategy for water quality treatment and flow control will encompass the use of large sand filter systems and detention facilities. The site resides within a City designated Enhanced Basic Water Quality Treatment area. In order to meet this level of required treatment, five sand filter facilities are proposed for various areas of the site to treat runoff from target pollution generating impervious surfaces such as the parking lots, drive aisles, service areas, and synthetic turf playfield. Two sand filters are proposed for the central landscaped "islands" of both the westernmost and easternmost main parking lot areas. Furthermore, two additional sand filters will be sited directly adjacent to the north and south of the secondary parking area that precedes the service area entryway. Based on current modeling calculations, the dimensions of these proposed four on -site sand filter systems are as follows: Sand Filter #1 (westernmost parking area): 961 SF —1.5' Depth Sand Filter #2 (easternmost parking area): 784 SF —1.5' Depth Sand Filter #3 (east secondary / service parking area - north): 169 SF —1.5' Depth Sand Filter #4 (east secondary / service parking area - south): 169 SF —1.5' Depth A fifth sand filter system is also proposed for the playfield in the southern portion of the property, which is further described below. The site is also located within a designated Conservation Flow Control Area. To address this level of required flow control, one detention facility is currently proposed to be located in 11te rus FEDERAL WAY Federal Way Public Schools - Schematic Design 77 �E yir[ _, PUBLIC SCHOOLS Summer 2018 _SC 2design narratives rJvil Narrative (cont.) the southwest corner of the school property near the relocated playfields. Based on current sizing, the proposed stormwater detention pond will be 7,600 square feet at the bottom, MIRROR LAKE 13,750 square feet at the top, with a depth of 6 feet and have a volume capacity of 63,000 cubic feet. Additionally, per the Geotechnical Report recommendation footing drains, consisting of perforated pipe surrounded by clean crushed rock, will be installed around the entire new building footing as well as wall footing. The footing drain will connect to the new storm drainage system. Cleanouts will be provided at approximately 100' on center. School Pla ields: Stormwater Miti anon Design and Requirements The existing playfields currently occupying the entire western portion of the school property will be relocated to the southern portion of the site with a smaller footprint in the proposed conditions. The playfields will be improved as a part of the redevelopment with a new field design, layout, and subsurface drainage system. Proposed civil improvements for the field will include incorporating stormwater mitigation measures and grading modifications into the new overall field design to meet jurisdictional requirements for water quality treatment and flow control (detention). The overall drainage approach for the playfield improvements will be developed and designed to accommodate planned synthetic turf surfacing. As previously mentioned for water quality treatment, the fifth proposed sand filter system for the site is for the playfield. Currently, the design proposes a 729 SF -1.5' Depth sand filter system within the far western portion of the field. Additional stormwater mitigation strategies for the playfield may be proposed further in the design process. Sanitary Sewer The site is within the Lakehaven Water & Sewer District service area. Per a 1965 Lakehaven Sewer District record drawing, the existing school is currently served by a gravity sewer system that shows an on -site side sewer that consists of a 6-inch sewer line at 2% that flows southerly to the midpoint of the south property line, then easterly in an 8-inch pipe to the southeast corner of the school property. The 8-inch pipeline then flows southerly at 0.595% along the backside of residential properties on the east side of 7th Place S. This easement also includes an existing 12-inch force main. Per a 1987 survey by Sitts and Hill, the building is connected to a sanitary sewer manhole (SSMH) on the west side of the existing school listed with a rim elevation of 435.33, IE 426.66 (8.67' deep). The existing finished floor elevation is approximately 436.7; therefore, the manhole is approximately 10-feet below existing FF. The current survey was prepared to City of Federal Way standard datum, NGVD 1929. This appears to be consistent through each survey. This existing on -site sewer line was not surveyed in 2018, but it was indicated in records available from the Lakehaven Water & Sewer District and Federal Way Public Schools. There is also an 8-inch concrete sewer main in 6th Avenue S on the west side of the property, as well as a sanitary sewer manhole (Rim 419.54, IE 411.74, 7.8' d) near the SW corner of the property. It appears that the school is not connected to this main, since it 78 1 Federal Way Public Schools - Schematic Design Summer 2018 design narratives Civil Narrative (cont.) may have been constructed after the school. The Lakehaven Water & Sewer District has GIS records showing the mainline, but they do not have as -built records of its installation. MIRROR LAKE At this time, LPD Engineering recommends the installation of a new side sewer to connect to the main in 6th Avenue S, because the existing sewer is over 50 years old and will either need to withstand an air pressure test or be lined. Additionally, the existing sewer is most likely too shallow to serve the new school since the new building will be sited at a lower elevation than the existing school. Most of the existing gravity sewer line is proposed to remain to serve the new school during Phase 1 construction. Since the project will be phased, a temporary side sewer is proposed to serve the existing building while occupied during construction. This temporary sewer line will connect to the existing side sewer to the south of the proposed gym building. The existing side sewer will be abandoned when the existing building is razed. During Phase 2, a new side sewer will be installed and connected to the existing sewer main in 6th Avenue S. Pavement restoration will be required following the installation of the new side sewer. A grease interceptor is proposed at the kitchen discharge. Consequently, the building side sewer must extend from the NE corner of the building to the west side of the building where the connection to the main is located. The final actual location is flexible. Domestic Water and Fire Service Water service in the site area is provided by the Lakehaven Water & Sewer District. Currently, the site is served by a partial water loop line system consisting of 8-inch ductile iron pipe. The looped system is connected to five on -site fire hydrants and connected to three water mains in 7th Avenue S, 6th Avenue S, and 7th Place S. The design proposes to remove the western portion of the existing on -site water loop and retain the eastern portion to continue to serve the new school facility. The new loop will retain the same three connections to the loop. The existing on -site fire hydrants currently connected to the existing looped system will be replaced to accommodate the new site layout. The new looped system will connect to the existing loop and will include approximately five fire hydrants. To the south of the new building, a new 8-inch line will be used to accommodate service for the existing school building while occupied during construction of the new facility in Phase I. A temporary water service line is proposed to connect the existing building to the new 8-inch water line. Once construction of the new school building is completed, the temporary water service line will be removed and the new 8-inch water line will remain to provide service to the relocated hydrant sited at the terminus of the water line. Domestic water and fire service will come off of the southern portion of the water main loop and enter the building on the north side of the new school's east wing. A 6-inch fire service and 4-inch domestic water service is proposed. Based on the currently proposed design by the mechanical engineer, the DDCV will be located inside of the building. Per Brian Asbury, Development Engineering Supervisor at the Lakehaven Water and Sewer District on 7/2/18 regarding Mirror Lake Elementary School: 71te rUS FEDERAL WAY Federal Way Public Schools - Schematic Design 79 �xxcxi rrc �uxc PUBLIC SCHOOLS —w-- Summer 2018 2design narratives Civil Narrative (cont.) "We don't have any nearby system hydraulic info here either, however the site has an 8" diameter interconnected system. The best guess I can provide you re: existing system MIRROR LAKE information, and based on a relatively nearby model result, would be that there's about 2,100 GPM available fire flow. Estimated static pressure range at this site is approximately 33-42. While not procedurally "low" pressure, this is definitely not high pressure, and Lakehaven will recommend consideration of booster pump installation for this site. BCE Engineers is currently considering the booster pump recommendation. Recommended Next Steps: 1. Request hydrant flow tests at each of the schools. 2. Request Lakehaven Water & Sewer District to perform a hydraulic model with a new 8-inch loop. 3. Coordinate with the Fire Marshal to determine the Fire District minimum requirements for flow and pressure. 4. Design improvements to avoid pumps, DDCV and upsizing the City system. Paving and Surfacing Materials Heavy duty asphalt pavement is proposed for all on -site driveways and drive aisles including for the easternmost and westernmost parking lots; the secondary parking lot preceding the service entryway to the east of the school building; the service area; and the dedicated fire access lane. Alternatively, standard asphalt pavement is proposed for all on -site parking stalls, as well as for the planned outdoor hardscape and hard play areas on the south side of the school building. Proposed site walkways and ADA ramps will be paved with standard concrete, and a concrete vertical curb will be constructed around the perimeter of the new parking and drop-off/pick-up areas. Additionally, flush concrete curb will be constructed adjacent to the interior portions of all of the parking stalls designed for both the primary easternmost and westernmost parking areas, as well as adjacent to the exterior portions of the north and south facing parking stalls of the service area parking lot. 80 1 Federal Way Public Schools - Schematic Design Summer 2018 design norratives ' Civil Narrative (cont.) WILDWOOD WILDWOOD Site Overview This project is for the replacement of Wildwood Elementary School, which is part of the Federal Way Public Schools district. The existing one-story elementary school building, originally built in 1967, will be demolished along with three on -site portable classroom structures and other ancillary site features currently occupying the site. The site will be redeveloped with a new 56,600 sf Pre-K through 5th grade elementary school facility. Other site improvements will include new site parking, bus loading and parent drop-off/pick-up zones, and play areas and fields. The site resides on an approximately 9.38-acre parcel (parcel number: 0421049167) located at 2405 S 300th Street in the Laurelwood neighborhood of Federal Way, Washington. The school property is bound by S 300th Street to the north, single-family residential properties to the east and south, and both Wildwood Park and single-family residences to the west. The existing school building, portable structures and associated parking areas sit within the northern portion of the overall school property, and the playfields occupy the entire southern portion of the site. Vehicular access to and from the site is currently via two driveways off of S 300th Street, which is located directly adjacent to the north of the school property. The westernmost vehicular access point provides ingress to the site and the easternmost driveway serves as the egress point from the site. Circulation throughout the site is via a one-way drive aisle, which provides access to two existing parking areas. Topographically, the existing school building and fields sit on a slight plateau with steeper sloping down to lower elevations of approximately 480 feet along the eastern and western perimeters of the school property. The highest elevation points on the site are located north of the existing school building and near the eastern portion of the southern boundary line of the parcel. Elevation levels in these high areas are approximately 505 feet, resulting in a steeply sloped hill in the right-of-way on S 300th Street. According to soil data obtained from the USDA Web Soil Survey, soils on the majority of the site consist primarily of Arents, Alderwood material 6 to 15 percent slopes (AmC). To a lesser extent, site soils also consist of Alderwood gravelly sandy loam,15 to 30 percent slopes (AgD), which is predominantly concentrated in a very limited area within the eastern extremities of the site. Furthermore, based on preliminary findings deduced from geotechnical explorations conducted on the site, subsurface soils are comprised of fill soils underlain by Vashon lodgement till. These identifiable soil types are typically considered poor infiltration receptors. Based on City of Federal Way critical areas mapping, designated environmentally sensitive areas for the site include a large erosion hazard zone within the majority of the western portion of the overall school parcel. Additionally, Wildwood Park, a neighborhood park maintained by the City of Federal Way's Parks Department & Recreation Division, lies on the parcel adjacent to the west of the northwestern portion of the school property. The proposed building, designed with a new layout and footprint, will be sited further south and slightly west of the existing building location. Due to this shift on the site, the new building will occupy the majority of the southwestern portion of the property currently inte/� Eyj tt M'.-LWAV Federal Way Public Schools - Schematic Design 81 v/�eox„E�,y„� PUBLIC SCHOOLS Summer 2018 — — --- 2design narratives Civil Narrative (cont.) occupied by the existing playfields. Additionally, the existing building currently sits at an angle on the site; however, the proposed building will be rotated so that the full extent of the school WILDWOOD fagade fronts S 300th Street. Similar to the existing site, three parking areas will also reside on the proposed site, but they will be rotated to sit directly parallel to S 300th Street, as well as expanded and reconfigured with new layouts and circulation patterns. The two existing vehicular access driveways off of S 300th Street that currently provide a continuous path of access and circulation throughout the site will remain, but they will.be mnd fied,to..n_rovJde completely separate vehicular access for two different parking areas. A dedicated service access/fire service lane will extend off of the bus loop parking area. The existing playfields currently occupying the entire southern portion of the property will remain in the proposed conditions, but with a smaller overall footprint. Proposed field improvements include new field design and layout, and the installation of a new subsurface drainage system. The covered and hard surface play areas will be relocated to the south side of the east wing of the new school facility, and the soft surface play area will sit in alignment with the other play areas but slightly further east. Permitting The City of Federal Way is the governing permitting agency for clearing, grading, storm drainage, erosion control, and right-of-way improvements. The Lakehaven Water and Sewer District will have jurisdictional oversight for permitting related to water and sewer utilities. Site Demolition The existing school building, portable structures, parking lots, play areas and walkways will be demolished for the construction of the proposed improvements. It is anticipated that the utilities located below the proposed building footprint will be removed in their entirety to facilitate construction of the new building. Utilities no longer required and/or are outside the building footprint area, but within the development area, may be abandoned in place or removed as necessary to construct the new elementary school facility. Utilities that are required to remain active during and/or after construction will be re-routed as necessary or protected in -place during construction. Trees that will be impacted by the proposed improvements will be removed, and existing trees on the site not subject to impacts resulting from the proposed development will be retained to the extent feasible. Temporary Erosion and Sedimentation Control (TESC) The TESC system will be designed in accordance with the City of Federal Way erosion control requirements, in addition to, the 2016 KCSWDM and the Department of Ecology Construction Stormwater Pollution Prevention Plan (SWPPP). TESC facilities will include at a minimum: stabilized construction entrance, silt fencing, catch basin inserts, interceptor swales, sediment ponds or tanks, and other miscellaneous sediment control facilities. The existing pavement will likely be used for stabilized construction access and staging until such time as it needs to be removed for construction of the proposed improvements. Temporary sediment settling tanks will be used for sediment control. The construction documents will include the requirements for the contractor to manage the construction site in accordance with BMPs. This will include marking the clearing limits; limiting the site area that is exposed and stabilizing exposed areas with mulch or other approved measures; protecting slopes; and managing any water from construction dewatering. 82 + Federal Way Public Schools - Schematic Design I Summer 2018 design narratives Civil Narrative (cont.) Site Access, Parking, and Off -Site Improvements WILDWOOD The existing vehicular access points, site circulation patterns, and parking lot layouts will be modified and reconfigured for the new school development. In order to accommodate these site improvements, the proposed school building will be rotated to front S 300th Street and set back further south on the site. Vehicular access will be provided by the two existing primary access driveways off of S 300th Street. The locations of these two access points have been maintained from the existing conditions; however, on the proposed site, each driveway provides dedicated ingress/egress access for separate parking areas. The easternmost driveway provides access for bus loading/unloading and the associated staff parking area. The westernmost driveway primarily accommodates parent drop-off/pick-up and access to the visitor parking area. Both service and fire access to the south side of the school building are proposed off of the bus loop for the easterly parking area. New circulation patterns for vehicular traffic include a one-way drive aisle for the parent drop-off/pick-up zone. Currently, the vehicular circulation pattern for the bus loading parking area is undefined and will be determined further in the design process. Improvements to the parking areas include reconfigured circulation patterns and parking stall layouts, increased parking stall accommodations, ADA accessible parking stalls, and pedestrian walkway from parking areas to the school entrance. The new site will include two primary parking areas adjacent to the direct north and northeast of the school building, and an additional secondary parking area located directly adjacent to the east of the building. The easternmost main parking lot will include straight parking stalls to accommodate 36 vehicles, while the westernmost parking lot will provide 31 angled parking stalls, two of which will be ADA accessible. The secondary parking area, primarily intended for service and additional staff parking, will consist of 15 straight parking stalls including two ADA accessible parking spots. Additionally, wheel stops are proposed for all designed on -site parking stalls. Off -Site Improvements Summary The existing frontage on S 300th St is Local Access, per City of Federal Way, Comprehensive Plan, Map III-3, "Functional Classification of Existing and Planned Streets." Per Functional Classification of Streets; "Since the City does not plan local street networks, the applicable street cross-section for local streets will be established through the City's development review process, which is ongoing." Per City Development Standards, the project is proposing a modified Local Street Section X, which includes a 10' drive lane, 8' ditch (paved) and new 5' sidewalk. The near side of the street would change from an extruded curb at 12' and edge of pavement at 17' to a curb at 18' and 23' back of sidewalk. This is the same section width as the opposite side of the street, but it would most likely impact some of the existing significant trees. 71te fUS FEDERAL! Federal Way Public Schools - Schematic Design I 83 g""`"" ,""` h B"`5`__ Summer 2018 design narratives Civil Narrative (cont.) Alternatively, to protect and retain additional significant trees, we will recommend to the City that instead of Local Street Section X, continue to use the same section that is adjacent to WILDWOOD the east to protect existing large, significant trees. In this case, the near side of the street would change from an edge of pavement at 17' to a curb at 14.5' and 20' back of sidewalk. Existing Conditions ■ West of Site - Wildwood Park: half -ROW width 30', 30' roadway, 5' walkway with 4" raised curb. No parking permitted. ■ Adjacent to Site: ROW is 60', half -ROW width 30', 21' roadway width; on the near side is: 5' driving lane, 7' parking lane, 5' walkway with 4" raised curb. Grades are 15% up and 15% down. Restricted site distance due to vertical curve. East of Site: Half -ROW width 30'. The near side lane width is 11' and buses cannot make a right turn due to the median gore curb at the intersection. At the east end of the gore, the roadway is 27-feel wide, and concrete sidewalk is 5' with curb and gutter. No parking permitted. Proposed Conditions Frontage improvements will be limited to the south side of the street. Currently S 300th Street is not developed according to jurisdictional standards; therefore, proposed frontage improvements will include standard elements encompassing a driving lane, parking lane, planter strip, and sidewalk. In order to meet ADA compliance requirements, ADA ramps will be provided at the curbs for both main access driveway points. The City standard entrance is a concrete apron; however, the project is proposing a curb return entrance at the east entrance because it is a bus entrance, and a curb return is necessary to install ADA ramps within the intersection. The eastern driveway is proposed to be wider than the existing entrance to allow buses to turn from northbound to eastbound. Grading The finished floor elevation for the proposed school building will be 492. New grading is proposed for various areas of the site. The easterly and westerly driveways will be graded to slope up at approximately 6.5% to a ridge line. Both the easternmost and westernmost parking areas will generally slope towards the central landscaped "islands" that will be sited with sand filter facilities. Slopes for the eastern parking area will vary between 6.5% and 1.5%. The westerly parking area will have slopes between 3.5% and 1.5%. The hard surface play area will slope to the south at approximately 1.5%. In general, the playfield will slope north-northwest at approximately 2%; however, the southwest corner of the playfield will be graded to slope to the east. Retaining walls are proposed for both the north and east side of the bus drop-off/pick-up zone. The retaining wall along the east side of the bus drop-off/ pick-up zone continues south along the designated service access/fire service lane. Per the preliminary geotechnical report, fill soils (1.5 —13.5' BGS) are not suitable for the purpose of foundation support and will most likely require mitigation for pavement or slab -on -grade support. A combination of over -excavation, special foundation design and mitigation of pavement and slab -on -grade areas will be required. 84 1 Federal Way Public Schools - Schematic Design I Summer 2018 design narratives Civil Narrative (cont.) Storm Drainage and Drainage Code Requirements WILDWOOD The stormwater design will be developed in compliance with the 2016 King County Stormwater Design Manual (KCSWDM) as adopted by the City of Federal Way, as well as the City's Addendum to the 2016 KCSWDM dated January 8, 2017. The site is located within the Lower Green River drainage basin, which ultimately discharges to the Puget Sound. There are four discharge points from the school site. The majority of the stormwater runoff from the property is collected and conveyed to a catch basin in the northwest section of the site and discharged into the public system in S 300th Street. From there, stormwater in the public system flows north and then easterly to the Green River eventually discharging into the Puget Sound. Areas in the northeast portion of the property sheet flow to S 300th Street and then flow east, eventually joining the public system and flowing north and east towards the Green River. Areas in the northwest portion of the property also sheet flow onto S 300th Street, before being conveyed north to join the downstream path of the majority of stormwater runoff from the site. The playfield area of the site sheet flows southeast of the school property. Runoff from this third discharge point follows the same downstream path at A mile from the site, ultimately outfalling into the Puget Sound. Both the northeast and southeast drainage points of the site will be modeled as bypass in order to not alter the existing drainage patterns and downstream path. Since the existing impervious surface coverage for the site is 36.39%, the project meets the 35% threshold requirement to classify as a "redevelopment." Additionally, water quality treatment is required for all pollution generating impervious surfaces, and the project must also comply with jurisdictional flow control requirements. Soil conditions in the site area are not conducive to infiltration, eliminating options to use bioretention facilities or permeable pavement to mitigate stormwater runoff from the site. Since on -site infiltration is infeasible, the stormwater management strategy for water quality treatment and flow control will encompass the use of large sand filter systems and detention facilities, The site resides within a City designated Enhanced Basic Water Quality Treatment area. In order to meet this level of required treatment, three sand filter facilities are proposed for various areas of the site to treat runoff from target pollution generating impervious surfaces such as the parking lots, drive aisles, service areas, and synthetic turf playfield. One sand filter is proposed for the central landscaped "island" of the westernmost main parking lot area. Furthermore, an additional sand filter will be sited directly adjacent to the south of the secondary parking area that precedes the service area entryway. Based on current modeling calculations, the dimensions of these proposed three on -site sand filter systems are as follows: Sand Filter #1 (westernmost parking area): 2,125 SF —1.5' Depth Sand Filter #2 (east secondary / service parking area — south): 256 SF —1,5' Depth As further discussed below, a fourth sand filter system is also proposed for the playfield in the southern portion of the property. The site is also located within a designated Conservation Flow Control Area. To address this level of required flow control, two detention facilities are currently proposed for the site. One detention vault will be located underneath the northern ends of the two primary parking areas. This vault is currently sized to be 80' x 60' x 7' with a volume capacity of 11�e rus FEDERALHOO Federal Way Public Schools - Schematic Design I 85 ��eyx ,_ PO9L[O 1W--S Summer 2018 2 2design narratives Civil Narrative (cont.) 33,600 cubic feet. An equivalent facility was sized using 449 StormTech SC-740 chambers. Additional detention proposed for the site will be for the playfields, which is further described WILDWOOD below. Additionally, per the Geotechnical Report recommendation footing drains, consisting of perforated pipe surrounded by clean crushed rock, will be installed around the entire new building footing as well as wall footing,. The footing drain will connect to the new storm _ drainage system. Cleanouts will be provided at approximately 100' on center. School Playfields. Stormwater Miti ation Design and Re uiremen s The existing playfields currently occupying the entire southern portion of the school property will remain in the proposed conditions, but with a smaller footprint. The playfields will be improved as a part of the redevelopment with a new field design, layout, subsurface drainage system, and potentially, synthetic turf surfacing. Proposed civil improvements for the field will include incorporating stormwater mitigation measures and grading modifications into the new overall field design to meet jurisdictional requirements for water quality treatment and flow control (detention). The overall drainage approach for the playfield improvements will be developed and designed to accommodate planned synthetic turf surfacing. As previously mentioned for water quality treatment, the third proposed sand filter system for the site is for the playfield. Currently, the design proposes a 3,150 SF —1.5' Depth sand filter system within the far eastern portion of the field. Additionally, detention for this area will be addressed through the integration of a control structure into the field's proposed new underdrain system. Current modeling calculations size the underdrain detention system at a volume capacity of 10,106 cubic feet. Sanitary Sewer Existing Canditions The site is within the Lakehaven Water & Sewer District service area. The existing school is served by a gravity sewer that conveys wastewater flow northeast of the site to a manhole in S 300th Street at 26th Avenue South. The rim elevation is 481.70, IE 477.25. The 8-inch sanitary sewer main in S 300th Street flows easterly. Proposed Conditions The existing side sewer line currently serving the property will be replaced with a new PVC gravity sewer service line. Lakehaven Water & Sewer District code requires a side sewer with a minimum 2% slope. From the far south-west corner of the school, which has an FF of 492.0 - 3-feet cover —150 Bldg sewer @ 2.0% - (280+150+100+250) @ 1.0% of 8" — 5x0.1' = IE 477.7. Since the IE of the SSMH at the connection point is 477.25, there is less than 6-inches of flexibility. Therefore, it is necessary for the 8-inch line to extend to the southwest wing. Since this exterior 8-inch line is designed at 1.0%, it requires manholes and will be designated as a public line within a sewer easement. The new line will connect to the building at two locations — the east side of the west wing of the school and on the east wing, from the kitchen. A grease interceptor is proposed at the kitchen discharge. Its discharge will connect to the 8-inch sewer. 86 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Civil Narrative (cont.) Domestic Water and Fire Service WILDWOOD Existing Svstem Water service in the site area is provided by the Lakehaven Water & Sewer District with primarily older 6-inch water mains. Per the site survey and District water system maps, current water service for the school property is provided from the 6-inch water main in S 3O0th Street. There is an existing on -site fire water line loop that is served off of the main in S 300th Street that consists of 6-inch cast iron and ductile iron pipe and connects to five existing fire hydrants on the school property. The flow rate is between 1000gpm to 2000gpm with pressure approximately 33-42 psi. A hydraulic test should be accomplished by the District. As of 7/13/18, the request for funding was submitted to the Federal Way Public Schools district. Per Brian Asbury, Development Engineering Supervisor at the Lakehaven Water and Sewer District on 7/2/18 regarding Wildwood Elementary School: "We don't have any nearby system hydraulic info here, and the site has on older 6" diameter loop onsite. And, quite a bit of main in this 'north Steel Lake' area is older 6" diameter water main. So, the best guess I can provide you re: existing system information would be that there's about 1,000 GPM available fire flow (maybe, barely). I can't imagine that the entire onsite water main system at this site won't need to be reconstructed with 8" diameter water main, to achieve the required onsite fire flow determined by fire marshal. Estimated static pressure range at this site is approximately 33-42. While not procedurally "low" pressure, this is definitely not high pressure, and Lakehaven will recommend consideration of booster pump installation for this site," From Brian Asbury, Development Engineering Supervisor at the Lakehaven Water and Sewer District on 5/29/18 regarding the redevelopment of the Wildwood Elementary School site: "I would think/hope most work would be relatively straightforward.... existing system facilities can remain in -place, or some re-location(s) will be necessary, —Neither , Neither site should have any significant issues, except possibly the Wildwood site as: A) the water system in this area is older 6" pipe sizes so "available" fire flow GPM will almost certainly be less than 2,500 GPM & quite possibly less than 1,750 GPM (this could impact building construction type potentially); and B) if any existing onsite water main conflicts with new building(s) then removal of that AC main won't be an expensive construction cost component, Lakehaven is involved & part of the CityFW's Development Review Committee, so when each site goes thru the City FW's pre-app process we'll be part of that review/comments. More specific to water/ sewer of course, we do have a Developer Pre -Design process; however, I generally try to steer folks away from this non-refundable fee is possible. Instead, if you've some reasonable preliminary site & utility layouts, we can usually review those view email PDF within a week or two & provide enough comments to get the plans to submitable format to get direct to our Developer Extension Agreement process." �1t2 rUS RMERAC WAV Federal Way Public Schools - Schematic Design 87 �""`"„ _, h Kmuc �6°`S Summer 2018 2design narratives Civil Narrative (cont.) Proposed System The existing fire water loop will be replaced with a new and expanded looped system to WILDWOOD accommodate the larger footprint and new siting of the proposed school building. The new 8-inch water loop system will be ductile iron pipe per Lakehaven Water & Sewer District requirements and connect to approximately five on -site fire hydrants. This new looped system will connect into the existing 6-inch main in S 300th Street at two location points. The fire connection and domestic system connections are proposed at the NE corner of the proposed building. The fire loop is designed in accordance with FWMC 13.31.030 2015 Fire Code amendments (1)(b) "The fire apparatus access road shall ... extend to within 150 feet (45 720 mm) of all portions of the facility..,"; (1)(f) "Fire apparatus access roads shall have an unobstructed width of not less than 20 feet..."; and (1)0) "Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus." BCE Engineers is currently considering the booster pump recommendation, Recommended Next Steps; 1. Request hydrant flow tests at each of the schools. 2. Request Lakehaven Water & Sewer District to perform a hydraulic model with a new 8-inch loop. 3. Coordinate with the Fire Marshal to determine the Fire District minimum requirements for flow and pressure. 4. Design improvements to avoid pumps, DDCV and upsizing the City system. Paving and Surfacing Materials Heavy duty asphalt pavement is proposed for all on -site driveways and drive aisles including for the easternmost and westernmost parking lots; service and fire access lane; the secondary parking area to the east of the school building; and the service entrance and associated service area. Alternatively, standard asphalt pavement is proposed for all on - site parking stalls as well as for the planned outdoor hardscape and hard play areas on the south side of the school building. Proposed site walkways and ADA ramps will be paved with standard concrete, and a concrete vertical curb will be constructed around the perimeter of the new parking and drop-off/pick-up areas. Additionally, flush concrete curb will be constructed adjacent to the interior portions of all of the parking stalls designed for both the primary easternmost and westernmost parking areas, as well as adjacent to the exterior portion of the south facing parking stalls of the service area parking lot. 88 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Landscape Narrative General Considerations All landscaping will comply with the City of Federal Way municipal code requirements and Federal Way School District Standards for site development. The landscape will be designed to create outdoor spaces that support the activities at the school and to enhance the building and surrounding site. An emphasis will be placed on using low -maintenance, native plants and / or drought resistant ornamentals that have proven to be adapted to the climactic conditions of Federal Way and comply with the City of Federal Way landscape code requirements. Site Design The bus drop-off to the northeast, parent drop-off to the northwest, and play area to the south are in close proximity to the building to shorten travel distance for children. Service access is planned for the east side of the site for trash pick-up and will have minimal conflicts with the bus drop-off/pick-up location by providing a generous amount of separation. Fire access will be provided along the south and east sides of the site and will allow for fire trucks to reach all areas of the building. Fire access will also be provided at the north side of the building where the parent drop-off and bus route is planned. The landscape areas adjacent to the building includes paved areas and sidewalks designed to facilitate pedestrian circulation and connections to these areas. The play area on the south side of the building will be a large, asphalt play surface with a covered play area and a variety of outdoor game striping, A synthetic play field and new play equipment with a soft -play surfacing will be included in the development of the outdoor activity areas. Existing mature trees are proposed to remain along the eastern perimeter of the site. The ground plane of the existing trees is intended to incorporate either existing low understory plants or new lawn or mulch area to keep sight lines open. When necessary, low hanging branches of the trees will be removed to enhance sight lines. Backstops, dug -outs, tall fencing, goal posts or other accessories associated with higher level competitive play are not anticipated to be part of this project. All areas of play will be designed to optimize supervision. Plazas, courtyards and other outdoor pedestrian areas will be designed to be long lasting and serve both functional and aesthetic needs. Durable materials, such as concrete for paving and seating, will be chosen for those areas receiving the most intensive use. Site furnishings will include recycled or "green" content wherever possible. Use of wood products will be extremely limited if used at all. Landscape Design A stormwater pond will be incorporated to provide stormwater detention and certain areas, including the parking lots, will be designed for bio-retention to provide storm water treatment; bio-retention plants will include informal plantings that will be selected carefully to ensure visibility throughout the site while still providing lush plantings that accentuate the natural character of the surroundings. Shade trees will be planted in the parking lots if necessary to meet potential code requirements or where existing trees cannot be kept. Low -maintenance eco-turf/meadow mix may be used along disturbed 11 1 `G rUa7 FET]ERRL WAY Federal Way Public Schools - Schematic Design 89 g' y" .°" —11SCHOOLS1Summer 2018 '�" __._SCHOOLS 6 2design narratives Landscape Narrative (cons) edges of natural areas. Import topsoil at a depth of 8" and wood chip mulch at a depth of 3" will be incorporated and applied in all new landscape areas to promote healthy plant growth and reduce weeds. The planting design will consider mower access, minimizing complex layouts, and avoiding plants that require intensive hand pruning or weeding. The landscape specifications for the project will require a 1-year extended contractor maintenance period to help with plant establishment and to -—ensure-future-district maintenance is-min[mized, Irrigation Landscape areas will be watered with an in -ground, automatic, water -efficient irrigation system where appropriate to enable faster, healthier plant establishment. The irrigation system will be a combination of high efficiency spray heads, rotators, and rotors to reduce the use of water, The provided equipment will be consistent with the District's standards and will include rain and flow sensors to help minimize water use. 90 I. Federal Way Public Schools - Schematic Design Summer 2018 J� design narratives 2 Mechanical Narrative Codes and Standards The mechanical system will be designed to comply with the following codes: • 2015 Washington State Energy Code ■ 2015 International Mechanical Code with Washington State Amendments • 2015 Uniform Plumbing Code with Washington State Amendments HVAC System Heating and ventilation will be provided throughout the building by zone -level four -pipe fan coil units. The fan coH units will include variable -capacity ECM fan motors to adjust supply airflow seasonally based on space heating and economizer requirements, Each unit will have the capability of economizer cooling, which utilizes cool outside air to cool the space. Each area will be capable of being heated or ventilated independently from the adjacent area. CO2 sensors will be provided in each classroom, gymnasium, and commons space for demand -controlled ventilation capability. Barometric relief systems will provide building relief during economizer operation. Science/art/STEM and other potentially high contaminant classrooms will be exhausted as required to maintain negative pressurization relative to adja- cent spaces. The kitchen grease exhaust fan will be located up on the roof. The ductwork for kitchen grease exhaust and moisture removal systems shall be heavy gauge stainless steel, continuously welded to minimize any leakage within the occupied space. General exhaust will be provided for the kitchen, storage, utility, and toilet rooms. Heating water will be generated by two high efficiency gas -fired boilers, each sized at roughly two-thirds of the building load. Heating water will be distributed using fully redundant variable speed pumps, located in the boiler room, Chilled water will be provide via a high efficiency chiller located in the service yard. Chilled water will be distributed using fully redundant variable speed pumps, located in the boiler room. Hydronic system piping will be schedule 40 steel for sizes larger than 2", and type L copper for sizes 2" and smaller. Valving shall be provided to separate individual areas of the piping system for ease of maintenance. The main mechanical room is to house the hydronic pumps and central plant components. All fan coil units will be located on a mechanical platform located above the second floor for ease of maintenance and accessibility. Maintenance clearances for repair and removal of each piece of equipment shall be accommodated in all mechanical spaces. A dedicated split system DX cooling unit will be provided to cool the main communications room (MDF) and any IN rooms requiring cooling. The Elevator Machine Room will be provid- ed with a ductless split system cooling unit. Electric wall heaters will be provided in the boiler room. A thermostatically controlled exhaust fan will cool the boiler room and main electrical room to within 10 degrees of ambient out- door air temperature. 71te rus veo a�war Federal Way Public Schools - Schematic Design 91 J,..,,E�.�.� PUgUC�15 -- - Summer 2018 2 r, design narratives Mechanical Narrative (cont.) Temperature Controls and Energy Management A full Direct Digital Control (DDC) system will be provided for control and monitoring of the mechanical equipment. The controls system will be fully programmable and adequate to direct and monitor building temperature and ventilation as well as monitor power, gas and water consumption. Plumbing Institutional quality plumbing fixtures are to be utilized throughout the facility along with cop- per domestic water piping. Piping joints will be soldered or pressfit. PEX may be used for sizes up to 2" at the contractor's option. The domestic water header including the backflow prevention device will be located in the boiler room. Domestic water is to be heated by a central gas fired water heater with a storage tank located in the boiler room. The stor- age temperature shall be 140oF Plumbing fixtures that will be used by students, ie, lays, classroorn sinks, etc, will be provided with point of use thermostatic mixing valves to limit the hot water temperature to 105E 140oF water will be provided to the kitchen. Each system shall be circulated as necessary to insure hot water is delivered, in a timely manner, to all areas. Water saving fixtures shall be used with manual flush valves and battery metered lavatory faucets. Staff restrooms will have manual lavatory faucets. Child height plumbing fixtures will be provided in the preschool wing. Water closet flush valves will be 1.28 gallon per flush type and urinal flush valves will be 0.125 gallon per flush. Lavatory faucet flow will be 0.5 gpm. Floor drains will be provided for each restroom, including single water closet restrooms. Floor sinks will be provided in the mechanical platforms for condensate disposal. Hose bibbs with key control will be provided in larger restrooms for convenience. Exterior freeze proof wall hydrants will be distributed along the perimeter of the building, and will be flush mount with access door for protection from vandalism. Water coolers with bottle fillers will be provided. All domestic waste and vent piping from within the building will be routed in no -hub cast iron pipe or solid core PVC. Waste piping above first floor and serving areas with elevated tem- peratures such as the kitchen and boiler room, will be no -hub cast iron for sound attenuation and resilience under heat. Fuel piping (Natural Gas) shall be routed throughout the necessary areas in Schedule 40 Steel pipe. Fire Sprinkling All areas of the facility shall be fire sprinkled. Steel piping, meeting all applicable codes, is to be utilized. Baskets or other protective devices are to be installed on all heads that are subject to abuse (gymnasium areas and covered walkways). A wet system is to be used for all spaces not subject to freezing (attic to be warm) and a dry pipe system is to be used for all areas subject to freezing. The fire sprinkler header with double detector check valve assembly and alarm valves shall be located in the building. 92 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives Electrical Narrative Codes and Standards The electrical design and construction will be in accordance with the applicable requirements of the following: • Washington State Energy Code -- Latest Approved Edition • International Building Code -- Latest Approved Edition • National Electric Code (NEC) NFPA 70 -- Latest Approved Edition • State and County Department of Health • International Fire Code-- Latest Approved Edition ■ Local Fire Marshal • National Fire Protection Association (NFPA) ■ Washington Administrative Code (WAC) — latest approved edition • The Americans with Disabilities Act (ADA) Scope of Work Provide new electrical systems including power, lighting, fire alarm, data/communications, security/intrusion detection/CCTV, CAN and intercom clock/speaker systems that meets all current codes including the NEC, WA State Energy, life safety and communication require- ments. Particular attention will be paid to sustainability, life cycle cost, and ease of operation and maintenance with selection of systems and products. Electrical Systems Power Distribution The facility will be fed from a new utility owned transformer with a secondary service. The main distribution board will be fed at 480-volt, three phase. The main distribution board will be provided with 25% spare capacity and contain customer metering with pulse output to the EMCS. There will be a sub -main distribution board for 120/208 volt distribution and multiple branch circuit panelboards for both 277/480V and 120/208V distribution. Panelboards shall contain bolt on circuit breakers. Branch panels shall contain 25% spare load capacity. Lighting and Mechanical branch panels shall have a minimum 10% spares and 20% spaces. Receptacles branch panels shall be a minimum of 25% spares. All conductors will be THW/THWN copper in EMT or GRS. PVC will be permitted underground. Flexible connections shall be limited to motor connections, 6' whips for lighting etc and shall be liquid tight (PVC coated) metal when outdoors or in wet locations. To protect the sensitive electronic systems from power surges, at a minimum transient voltage surge protectors will be provided at the main and sub -distribution boards and at each panelboard which serves computer equipment, mechanical equipment with VFD's or LED lighting. i1te rus FEDERAL WAY Federal Way Public Schools - Schematic Design 93 �xxexi rxx rxxx PUBUC:!CHO_L -- — Summer 2018 01 2design narratives Electrical Narrative (cont.) Electrical Devices Each classroom will have (2) - (3) standard duplex receptacles located on each wall. There will be duplex computer receptacles located adjacent to each data outlet and for the class- room AV system. GFI duplex receptacle(s) will be provided at each sink, at all locations in the kitchen or when placed within 6' of a water source. All other occupied rooms will have at least one receptacle on each wall. Desk and computer workstation locations will be provided with at least one duplex receptacle. Fifty percent of all receptacles installed in classrooms, offices, conference rooms, work- rooms, break rooms and at individual workstations will be automatically switched off when not occupied in accordance with the Washington State Energy Code. Duplex receptacles will be provided at minimum 100' spacing in hallways, just outside of each public and student restroom, on the interior side at exterior doors, and will only be provided on the exterior of the building where required to be within 25' of mechanical equip- ment or as requested. All exterior receptacles shall be provided with metallic, locking covers and mounted to mitigate vandalism. Power will be provided to equipment specified in other Divisions such as Specialty Equip- ment, Window Coverings, Powered Partitions and Doors, Gym Equipment and mechanical equipment. Floorboxes will only be provided where there is no other option available. Lighting and Exit Signage Light fixtures will utilize LED light sources and will be located keeping long term maintenance in mind, (i.e. "bird proof" at exterior and accessible with 8' ladder at interior) as much as possible. Classroom and Office Light fixtures will be controlled by occupancy or vacancy sensors with manual local override switches as much as practical. All other lights will be controlled by an integral switch/sensor or simple lighting control relay to meet minimum code requirements. Primary interior classroom lighting will be recessed in the T-Bar ceiling system. Particular attention will be paid to ease of access, comfortable lighting levels and glare control. Class- room lighting will be dimmable and controlled through a daylight harvesting system for auto- matically dimming the lights in response to the quantity of incoming natural light as required by the Washington State Energy Code. Manual local override for dimming and separate on/ off switches for teaching wall lights will be provided per WSSP requirements. The site lighting will utilize LED fixtures on approximately 20' aluminum poles with average light levels of 1.0 foot-candle. The building perimeter lighting will be wall and ceiling or soffit mounted LED fixtures. All exterior lighting will be controlled by the lighting control system with a manual bypass switch in the Main Office. Exterior lighting will be scheduled to be off for a period of time each night and not contain any automatic dimming or occupant sensing devices in accordance with the Washington State Energy Code. 94 I Federal Way Public Schools - Schematic Design Summer 2018 design Narratives 1 Electrical Narrative (coat.) Lighting in the Gymnasium will be provided by surface or pendant mounted LED fixtures with dimming and occupancy sensor control. Other areas will typically use lay -in or surface mounted LED fixtures. Exit signs will use low maintenance LED sources and will be located in corridors and exit doorways. Emergency interior and exterior egress lighting will be provided by the use of integral or remote mounted emergency transfer devices and be connected to the emergency generator, Emergency lighting will be provided for selected light fixtures in each classroom, Office/Ad- min area, rooms with occupant loads of 50 or more, corridors, exit passageways, mechanical and electrical rooms, accessible attic or mezzanine spaces and public restrooms, Emergency Generator A natural gas driven emergency and optional standby generator will be provided for elec- trical backup of specific loads throughout the building, The specific loads connected to the generator will be as decided during design to include refrigeration equipment, emergency and exit lighting, telecommunications server equipment, security systems, EMCS equipment, and selected Administration and Assembly functions and spaces. The generator will be sized to allow for 25% spare capacity. Local Area Data Network Distribution The data networking system will be based on data wire and outlets per the Federal Way Public School Standards. Multiple data locations will be provided in each classroom with five to six data outlets and Category 6 cables routed from the local IDF or MDF to each outlet. Each outlet will contain two jacks. Data oultets at the designated teachers desk will contain (3) jacks. All other occupied rooms will receive at least two data outlets. Two Category 6A cables will be provided to each Wireless Access Point. The District owned single -mode fiber optic cable which serves the existing school will be disconnected and re -terminated in the new building. Intercom and Clock/Program System The intercom/clock system will be based on the District standard intercom system (VOIP). The intercom system will provide for 2-way loudspeaker communication, paging announce- ments, class change bell tones and master clock/slave clock synchronization functionality. Access to functions and communication features will be provided through the telephone system. Each classroom and occupied space will be equipped with a digital clock/speaker assembly and call switch. Classroom AudioNisual Systems The classrooms will be equipped with a teacher voice enhancement system that includes ceiling mounted speakers and teacher microphone, the mount for a wall mounted projec- tor, USB cable connections from the front of the classrooms and a HDMI connection to the projector. rUS FEDERAL WAY Federal Way Public Schools - Schematic Design 95 i'lte g..."" ,_ h p4succSCHOOLSS Summer 2018 2design narratives Electrical Narrative (cont.) Sound Reinforcement Systems The new sound system in the Gymnasium and Commons will be a high quality, multi -channel wide frequency sound reinforcement and production system with microphone pick-up and pre-recorded program capabilities. The system will use solid-state dual -channel amplification with distribution to a full -range loudspeaker system. The system will support direct -wired production intercom, assisted listening for the hearing impaired, and will include a portable or fixed sound and lighting control booth. The system will be made compatible with either large or small venues. The system will provide for microphone pick-up, recording, dubbing, playback of pre-recorded material, mixing, signal processing, amplification and distribution to a full -range reference monitor loudspeaker system. The system will be wired to support integration with multiple types of inputs. Intrusion Detection System The security system will not be based upon a non-proprietary system and will maintain the district standards for device types and locations. Intrusion alarm system devices shall include magnetic door position switches on all perimeter doors, motion detectors in the hallways, and motion detectors in the exterior classrooms and administration areas where the perimeter of the building may be vulnerable by the general public. The system shall be monitored by an offsite monitoring service, LCD Keypad(s) shall monitor all entry points (door position switches) of the building and mo- tion sensors. These locations shall display the device information and status of the system. All system equipment shall be connected to continuous (emergency) power branch panels to operate while the generator is running. The system shall be designed to have a minimum of one hour of continuous operation using power supplies with battery back up. This shall accommodate any temporary power outage (from the time that the power is lost to the time that the generator is fully up and running). Closed Circuit Cameras The Security Camera system and equipment will be provided and installed at various locations on the interior and exterior of the facility and connected back to a central head end. Locations of cameras will be as determined by the district during the construction document phase of the project. Card Access System / Emergency Lockdown System Proximity Card Readers shall be located at primary entrances and at locations as directed by the District. When a valid card is presented to the reader, the door shall unlock, The Emergency Lockdown System shall be an integral portion of the Access Control System. When the Emergency Lock Down button is pressed (located in the school administration area), each of the perimeter doors shall lock. 96 I Federal Way Public Schools - Schematic Design Summer 2018 design narrafives2 Electrical Narrative (cont,) The Graphic Map software shall display the door status of each door. This would indicate if all of the doors are closed or if some are physically propped open. The computer based system shall allow access to software menus based on the password protected authorization level. Provided that the system operator is authorized, system func- tions would include: • Change individual or group card holder information, such as; adding, changing, or delet- ing card holder and user group/door access. • Run reports of card holders and/or doors. • Remote viewing of the local school Access Control System shall be available from the District Administration building(s) via the district Wide Area Network. All system equipment shall be connected to continuous (emergency) power branch panels to operate while the generator is running. The system shall be designed to have a minimum of one hour of continuous operation using power supplies with battery back up. This shall accommodate any temporary power outage (from the time that the power is lost to the time that the generator is fully up and running). Fire Alarm / Emergency Communication System The Fire Alarm / Emergency Communication System shall be a new complete, fully opera- tional, intelligent (analog) and addressable (digital), low voltage 24 Volts D.C. microproces- sor -based Fire Alarm / Emergency Communication System that will transmit a signal to the monitoring entity, The Fire Alarm / Emergency Communication System shall consist of the Fire Alarm / Emer- gency Communication System Control Panel, Remote Annunciators, Power Supplies, Graphic Maps, AES Transmitter, Initiation Devices, and Notification Appliances. Initiation Devices shall consist of Smoke Detectors, Heat Detectors, Duct Detectors, Beam Detectors, Carbon Monoxide Detectors, Manual Pull Stations, etc. The listed spacing of Smoke Detectors and Heat Detectors shall be adjusted (de -rated) to account for ceiling heights, sloped ceilings, and beam pockets, Notification appliances shall consist of Strobes, Speakers, Combination Speaker/Strobes, etc. Automatic smoke detectors will be provided at a minimum throughout all egress corridors, classrooms and rooms where occupant levels exceed 50 in accordance with current codes, Federal Way School District Standards and City of Federal Way requirements. The Fire Alarm / Emergency Communication System shall also interface with other systems such as Audio/Visual Sound Systems, Intercom Systems, Public Address Systems, Smoke and Fire/Smoke Dampers, Duct Smoke Detectors, H,V.A.C. Systems, Magnetic Door Holders, Magnetic Door Releases, Fire Rated Coiling Doors, Fire Rated Shutters, Cooking Hood Fire Suppression Systems, Fire Protection Sprinkler Systems, etc. All circuits shall be "Class B". All Signaling Line Circuits (SLC), Initiation Circuits, and Noti- fication Circuits, shall be provided with 25% spare capacity. All conduits shall be filled to a maximum fill capacity of 40%, All cabling is to be installed exposed and is not required to be in conduit. 71�2 rUS FEDERAL WAV Federal Way Public Schools - Schematic Design j 97 �en�x��r ,_ PU9LiC5__ Summer 2018 2design narratives Electrical Narrative (cont.) The Fire Alarm / Emergency Communication System shall be provided with back-up batteries to power the entire Fire Alarm / Emergency Communication System for a minimum of 24 hours of standby operation immediately followed by 15 minutes of alarm operation. "Shop Drawing" submittals shall also include equipment submittals, back-up battery calculations and voltage drop calculations. The Fire Alarm / Emergency Communication System Contractor shall be currQntlyJislad and approved by UL for "Proprietary Protective Signal System Listing Program" with a UUJS certificate of compliance and be a NICET certified Level III technician. The Fire Alarm / Emergency Communication System Contractor shall be capable of Design- ing, installing, and testing a Fire Alarm / Emergency Communication System in accordance with the latest edition of N.FP.A. #72. All conduits shall be filled to a maximum fill capacity of 40%. Fire alarm cabling installed above accessible ceilings shall be allowed to be installed as open cabling. Provide "d" ring hanger for all open cabling at a maximum spacing of 5'-0" on cen- ter. Cabling that is installed in walls, cabling that is installed below 8'-0" in elevation that is subject to damage, and cabling that is installed above inaccessible ceilings shall be installed in conduit. 98 l Federal Way Public Schools - Schematic Design l Summer 2018 design narratives Food Service Narrative The new elementary schools will have food produced and delivered from the district central kitchen. Food will be brought into the school in both bulk and prepackaged and stored in the walk-in cooler. Deliveries will be on a daily basis. The cafeteria will need to handle approximately 600 students. The cafeteria has a prep area, cooking area, serving area, storage area and a dishwashing area. The prep area will be equipped with a prep table with sink and overshelf with microwave, This area will be used for final prep of products brought from the central kitchen. The cooking area will be equipped with two single stack combination ovens under a type 1 hood with fire suppression. There will be some mobile worktables and space for racks to support the cooking processes, For storage of cooked food, there will be mobile heated cab- inet units. Storage will consist of a small dry storage room with mobile storage shelving, a walk-in cool- er and reach -in freezer. The serving area will mobile flat tables to present hot food items in 18"x24" baskets. The hot food service will be done using bulk service in the future. After students pick the hot food up they will flow by a double sided salad bar and milk cooler before reaching the point of sale. The dishwashing area will consist of a 3 compartment sink that will have compartments large enough to support full size (18"x26") sheet pans. In addition, a door style dishwasher with soiled and clean dishtables will be required. Adjacent to the dishwashing area will be a mop sink with overshelf and mop rack. FEDERAL WAY Federal Way Public Schools - Schematic Design 99 PUBLIC SCIOOL� •---•—• Illte rus Summer 2018 K. This page intentionally left blank. 100 I Federal Way Public Schools -Schematic Design Summer 2018 code analysis Land Use Code PROJECT NAM I=AND ADDRESS: Federal Way Elementary Schools Lake Grove - 303 SW 308th St Federal Way, WA 98023 Mirror Lake - 625 S 314th St Federal Way, WA 98003 Wildwood - 2405 S 300th St Federal Way, WA 98003 .APPLICABLE CODES: JURISDICTION; ,Zoning FWRC -ZONING CODE (TITLE 19) City of Federal Way Building 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E, J) City of Federal Way WAC 51-50-1101 and RCW 19.27 & 70.92 Maintenance 2015 PROPERTY MAINTENANCE CODE City of Federal Wa Fire & Life 2015 INTERNATIONAL FIRE CODE (INCLUDING City of Federal Way Safety AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C. E, F. 1) NFPA 72 South King Fire & WAC 51-54A and RCW 19.27 Rescue [Mechanical 2015 INTERNATIONAL MECHANICAL CODE City of Federal Way WAC 51-52 and RCW 19.27 2015 UNIFORM PLUMBING CODE (EXCLUDING City of Federal Way Plumbing CHAPTER 12,15) WAC 51-56 and RCW 19.27 2015 INTERNATIONAL ENERGY CONSERVATION City of Federal Way j=nergy CODE WAC 51-11R. 51-11C and RCW 19.27 2015 WASHINGTON STATE ENERGY CODE Fuel & Gas 2015 INTERNATIONAL FUEL & GAS CODE City of Federal Wa Electrical 2017 NATIONAL ELECTRICAL CODE City of Federal Way WAC 296-43. 296-45, 296-46B and RCW 19.28 Accessibility ICC/ANSI Al17.1-2010 Ci!X of Federal Wa Zoning; Code: .Section: Current Zoning RS7,2 FWRC Zoning Map Permitted Uses School FWRC 19,200.090 Special Review Process Process III FWRC 19.65 & 19.200.090 Process 117 The director will make initial land use decisions, and FWRC 19.65,010 decisions on the community design guidelines based on written comments and information. Any appeals will be decided by the hearing examiner .after a public hearing. The State Environmental Pre-Submittial Requirements reapp ice ion con erence - e co _md FWRC 19.40.010 & development services shall notify applicant of 19.65.050 date/time/location of conference within 5 working days after receipt of complete preapplication. Compliance with SEPA with state regulations & city ,ordinances Pre -Submittal Exceptions ritten waiver y the director of the community FWRC 19,40.030 & development services 19.15.010.3.b Timeline TARGET ISSUANCE DATE: 120 DAYS from the 19,65.100 issuance of the letter of completeness Submit Proposal 19.65.070 14 days (notice of completefincomplete) Director distributes Notice of Application within 14 calendar days of issuing letter of completeness Written Comments consideration 19,65.090 deadline according to Notice of Application SEPA threshold deterimination, if required, must follow the end of the public comment period on project permit application but precede the directors decision on land use and deal n compurianis Project Review Directors Decision 19,65.100 written decision distribution - 5 working days after the written decision is issued 19.65.120 Appeals Process - written notice must be delivered within 14 days of director's decision SEPA FWRC Title 14. RCW .43.21C.120. WAC 197-11 exemption la. Residential structures up to 20 dwelling units. FWRC 14.15.030 1 b. Agricultural structures covering up to 10.000 sq ft. 1c. For office, recreational, service or storage buildings up to 12,000 sq ft. gross floor area, and up to 40 parking spots, 1d. Parking lots up to 40 parking spots. 1 e. landfills and excavations up to thir. vprrk 11"lte rus,„,E FEDERAL WAY Federal Way Public Schools - Schematic Design I 173 �,„y„ PU6LICSC__ Summer 2018 0-F code analysis Lot Area (Min.) 7,200 Sq Ft FWRC 19.200,090 Setbacks (Min.) Front-50' FWRC 19.200,090 Side - 50' Rear - 50' Lot Coverage (Max.) 75 % FWRC 19.200.090 Building Height (Max.) 55' above average building elevation for gyms if FWRC 19,200.090 - Use located 100' min from adjacent residential zone. ;Zane Chart 30' above average building elevation for all other structures — special regulafh= 8 nofes " For any structure, including gyms, an increase in 19.200.090 - Use (height above 30 ft. shall not block views designated Zane Chart (Special by jhecomprehensive plan — -- --- — - Regulations-&-Notes- Sunny n Zones Lake Grove-RS7.2, PO, RM1800 FWRC Zoning Map (Mirror Lake - RS7.2 Wildwood - RS7.2 Building Modulation - All Zoning Districts IFagade length > 60' & visible from ROW or IFWRC 19.115.060 - 2 residential, than they must incorporate 2 of the 4 design options or have Type I Landscaping with modulation more then 2 design options are used, dimensions requirements for each option will be determined on a case -by -case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet Design Options 1. Modulation: 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 facade treatment according to this section.Options ,used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the an scope screenmg: higl1twfoot-wide I ype 11 landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer Width required by Chapter 19.125 FWRC 3. Canopy or arcade: in length 50 % of length of fagade 4. Pedestrian Plaza: Plaza square footage = 1 % of gross floor area of building, but must meeting min of 200 sq ft. Visible and accessible from ROW Building Modulation - Institutional t1uplaing lacaces iriat excee m an an are visible from an adjacent residential zone, right -of - FNRC 19.115.100 - 3 'way or public park or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. (Roof design shall utilize forms and materials that FWRC 19.115.100 - 4 iavoid the general appearance of a "Flat" roof. IRooflines with an integral and obvious architectural pitch are an approved method to meet this guideline. Alternative distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, articulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the director; provided, that the roof design minimizes uninterrupted horizontal planes and results in Average Buildin2 Elevation (ABE) 433.75' 491.75' 355' 435.5' 493.7 349.6 435' 492' 352' Survey & FWRC 19.05.005 Mirror Lake Wildwood Lake Grove Finished Floor Elevation Existing FFMirror Lake Existing FF Wildwood Existing FF Lake Grove Prop FF Mirror Lake Prop FF Wildwood Prop FF Lake Grove 174 I Federal Way Public Schools - Schematic Design Summer 2018 code analysis (Minimum Required Parking Spaces •1 perEmployee FWRC 19.200.090 Current parking spaces Lake Grove - 43 Mirror Lake - 32 Wildwood - 82 Proposed parkino spaces 90 for each school t_andscape Category IRS Zone - Type III FWRC 19.125.060 Along Property Line Abutting a Property Line 10' width along property lines of nonresidential uses FWRC 19.125,060 Along Blank Facades Type I landscape screening for facades that are FWRC 19.115.060-2 more than 60' len th Parking Lot Landscape Type IV landscape to be provided for surface FWRC 19.125.070-2.a.i.B parking. 22 SF per parking stall when 50 or more parking stalls are provided. Landscape Island 64 SF min - 305 SF max set in height landscape within parking areas 19.125.070-5 .adjacent to public right-of-way, Provide Type I landscaping within perimeter landscape areas .adjacent to residential zones Storage Area - Landscape Storage area may not be located in buffer zones 19.125-150 Outdoor Play Area 75 sq,ft per child.Mustbe enclosed by solid fence or FWRC 19.200.090 :screen at least 6' in height screening options If utiftzed,- n noes visible from public s- IFWRC 19.115.09D of -way or adjacent properties, and not screened by 'Type I landscaping as defined by Chapter 19.125 IFWRC, shall utilize vinyl -coated mesh, powder - coated poles, dark color(s), and architectural element(s) such as pole caps and/or decorative grid pattern. Signs :Sign Permit Required IFWRC 19.140.040 Sin Types allowed 'Canopy, Monument, Pedestal, Wall IFWRC 19.140.150 - Table 2 Max Amount 1 sign for each public entrance providing direct vehicle access Max Area IMonument: 64 sgft for all faces & no one face shall exceed 32 sgft. Wall & Canopy: 7 % of exposed buildirio face that is attached to. Max Height Wall & Canopy: not to project above roofline. Monument 6'. Pedestal: 12' _ Setback IT min Light Fixtures (Lighting fixtures shall not exceed 30 feet in height IFWRC 19.115.100 - 7 and shall include cutoff shields. Critical Areas - Seismic Geo Tech Report _ 'dated: 06.14.18 Mirror Lake Site Class C Wildwood :Site Class D Lake Grove Site Class D Critical Areas - Landslide Minor Lake ILow hazard Wildwood I'-andslide Hazard Areas (LHA) along east, west and south edge. Buffer of 50' is needed from top and toe. (East edge approx 1 00'wide x 600' long, oriented N- S is Erosian Hazard Area Lake Grove IWest facing slope that separates lower school (building from upper playfields exceed inclinations of -10%. Portions of the slope that achieve both the min Inclination of 40 % and the min height of 10' are classified as LHA. A buffer of 50' is required from top and toe of ll-lA. FWRC 'Sites containing or within 25 feet of slopes of 40 ,Clearing & Grading sites with slopes of 15 % or 19.120.110 - 2 greater loercent or greater (steep slope hazard area) and/or sites with erosion, landslide, and/or seismic hazard areas are also subject to the requirements of FWRC 'Title 19, Division V, Environmentally Critical Areas. (Definitions: ,Average Building Elevation (ABE) the average of the highest and lowest exisf'ng or FWRC 19.05.010 proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it (means five feet above the lowest of the existing or proposed elevations, which is lowest. ABE Is the elevation from which the building height is Institutional Uses ISchools,+churches, colleges, hospitals, parks, FWRC '19.05.090 governmental facilities and public utilities. Fagade the entire building front including the parapet FWRC 19.05.060 Height of Structure the vertical distance measured from the average building elevation around the building segment to FWRC 19.05.080 the highest point of a flat roof or to the deck line of a mansard roof, or to the mid -point between save and (ridge of the highest principal roof of a gable, hip, gambrel, or similar sloped roof. For single-family residential structures where the total area of dormers exceeds 35 percent of the total area of the underlying sloped roof, height will be measured to the ridge of the highest principal gable. ILow Density Zone SE zone and comparable zones in other jurisdictions FWRC 19.05.120 SE 1 Unit / 5 acres FWRC lZoning Map Il"lt2(�`�jfUS FE�ErwL WAV Federal Way Public Schools - Schematic Design 175 �/enoxrrE _, I... —SCHOOLS � PUB Summer 2018 5code analysis FWRC 19.115.060 - Community Design Guidelines Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, 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 facade treatment according to this section. Subject facades shall incorporate at-leasbs.o Gfihr�fodi options deseerbed-herdhn; e-xcep;niowe'ver—facaLres Thai-are-soiidiy— -- screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. Design Options: a. Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off -set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. b. Landscape screening. Eight -foot -wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section, c. Canopy or arcade, As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. d. Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. 176 1 Federal Way Public Schools - Schematic Design Summer 2018 (��Aori 049'�/Aai° 1wCDrpafaIN MadVIaUWns Figure 6 - FWRC 19.115.060(2) a. Facade Modulation mmrpuaallep conapAmads Figure 6 — FWRC 19.115.(2) c. Canopy or Arcade integrys .. FEDERAL WAY PUBLIC SCHOOLS code analysis ,5 immpmaing lards"ps4 buffers Figure d - FWRC 19.115.060(2) b. Landscape Screening IR=g Rftft ped"Op PMZa Figure 9 - FWRC 19.115.060(2) d. Pedestrian Plaza Federal Way Public Schools - Schematic Design 177 Summer 2018 code analysis FWRC 19.115.100 - Building Design for Institutional Use Building Modulation: Building facades that exceed 120 feet in length and are visible from an adjacent residential zone, right-of-way or public park or recreation area shall incorporate a significant structural modulation (offset). The minimum depth of the modulation shall be approximately equal to 10 percent of the total length of the subject facade and the Tninimumndth-shall-be'approximate iytw[ce-1 mfr M=depth, The modulation shall be integral to the building structure from base to roofline. Institutional Use: Schools, churches, colleges, hospitals, parks, governmental facilities and public utilities. (FWRC 19.05,090) Building Height: (FWRC 19.200.090) - 55 feet above Average Building Elevation for gyms if located 100 feet min from adjacent residential zone - 30 feet above Average Building Elevation for all other structures Average Building Elevation (ABE): the average of the highest and lowest existing or proposed elevations, whichever is lowest, taken at the base of the exterior walls of the structure, or it means five feet above the lowest of the existing or proposed elevations, which is lowest. ABE is the elevation from which the building height is measured. (FWRC 19.05.010) Height of Structure: the vertical distance measured from the average building elevation around the building segment to the highest point of a flat roof or to the deck line of a mansard roof, or to the mid -point between eave and ridge of the highest principal roof of a gable, hip, gambrel, or similar sloped roof. For single-family residential structures where the total area of dormers exceeds 35 percent of the total area of the underlying sloped roof, height will be measured to the ridge of the highest principal gable. (FWRC 19.05.080) 178 1 Federal Way Public Schools - Schematic Design Summer 2018 code analysis Building Modulation for Institutional Use - Mirror Lake West Elevation Case Study Current Configuration: cr►r�z�oaiterb2?3aorn� �z cans 3 3 3 3 O r cU� y�y � is � '� � iiixt;faaH fauo+4 CiY22}fOF7D C7"V2E7100R Required Modulation for a building facade: total west facade length > 120' F[Depthzztotal Width = 2x depth Height of Structure Mid point of highest principal roof Eave of highest principal roof 30' Max Ridge of highest principal roof Height of Structure w/ Sloped Roof Average Building Elevation (ABE) i�liotn ed , 8utidit+a i i Height Z ; i i Loosest Retevence lighest Nevi tion datum (ABI) Heiathon i nt2 EyS FEDERAL WAY Federal Way Public Schools - Schematic Design 179 „�,,,,E�ruxr PUBLIC SCHOOLS Summer 2018 code analysis Geotech Report Review Critical Seismic Areas: Mirror Lake - Site Class C Wildwood - Site Class D — Lake,Grove— site-Class-D- Critical Landslide Areas: Mirror Lake - Low Hazard Wildwood - Landslide Hazard Areas (LHA) along east, west and south edge. Buffer of 50' is needed from top and toe. East edge approx 100' wide x 600' long, oriented N-S is Erosian Hazard Area Lake Grove - West facing slope that separates lower school building from upper playfields exceed inclinations of 40%, Portions of the slope that achieve both the min inclination of 40% and the min height of 10' are classified as LHA. A buffer of 50' is required from top and toe of LHA, 180 I Federal Way Public Schools - Schematic Design ! Summer 2018 code analysis .5 LAKE GROVE kavi `.Sew: ff—pcpvlyI— Fo-w�iiiia.AJ AY fiw�� w WILDWOOD Intl ry§, „ PEDE-L— Federal Way Public Schools - Schematic Design 181 g„ ,,,, PUBLIC SCHOOLS Summer 2018 code analysis Code Review and Analysis LAKE GROVE PROJECT DATA PROJECT NAME: LAKE GROVE ELEMENTARY SCHOOL PROJECT ADDRESS: 303 SW 308TH ST. FEDERAL WAY, WA 98023 PARCEL NUMBER: 0721049180 LOT AREA: 410.770 ZONING: SINGLE FAMILY - 1 UNIT 17.200 SQ FT - RS7.2 LEGAL DESCRIPTION: BEG AT PT 55 FT E OF NW COR OF SE 114 OF NE 114 TH S 01-21-07 W 420 FT TH S 88-48-32 E 152.90 FT TH S W-21-02 W 135 FT TH S 88-48-32 E 669-49 FT TH N 01-21-07 E 555 FT TO N LN OF SUBD TH N 8848-32 W 82239 FT TO BEG LESS N 30 FT FOR RD CODE TYPE CODE TITLE TECHNICAL BASIS ZONING FEDERAL WAY REVISED CODE FWRC - TITLE 19 BUILDING 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E. J) WAC 51-50-1101, RCW 19.27 & 70.92 ACCESIBILITY ICC ANSI Al17.1-2010 ACCESSIBLE & USABLE BUILDINGS & FACILITIES WAC 51-50 MECHANICAL 2009 INTERNATIONAL MECHANICAL CODE (IMC) WAC 51-52 FIRE 2015 INTERNATIONAL FIRE CODE (INCLUDING AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C, E, F.1) NFPA72, WAC 51-54A AND RC 19.27 PLUMBING 2015 UNIFORM PLUMBING CODE (EXCLUDING CHAPTER 12,15) WAC 51-56 & RCW 19.27 ELECTRICAL 2017 NATIONAL ELECTRICAL CODE WAC 296-43, 296-45, 296-46B & RCW 19.28 ENERGY 2015 INTERNATIONAL ENERGY CONSERVATION CODE WAC 51-11R, 51-11C and RCW 19.27 INDOOR AIR QUALITY WASHINGTON STATE VENTILATION & INDOOR AIR QUALITY CODE WAC 51-13 ELEVATOR ANSIIASME A17-1 WAC 296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS INFPA13 FIRE ALARM I NFPA 72 lrcn rvvru ia.zuu.uaul DISTRICTS COMMUNITY DESIGN GUIDELINE REQUIREMENTS ALL ZONING DISTRICTS BUILDING FACADE MODULATION AND SCREENING OPTIONS: ALL BUILDING FACADES > 60 FEET AND ARE VISIBLE FROM EITHER A RIGHT-OF-WAY OR RESIDENTIAL USE OR ZONE SHALL INCORPORATE FACADE TREATMENT. FACADES SHALL INCORPORATE AT LEAST TWO OF THE FOUR OPTIONS EXCEPT, FACADES THAT ARE SOLIDLY SCREENED BY TYPE I LANDSCAPING, OUTDOORS, YARDS, AND LANDSCAPING, MAY USE FACADE MODULATION AS THE SOLE OPTION. OPTIONS USED SHALL BE INCORPORATED ALONG THE ENTIRE LENGTH OF THE FACADE A. FACADE MODULATION. MINIMUM DEPTH: TWO FEET; MINIMUM WIDTH: SIX FEET; MAXIMUM WIDTH: 60 FEET. ALTERNATIVE METHODS TO SHAPE A BUILDING, SUCH AS ANGLED OR CURVED FACADE ELEMENTS, OFF -SET PLANES, WING WALLS AND TERRACING, WILL BE CONSIDERED; PROVIDED, THAT THE INTENT OF THIS SECTION IS MET. B. LANDSCAPE SCREENING. EIGHT -FOOT -WIDE TYPE II LANDSCAPE SCREENING ALONG THE BASE OF THE FACADE, EXCEPT TYPE IV MAY BE USED IN PLACE OF TYPE II FOR FACADES THAT ARE COMPRISED OF 50 PERCENT OR MORE WINDOW AREA, AND AROUND BUILDING ENTRANCE(S). FOR BUILDING FACADES THAT ARE LOCATED ADJACENT TO A PROPERTY LINE, SOME OR ALL OF THE UNDERLYING BUFFER WIDTH REQUIRED BY CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY BE CONSIDERED IN MEETING THE LANDSCAPE WIDTH REQUIREMENT OF THIS SECTION. C. CANOPY OR ARCADE. AS A MODULATION OPTION, CANOPIES OR ARCADES MAY BE USED ONLY ALONG FACADES THAT ARE VISIBLE FROM A RIGHT-OF-WAY. MINIMUM LENGTH: 50 PERCENT OF THE LENGTH OF THE FACADE USING THIS OPTION. D. PEDESTRIAN PLAZA. SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLOOR AREA OF THE BUILDING, BUT IT MUST BE A MINIMUM OF 200 SQUARE FEET. THE PLAZA SHOULD BE CLEARLY VISIBLE AND ACCESSIBLE FROM THE ADJACENT RIGHT-OF-WAY. INSTITUTIONAL BUILDING MODULATION: THE MODULATION SHALL BE INTEGRAL TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE. LENGTH> 120', THEN MIN DEPTH -10% OF TOTAL LENGTH MIN WIDTH - 2X MIN DEPTH 182 ! Federal Way Public Schools - Schematic Design 1 Summer 2018 SW 308TH ST r. 120' Fri 3 PER FWRG 19-115.1 236'-l" > 2X DEPTH I =\�l L 6 I. PROP BUILDING )F )T LE 61 --ir ADJACENT RESIDENTIAL ZONE COMMUNITY DESIGN GUIDELINES DIAGRAM code analysis .5 zUj 0 - FACADE NOT VISIBLE T 277--l" LL' LU EDGE OF EXISTING FIELD LU < < EDGE OF EXISTING LANDSCAPE (FWRC19.'715—.10—o)— (f. TRUE NORTH t"UL WAY Federal Way Public Schools - Schematic Design 183 integEy�_, "Usur SCK004-s Summer 2018 1 5code analysis MAX BLDG HEIGHT DIAGRAM ( PER FWRC 19.05.080) r MID POINT OF SLOPED PRINCIPAL ROOF ZAGE BUILDING ELEVATION AV BLDG ELEV DIAGRAM (PER FWRC 19.05.010) N TRUE NORTH 3G AI HIGHEST PROP ELEV AVERAGE BLDG ELEV = 355' AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (350' + 360')/2 = 355' 356'-0" LOWEST PROP ELEV 184 f Federal Way Public Schools - Schematic Design I Summer 2018 IGL1mf. 10 9nn nonl CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' SIDE (EAST) 50' 227'-7" SIDE (WEST) 50' 53'-1" REAR (SOUTH) 5V 61'-11" MAX BUILDING HEIGHT: 55' FOR GYMS 30'-1" VERTICAL DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 30' FOR ALL OTHER 30'-1" BETWEEN EAVE & RIDGE OF HIGHEST STRUCTURES PRINCIPAL SLOPED ROOF MAX LOT COVERAGE BY 75% MAX 12.1 % STRUCTURES REQUIRED PARKING EXISTING PROPOSED 1 PER EMPLOYEE 43 90 code analysis USE AND OCCUPANCY CLASSIFICATION (SECTIONS 302,303, & 304) GROUP(S): GROUP "E" EDUCATION (ALLAREAS OTHER THAN BELOW, GYMNASIUMS, COMMONS AND KITCHEN INCLUDED IN IBC SECTION 303.1.3) GROUP "B" BUSINESS (ADMINISTRATIVE OFFICES) GROUP "A-3" ASSEMBLY OCCUPANCY SEPARATIONS (SECTION 508, 509) MIXED OCCUPANCY NO SEPARATION REQUIRED INCIDENTAL USES (TABLE 509) BOILER ROOM:1 HOUR OR SPRINKLER REQUIRED (SPRINKLERS PROVIDED) CONSTRUCTION TYPE (CHAPTER 6) - TYPE II-B, FULLY SPRINKLERED. EXTERIOR WALLS TO BE OF NONCUMBUSTIBLE MATERIALS, INTERIOR ELEMENTS ARE IN ACCORDANCE WITH TABLE 601 AND SECTION 603 OF THE CODE, BUILDING HEIGHTS AND AREAS (TABLE 503, SECTION 504 & 506) ALLOWABLE6LLQWAQLE V.S. ACTUAL BUILDING HEIGHTS & STORIES (TABLE 504.3 AND 504,4) TYPE OF CONSTRUCTION TO BE TYP II-B, EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM OCCUPANCY BASIC ALLOWABLE BUILDING HEIGHT ACTUAL BUILDING HEIGHT ABOVE GRADE ALLOWABLE BUILDING HEIGHT I FLOORS ACTUAL BUILDING HEIGHT 1 FLOORS 'E' 75 FT. 38 FT- 10IN- 3 STORIES 2 STORIES 'A-3' 75 FT. 38 FT.10 IN. 3 STORIES 1 STORY B 75 FT. 13 FT.4 IN. 4 STORIES 1 STORY ALLOWABLE VS, ACTUAL BUILDING AREAS [TABLE W621 FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506,2.4 ALLOWABLE AREA CALCULATION 566.2.41 BUILDING: Aa=[At+(NS x If) (EQUATION 5-3) FRONTAGE INCREASE (506.3,31 W= (L1xW1+L2xW2+. ,) (EQUATION 5-4) BASIC ALLOWABLE AREAINCREASE AREA INCREASE FOR TOTALALLOWABLE ACTUAL AREA ALLOWABLE ACTUAL OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA BUILDING PER FLOOR PIN SPRINKLERS (300%) AR 43,500 SF(.43) = 23.000 SF(3) = 'E' 43,500 SF 9,890 SF 69.000 SF 101,890 SF 9,500 SF(.43) = 9,500 SF(3)= 'A-3' 9,500 SF 4,085 SF 28.500 SF 42,085 SF 13,846 SF Y.69,231 33®RY SF -B" 23,000 SF 23,000 SF(.43) = 23,000 SF(3) = 101,890 SF 9,890 SF 69.000 SF (AVG.) (5 1,6 TOTAL 76,000 SF 32,680 SF 228,000 SF 336,680 SF ALLOWABLE AREA CALCULATION PER 508.A.2 B ACTUAL + A-3 ACTUAL + E ACTUAL + B ALLOWABLE A-3 ALLOWABLE E ALLOWABLE FIRST FLOOR 51218 = .051 + 0 =.000 + 0 = .000 + 61130 = .053 =.097 < 1 THEREFORE OK 101,890 42,085 77,525 115.180 SECOND FLOOR 66 5M =.064 + 21015 = 048 s 1,326 = 017 + 0 = .000 =.129 < 1 THEREFORE OK 161—A 42,085 77,525 115.180 71te/�,',`.1� fUS FE..-LW- Federal Way Public Schools - Schematic Design 185 �Jnnvn,rrcrunn CH S PUBLIC SCHOOLS -BUSS. w Summer 2018 5 Code analysis FIRE RESISTANCE REQUIREMENTS(SECTION 602, TABLE 601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALL/FLOOR ASSEMBLIES, EXITS, INCIDENTAL USE AREAS BUILDING ELEMENT FIRE RESISTANCE FOR CONSTRUCTION TYPE II-B PRIMARY STRUCTURAL FRAME: 0 HOUR BEARING-WAt±&-EXTERIOR` - - - - --- -0-HOUR BEARING WALLS- INTERIOR: 0 HOUR NONBEARING- EXTERIOR WALLS/PARTITIONS: 0 HOUR (PER TABLE 602) NONBEARING- INTERIOR WALLS/PARTITIONS: 0 HOUR OPENINGS IN EXTERIOR WALLS: NOT REQ'D (PER TABLE 705.8) FLOOR CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF COVERING CLASS C FOR TYPE IIB CONSTRUCTION INTERIOR WALLS & CEILING FINISHES, TABLE 803.9 - FULLY SPRINKLERED BUILDING, TYPE IIB GROUP EXIT ENCLOSURES & PASSAGEWAYS CORRIDORS ROOMS & ENCLOSED SPACES EDUCATION "E" B C C ASSEMBLY "A-3" B B C BUSINESS "B" B C C MEANS OF EGRESS OCCUPANT LOAD (TABLE 1004.1.2) 20 NET 7 NET 7 NET 50 NET 100 NET 100 GROSS 200 GROSS 300 GROSS CLASSROOM GYM COMMONS LIBRARY, READING LIBRARY, STACKS BUSINESS AREAS KITCHEN STORAGE AREAS I MECHANICAL COMMON PATH OF TRAVEL (SECTION 1006.2.1): MAX. 100 FEET FOR GROUP "B" OCCUPANCY MAX 75 FEET FOR "E" OCCUPANCY MAX. 75 FEET FOR "A-3" OCCUPANCY EXIT ACCESS TRAVEL (SECTION 1017.2): WITH AUTOMATIC SPRINKLER MAX. 250 FEET FOR GROUP "E" OCCUPANCY MAX. 300 FEET FOR GROUP "B" OCCUPANCY MAX. 250 FEET FOR GROUP "A-3" OCCUPANCY DEAD ENDS IN CORRIDORS (1020.4): MAX. 50 FEET FOR GROUP "B" & "E" OCCUPANCIES WHERE AUTOMATIC SPRINKLER SYSTEM IS PROVIDED MAX. 20 FEET FOR GROUP "A-3" OCCUPANCIES ORRIDOR WALLS (TABLE 1020.1) NOT RATED IN A FULLY SPRINKLERED BUILDING REQUIRED EGRESS WIDTH (SECTION 1005.3) .30" PER OCCUPANT FOR STAIRWAYS .20" PER OCCUPANT REQUIRED FOR "OTHER" EGRESS COMPONENTS INCLUDING DOORS, CORRIDORS, ETC. (SECTION 1005.1) REQUIRED NUMBER OF EXITS (TABLE 1015.1, TABLE 1021.1, TABLE 1021.2) INDIVIDUAL FLOOR -2 REQUIRED FOR 499 OCCUPANTS PER FLOOR OFFICES-1 REQUIRED CONFERENCE ROOMS (UNDER 750SQUARE FEET) -1REQUIRED STORAGE ROOMS -1 REQUIRED MECHANICAL ROOMS - 2 REQUIRED (PER SECTION 1015A) ELECTRICAL SWITCHGEAR ROOMS (PER NEC) -2 REQUIRED ALL OTHER ROOMS -1 REQUIRED EXIT ACCESS DOORWAY CONFIGURATION (SECTION 1015.2. EXCEPTION #2) WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2. THE SEPARATION DISTANCE OF THE EXIT DOORS OR EXIT ACCESS DOORWAYS SHALL NOT BE LESS THAN 1/3 OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED 186 I Federal Way Public Schools - Schematic Design Summer 2018 code analysis .5 PLUMBING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER 50-51 WAC, TABLE 2902A) WATER CLOSETS REQ'D LAVATORIES REQ'D OCCUPANCY GROUP AREA OCCUPANTS WATER CLOSET FIXTURES FIXTURES LAVATORY FACTOR LAVATORIES LAVATORIES FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 465 MALE 4 4 3 3 �IFIXTUREPER125 8 4 1 FIXTURE PER 200 3 3 GROUP A3 6,509 930 465 FEMALE 1 FIXTURE PER 65 SQ FT 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- TOILET ROOM PER 6 WCs • USE TOILET ROOM USE TOILET ROOM' 1125 FOR FIRST 50, 1140 FOR FIRST 80, 1 1 4.314 22 MALE 1150 FOR REMAINDER 1 1 1180 FOR REMAINDER GROUP B SQ FT 44 1125 FOR FIRST 50, 1 1 1140 FOR FIRST 80, 1 1 22 FEMALE 1 / 50 FOR REMAINDER 1 / 80 FOR REMAINDER 303 MALE 1 FIXTURE PER 35 9 16 1 PER 85 4 13 GROUP E" 60,478 605 SQ FT 303 FEMALE 1 FIXTURE PER 25 13 16 1 PER 50 7 13 TOTAL MALE 14 21 8 17 FEMALE 22 21 11 17 PER 1109.2.1 - FIXTURES WITHIN FAMILY/ASSISTED-USE TOILET ROOMS SHALL BE INCLUDED IN DETERMINING THE # OF FIXTURES PROVIDED. "E OCCUPANCY PER WA STATE AMENDMENT, TABLE 2902.1 FOOTNOTE E. - DRINKING FOUNTAINS (2902.5.1 WA STATE AMENDMENTS; (1) FOR FIRST 150 OCCUPANTS, ADDITIONAL (1) FOR EACH ADDITIONAL 500 OCCUPANTS TOTAL OF XXX OCCUPANTS = X REQUIRED DRINKING FOUNTAINS. X TOTAL FOUNTAINS PROVIDED. 71te rUS FEDERAL WAY Federal Way Public Schools - Schematic Design 1 187 9,��.,,E _, PUBL[CSCHOOLS Summer 2018 code analysis Code Review and Analysis (cont.) MIRROR LAKE PROJECT DATA PROJECT NAME: MIRROR LAKE ELEMENTARY SCHOOL PROJECT ADDRESS: 625 S 315TH ST., FEDERAL WAY, WA 98003 PARCEL NUMBER: 0821049035 LOT AREA: 363.271 ZONING: SINGLE FAMILY -1 UNIT 17,200 SQ FT - RS7.2 LEGAL DESCRIPTION: SE 1/4 OF NE 1/4 OF SW 114 OF SEC 8-21-4 LESS E 30 FT OF N 314 THOF LESS W 30 FT LESS N 30 FT & LESS S 30 FT CODE TYPE CODE TITLE TECHNICAL BASIS ZONING FEDERAL WAY REVISED CODE FWRC -TITLE 19 BUILDING 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E, J) WAC 51-50-1101, RCW 19.27 & 70.92 ACCESIBILITY ICC ANSI Al17.1-2010 ACCESSIBLE & USABLE BUILDINGS & FACILITIES WAC 51-50 MECHANICAL 2009INTERNATIONAL MECHANICAL CODE (IMC) WAC 51-52 FIRE 2015 INTERNATIONAL FIRE CODE (INCLUDING AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C, E, F, I) NFPA 72, WAC 51-54A AND RC 19.27 PLUMBING 2015 UNIFORM PLUMBING CODE (EXCLUDING CHAPTER 12,15) WAC 51-56 & RCW 19.27 ELECTRICAL 2017 NATIONAL ELECTRICAL CODE WAC 296-43, 29645, 296-46B & RCW 19.28 ENERGY 2015 INTERNATIONAL ENERGY CONSERVATION CODE WAC 51-11R, 51-11C and RCW 19.27 INDOOR AIR QUALITY WASHINGTON STATE VENTILATION & INDOOR AIR QUALITY CODE WAC 51-13 ELEVATOR ANSI/ASMEA17-1 WAC296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS NFPA 13 FIRE ALARM NFPA72 kram rvvnL, ia.tuu.uau) DISTRICTS COMMUNITY DESIGN GUIDELINE REQUIREMENTS ALL ZONING DISTRICTS BUILDING FACADE MODULATION AND SCREENING OPTIONS: ALL BUILDING FACADES> 60 FEET AND ARE VISIBLE FROM EITHER A RIGHT-OF-WAY OR RESIDENTIAL USE OR ZONE SHALL INCORPORATE FACADE TREATMENT. FACADES SHALL INCORPORATE AT LEAST TWO OF THE FOUR OPTIONS EXCEPT, FACADES THAT ARE SOLIDLY SCREENED BY TYPE I LANDSCAPING, OUTDOORS, YARDS, AND LANDSCAPING, MAY USE FACADE MODULATION AS THE SOLE OPTION. OPTIONS USED SHALL BE INCORPORATED ALONG THE ENTIRE LENGTH OF THE FACADE A. FACADE MODULATION, MINIMUM DEPTH: TWO FEET; MINIMUM WIDTH: SIX FEET; MAXIMUM WIDTH: 60 FEET. ALTERNATIVE METHODS TO SHAPE A BUILDING, SUCH AS ANGLED OR CURVED FACADE ELEMENTS, OFF -SET PLANES, WING WALLS AND TERRACING, WILL BE CONSIDERED; PROVIDED, THAT THE INTENT OF THIS SECTION IS MET. B. LANDSCAPE SCREENING. EIGHT -FOOT -WIDE TYPE II LANDSCAPE SCREENING ALONG THE BASE OF THE FACADE, EXCEPT TYPE IV MAY BE USED IN PLACE OF TYPE II FOR FACADES THAT ARE COMPRISED OF 50 PERCENT OR MORE WINDOW AREA, AND AROUND BUILDING ENTRANCE(S). FOR BUILDING FACADES THAT ARE LOCATED ADJACENT TO A PROPERTY LINE, SOME OR ALL OF THE UNDERLYING BUFFER WIDTH REQUIRED BY CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY BE CONSIDERED IN MEETING THE LANDSCAPE WIDTH REQUIREMENT OF THIS SECTION. C. CANOPY OR ARCADE. AS A MODULATION OPTION, CANOPIES OR ARCADES MAY BE USED ONLY ALONG FACADES THAT ARE VISIBLE FROM A RIGHT-OF-WAY. MINIMUM LENGTH: 50 PERCENT OF THE LENGTH OF THE FACADE USING THIS OPTION, D. PEDESTRIAN PLAZA. SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLOOR AREA OF THE BUILDING, BUT IT MUST BE A MINIMUM OF 200 SQUARE FEET. THE PLAZA SHOULD BE CLEARLY VISIBLE AND ACCESSIBLE FROM THE ADJACENT RIGHT-OF-WAY, I INSTITUTIONAL I BUILDING MODULATION: THE MODULATION SHALL BE INTEGRAL TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE IjI fll LENGTH > 120', THEN I MIN DEPTH —10% OF TOTAL LENGTH MIN WIDTH —2X MIN DEPTH 188 1 Federal Way Public Schools - Schematic Design Summer 2018 W Q CD r 4 I S 314TH ST code analysis .5 PROP LANDSCAFOR VIPESUAL BUFFER, TYP 7` I w �146'-7' • ?7C OF.PTW; :. � � _ � � _ . _ _ � I O PROP BUILDING w ziz-s• � U) P w w o c.) LL I Q o � 1 n �. N ' N ( 299'-o" > 1201 S 315TH ST ( z/LJ ADJACENT RESIDENTIADNE COMMUNITY DESIGN GUIDELINES DIAGRAM t (PER FWRC 19.115.100) TRUE NORTH Ylt2 f yS'""` -.E-L-- Federal Way Public Schools - Schematic Design 189 g"""""PUBLi`SCHO°LS Summer 2018 code analysis MAX BLDG HEIGHT DIAGRAM (PER FWRC 19.05.080) IT OF SLOPED 1L ROOF AVERAGE BUILDING ELEVATION AV BLDG ELEV DIAGRAM (f (PER FWRC 19,05.010) TRUE NORTH HIGHEST PROP ELEV i43T.n" AVERAGE BLDG ELEV = 433.75' AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (437' + 430'-6")/2 = 433.75' LOVVEST' 43O'-6' PROP ELEV 190 I Federal Way Public Schools -Schematic Design Summer 2018 IFWRr,14%M A% CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' 170'-3" SIDE(EAST) 59 212'-2" SIDE (WEST) 59 51'-5" REAR (SOUTH) 59 154'-10" —MAX-BLHLBING-HEiGH VERTICAL DISTANCE DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 30' FORALL OTHER 35.r BETWEEN EAVE & RIDGE OF HIGHEST STRUCTURES PRINCIPAL SLOPED ROOF MAX LOT COVERAGE BY 75% MAX 12.7 % STRUCTURES REQUIRED PARKING EXISTING PROPOSED 1 PER EMPLOYEE 32 90 Cade analysis .5, USE AND OCCUPANCY CLASSIFICATION (SECTIONS 302, 303, & 304) - GROUP(S): GROUP "E" EDUCATION (ALL AREAS OTHER THAN BELOW, GYMNASIUMS, COMMONS AND KITCHEN INCLUDED IN IBC SECTION 303.1,3) GROUP "B" BUSINESS (ADMINISTRATIVE OFFICES) GROUP "A-3" ASSEMBLY OCCUPANCY SEPARATIONS (SECTION508,509) MIXED OCCUPANCY NO SEPARATION REQUIRED INCIDENTAL USES (TABLE 509) BOILER ROOM:1 HOUR OR SPRINKLER REQUIRED (SPRINKLERS PROVIDED) CONSTRUCTION TYPE (CHAPTERS) -TYPE II-B, FULLY SPRINKLERED EXTERIOR WALLS TO BE OF NONCUMBUSTIBLE MATERIALS, INTERIOR ELEMENTS ARE IN ACCORDANCE WITH TABLE 601 AND SECTION 603 OF THE CODE. BUILDING HEIGHTS AND AREAS (TABLE 503. SECTION 504 & 506) ALLOWABLE VS. ACTUAL BUILDIRG HEIGHT.&E.RIES (TABLE 504.3 AND 504,4) TYPE OF CONSTRUCTION TO BE TYP II-B, EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM OCCUPANCY BASIC ALLOWABLE BUILDING HEIGHT ACTUAL BUILDING HEIGHT ABOVE GRADE ALLOWABLE BUILDING HEIGHT I FLOORS ACTUAL BUILDING HEIGHT/FLOORS 'E' 75 FT. 42 FT. 2 IN. 3 STORIES 2 STORIES 'A•3' 75 FT. 34 FT.10 IN. 3 STORIES 1 STORY 'B' 75 FT. 13 FT.4 IN. 4 STORIES 1 STORY ALLOWABLE VS- ACTUAL BUILDING AREAS CrABLE 50621 FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506.2.4 ALLOWABLE AREA CALCULATION (506141 BUILDING: Aa=[At+(NS x 10 (EQUATION 5-3) W=(L1xW1+L2xW2+.,,,) (EQUATION54) BASIC ALLOWABLE AREAINCREASE AREA INCREASE FOR TOTAL ALLOWABLE ACTUAL AREA ALLOWABLE ACTUAL OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA BUILDING PER FLOOR PIN SPRINKLERS (300%) AREA 43.500 SF(.43) = 23,000 SF(3) _ E 43.500 SF 9.890 SF 69,000 SF 101.890 SF 9,500 SF(,43) = 9.500 SF(3) _ 'A-3' 9,500 SF 4,085 SF 28,500 SF 42,085 SF 13,846 SF 336,680 SF x 69,231 SF 23,000 SF(A3) = 23,000 SF(3) = 'B' 23,000 SF 9,890 SF 69,000 SF 101,890 SF (AVG.) (5 STORY) = 1,683,400 SF TOTAL 76,000 SF 32,600 SF 228,000 SF 336,680 SF ALLOWABLE AREA QALCULATION PER 508 4.2 8 ACTUAL + A-3 ACTUAL E ACTUAL + B ALLOWABLE A-3� + E ALLOWABLE FIRST FLOOR 5218 =.051 101,W- + 0 =.000 + 0 =.000 77,525 + 6,130 =.053 115,180 SECOND FLOOR 6569 =.064 + 2,015 =.048 42,085 + 13H =.017 77, 5 + 0 =.000 115,180 =.097 < 1 THEREFORE OK = .129 < 1 THEREFORE OK Intl�ry.I Eyl FEDERALWAV Federal Way Public Schools - Schematic Design 191 J xxsx�rxr raxx PUBLIC SCHOOLS ------ Summer 2018 code analysis FIRE RESISTANCE REQUIREMENTS(SECTION 602, TABLE 601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALLIFLOOR ASSEMBLIES, EXITS, INCIDENTAL USE AREAS BUILDING ELEMENT FIRE RESISTANCE FOR CONSTRUCTION TYPE II-B PRIMARY STRUCTURAL FRAME: OHOUR -BEARING-W+tLS=EXTfRIOR--- - 0-HOUR-- BEARING WALLS- INTERIOR: 0 HOUR NONBEARING- EXTERIOR WALLS/PARTrrIONS: 0 HOUR (PER TABLE 602) NONBEARING- INTERIOR WALLS/PARTITIONS: 0 HOUR OPENINGS IN EXTERIOR WALLS: NOT REQ'D (PER TABLE 705.8) FLOOR CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF COVERING CLASS C FOR TYPE IIB CONSTRUCTION INTERIOR WALLS & CEILING FINISHES, TABLE 803.9 - FULLY SPRINKLERED BUILDING, TYPE IIB GROUP EXIT ENCLOSURES & PASSAGEWAYS CORRIDORS ROOMS & ENCLOSED SPACES EDUCATION "E" B C C ASSEMBLY "A-3" B B C BUSINESS "B" B C C MEANS OF EGRESS OCCUPANT LOAD (TABLE 1004.1.2) 20 NET 7 NET 7 NET 50 NET 100 NET 100 GROSS 200 GROSS 300 GROSS CLASSROOM GYM COMMONS LIBRARY, READING LIBRARY, STACKS BUSINESS AREAS KITCHEN STORAGE AREAS IMECHANICAL COMMON PATH OF TRAVEL (SECTION 1006.2.1): MAX. 100 FEET FOR GROUP "B" OCCUPANCY MAX. 75 FEET FOR "E" OCCUPANCY MAY 75 FEET FOR "A-3" OCCUPANCY EXIT ACCESS TRAVEL (SECTION 1017.2): WITH AUTOMATIC SPRINKLER MAX. 250 FEET FOR GROUP "E" OCCUPANCY MAX.300 FEET FOR GROUP "B" OCCUPANCY MAX 250 FEET FOR GROUP "A-3" OCCUPANCY DEAD ENDS IN CORRIDORS (1020.4): MAX. 50 FEET FOR GROUP "B" & "E" OCCUPANCIES WHERE AUTOMATIC SPRINKLER SYSTEM IS PROVIDED MAX. 20 FEET FOR GROUP "A-3" OCCUPANCIES -ORRIDOR WALLS (TABLE 1020.1) NOT RATED IN A FULLY SPRINKLERED BUILDING REQUIRED EGRESS WIDTH (SECTION 1005,3) .30" PER OCCUPANT FOR STAIRWAYS ,20" PER OCCUPANT REQUIRED FOR "OTHER" EGRESS COMPONENTS INCLUDING DOORS, CORRIDORS, ETC. (SECTION 1005,1) REQUIRED NUMBER OF EXITS (TABLE 1015.1, TABLE 1021.1, TABLE 1021.2) INDIVIDUAL FLOOR- 2 REQUIRED FOR 499 OCCUPANTS PER FLOOR OFFICES-1 REQUIRED CONFERENCE ROOMS (UNDER 750 SQUARE FEET) -1 REQUIRED STORAGE ROOMS -1 REQUIRED MECHANICAL ROOMS - 2 REQUIRED (PER SECTION 1015.4) ELECTRICAL SWITCHGEAR ROOMS (PER NEC) - 2 REQUIRED ALL OTHER ROOMS -1 REQUIRED EXIT ACCESS DOORWAY CONFIGURATION (SECTION 1015.2, EXCEPTION #2) WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2. THE SEPARATION DISTANCE OF THE EXIT DOORS OR EXIT ACCESS DOORWAYS SHALL NOT BE LESS THAN 1/3 OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED 192 I Federal Way Public Schools - Schematic Design Summer 2018 code analysis , 51 PLUMBING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER 50-51 WAC, TABLE 2902.1) WATER CLOSETS REQ'D LAVATORIES REQ'D OCCUPANCY GROUP AREA OCCUPANTS WATER CLOSET FIXTURES FIXTURES LAVATORY FACTOR LAVATORIESI LAVATORIES FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 464 MALE 1 FIXTURE PER 125 4 4 3 2 8 4 1 FIXTURE PER 200 3 2 GROUP A3 7,773 926 464 FEMALE 1 FITURE PER 65 SO FT 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- TOILET ROOM PER 6 WCs * USE TOILET ROOM * USE TOILET ROOM' 1125 FOR FIRST 50, 1 /40 FOR FIRST 80, 1 2 4,237 22 MALE 1 / 50 FOR REMAINDER 1 2 1 / 80 FOR REMAINDER GROUP B SO FT 43 22 FEMALE 1 / 25 FOR FIRST 50, 1 2 1 / 40 FOR FIRST 80, 1 2 1 / 50 FOR REMAINDER 1180 FOR REMAINDER 284 MALE 1 FIXTURE PER 35 9 16 1 PER 85 4 19 GROUP E** 56,831 568 SO FT 284 FEMALE 1 FIXTURE PER 25 12 16 1 PER 50 6 19 TOTAL MALE 14 22 8 23 FEMALE I 21 j 22 10 23 * PER 1109.2.1 - FIXTURES WITHIN FAMILY/ASSISTED-USE TOILET ROOMS SHALL BE INCLUDED IN DETERMINING THE# OF FIXTURES PROVIDED, **E OCCUPANCY PER WA STATE AMENDMENT, TABLE 2902,1 FOOTNOTE E. - DRINKING FOUNTAINS (2902,5.1 WA STATE AMENDMENTS) (1) FOR FIRST 150 OCCUPANTS, ADDITIONAL (1) FOR EACH ADDITIONAL 500 OCCUPANTS TOTAL OF XXX OCCUPANTS = X REQUIRED DRINKING FOUNTAINS. X TOTAL FOUNTAINS PROVIDED. rtg/�yJrus FEDERAL WAY Federal Way Public Schools - Schematic Design I 193 �J„�w„ ... PIJ9LICSC-- Summer 2018 1 code onalysis Code Review and Analysis (cont.) WILDWOOD PROJECT DATA PROJECT NAME- — ------ — -WILDWOOD-ELEMENTARY-SCHOOL - - - PROJECT ADDRESS: 2405 S 300TH ST., FEDERAL WAY, WA 98003 PARCEL NUMBER: 0421049167 LOT AREA: 408,593 ZONING: SINGLE FAMILY -1 UNIT 17.200 SO FT - RS7.2 LEGAL DESCRIPTION: NW 114 OF SW 1/4 OF SE 114 LESS N 30 FT FOR RD CODE TYPE CODE TITLE TECHNICAL BASIS ZONING FEDERAL WAY REVISED CODE FWRC - TITLE 19 BUILDING 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E, J) WAG 51-50-1101, RCW 19.27 & 70.92 ACCESIBILITY ICC ANSI Al17.1-2010 ACCESSIBLE & USABLE BUILDINGS & FACILITIES WAG 51-50 MECHANICAL 2009 INTERNATIONAL MECHANICAL CODE (INC) WAG 51-52 FIRE 2015 INTERNATIONAL FIRE CODE (INCLUDING AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C, E. F. I) NFPA 72. WAG 51-54A AND RC 19.27 PLUMBING 2015 UNIFORM PLUMBING CODE (EXCLUDING CHAPTER 12,15) WAC 51-56 & RCW 19.27 ELECTRICAL 2017 NATIONAL ELECTRICAL CODE WAG 296-43, 296-45, 296-46B & RCW 19.28 ENERGY 2015 INTERNATIONAL ENERGY CONSERVATION CODE WAG 51-11R, 51-11C and RCW 19.27 INDOOR AIR QUALITY WASHINGTON STATE VENTILATION & INDOOR AIR QUALITY CODE WAG 51-13 ELEVATOR ANSIIASME A17-1 WAG 296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS NFPA 13 FIRE ALARM NFPA 72 lPFR FWRC 10 7M M1111 DISTRICTS COMMUNITY DESIGN GUIDELINE REQUIREMENTS ALL ZONING DISTRICTS BUILDING FACADE MODULATION AND SCREENING OPTIONS: ALL BUILDING FACADES > 60 FEET AND ARE VISIBLE FROM EITHER A RIGHT-OF•WAY OR RESIDENTk USE OR ZONE SHALL INCORPORATE FACADE TREATMENT FACADESSHALL INCORPORATE AT LEAST TWO OF THE FOUR OPTIONS EXCEPT, FAMES THAT ARE SOLIDLY SCREENED BY TYPE i LANDSCAPING, OUTDOORS, YARDS, AND LANDSCAPING. MAY USE FACADE MODULATION AS THE SOLE OPTION. OPTIONS USED SHALL BE INCORPORATED ALONG THE ENTIRE LENGTH OF THE FACADE A FACADE MODULATION. MINIMUM DEPTH: TWO FEET; MINIMUM WIDTH: SIX FEET; MAXIMUM WIDTH: 60 FEET. ALTERNATIVE METHODS TO SHAPE A BUILDING, SUCH AS ANGLED OR CURVED FAMS ELEMENTS, OFF -SET PLANES, WING WALLS AND TERRACING, WILL BE CONSIDERED; PROVIDED, THATTHE INTENT OF THIS SECMN IS MET. B. LANDSCAPE SCREENING. EIGHT -FOOT -WIDE TYPE II LANDSCAPE SCREENING ALONG THE WE OF THE FACADE, EXCEPT TYPE IV MAY BE USED IN PLACE OF TYPE II FOR FACADES THATARE COMPRISED OF 50 PERCENT OR MORE WINDOW AREA, ANDAROUNO BUILDING ENTRANCE(S). FOR BUILDING FACADES THAT ARE LOCATED ADJACENT TO A PROPERTY LINE, $ONE OR ALL OF THE UNDERLYING BUFFER WIDTH REQUIRED BY CHAPTER 19.125 FWRC, OUTDOORS, YARDS, AND LANDSCAPING, MAY BE CONSIDERED IN MEETING THE LANDSCAPE WIDTH REQUIREMENT OF THIS SECTION. C. CANOPY OR ARCADE. AS MODULATION OPTION, CANOPIES OR ARCADES MAY BE USED 0NLYALONG FACADES THAT ARE VISIBLE FROM A RIGHT-OF-WAY. MINIMUM LENGTH:56 PERCENT OF THE LENGTH OF THE FACADE USING THIS OPTION. D. PEDESTRIAN PLAZA, SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLOOR AREA OF THE BUILDING, BUT IT MUST BE A MINIMUM OF 200 SQUARE FEET. THE PLAZA SHOULD BE CLEARLY VISIBLE AND ACCESSIBLE FROM THE ADJACENT RIGHT-OF-WAY. INSTITUTIONAL BUILDING MODULATION: THE MODULATION SHALL BE INTEGRAL TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE. LENGTH> 120', THEN MIN DEPTH -10% OF TOTAL LENGTH MIN WIDTH - 2X MIN DEPTH 194 !Federal Way Public Schools - Schematic Design Summer 2018 LLI Z 0 Q H Z LLI 0 U) LLI Of H Z LU U Q 0 Q ' • 1 I 331%2" n 120' I I PER FWRC 19.115.T00 ` � �236'-11'>MDEPTH•. -- code analysis ,5 f w x - 2pr.11- = 1 PROP BULDING -- FACADEfJ47VlSI9 f '', w U 1- 0 "}�'• — FACADE NOT VISIBLE j''F•+. � i EDGE OF PROP r• — LANDSCAPE �'. i1H '.�'+ Sri %.• � J / ADJACENT RESIDENTIAL ZONE COMMUNITY DESIGN GUIDELINES DIAGRAM (PER FWRC 19.115.100) TRUE NORTH lilt@��'^�1 iyrccruns tt FEDERAL WAY Federal Way Public Schools - Schematic Design 195 ./�ecni PUBLIC SCHOOLS - - - Summer 2018 5code analysis MAX BLDG HEIGHT DIAGRAM (PER FWRC 19.05.080) MID POINT OF SLOPED PRINCIPAL ROOF i a AVERAGE BUILDING ELEVATION AV BLDG ELEV DIAGRAM t (PER FWRC 19 05.010) TRUE NORTH LOWEST PROP EL AVERAGEBLDG HIGHEST PROP ELEV AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (487' + 493')12 = 490' 196 I Federal Way Public Schools - Schematic Design Summer 2018 xwar. 10,)nn nom CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' 19V-10" SIDE (EAST) 50' 207'-11" SIDE (WEST) 50' 72'-10" REAR (SOUTH) 50' --MAX-BUIL-0ING-HEIGHT:- - -- ---55'-F-OP. GY-MS---— VERTICAL DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 30' FOR ALL OTHER 37'-5" BETWEEN EAVE & RIDGE OF HIGHEST STRUCTURES PRINCIPAL SLOPED ROOF MAX LOT COVERAGE BY 75% MAX 11 % STRUCTURES REQUIRED PARKING EXISTING PROPOSED 1 PER EMPLOYEE 82 90 code analysis .5 USE AND OCCUPANCY CLASSIFICATION (SECTIONS 302, 303, & 304) - GROUP(S): GROUP "E" EDUCATION (ALL AREAS OTHER THAN BELOW, GYMNASIUMS, COMMONS AND KITCHEN INCLUDED IN IBC SECTION 303.1.3) GROUP "B" BUSINESS (ADMINISTRATIVE OFFICES) GROUP "A-3" ASSEMBLY OCCUPANCY SEPARATIONS (SECTION 508, 509) MIXED OCCUPANCY NO SEPARATION REQUIRED INCIDENTAL USES (TABLE 509) BOILER ROOM:1 HOUR OR SPRINKLER REQUIRED (SPRINKLERS PROVIDED) CONSTRUCTION TYPE (CHAPTER6) - TYPE II-B, FULLY SPRINKLERED. EXTERIOR WALLS TO BE OF NONCUMBUSTIBLE MATERIALS, INTERIOR ELEMENTS ARE IN ACCORDANCE WITH TABLE 601 AND SECTION 603 OF THE CODE BUILDING HEIGHTS AND AREAS (TABLE 503. SECTION 504 & 506) ALLOWABLE VS, ACTUAL BUILDING HEIGHTS & STORIES_ (TABLE 504.3 AND 504.4) TYPE OF CONSTRUCTION TO BE TYP II-B, EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM OCCUPANCY BASIC ALLOWABLE BUILDING HEIGHT ACTUAL BUILDING HEIGHT ABOVE GRADE ALLOWABLE BUILDING HEIGHT 1 FLOORS ACTUAL BUILDING HEIGHT I FLOORS E' 75 FT. 40 FT. 8 IN. 3 STORIES 2 STORIES 'A-3' 75 FT. 47 Fr. 3IN. 3 STORIES 1 STORY 'B' 75 FT. 13 FT, 41N. 4 STORIES 1 STORY AI,I.OWABL.E VS. ACTUAL BUDDING AREAS iTABLE 505.21 FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506.24 ALLOWABLE AREA CALCULATION f5%,2.4i BUILDING: Aa=[At+(NS x If) (EQUATION 5-3) FRONTAGE INCREASE f506.3.31 W= (L1xW1+L2xW2+ ,) (EQUATION 5-4) BASIC I ALLOWABLE AREAINCREASE AREA INCREASE FOR TOTAL ALLOWABLE ACTUAL AREA ALLOWABLE ACTUAL OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA BUILDING PER FLOOR (%) SPRINKLERS (300%) AREA 43.500 SF(.43) - 23.000 SF(3) 43,500 SF 9,890 SF 69,000 SF 101,890 SF 9,500 SF(.43) = 9,500 SF(3) _ -A-3' 9,500 SF 4,085 SF 28,500 SF 42,085 SF 13,846 SF 336,680 SF x 69,231 SF B' 23,000 SF 23,000 SF(.43) = 23,000 SF(3) = 101,890 SF 9,890 SF 69,000 SF (AVG.) (5 STORY) = 1,683,400 SF TOTAL 76,000 SF 32,680 SF 228,000 SF 336,680 SF ALLOWABLE AREA CALCULATION PER 508.4.2 B ACTUAL A•3ACT UAL E ACTUAL 8 Li�LE ^ + A ALLOWABLE + E ALLOWABLE + FIRST FLOOR 5218 =,051 + 1� 0 =.000 + 42,085 0 = 000 77.525 + 6.130 = 0.53 115.40 SECOND FLOOR 10168 =.064 + ut 42085 048 + 17 =.017 + 1f8-0 - =.fIDO =.097 <1 THEREFORE OK =-129 < 1 THEREFORE OK 11te rus FEDERAL WAY Federal Way Public Schools - Schematic Design 197 ""`"""`""` PUBLIC SCHOOLS Summer 2018 code analysis RE RESISTANCE REQUIREMENTS(SECTION 602, TABLE 601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALLIFLOOR ASSEMBLIES, EXITS, INCIDENTAL USE AREAS BUILDING ELEMENT FIRE RESISTANCE FOR CONSTRUCTION TYPE II-B PRIMARY STRUCTURAL FRAME: OHOUR -BEARING WALLS=EXTERIOR- I ..iOUR----- BEARING WALLS- INTERIOR: 0 HOUR NONBEARING- EXTERIOR WALLS/PARTITIONS: 0 HOUR (PER TABLE 602) NONBEARING- INTERIOR WALLS/PARTITIONS: 0 HOUR OPENINGS IN EXTERIOR WALLS: NOT REQ'D (PER TABLE 705.8) FLOOR CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF CONSTRUCTION & SECONDARY MEMBERS: 0 HOUR ROOF COVERING CLASS C FOR TYPE IIB CONSTRUCTION INTERIOR WALLS & CEILING FINISHES, TABLE 803,9 - FULLY SPRINKLERED BUILDING, TYPE IIB GROUP EXIT ENCLOSURES & PASSAGEWAYS CORRIDORS ROOMS & ENCLOSED SPACES EDUCATION "E" B C C ASSEMBLY "A-3" B B C BUSINESS "B" B C C MEANS OF EGRESS OCCUPANT LOAD (TABLE 1004.1.2) 20 NET 7 NET 7 NET 50 NET 100 NET 100 GROSS 200 GROSS 300 GROSS CLASSROOM GYM COMMONS LIBRARY, READING LIBRARY, STACKS BUSINESS AREAS KITCHEN STORAGE AREAS/MECHANICAL COMMON PATH OF TRAVEL (SECTION 1006.2.1): MAX. 100 FEET FOR GROUP "B" OCCUPANCY MAX. 75 FEET FOR "E" OCCUPANCY MAX.75 FEET FOR "A-3" OCCUPANCY EXIT ACCESS TRAVEL (SECTION 1017.2): WITH AUTOMATIC SPRINKLER MAX. 250 FEET FOR GROUP "E" OCCUPANCY MAX. 300 FEET FOR GROUP "B" OCCUPANCY MAX 250 FEET FOR GROUP "A-3" OCCUPANCY DEAD ENDS IN CORRIDORS (1020.4): MAX 50 FEET FOR GROUP "B" & "E" OCCUPANCIES WHERE AUTOMATIC SPRINKLER SYSTEM IS PROVIDED MAX. 20 FEET FOR GROUP "A-3" OCCUPANCIES 30RRIDOR WALLS (TABLE 1020.1) NOT RATED IN A FULLY SPRINKLERED BUILDING REQUIRED EGRESS WIDTH (SECTION 1005.3) .30" PER OCCUPANT FOR STAIRWAYS .20" PER OCCUPANT REQUIRED FOR "OTHER" EGRESS COMPONENTS INCLUDING DOORS, CORRIDORS, ETC. (SECTION 1005,1) REQUIRED NUMBER OF EXITS (TABLE 1015.1, TABLE 1021.1, TABLE 1021.2) INDIVIDUAL FLOOR - 2 REQUIRED FOR 499 OCCUPANTS PER FLOOR OFFICES -1 REQUIRED CONFERENCE ROOMS (UNDER 750 SQUARE FEET) -1 REQUIRED STORAGE ROOMS-1 REQUIRED MECHANICAL ROOMS -2 REQUIRED (PER SECTION 1015.4) ELECTRICAL SWITCHGEAR ROOMS (PER NEC) - 2 REQUIRED ALL OTHER ROOMS -1 REQUIRED EXIT ACCESS DOORWAY CONFIGURATION (SECTION 1015.2, EXCEPTION #2) WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1,1 OR 903.3.1.2, THE SEPARATION DISTANCE OF THE EXIT DOORS OR EXIT ACCESS DOORWAYS SHALL NOT BE LESS THAN 1/3 OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED 198 I Federal Way Public Schools - Schematic Design Summer 2018 code onolysis PLUMBING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER 50-51 WAC, TABLE 2902.1) WATER CLOSETS REQ'D LAVATORIES REQ'D OCCUPANCYGROUP AREA OCCUPANTS WATER CLOSET FIXTURES FIXTURES LAVATORYFACTOR (LAVATORIES LAVATORIES FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 467 MALE 1 FIXTURE PER 125 4 4 3 2 B 4 1 FIXTURE PER 200 3 2 GROUP A3 6.527 933 467 FEMALE 1 FIXTURE PER 65 SQ FT 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILYIASSISTED- TOILET ROOM PER 6 WCs ` USE TOILET ROOM USE TOILET ROOM' 1 / 25 FOR FIRST 50, 1140 FOR FIRST 80, 1 1 B 4.099 21 MALE 1 / 50 FOR REMAINDER 1 1 1 180 FOR REMAINDER GROUP SQ FT 41 1125 FOR FIRST 50, 1 1 1 /40 FOR FIRST 80, 1 1 21 FEMALE 1150 FOR REMAINDER 1 / 80 FOR REMAINDER 278 MALE 1 FIXTURE PER 35 9 16 1 PER 85 4 13 GROUP E" 56.928 569 SQ FT 278 FEMALE 1 FIXTURE PER 25 12 16 1 PER 50 6 13 TOTAL MALE 14 21 8 16 FEMALE 21 21 1 10 16 ' PER 1109-Zl - FIXTURES WITHIN FAMILY/ASSISTED-USE TOILET ROOMS SHALL BE INCLUDED IN DETERMINING THE# OF FIXTURES PROVIDED. "E OCCUPANCY PER WA STATE AMENDMENT, TABLE 2902.1 FOOTNOTE E. DRINKING FOUNTAINS (2902.5.1 WA STATE AMENDMENTS) (1) FOR FIRST 150 OCCUPANTS, ADDITIONAL (1) FOR EACH ADDITIONAL 500 OCCUPANTS TOTAL OF XXX OCCUPANTS = X REQUIRED DRINKING FOUNTAINS, X TOTAL FOUNTAINS PROVIDED. II I lG rUS FEOEruLWAY Federal Way Public Schools - Schematic Design i 199 ��ecx�r , ne PUBLIC SCHOOLS Summer 2018 This page intentionally left blank. 200 I Federal Way Public Schools - Schematic Design Summer 2018 �. �::.� -: i ± .� � ii 7w. - =� '• �.•. n?': -•...r � - 1-�. - . ,�,�„ •'rrr„ '-R'Y�+�1MIr - .. . .. � .`�" ,..• • �.� :. ;' � �.7 .. :.off:;.. �+•' .,_ -�� _ �- � � �� - ►life}•_ r4 ►.4 LN---. W � A.. 0 , va7 1_11' PAVED SHOULDER W d Z } � 3 ai W p Z Q W W � p U W TRAVEL LANE %TRUDEp CURB PER DETAIL 3-4 FOR USE ON: PRINCIPAL ARTERIALS MINOR ARTERIALS PRINCIPAL COLLECTORS W Z � Q � 3 W p Z Q Z w 1 5' PAVED SHOULDER ITRAVEL LANE FOR USE ON. - MINOR COLLECTORS LOCAL STREETS REV: MAR 2011 C%:: MGMOMY WORKS SCHOOL WALKING ROUTES 3 2HH lk •�— ri ��_ „" 'ter '' i s i .r ~ z �� 5' Min. ADA accessible Add 4" White line pedestrian pathPA i =• l; ' w Relocate STOPM-NO- ',"`� sign here. N. Pave this Area y - 1 l �; Truncated Domes in MMA r waL Minimum Street Design Standards, Table 1 Drawing 3-1 Cross Section Type A B C D E F G H Description 4 Lane + HOV + Median 4 Lane + HOV + Median in 4 Lane + Bike + Median 4 Lane + Bike + Median in City Center 4 Lane + Median 4 Lane - Median in City Center 5 Lane + Bike 5 Lane+ Bike in City Center 5 Lane 5 Lane in City Center IMinor 3 Lane + Bike City Center Minor Minor Principal Principal Minor Principal Minor Principal Minor Principal Minor Principal Minor Principal Collector Principal Adedal, Principal Minor Principal Collector Principal Arterial, Principal Anerial, Functional Classification Principal Anerial Anerial Arterial Arterial Arterial Arterial Arterial Arterial Arterial Anerial Arterial Anerial Arterial Principal Arterial Arterial Arterial Principal Arterial Principal Collector Collector Gollectm All except City All except City Comprehensive Plan Land All Except City City Center City Center All except City Center City Center All except City Center City Center All except City Center Center and Single Family City Center All except City Center Center and Single Family City Center All except City Center Use Designation Center Single Family Single Family Access Classification 1 1 2 2 2 2 3 3 3 3 4 Average Daily Traffic > 35.000 > 35,000 25,000 - 35,000 25,000 - 35,000 25,000 - 35,000 25,000 - 35,000 15,000 - 25,000 15,000 - 25,000 15,000 - 25,000 15.000 - 25,000 5,000 - 16,000 Directional Design Hourly 1,675-2.525 1,675-2.525 1,250-1,675 1,250-1675 1,250-1,675 1,250-1,675 825-1.250 825-1.250 825-1,250 825-1,250 350-825 Volume Design Speed (mph) 40 35 40 40 35 40 35 40 35 40 35 40 Maximum Grade (%) 8 8 8 10 B 1 10 8 10 8 10 8 10 10 12 8 10 B 10 1 10 12 B 10 8 10 Minimum Right -of -Way 120 100 106 102 98 94 100 96 92 88 70 Width (feet) Minimum Pavement Width B6 84 72 72 64 64 66 66 58 58 44 (feet) Through Lanes 6 6 4 4 4 4 4 4 4 4 2 Median Raised Raised Raised Raised Raised Raised Two -Way Lei Turn Lane Two -Way Left Turn Lane Two -Way Lett Turn Lane Two -Way Lett Turn Lane Two -Way Left Turn Lane Bike Lanes No No Yes Yes No No Yes Yes No No Yes On -Street Parking No No No No No No No No No No No Curb or Ditch Curb Curb Curb Curb Curb Curb Curb Curb Curb Curb Curb Sidewalk Width (feel) B B 8 12 8 12 8 12 8 12 8 Planter Strip Width (feel) 6 0 6 0 6 0 6 0 6 0 6 Lighting Street Street and Street and Street Street and Decorative Street Street and Decorative Street Street and Decorative Street Street and Decorative Street Decorative Decorative Street Trees In Planter Strip and Median Outside Sidewalk and In Planter Strip and Median In Median and Curbside Pits In Planter Strip and Median In Median and Curbside Pits In Planter Strip In Curbside Pits In Planter Strip In Curbside Pits In Planter Strip in Median Cross Section Type L M N O P O R 8 T U V W X Y Z Description 3Lane+Bike in 3Lane 3Lane+ Parking in City 2Lane +Bike 2Lane +Ditch 2Lane+ Parking in Cily 2Lane+ parkin 9 2 Lane + Parking 2Lane +Ditch 2Lane+ Parkin 9 2Lane + Parkin 9 1Lane + Parkin 9 2Lane +Ditch Irim Cul-de-sac City Center Center Center Functional Classification Principal Principal Minor Principal Collector Minor Principal Minor Principal Collector Principal Minor Principal Minor Gollec[or, Minor Collector, Minor Local Minor Local Local Local Local Local Local Local Collector Arterial Arterial Collector Arterial Arterial Arterial Arterial Collector Local Local Collector Collector All except City All except City Center and All except City High -Density All except City Medium -and Low Density Single High -Density Medium- and High -Density Medium- antl High -Density Comprehenslve Plan Land City Center All except City Center Center and Single Family City Center Medium- and Low Density Single Center and Single Family Medium- and Low Density Single Family City Center Center and High -Density Single Family Family Single Family Low Density Single Family Low Density Single Family PA Use Designation Single Family Family Single Family Single Family Single Family Single Family Access Classification 4 4 4 4 4 5 5 5 5 5 5 5 5 5 5 Average Dally Traffic 5,000 - 15 000 5,000 - 15,000 5,000 - 15.000 < 5.000 <5,000 < 5,000 < 5,000 < 5'000 U -1,00d I < 5,000 500 -1,000 250 - 500 250 - 500 <250 < 250 .50 < 250 Directional Design Hourly 350-825 350-825 350-825 <350 <350 •. 350 .350 <350 50-100 <350 50.100 25-50 25-50 <25 <25 <5 <25 Volume Design Speed (mph) 35 40 25 40 40 2S 30 25 25 25 30 25 30 25 5 Maximum Grade (%) 10 8 10 10 12 10 8 10 10 12 10 12 10 10 12 15 12 15 15 15 15 15 15 15 Minimum Right -of -Way 74 70 6B 70 70 66 60 60 56 56 52 52 38 106 Width (feet) ftlinimnm :Gdlli 44 36 50 34 40 40 36 28 32 24 28 1C 24 90 (feel) Through Lanes 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 Median Two -Way Left Two -Way Left Turn Lane Two -Way Left None None None None None None None None None None None Optional Turn Lane Turn Lane Bike Lanes Yes No No Yes No No No No No No No No No No No On -Street Parking No No Yes No No Yes Yes Yes No Yes No Yes No No Yes Curb or Ditch Curb Curb Curb Curb Ditch Curb Curb Curb Ditch Curb Ditch Curb Ditch Curb Curb Sidewalk Width (feet) 12 8 12 8 6 12 6 5 5 5 5 5 5 5 5 Planter Strip Width (feet) 0 6 0 6 0 0 4 4 0 4 0 4 0 0 0 Lighting Decorative Street Decorative Street Spot Decorative Street Street Spot Street Spot Street spot Sheet Street Street Trees In Curbside Pits In Planter Ship In Curbside Pils In Planter SVip None In Curbside Pits In Planter Strip In Planter Strip None In Planter Sldp In Planter Slnp In Planter Strip None None None _� •_ 'r_ IFW IT� r__ - a I pmq me W `o S 314th St 14t St � 4" • Lor _ r 4 - Mirror �.fina e Elementary,Schaal?,r y-r a 19 .y ■ 1 Ln ,PO Of f rH �fr eS 1 I - JIM& �►`' —I A- Apm r.' r.4 10'DRIVING LANE 8 PARKING j 14' PLANTER I [ I W SIDEWALK I - — 13' U-flLrrY RIP'. CITY SECTION PER PRE-APP � Ilqj -SECTION 'IS" 1,7 HALF STREET IMPROVEMENTS ALIGNED ON CL OF ROW 11 Az.0 -7� 111' DRIVING LANE I I q-1- T4Lkt% k-z:, �-k- vo6ck, ?vAvm� CRASS S7r,70t, Tfj� 2 LAMS - FAZING IMPROVEMEN I'S A vcj�l " 6 Ln, 1w l i 1. cn = :D —i 0 S2 om U) a Of 0 1-- 0 Z X: LU to LU >- -J LU LU LL LU w 0� no Of LU U Of COLLECTORILOCAL I 32S S )JAL VA" 1r 1 m LUjl' j ICI PAVING IY AND • UTILITIES Sc" f-40' C-300 SCHEMATIC DESIGN 8'DRIVING LANE 8* PARKING EXISTING ASPIH EXISTING ASPH 4'PLANTER 5' SIDEWALK 3'UTILITY STRIPI 7 r 7 z- 7 FLT77pli __,ISI-,KIff _1111,0 , I SA, A.-FF. —A ,�j lruvjp� y fTl��, ACL t I r I , 12' DRIVING CROSS -F,,Tl('.4 _TYPF I) T OALLI I 7-L77— rARK,.N AL": HALT STREET jLI'_ V4ASTF 5' SIDEWALK' L It, KIA 1i2' UTILITY STRIP C-2 C IHAc F "+77- 12' DRIVING LANETING T�, 111.1 EXISTING ASPH :- t LOCAL 7 ---------- LPD RECOMMENDED #1 SECTION "U" ON S 314TH ST SECTION "Y" ON S 6TH ST HALF STREET IMPROVEMENTS ALIGNED ON CL OF ROW j �?U �t -ION TYP, Y INI'LL HALI SMLEr M.INTs 12' 5' 2' un o 2440 s c S, 2Z 38' N,j INJ IL4T 55T —da _j 0 go re = I-- L) 0 1-- 0 Z = Lu L) m s -� !A Lu Lu Lu LL < < Lu " 0 Lu LL. —1— 1w. —1—rrn 711 TI 711 11 r�r. .... .. .... LOCAL 3-72Y FECOVIAEND PAVING -11- UTILITIES A.— =r C-300 SCHEMATIC DESIGN ? I 8' PARKING �; 6' DRIVING ING ASPH LANE i EXISTING ASPH 4' PLANTER 15, SIDEWALK 3' UTILITY STRIP - � - — (partial) LPO RECOMMENDED #2 U) �• .� � : - =-�-•- (f "�- . "-f SECTION U ON S 314TH ST- "`�` I — 'i ADD SIDEWALK ON S 6TH ST 0) HALF STREET IMPROVEMENTS 0 - �5r , °Kn c �� _ _ - �,� w - •� _ ALIGNED ON CL OF ROW wN rd 5nv_r ♦ I•dL 's_ I illS-1 PAPx rFe nR=n-, 7 rI aw•m,. -t— A5P-IA T rnVFWr, , j: � cu�riL:-1 ®fir CROSS SFfTIQ:V TYPE ll �. LOV.LSPHRK.I":G ! WhI LI, �LILI- � � - :fllhf V.A.• . iikAf� ,, Er i` i1 - 4:.•':I �'- � I I i -i-�. IMPFii,VFNIPNTS j oI J • _ ! -I[L �:.L1_ �_T -i' J (2 Ai- �5r.:,K r w. - I I'�L":Iist U = .., "-o l� * F 5' SIDEWALK -1. op, �1 N �f i V ti,. :..... p- a e 3• J Q ^ i —PrIt 1• _ =.•rai.P o m s< sort. 1 a:: T Lu x 1Lu I - - 1 • 1 1 'r 4-_A \ i � � �•-��- v,+u.i ra.iw �.• t,zr.^t Q i'r:-iA'•I ',-~� f ..� .. _ _ i -�? �, 'i-•+xA•wa.•ri W 0" :7 ,l : # F — — — - — - a — — I \ j feorNH ;:i i W U- T PA11F1AF',II` T - _ •�I I II ' IILnVr yJSr•. I t •S a'- fi - _ - _ _ r_1y�4 _ t _ i7j ;1 J-.1 .• LOCAL u3-2U PECCIVHPID •''' •� — LUJI' aVJ mug PAVING AND f 'T � . � �� a 5,.�,[' ` o �, • UTILITIES Ia o >17�c+/V1r�,i5 �•�vt w�Q�..•�- w;,; ,.�t� v .. S�� 7r i�� Sear-40 C•300 SCHEMATIC DESIGN I .i r i i - I I I a��F~ 3 .t4 i i I X .. 8TH AVE. S. ;` - - MAJOR ISSUES Public Works Traffic Division ■ Transportation Concurrency Management (FWRC 19.90) — A Transportation concurrency permit with application fee of $$4,790 (11 - 50 Trips) is required for the proposed project. ■ Traffic Impact Fees (FWRC 19.91) - Traffic impact fees are required and will be assessed at building permit stage. ■ Transportation Impact Analysis (TIA) — A TIA prepared by a licensed engineer in -Washington is required to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis. ■ Frontage Improvements (FWRC 19.135.040) - Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on S 314th Street and 6th Avenue Street. ■ Access Management (FWRC 19.135.260) — The development shall meet access management standards. • Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. This requirement may be modified by the Public `Works Director if connections cannot be made for reasons outlined in the FNVRC. ■ Intersection Sight Distance - Submit intersection sight distance analysis consistent with AASHTO. PUBLIC WORKS TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederahvay.com Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 62,000 square feet elementary school, using the Institute of Transportation Engineers (ITE) Trip Generation - 1011, Edition, land use code 520 (Elementary School Building), the proposed project is estimated to generate approximately 22 new weekday PM peak hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the proposed development. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $4,790 (11 - 50 Trips). This fee is an estimate and based on the materials submitted for the pre -application meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the concurrency application. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) 1. Based on the submitted materials for 62,000 square feet school building and credit for the existing use, the estimate traffic impact fee is $33,283. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). March 23, 2010 Page 2 of 3 Transportation Impact Analysis (TIA) (FWRC 19.135) A Traffic Impact Analysis (TIA) prepared by engineer licensed in the state of Washington is required for this development project. The TIA shall assess additional project impacts beyond those that were identified under the concurrency permit process conducted by the City. Mitigation improvements necessary beyond those identified in the TIP to meet the city's adopted level -of -service standards shall be provided by the applicant. The engineer should contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA should include the following analysis: ■ Queuing analysis at parent drop off/pick up driveway ■ School Zone Flasher Enhancement on S 314 St and 61h Ave S ■ School Bus Turning Diagram at driveways and adjacent street intersections • Update school safe walking routes and identify potential mitigation measures The TIA should also address the project's traffic impacts on surrounding neighborhood and recommend necessary measures such as traffic calming devices to minimize the project's impact resulting from the revised traffic circulation. Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (F`Y/RC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: Ji S 314th St is a Type "S" street, consisting of a 36-foot `vide street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 60-foot right-of-way (ROVE. Assuming a symmetrical cross section, half -street improvements are required as measured from street centerline. Under Type "S" street, on -street parking on both sides of the street would be permitted. However, this may be modified to accommodate school bus turning or additional parking for parent pick up and drop off. Please note, additional pavement widening may be necessary to accommodate school bus. 6th Ave S is a Type "S" street, consisting of a 36' street with curb and gutter, 4' planter strips with street trees, 5' sidewalks, and street lights in a 60' right-of-way (ROW). Assuming a symmetrical cross section, half street improvements are required as measured from street centerline. ■ S 315th St shall be Type a "W" Local streets, consisting of a 28-foot street with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks and street lights in a 52-foot right- of-way (ROW). Street improvements beyond the site frontage may be required to facilitate traffic. E.\RCW-FWRC\FW DevRev GuidelinesTre-Application Comments\13-103302-PC_Mirror Lake Elem School.doc March 23, 2010 Page 3 of 3 3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FtiVRC 19.135.070). Information about a right-of-way modification requests are available through the Public Works Development Services Division. These modification requests currently have a nominal review fee currently of $278.00. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes. The taper rate shall be WS2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 2. Driveways must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. Access may be further restricted if such access would interfere with the 95th percentile queue lengths from any existing traffic control device or deemed appropriate for safety. 5. Driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FV1vRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. Design Criteria (FWRC 18.55) and Safety Relate Comments Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). A pedestrian access/path along the southerly property extending to from 6th Ave S to S 315th St. is required to meet this requirement. The pedestrian access shall be in a 20-foot of dedicated right-of-way. Paved width shall be 12 feet with pedestrian -scale lighting if the two ends of the access corridor are not intervisible. No sight -obscuring fences or landscaping shall be permitted abutting access corridors (FWRC 18.55.070). 2. Provide accessible pedestrian path on S 31411, St. from the crosswalk at 88, Ave S and S 314rh St. to the proposed pedestrian crosswalk next to the parent drop-off/pick-up zone. 3. Provide accessible pedestrian path on S 315th St. from the crosswalk at 8th Ave S and S 315d, St. to the school entrance. 4. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in the street design to control speed and any potential cut -through traffic. 5. The applicant must submit a Vehicle Turning Diutttnt to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (Bus) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. E:\RCW-FWRC\FW DevRev Guidelines\Pre Application Comments\18-103302-PC_vlirror Lake Elem School.doc E.\RCW-FWRC\FW DevRev Guidelines\Pre-Application Comments\I8-103302-PC—Mirror Lake Elem School, doc 10/4/2018 https://itetripgen.org/PrintGrap -b� ?code=520&ivlabel=QFQAF&timeperiod=AWDVTF' 62&edition=385&IocationCode=General Urba.., Elementary School (520) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 10 Avg. 1000 Sq. Ft. GFA: 84 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates 19.52 Data Plot and Equation 2,500 2,000 1210 1,000 500 00 20 X Study Site Fitted Curve Equation: Not Given 12.46 - 29.87 5A9 1 1 i I 162 40 60 X = 1000 Sq. Ft. GFA X X X X XX X X X 80 Average Rate R2= **** Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers 100 hftps://itetripgen.org/PrintG raph. htm?code=520&ivlabel=QFQAF&timeperiod=AW DVTE&x=62&ed ition=385&IocationCode=General %20 U rban/Suburb... 1 /1 8/6/2018 https://itetripgen.org/PrintGraph htm?code=520&ivlabel=QFQAF&timeperiod=TPSIDE&edition=385&IocationCode=General Urban/Su... Elementary School (520) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 19 Avg, 1000 Sq. Ft. GFA: 71 Directional Distribution: 45% entering, 55% exiting Vehicle Trip Generation per-1 000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 1.37 Data Plot and Equation 0.35 - 4.81 300 a 200 X X ~ X M7 X X X 100 X X X XX X X X X X X 00 20 40 60 80 100 X = 1000 Sq. Ft. GFA X Study Site Average Rate Fitted Curve Equation: Not Given Rz= **** Trip Generation Manual, 10th Edition 9 Institute of Transportation Engineers https://itetripgen.org/PrintGraph. htm?code=520&ivlabel=QFQAF&timeperiod=TPSIDE&x=&edition=385&IocationCode=General %20 U rban/Suburban& ... 1 /1 4%�, CITY of Estimate of Development Traffic Impact Fees 2018 Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name File Number Street Address City, State Zip Federal Way, 98003 Parcel Number (s) Traffic Impact Fee Estimated By SL Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the drop down memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) 1) 1. Elementary School 2) ""NONE"' 3) 4) "NONE" "NONE" Unit of Number of Impact Fee Rate per Preliminary Impact Measure Unit(s) Unit of Measure Fee Amount sf/GFA 69231 $ 2 $ 138,462 N/A $ $ - N/A $ $ N/A $ $ - $ 138,462 STEP #3 - Credit/Change in Use (if Applicable) This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) 1) 1. Elementary School 2) **NONE'* 3) -NONE** Unit of Number of Measure Unit(s) sf/GFA 45843 $ N/A L $ N/A 1 $ Impact Fee Rate per Preliminary Impact Unit of Measure Fee Amount STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. i 91,686.00 (Fee Code 1335) -Traffic Impact Fee (Before adjustment) - 8036 5 138,462 Credit/Adjustment including Change of Use $ 91,686 (Fee Code 1337) Administrative Fee (3%) - 8036-1 $ 1,403 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 48,179 19.100.070 - Timing of Fee:Transportation Impact Fee Payment FWRC 19.100.070 3(a) - For commercial developments, fees shall be calculated based on the impact fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance. For a change in use for which no building permit is required, the fee shall be calculated and paid based on the impact fee schedule in effect on the date of an approved change of use. FWRC 19.100.070 3(c) - For all applications for single-family, multifamily residential building permits, and manufactured home permits, the total amount of the impact fees shall be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect. 19.100.075 - Option for Deferred Payment of Transportation Impact Fee An applicant may request, at any time prior to building permit issuance, and consistent with the requirements of this section, to defer to final building inspection the payment of a transportation impact fee for a single-family residential dwelling unit. Refer to defer payment of impact fee code for process. 8/6/2018 https://itetripgen.org/PrintGraph-11�code=520&ivlabel=QFQAF&timeperiod=TASIDE& ��:dition=385&IocationCode=General Urban/Sub... Elementary School (520) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 18 Avg, 1000 Sq. Ft. GFA: 71 Directional Distribution: 55% entering. 45% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 6,97 2.88 - 12.45 2.60 Data Plot and Equation 1,000 800 N C W Q 600 a F 400 200 00 20 X Study Site Fitted Curve Equation: Not Given _ `A 3 Z X ` = 3 to X X X X 40 X = 1000 Sq. Ft. GFA X XX X X X X 60 80 100 Trip Generation Manual, 10th Edition • Institute of Transportation Engineers Average Rate R2_ **** https://itetripgen.org/PrintGraph.htm?code=520&ivlabel=QFQAF&timeperiod=TASIDE&x=&edition=385&IocationCode=General°/`20Urban/Suburban&... 1 /1 8/6/2018 https://itetripgen.org/PrintGraptt.,htm?code=520&ivlabel=QFQAF&timeperiod=AWDVTE �'�&edition=385&IocationCode=General Urban/S... 1 Elementary School (520) Vehicle Trip Ends vs: 1000 Sq. Ft. GFA On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 10 Avg. 1000 Sq. Ft. GFA: 84 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per 1000 Sq. Ft. GFA Average Rate Range of Rates Standard Deviation 19.52 12.46 - 29.87 5.19 Data Plot and Equation 2,500 X X 2,000 X X U) a 1,500 X X X H H X X 1.000 X 500 00 20 40 60 80 100 X = 1000 Sq. Ft. GFA X Study Site Average Rate Fitted Curve Equation: Not Given R2= **** Trip Generation Manual, 10th Edition ■ Institute of Transportation Engineers https://itetripgen.org/PrintGraph. htm?code=520&ivlabel=QFQAF&ti meperiod=AW DVTE&x=&edition=385&IocationCode =General%20 U rban/Subu rban... 1 /1 MIRROR LAKE ES - FROM EXISTING DRAWINGS Original Building (1956) = 26,880sf ,•rji,�„!;I I 1 i�}3 5f PORTABLE 1,792 Sf Classroom Addition (1962) = 10,520 Sf Library Addition (1968) = 3,306 sf (Currently used as Kindergarten) Music Addition (1986) = 2,527 sf Main Building = 43,233 sf Covered Play (1968) = 2,765 sf Covered Play (50%) =1,383 sf Portable Addition = 7 Portables Portable 1 = 902 sf q qo 'E Portable 2 = 805 sf Portable 3 =1,792 sf LIBRARY ADDITION (CURRENTLY USED AS KINDERGARTEN)- ICOVERED PLAY (50%) = 1,383 sf Portable 4 1 793 Sf (1966) = 3,306 sf = - =+ -• , - + Portable 5 = 909 sf • { f " . m . �, ". Portable 6 = 907 Sf PORTABLE 7 = 1,805 sf ' ■r „m Portable 7 — 1,805 sf ...».-•------•------'------- ------- ------ ....... r Main Building with Portables = 52,146 sf ti MUSIC ADDITION (1986) = 2,527 sf Za 7 u ORIGINAL BUILDING (1956) = 26,880 sf � I ..fy�` q r i �� -_ _ � ' m - "•!tom^._'�1�:'-� ,� ®.. ®"^ O , a ri•- � ... — - — - ® � w m=,.dam C:c CLASSROOM ADDITION �• �-=—= �, ^i r �" .-..,.,, s s%f4 QMS&" (1962)=10,520 sf PORTABL 1 902 Sf PORTABLE 2 = 805 St GENERAL GOOO COVER SHEET, INDEX G001 CODE REVIEW & ANALYSIS SURVEY 101, S ( I RV I" " Yl OF 5 20F5 SURVEY 2 OF 5 3 OF 5 SURVEY 3 OF 5 4 OF 5 SURVEY 4 OF 5 5 OF 5 SURVEY 5 OF 5 civil, cl. 100 TESCAND DEMOLITION PHASE 1 C-1011 T178C, AND DFMOI, ITION PHASE 2 C-200 GRAf)IN(,'1 AND DRAINA(Al C-300 f)AVING AND U I'll, LANDSCAPE 1-200 OVERALL LANDSCAf IF I1 AN 1-205 LANDSCAPE LEGENt,") AND I1 All ARCHITECTURAL A001 GENERAL ARCHITECT UR NO I F�' A101 LEVEL I - FLOOR PLAN - OV[IRAt I A101A LEVEL I - AREA A A101B LEVEL 1 - AREA B A101C LEVEL 1 - AREA C A102 LEVEL 2 - FLOOR PLAN - OVERALL A102A LEVEL 2 - AREA A A102B LEVEL 2 - AREA B A102C LEVEL 2 - AREA C A103 FLOOR PLAN - MEZZANINE - OVERALL A121 ROOF PLAN - OVERALL A201 [X I I RIOR [:41: VATIONS r. "A "M "N Z �477 FEDERAL WAY PUBLIC SCHOOLS SSC OWNER'S REP 1211 S 332ND ST CBREJHEERY FEDERAL WAY, WA 98003 50 UNION STREET 253.945.5937 SUITE 1000 CASEY MOORE SEATTLE, WA 98101 206,587,0473 "HIT ZICITIIIJ RAl. RAY VEFIK 11 r S MAIN STREET MECHANICAL SUITE 100 BCE ENGINEERS SEATTLE, WA 98104 6021 12TH ST EAST 206,628,3137 SUITE 200 REBECCA BAIBAK FIFE, WA 98424 253.922.0446 STRUCTURAL CHRIS CAFFEE INT[GRUS ARCHITECTURE 117 S MAIN STREET ELECTRICAL SUITE 100 BCE ENGINEERS S[Al"TLE, WA 98104 6021 12TH ST EAST 206.628.3137 SUITE 200 TOM CORCORAN FIFE, WA 98424 253.922.0446 CIVIL MICHAEL COZART LPD ENGINEERING PLC 1932 FIRST AVENUE FOOD SERVICE SUITE 201 STAFFORD DESIGN GROUP SEATTLE, WA 98101 19528 12TH AVE 206,725.1211 SEATTLE, WA 98155 JENNIFLR ARGAVES 253.269.4506 TIM STAFFORD LANDSCAPE WF`ISMAN DESIGN GROUP COST ESTIMATOR 2329 1-, MADISON STREET WT PARTNERSHIP "31"-A-f TLE, WA 98122 107 SPRING ST 206.322,1732 SEATTLE, WA 98140 NICK 11AGEN 206,708,4199 STEVE KELLY Ir I a Ao 21.1 5 Ew %i 06% 1 ntm T HIN 1#1 S% T Vf FEDEKAL WA T 7 WA 98001 tnlgA usurR T U R E MCINIT'll MAP` kbP P o w c- I W o j,") r zt UITA)d P A a k Now 1, ku G�cv �Z R L A, E7 I_okc, 0 P-ork ....Federal Way Nkrror SV� ;12, !"T CouP9 y C'ub Federal woy PubhoSchools SSC S 'flu 3 S, P 1� 'S clr�, V *Nu`NTE: Drr-11AWINGS ArR`E HALF —SCALE K1 A S rr-11 E P E S' " Elo'NTED"I OINJTHE SHEETS SETNO. PROJECT NAME: MIRROR LAKE ELEMENTARY SCHOOL PROJECT ADDRESS: 625 S 315TH ST., FEDERAL WAY, WA 98003 PARCEL NUMBER: 0821049035 LOT AREA: 363,271 ZONING: SINGLE FAMILY -1 UNIT I 7.200 SQ FT - RS71 SE 114 OF NE 1/4 SEC 8-21-4 LESS E 30 FT OF N 314 THOF LESS W 30 FT LEGAL DESCRIPTION: ©FSN1/ 4OF LESN 0 FT T CODE TYPE ------------------ CODE TITLE WAY REVISF0 CODE 2011)INII,kNAII0NA1 N I BUILDING AP[ENDICES E, J) ICC ANSI All /1-2010 ACCESSIBLE &USABLE BUILDINGS &FACILITIES C ±A ACCESIBILITY ------------- MECHANICAL 2009 INTERNATIONAL MECHANICAL CODE (IMC) 2015 INTERNATIONAL FIRE CODE (INCLUDING AMENDED CITY OF FEDERAL WAY FIRE APPENDIX B) & (INCLUDING APPENDICES C, E, F, 1) PLUMBING CODE (EXCLUDING CHAPTER 12,15) PLUMBING 2015 UNIFORM ELECTRICAL 2017 NATIONAL ELECTRICAL CODE ------------- ENERGY 2015 INTERNATIONAL ENERGY CONSERVATION CODE ...... E INDOOI`,'� AIR (1,)At I I Y STATI`,,� VI `N I II A 1101] lHO I W 1 1 All )t JAI, 11 Y COD [LUVA1 OR AN1',`,I/A,`,,MI, Al'/,I . . . ...... ........ CIVIL W SD OT FIR:ESPRINKLERS NFPA 13 I __,_ . .... .. ............. ::p FIRE ALARM NFPA 72 ALL ZONING DISTRICTS TECHNICAL BASIS FWRC - TITLE 19 WAG 51-50- Il 0 1, RCW 19.27 & 70.92 WAG 51-50 WAC 51-52 NFPA 72, WAC 51-54A AND RC4 19.27 WAG 51-56 & RCW 19,27 WAG 296-43, 296-45, 296-46B & RCW 19.28 WAC 51-1 1R, 51-1 IC and RCW 19,27 WAG 51-13 WAG , 296-96 (FWRC 19.200,090) MAX BLDG HEIGHT DIAGRAM CLASSIFICATION REQUIRED PROPOSED (PER FWRC 19,05.08®) SETBACKS 50' 170'-3" MID POINT OF SLOPED FRONT (NORTH) 50$ 2121-211 PRINCIPAL ROOF SIDE (EAST) 50' 51'-5" SIDE (WEST) 50, 154'-10" REAR (SOUTH) MAX BUILDING HEIGHT: 55'FOR GYMS VERTICAL DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 30' FOR ALL OTHER 35-8" b BETWEEN EAVE & RIDGE OF HIGHEST STRUCTURES PRINCIPAL SLOPED ROOF MAX LOT COVERAGE BY 75% MAX 12.7% AVERAGE BUILDING STRUCTURES ELEVATION V U AV BL'L-)*G ELE' " "IA"RAM.. REQUIRED PARKING "U' I SPER EMPI OYI t EXISTING PROPOSED 32 90 - - ----- (ITRI WRC 19-W,,,010) fWA,", NORTH HIG1111"I"111"d I It C0[1 1: 1, 1 " V 431 _0 'AVtRA()L I%A I V, 41," AVI,'RA(',I 118)jj JAI A: I I J,VAI 10H (Alit AVI H'AGI (,)I "N' "1 1 I X1111 II 1 I J i VAI 101"i 4"Al COMMUNITY DESIGN GUIDELINE RE001REMENTS A POM I I"I I II A I It 1� I Rf� A I MIA I I I A(,,Al)l HjcOk0 ,'A H A i I, I'A I RIGHT-OF-WAY OR RESIDENTIAL USE OR /ONLSFIALL INCORPORA I L FAGADL SCREENED BY TYPE I LANDSCAPiNG, 01 J I 1)00k! TWO OF THE FOUR OPTIONS EXCEPT, FACADES THAT ARE SOLIDLY LANDSCAPING, MAY USE FACADE MODULATION A S THE SOLE OPTION. OPTIONS USED SHALL BE INCORPORATED AL01',16 1111 1 t i 100 LENGTH OF THE FACADE , , __ A, FACADE MODULATION. MINIMUM DEPTH: TWO FEET; MINIMUM WIDTH: SIX FEET; MAXIMUM WIDTH: 60 FEET, ALTERNATIVE METHODS V _ WILL OFF -SET PLANES, WING WALLS AND TERRACING, WILL BE TO SHAPE A BUILDING, SUCH AS ANGLED OR CURVED FACADE ELEMENTS, c,'()f�1Y1I')FRFD; 1,1`�OVIDFI),'fl IAT I I If' ltl1FN'fOF THIS SECTION IS MET, R I ANO! J, Al't 'Jt'� I P)IM " I lf';l � i I f INIIA "111 11 t At I`Illtllt_�, At (A']( , l I I It [WA Cif` 11117 FACADE, EXCEPT TYPE IV INIt 11 KIIIN Akl,A, AND AROUND i 1A I Ak� j I N�AY 1 1,1 1)�"j 0 lt� I'l A� I 0I �',O 1i III � �,'Cl ACA1 1 At I OF THE ', TION [,_'-�CTIONS 302,303, & 304) t I I PAN', 3 ()It k,,� I A(�Af)! 11 iA � Ak',l I � 11) p(OV1,1H it'l UNOI.1'14YING HUI 11'.R WID11-1 REQUIRED 13Y (;I IAP I Lk 19. 12,,) 1 ()Ij 1 j)()ok1,;, '01,1)�,J, At io l M'110,,' USE Alk"D 0"CUPANG"' C,,LASSIFK THE LANDSCAPE WIDTH REQUIREMENT OF THIS SEC I ION. MEETINGEDUCATION (ALL Al CI N, 0 11 lLk II IAN BELOW, GYMNASIONI",, (,0MMONS AND KITCHEN INCLUDED IN IB(., SF(,,TION 30313) C. CANOPY OR ARCADE AS A MODULATION OPTION, CANOPIES OR ARCADES MAY BE USED ONLY ALONG FACADI 'l� I I iA I Al 'It, W! M �i i, BUSINESS (ADMINISTRAI IVL 0141 l(Ill s) FROM A RIGHT-OF-WAY. MINIMUM LENGTH: 50 PERCENT OF THE LENGTH OF THE FACADE USING THIS OPTION, 116 o l I I A I' ASSEMBLY D. PEDESTRIAN PLAZA. SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLOOR AREA OF THE PLAZA SHOULD BE CLEARLY VISIBLE AND ACCESSIBLE FROM THE BUILDING, BUT IT MUST BE A MINIMUM OF 200 SQUARE FEET. THE ADJACENT RIGHT-OF-WAY. .......... . OCCUPANC"y S-EPARA TI' "NS (SECTION 508,509) .......... 4A� IC�`, 11fl i jj 4 A 10, Y'd I 'H 41 1( Ill f H ,1IIf 111 � 1 IAl 1 , �C � (SPI �INKLLRS PROVIDE IAA i r01\IqTRHCTI0'1" TYPE 2 ski `RAM U UUMMUNIT 7 uEo"lu"N GUIDELIN"ES DIA' (PER FWRC 19,115,100) TRUE NORTH f-ypE 11-B, f,I,ffj,Y 1,,,�)PRIIAKIJ W 1), t,;x,� I 11�1v_)1,,,WAt t,11TO BFOF NONCUMBUSTIBLE MATERIALS, INTERIOR ELEMENTSARE IN ACCOW)Atl(A, 'Al i iAlil 1, 601 AHD ")I G H(Al 603 % OF THE CODE. BUILDING HEIGHTS AND AREAS (TABLE 503, N 504 & 506) p� 0 AfIfj', V AC, & STORIES ( TABLE 5041 AND!'�04A) � OUGfIO(JJ W1111 AHAUfOMATIC SPRINKLER SY,`3 I Yl 1' (0 (10t V H� 0 OL I YP 11-B, EQUIPPED THR ACTUAL , B , U , I , I , X)ING 11 ALLOWABLE BUILDING A(AUAI 1101LOING oCCUPANCY BASIC ALLOWABLE HEIGHT I FLOORS fil IGII I if 100101 ; BUILDING HEIGHT HEIGHT ABOW", GRADI", 3 STORIES 3 STORIES I IdORY AIjz,�;�yyi,?J,I, V,,,_AC111(1I1Al 11 I,)1j,1flt1Q, Al ,I,A;,(IA13I I '1 )0(iA 1k0l1IIA(',I MAY 11L U')I'DI 01"ARI AIHCW'A'.1 RY BUILDING PER 50624 111'01AI AH,0WAULL", BUIIJAN() AM A I Ok MIX(J) 0GC'l,Jf1AN(*,Y, Mtflfl,'�')10 AI 10 A [t0JI,,DING,: Aa=,tAt-1 (ICI G x 11) (['()tJA'I'ION FRO J A ,I 1NC1 j,"A",E.V W, (I I XW 1'� t )xw) 4) Mfn A r-r BASIC ALLOWABLE AREA INCREASE AREA INCREASE FOR OCCUPANCY AREA FOR FRONTAGE (XX%) AUTOMATIC SPRINKLERS (300%) PER FLOOR w. 43,500 SF(,43) 23,000 SF(3) "E" 43,500 SF 9,890 SF 69,000 SF 9,500 SF(.43) 9,500 SF(3) "A-3v 9,500 SF 4,085 SF 28,500 SF 23,000 SF(43) 23,000 SF(3) 23,000 SF 69,000 SF TOTAL 76,000 SF 12,111 SF 228,_000 SF TOTAL ALLOWABLE AREA PER FLOOR ACTUAL AREA PER FLOOR ALLOWABLE BUILDING AREA ACTUAL BUILDING AREA 101,890 SF 42,085 SF 13,846 SF 336,680 SF x 69,231 SF 101,890 SF (AVG.) (5 STORY) = 1,683,400 SF 336,680 SF ALLOWABLE AREA CAt, cut _,nou DRAFT u B ACTUAL A-3 ACTUAL E ACTUAL + ffA�LLOwABLE A-3 ALLOWABLE E ALLOWABLE 5,218 FIRST FLOOR 101,890 =.051 0- 4- + 42,085 =.000 0 = �000 + =.053 77,525 115,180 6,569 SECOND FLOOR -7-o, =.064 ,890 1015 + _L_ =,048 42,085 326 = D 17 + 0 =.000 -71-5 - 77,525 7185 =.097 < 1 THEREFORE OK FIRE RESISTANCE RE EMENTS(SECTION 602, TABLE 601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALUFLOOR ASSEMBLIESI, EXITS, INCIDENTAL USE AREAS ----------------- i�RIMARY STRUCTURAL FRAME: BEARING WALLS- EXTERIOR: BEARING WALLS-- I NTERIOR:_ 0 HOUR 0 HOUR 0 HOUR (PER TABLE 602) 0 HOUR NOT REQD (PER TABLE 705,8) 0 HOUR 0 HOUR CLASS 0, FOR TYPE 1113 CONSTRUCTION INTERIOR WALLS & CEILING FINISHES, TABLE 803,9 - FULLY SPRINKLERED BUILDING, TYPE IIB EXIT ENCLOSURES ROOMS & ENCLOSED & GROUP PASSAGEWAYS CORRIDORS SPACES EDUCATION "I B C ASSEMBLY "A-3'" B B BUSINESS "B" B C KIS MEAIN OF EGRESS OCCUPANT LOAD (TABLE 10041.2) 20 NET CLASSROOM 7 NET GYM 7 NET COMMONS 50 NET LIBRARY, READING 100 NET LIBRARY, STACKS 100 GROSS BUSINESS AREAS 200 GROSS KITCHEN 300 GROSS STORAGE AREAS I MECHANICAL COMMON PATH OF TRAVEL (SECTION 100621): MAX, 100 FEET FOR GROUP "B" OCCUPANCY MAX, 75 FEET FOR "E" OCCUPANCY MAX, 75 FEET FOR "A-3" OCCUPANCY EXIT ACCESS TRAVEL (SECTION 1017,2): WITH AUTOMATIC SPRINKLER MAX, 250 FEET FOR GROUP "F' OCCUPANCY MAX, 300 FEE TFOR GROUP "B" OCUPANCY C MAX. 250 FEET FOR GROUP "A-3- OCCUPANCY - DEAD ENDS IN CORRIDORS (1020A): MAX, 50 FEET FOR GROUP "B" & "E" OCCUPANCIES WHERE AUTOMATIC SPRINKLER SYSTEM IS PROVID[.,.'D MAX, 20 FEET FOR GROUP "A,3" OCCUPANCIES -CORRIDOR WALLS (TABLE 1020-1) NOT RA11'D IN A FULI, YSPR I NK 1,. 111R I'D BtAl DIN(") -REQUIRED EGRESS WIDTH (SECTION 1005�3) .30" PER OCCUPANT FOR ISTAII'�WAYS' I-C (Sf,`(,'1ION 10051) ('0MPONI"NI'�,i IN(3 t0l NG DOOR( G, 20" PER OCCUPANTRFOUIRLD FOR "Of I il:� REQUIRED NUMBER OF EXITS (TABLE 10151, TABLE 102 1. 1j'Atil't- 1021�2) INDIVIDUAL FLOOR - 2 REQUIRED FOR 499 OCCUPAN Pf"R Fl, 001C OFFICES -1 REQUIRED CONFERENCE ROOMS (UNDER 750 SQUARE FEET) -1 REQUII`�ED STORAGE ROOMS .1 REQUIRED MECHANICAL ROOMS)- 2 Rf:QUIRt-.1) (p[-.R SECTION 1015-4) ELECTRICAL SWITC HGEAR ROOMS (PFR NEC) - 2 RCnQulf�m ALL OTHER ROOMS -1 REQUIRED EXIT ACCESS DOORWAY CONFIGURATION (SECTION 1015.2, EXCEPTION #2) WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3, 1.1 OR 9033.12, THE SEPARATION DiSTANCE Of` 11'lt,`� OR FXIT ACIC 111"( DOORWAY,),')l 1ALL NOT FIF, "I I IAN 1/,,l OFTHF", 1, FflG`111 OF l'I'll MAXIMUM " : OVERALL DIAGONAL DiMENSION 01ill: " 1' - ARF'ASFRVFD PLUMBING FIXTURE R TS. WA STATE AMENDMENTS CHAPTER 50-51 WAC, TABLE 2902.1) ..... ... .. LAVATORIES REQD WATER CLOSETS" RED1D ------------------ # OF #OF LAVATORY FACTOR LAVATORIES LAVATORIES WATER CLOSET FIXTURES FIXTURES OCCUPANCY GROUP AREA OCCUPANTS FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 1 FIXTURE PER 200 3 2 464 MALE 1 FIXTURE PER 125 4 4 8 4 GROUPA3 I FAMILY/ASSISTED- SQ FT I FAMILY/ASSISTED- 1 FAMILY/ASSISTED-USE USE TOILET ROOM TOILET ROOM PER 6 WCS USE TOILET ROOM 1 25 FOR FIRST 50, 1 1 1140 FOR FIRST 80, 1 / 80 FOR REMAINDER 1 1 22 MALE 1 50 FOR REMAINDER 1140 FOR FIRST 80, 1180 FOR REMAINDER 1 1 GROUP 4,237 43 SQ FT FEMALE I 125 FOR FIRST 50, 1 1 22 1150 FOR REMAINDER 284 MALE 1 FIXTURE PER 35 9 16 1 PER85 4 10 GROUP E** 56,831 568 12 16 SQ FT 284 FEMALE 1 FIXTURE PER 25 1 PER 50 6 10 MALE 14 21 8 13 TOTAL - 21 21 10 13 FEMALE 1109.21 FIXTURES WITHIN FAMILY/ASSISTED-USE TOILET ROOMS SHALL BE INCLUDED IN DETERMINING THE # OF FIXTURES PROVIDED. PER - PER WA STATE AMENDMENT, TABLE 2902A FOOTNOTE E, **E OCCUPANCY - DRINKING FOUNTAINS (2902.5,1 WA STATE AMENDMENTS) (1) R EAADDAL500 UPANTTOTAL (1) FOR FIRST 150 OCCUPANTS, REEQUIRNAL FOUNTAINS� X TOTAL FOUNTAINS PROVIDED. OF XXXOCCUPANTS X ED DRINKING Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: m Checker Revisions # I Date Descript_ion CODE REVIEW & ANALYSIS SCHEMATIC DESIGN :, ,;.,�a,.uk ':•# '&`F�.n�4dvd"s,�. ..,} '=:,r r`��aa�a,,r. s.,,. •k ,v.a„,�,. :+"r5 ,{:.k ,4 +h..y ";§+, �".v Y,rx � ,,::;.. x�?;w �"i ;, 1{ '� „ .y 1; '�, fit. ,;�� ,..,,.., ,' }r, ,• � t• "_.�:.� .,x. a °•" vy,.•. �°,v ,v ro.v .�. ... .sie „f'"t. k.. Wn �. �.. ,. ., r .} §. .qY .� ,.t., r,: s . .,.:A � ��J: d�:•; , i.' },. .....,.. �, .•. u..4 x` 4 • r § "d' ...4, ... ,k=iN&dai b=, {. .k1 dl h,{. ,fey' �.:�,., ,2 .^G: pi� `k'�• `t•, .nV a 4 rr a a a p , 9 f Je ;&." a, 1aF t e. sar,t+` su. "e"$ t }, 4.✓+,, °>.;4 �' „ , :• ,u4 ",r:` 'o=g' adta"a�aPS�•a,i. ak, o-, ., ,t, "a,a» � •rr „va, .�x, �td'�,�� m t t. x. 1' 3" .. .. 'a .' :t+ n r ...: n;. ..§.. r �.,: .. ..,. ..". „ •. p ,,;.. , t> :.. �..) .*r ,t. N' t t 1.... , ..y , F x § §•t ..w., x.. <S ,.... �. 'k� ,n. e.. •. .. ,+' A.. '✓ r', .. „F:>w... .. �.. a. ., rc= ,5.. ,. k.... +... 1„ ...i e � I er e Y to n i A I TI ` r a PER CHICAGO TITLE INSURANCE COMPANY ORDER NO. 0119604--TC DATED MARCH 15, 201 THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 8, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION THEREOF FOR COUNTY ROAD KNOWN AS 8TH AVE S. EXCEPT THE VEST 30 FEET; EXCEPT THE NORTH 30 FEET; EXCEPT THE SOUTH 30 FEET, WWI) VERTICAL DATUM WWI) 211 1401"RAT WAY VVRIIC.A1 I.1INCHMARK �,200 C11 MONUMENT IN CAAtA,, Al IN IT 014 C IION Ot I S l AVT PUI MI ILO I11„VAIJON. M'1C' 1, IC1" BASIS F BEARING, WASHINGTON STATE PLANE COORDINAI't CITY Y OfI LOLRA1„ WAY 110RI ONTAL t;1 I 00, HOLDING COUNTY MONUMI,.%NT NUMBERS 101 ANI'1 11 ;= POINT NO.101 N11843.73 E=1270807.93 AT THE INTERSECTION OF SW 320TH ST Wf 8TH AVE S POINT N0,114 I N121233.37 I��»126T1005 0T1 Al I1II IPI 1I:' IC' I'C TIONI Of"' 1ST AVE,S W j HELD A LINT~ I11"M'TW4 ,, I N VOUN11 MONUMI Al' Olt IN IT 11*' •I' 4 1IC'1N^» 04 AVE S WITH S 312TH ST AND IST Aw", S AND S MOTH ST. SAID LINE BEARS NORTH 01*04*42" EAST, 1. SURFACE UTILITY FACILITIES ARE SHOWN HEREON PER FIELD LOCATED VISIBLE EVIDENCE. THERE MAY BE UTILITIES THAT EXIST ON THIS SITE OTHER THAN THOSE GRAPHICALLY DEPICTED T'II"REON. 2, UND(,.RGTCt}11N1T (1001(4)) �,, ,IO III R('0,N ARC 11A I:D ON C" T)INAT1i'1NS Of" V1�Atl1I„ !;11CCT AC'1. I'r II1T"N(°I. 0 T411 f I,C1i ATCIII MAIWING AND R CCA40 DAIA ">iIC H A!} k� I0,01 1 OfI 011111Y 11I ``iC N 131'1AWINGS). ALL 11N0fJ,I(;f?00N0 11TII I III � *44001 11II1I 44 AII`I, AI'1"RC3ICIMA l'E AND, IN SOME A111 SHOWN J AS 4 ",114AIGH I I INI'!,i IILA WLEN FIELD LOCATED SURFACE 0111.11Y I" AC,;It.I tW%, WNIIL.ICC ROUNO U 1IC.1 TIES MAY HAVE BENDS, CURVES OR C'(')NNII C, 10N�;;WHICH HIC H ARL NC)1 SHOWN. 1 A T143?,.I LOCATIONS OF UNDERGROUND UTILITIES BASED ON 9111„11 I.�,�!".,ATC ? )AAPY,041 A)fD R .D OA,T"A < 1 .> }r,,.'C " ' ,.. . DESIGN DRAWINGS) ARE DEEMED RELIABLE, AHBL, fiNC. A55UMI.S No LIABILITY FOR THE ACCURACY OF SAID DATA. 4. CALL 1-800-424-5555 BEFORE ANY CONSTRUCTION. SURVEYOR'S ' 'URiRit. { i t M ti.INFORMATION ,... > ,.SHOWN ON SHEET 3. t THIS SURVEY WAS PREPARED AT THE REQUEST OF CASEY MOORE FOR THE SOLE AND EXCLUSIVE USE OF FEDERAL WAY PUBLIC SCHOOLS, RIGHTS TO RELY UPON AND, OR USE THIS SURVEY DO NOT EXTEND TO ANY OTHER PARTY EXCEPT THROUGH EXPRESS RECERTIFICATION BY THE PROFESSIONAL LAND SURVEYOR WHOSE STAMP AND SIGNATURE APPEAR HEREON. EQUIPMENT USED 3" TOTAL STATION UTILIZING STANDARD FIELD TRAVERSE METHODS FOR CONTROL AND STAKING. CERTIFICATE 1, DAVID C. FOLLANSBEE, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF WASHINGTON, HEREBY CERTIFY THAT THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION IN MARCH 2O18, AT THE REQUEST OF FEDERAL WAY PUBLIC SCHOOLS. C. FOLLANSBEE, PLS 45161 DATE PER CHICAGO TITLE INSURANCE COMPANY ORDER NO. 0119604-TC DATED MARCH 15, 2018 1. FEDERAL WAY WATER MAIN EASEMENT. AFN 8802100718. COVERS MAINS AS CONSTRUCTED OR TO BE CONSTRUCTED ON SUBJECT PROPERTY. BLANKET IN NATURE. 2. EASEMENT FOR CUTS AND FILLS FOR SLOPES, AFN 5238216. AFFECTS NORTH, WEST AND SOUTH PROPERTY LINES. . r a a a a j ,....y. �.,,s . SHEET4 GRAPHIC SCALE i 25 50 100FEET LEGEND A SET NAIL AND WASHER 0 SET REBAR AND CAP o BOLLARD I3 MAIL BOX tL SIGN AS NOTED LLJ UNKNOWN VAULT 0 SANITARY SEWER CLEANOUT Q SANITARY SEWER MANHOLE o STORM CLEANOUT 0 STORM CATCH BASIN STORM MANHOLE YARD DRAIN 0 ROOF DRAIN a CABLE RISER GAS METER GAS VALVE UTILITY CABINET POWER TRANSFORMER -- GUY ANCHOR -U- UTILITY POWER POLE 0 JUNCTION BOX 0 POWER METER POWER VAULT LUMINAIR is TELEPHONE RISER TELEPHONE VAULT BLOW OFF VALVE FIRE DEPARTMENT CONNECTI ,{ FIRE HYDRANT HOSE BIB IRRIGATION CONTROL VALVE 93 WATER METER M WATER VALVE 120 WATER VAULT C--CEDAR, P H-HEMLOCK, P--PINE A --ALDER, CH --CHERRY M-MAPLE, MAD-MADRONE O-OAK, U-UNKNOWN --- -- -- D STORM LINE - - --- --- ra SEWER LINE -- -- -- --- W--- WATER LINE -- -- -- ---- G GAS UNE P ELECTRICAL LINE --- --- -- — T COMMUNICATION LINE -- -- --- --- --- OHP - OVERHEAD UTILITIES --- FENCE SEWER PER RECORDS .., ..........._.. _.._.....- STORM PER RECORDS _...,M.• ...w._ ,. ...,m IRRIGATION PER RECORDS f-».. WATER PER RECORDS ASPHALT CONCRETE r roJect Title: MIRROR LAKE ELEMENTARY SCHOOL -Client: FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE. SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No. 2180136.50 Issue Set & Date: MAY 8, 2018 ��yrrrsrrrvrrrsrsriti�►r.'a�++ar��r:^+�t��1 ��.�r.►.��.^�,��tia.'e*r�,rssrrr.,rrrr,�.r�s/11 NOCE ALTE MON W M OOMUW 9WI NVAMTE K sM A1p<! 9WnW FU9UCATM OF M aoaW m mT ATE nm O*MW SMIS MI (t 'Oi,S OOQWff IS FOR USE a�.r »� I� cT � a� tHE mtE auocsc NO r. Nf M OE Un foci AWAR MM W AOC D:Pt V SAT -. Oa f% MY OM MM 6..:ai. Revisions: Sheet Title: TOPOGRAPHIC SURVEY Desifined bv: Drawn by., Checked b) TD DF Sheet No, 1 a1 5 Sheets STMH 1476 RIM=444.17 STMH 504 RIM=435,62 12" CMP N IE=4,38.05 12" CPP N IE=430. 12" CMP E IE=438.07 ZI 12" IP E IE-431.62 12" CMP OVERFLOW W STCB 505 RIM=436,01 12" CPP S IE=430.61- 12" CPP N IE=434.24 IE=438.42 63 12" CMP OVERFLOW W 1,36 L UNABLE TO GET IE 12" CPP E IE=434,24 12" CMP NW IE=438.08 STCB 2100 RIM=442.00 12" IP WJE-434.24 LADDER S 4" CPP E IE=439.93 LADDER NE 8" CMP S IE=439.79 14"''CPP I 1'2" CON(l 3" CPP IE= 434.41 12" CPP STCB 1109 RIM=442.60 p OHP NE IE=44,0.14 If, 4, IE=441.12 4 12" CMP SE, IE-i439,38 ()t IP OHP D STREE - -- - -- 12" CPP G TOP" =440 :7 W, S IE 28"" oclir, Ob/P G- ............... 7 tt I Nil 1 111 1( llek, A 12"' CPP 12" CMP IE=434.43 Gl- IE=437.60 0 SSMH 1108 RIM=443.23 O&P _E_W SOIJTH 314TH,.�;TREET 8" PVC N' F10" . ...... CENTER CHANNEL=431.09 LADDER S Fl S S - - - - - S_ STCB 503 RIM=435.0 12" CPP N IE=432.04' S . . . . . S_ PEDS D- D 443"' SSMH 507 RIM=4334.77 STCa bo!, D 8- PVC E/8" GONG S '12" CMP i� ld(J3 1107 RIM=442.28 0 D _CMP �,S IE-4*2tj,tjjj 'A OfIC EASEMENT 6" CONIC NW w 12" ..... . D- CENTER CHANNEL=421.20 12" CMP E IE=433.05 W IE--43 -7 D D GUN FREE xi,6 5'238216 3.12 uM8"_18"xl 4 10" CONC U CMP IE=440. 7 LADDER SW OHP OHP-----A 0 P r 'CHJ CHAIN NO PARK- 10" CO NC --AHBL #103 ]E=440.72 ..STCB_2109 RIM=442.11 ,,,,STCB,-1547 RIM=j4 .18 ,wt NAIL AND WASHER 8" CMP NIE=438.91 N: 120510.7037 4"_PVC,SEAE:i439,03 --12"CMP E: 1270322.4290 W IE ) =438.88 *TB ELEV:,,1442.52 x 'STCB;2113 RIM=435.61 8"1p,OW§ S 0 IE-:i434.4q, INLET=433.94 q, MY k OTS PORTABLE FF=438.36 3 M2" ' C)RAPHIC SGALL MONKEY, BARS PORTABLE 10 20 40 FEET ON FF=4�38.88 f;UB0fJfl/IJ) Sl ACE= ON 11 CONC PAD 1" = 20 FEET a_ 3: 0 STCR 1763 RIM=435.49 6" PVC E JE-4,34.19 0St ,SWING ON RUBBERIZED IN SURFACE UU12, iW_ q 4 HAIN LINY ! U 10"/ fi AFN 5238216 STCB '2112 SLOPE EASEMENT RIM--7435.41 v FF=436.59 6"' 1p OWS Sw to zi- IE=433.61± )Ac�1140,� Y ftARI,,; t),N R�11)ilkI;JVZED SURFACE' ON CONC PAD FF=436.55 0 BARS ON RUBBERIZED FF=436.57 C-) SPACE- SURFACE DOME ON CONC., 0 J _'PAD FF=436.56 w 0!I FF=436.56 SWING ON RUBBERIZED 3: BARS ON SURFACE ON RUBBERIZED, CONC PAD SURFACE ON,, MONKEY BARS CONC PAD ON RUBBERIZED uj 'CONC PAD uj SURFACE ON WOOD BORDER TALKING TUBE FUNNEL BALL FF=436.56 FF=436.56 FF=436.57 STYD 1764 RIM=435.17 4" PVC E IE=434.58 TIRES f'D FF=436�56 STCB 2657 RIM=435.70 STYD 1765 RIM=435.17 4" PVC SE IE=433.54 6" PVC N IE=433,80 6" 1p OWS SW 4" PVC SE IE=434.28 [E=433.18± INLET=432.69 4" PVC SW IE=433.89 4 BIGTOY ? STCB 502 RIM=426.53 FF=436.53 8" CPP SE IE=424.89 1, 1 C;A REFLECTORS, x BENCH [::::D BENCH ---------t-STCB 500,RIM=428, 9 RUBBERIZED ARB SURFACE STCB 501 RIM=427 '.64 12" CMP N IE=424.94 ARB ARB STYD 1766 RIM=435-51' FF=436,62 ARB ARB ARB 12" CONC S IE=42,1.4 12" ,CMP S IE=424.82 BENCH -ARB ARB ARB BENCH 4" PVC NW IE-434.)�6:`,, 8" CPP NW IE=424.26 Pl 2" -`w YARB BENC SHEET 5 Proiect Title: MIRROR LAKE AFFLEMENTAR Y SCHOCX Client: FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No, 2180136,50 Issue Set & Date: MAY 8, 2018 1`40CE XUATO CF M COMWa 9VU XWUMIE THE PROMSMOL SM W SWAM R89AIM (F m Mum m wt DOWITE nm mmm WOM WO N ff. M MW IS FM IM MY FOR IW PWW OMM 04 X T= M= AMM M WT MOW CR FM MY OM PWW. A A A A Revisions: Sheet Title: TOPOGRAPHIC SURVEY Designed by: Drawn by: Checked by. TD DF Sheet No. 2 2 of 5 Sheets oe w IMF CITY OF FEDERAL WAY KING COUNTY WASHINGTON. AHBL #104 NAIL AND WASHER N: 120540.3832 E: 1270572.7049 XTLK W 444.33 STCB 2497 RIM=453 39 .... ... ELEV. CJ 0" 12" CONC E IE=451.49 CI-16" 'CH10"- '41 —p 12" CONC S IE=451.42 - — -- — -- — -- — -- P HEDGE T— —T— G XWALK G SPEED SUMP G G D SSMII 2100 NIM-443,1f,) 6** PVC NI /8' W CENTER CHANNEL--4NO LADDER S S SOUTH 314TH STREET STOP �A STCB 2498 RIM=453.70 12" CONC W iE=452.45 t to, I, I"' ©I vow, �7' T T G'T M'j 01HP 00, OHP — — — — — OHP STREET OHP �f— — OHP OHP 4' CHAIN .INK % 16 LAJ a- 0 CL SSMH 2524 RIM=453.03 'r 8" CONC N-S 0 CENTER CHANNEL=444.36 LADDER E FLOW S X v I ��54 �33*E 0 68 1319.87' 54:-94' 659.94' 0 vi 4 a - FOUND MONUMENT CASE FW1 14 to in to AT INTERSECTION OF FOUND CASE C14 N co 312TH ST & 8TH AVE, MONUMENT to 0i 101u) 0i -:1 USED RP AND HELD 01 BRASS DISK WITH (0 CENTER OF DEPRESSION PUNCH AT z tO IN CONCRETE. to INTERSECTION OF 312TH 9.23' WEST AND 1.18' ST WSTAVE 65920' 59.20' SOUTH OF CALCULATED :2 (MARCH 2018) N88- !W 45*W POSITION FOR CENTER r Ll OF SECTION 8, TWN 21, < GRAPHIC SCALE 0 in RG 4. IN 04ctj 10 20 40FEET 0) 0; (0 to L5 co 1" 20 FEET vj q8--8L—!W5rE 658. * i 1316.91* N88* 54' 57*W 16-91' N 0 X GRAPHIC SCALE 0 250 500 1000 FEET (caI v A ul) 108 c*4 1116"" 40 1" 500 FEET fl) ,H6 0 00 cq cd to FOUND CASE MONUMENT 3" BRASS DISK AT o INTERSECTION OF 1ST AVE S FOUND BRASS DISK & S 320TH ST. (MARCH 2018) N88* 49' 25"W 8 v 1 165.07' 7 8 ,1313.96' 1313.96' 8 FW101 18 17 S88* 55' 21"E 17 r LJ CL 0 I II ° II i LINE TABLE Prolect Title: MIRROR LAKE EL EMEN TA R Y SCHOO-1., Client; FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No, 2180136.50 Issue Set & Date. MAY 8,2018 Prolect Title: MIRROR LAKE EL EMEN TA R Y SCHOO-1., Client; FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No, 2180136.50 Issue Set & Date. MAY 8,2018 Revisions: Sheet Title: TOPOGRAPHIC SURVEY Designed by: Drawn by: Checked bv: TD DF Sheet No. 3 3 of 5 Sheets „, .. >, .,, a➢ut �%',,..w,:>:, kit s...,. 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'�� +k Sn , �..k4u�+r,pr, sRti. .x�, �.. >i"'.. �x �„v,r�':,,_ Vic= ;5;, i,§,,.xr =W�b s`:`e,, ,�. r '.:. .. 5' ; . ..,. , .. r. 0. i td P. �� . x,: +. ,, :,. . ,e ::.: r... 3" :., .,,, , x ^,x. .. ) a�*. �. .• ; f. r ea. , J ,, w. ,F v. >. ..., 1., Y .mg..s,.. 1'•,. Jy �`a .:: s a ,: .;. ,,,.. r.,.. ,. „,".,W .. :. ., ,. .. .:, y�. . X a'x 3-. i. e"1 xn 7,r:., .. ,f :A ,, ,w .a �... �.,., ,.$., •,,: k:n'., t;a.r x,: <;r v; ; • r ., , , . a .x, w .n,w �M „� e:. a' �4.�" §` G'� :, .>f ;�; ,,. � Via, »z. 'z;,+ r , ✓M ,in,, r a y �, �„r.. i s s - :�. x•...„•` x'"�`..� °` � f rx. c' „ 1� ,.. . ::,i, r;", °%� o y x3. k. k :,, �; 1 ' +^' n .:' ): t .,",e, a: > •eid A�..a. .. ,v: _. ?i: 4i � v3�'. ib xJ'f�df xwxna, k«Aa,ity iM1b+ .4...Ra. s�.» ^. 4. b e... .� � Eat„ m 7 .. yr / "y9. EV ., i<t •,•. �d FLAGPOLE 1.:. 1 1 1 BENCH 4 PVC' 1 14.1 d,84. ' >• Il1., i1 11W , .e � �� I cH1o" I t it ..,t 1 � 'y<i l INl 1 I" P1k1I,1i � i I _ -- — CHI\' il_ ,� :: i - 1 a GRAVEL Otis a r i i , , § j STCB 3117 RIM=445.08 ,y \ 3 12" CONC N IE=442.99 r 0 12" CONC E IE=442.99 ' i 12" CONC S IE=443.03 ( TURN I 'ku— �`• 6! WOoc� ON wit I STOP {, fi STCB 3116 RIM=445.38 �.I ' (00 12" CONC W IE=443.83 , k' Y ROW OF 100± 1 "-4" DECIDUOUS TREES r ' TM I I I c 1J1 '-4"ROWX100? 1 11 t I X4 I I 9 8 j 1 1 I I I a i r I !I I I I I I STCB 3120 RIM=440.45 12" CONC N IE =437.98 12" CONC S IE=438.01 GRAPHIC SCALE �k'•isN�<za,��`4 is l"ala�'4� k.eai , er,.P°w. LEGEND A SET NAIL AND WASHER Q SET REBAR AND CAP O BOLLARD C3 MAIL BOX _rL SIGN AS NOTED M UNKNOWN VAULT O SANITARY SEINER CLEANOUT 0 SANITARY SEWER MANHOLE 0 STORM CLEANOUT C! STORM CATCH BASIN 0 STORM MANHOLE YARD DRAIN e8 ROOF DRAIN A CABLE RISER GAS METER GAS VALVE UTILITY CABINET POWER TRANSFORMER --- GUY ANCHOR -fit- UTILITY POWER POLE 0 JUNCTION BOX 0 POWER METER L_.! j POWER VAULT A LUMINAIRE 13 TELEPHONE RISER t_!_.J TELEPHONE VAULT BLOW OFF VALVE i' FIRE DEPARTMENT CONNEC11ON FIRE HYDRANT HOSE BIB j IRRIGATION CONTROL. VALVE 8 WATER METER 04 WATER VALVE IZI WATER 'VAULT C—CEDAR, F--FIR, H--HEMLOCK, P—PINE A —ALDER, CH —CHERRY M—MAPLE, MAD—MADRONE O—OAK, U—UNKNOWN -- - - -- -- CI -- STORM LINE -- -- -- S SEWER LINE --- -- -- -- W WATER LINE --- —- — G GAS LINE -- -- -- -- P— ELECTRICAL LINE — --- --- -- T COMMUNICATION LINE --- w -- -- OHP- OVERHEAD UTILITIES x x x x FENCE _.......... . ,.....,__ _.._...... SEWER PER RECORDS t STORM PER RECORDS IRRIGATION PER RECORDS WATER PER RECORDS ASPHALT ..®,.� ._ .._. CONCRETE Project MIRRORr, ELEMENTARY Client: FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Jab No. 2180136,50 Issue set & Date: MAY 8, 2018 #�tris�.rrtrr�.rrrrrar�`+�"�:►�*��.�.�,�.—�a�1A r, ��\�+��*Inr.��~,a+.��P►�...risrrsr�.tirrrf,�l �! '• i' Ati i 1` C 4 ti P: 1 Revisions. Sheet Titre: TOPOGRAPHIC SURVEY Designed by: Drawn by: Checked by., TD DF Sheet No. 4 4 of 5 Sheets �4)8 RIM=428.36 8" CONC N-S ('1N It R (IIANNEL-415.30 tAODER SW V) M CI 1 w 42B 114 10( H4" It Al U) CH V) '!')14 RIM-424JM 12"CONG N It',-421.0 :4 12*' CONC S U 421.82( b (r Lu C C I- WAftk MAkKI'.R' t w 0 c 16" STC8 '512RW= 12" CMP, N,IE= 12" CPP NE I'E '12" CONC S,, IE 12 CO W IE P12 f2 C lic STC6 513 RIM=419-25 12 CPP iE-421.8 12" CONC N IE=416-55 2"' 12" CONC E 1E=416.60 CH12 WATER MARKED -',,-',',', P L-A 'T "SCHOOL ZONE V) SSMH 509 RIM=419.54 8" CONC N-S CENTER CHANNEL=411.74 LADDER NW V) hll 434- STP9 "' 34t76 -- WM=431-88 6 , Ip Ows IE=430.58 INLtT=429.92 432, 426 -427--., CW1 CW12" x W1,2 0/yp GATE CATCH W CW1 0 1,2- 2, CW14"01c Al 'All" 6b x Al 2 AW- U A10 A1 0 C W1 0" CHAIN LINK, , C4" C6" C4"� .......... Q12-X x x —X—x —X, X-- X, X--X X—X—x—x X—X—X��x X— x 5' ;;;;00� N C4" 6' WOOD GRAPHIC SCALE 0 10 20 40 FEET 1 20 FEET Client: FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUP SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No. 2180136-50 Issup, Set _&Date. 11w NOME Amurm OF m omat 9ML mAMTE Dc Tel OF T4i5 ODES NCH I?ER4TE flm Femm apMr RM N fT. M DD=W (S FOR U1 myrmummmmmmmam AM t$ NOT M BE M FOR REPA RUM OR AWTO M TMT PKW OR M ANY OM PRMT; A A A A Revisions: ,Sheet Title:. TOPOGRAPHIC SURVEY Designed by: Drawn -by:. Chenkod- hy! TD DF 5 5 of 5 Sheets 30 0 15 30 60 ;13"A, "OR, PROPERTY LINE EX CONTOUR (INDEX) EX CONTOUR EX BUILDING PROPOSED BUILDING OUTLINE BUILDING/STRUCTURE REMOVAL SAWCUT LINE `��ASPHALT REMOVAL CONCRETE REMOVAL STABILIZED CONSTRUCTION ENTRANCE CONSTRUCTION FENCING FILTER FENCE ------ 0— COMPOST FILTER SOCK TRIANGULAR SILT DIKE 0— STRAW WATTLE/ROLL INTERCEPTOR SWALE TEMP FORCE MAIN TEMP STORM DRAINAGE PIPE EX TREE TO REMAIN EX TREE TO BE REMOVED TREE PROTECTION EX CURB TO BE REMOVED SD EX UTILITY TO BE REMOVED CATCH BASIN INSERT LIMITS OF WORK III fk Know what's below. Call two business days before you dig. SCHEMATIC DESIGN L - A 111A,1 2 IS 9 7 7 �''IOIXVAL 7777,77P V sw Ah sJ til Date: 7-16-2018 Job No.: 21647.00 Drawn By: EVW Checked by: LJP Revisions # Date Description TESL AND DEMOLITION PHASE 1 X, Q S 11 m rta � � as a)+ i�.r cr P' Qj 41 i .A a � U. 30 0 15 30 60 - �m 'U'l Scala 1 =30' � 0100 fiYxj 4 � m A 0 �dca SEND LEGEND -- PROPERTY LINE . ' EX CONTOUR (INDEX) EX CONTOUR EX BUILDING` PROPOSED BUILDING OUTLINE � t BUILDING/STRUCTURE REMOVAL 8 "---`"--ASPHALT SAWCUT LINEA3�` REMOVAL CONCRETE REMOVAL STABILIZED CONSTRUCTION �, 8 ENTRANCE _ CONSTRUCTION FENCINGEn FILTER FENCE �. "' � ON � " COMPOST FILTER SOCK t„d TRIANGULAR SILT DIKE - STRAW WATTLE/ROLL ... ---- INTERCEPTOR SWALE N E ---° - TEMP FORCE MAIN -�- TEMP STORM DRAINAGE PIPE' EX TREE TO REMAIN __._._...._... EX TREE TO BE REMOVED TREE PROTECTION -- EX CURB TO BE REMOVED -- - -�-sn- EX UTILITY TO BE REMOVED CATCH BASIN INSERT LIMITS OF WORK 00 Cn >= 0 0 z cn >= LLj " c2 �d U- 0 C:j Uj Um Date: 7-16-2018 Job No.: 21647.00 Drawn By: EVW Checked by: LJP Revisions # Date Description TESL AND DEMOLITION PHASE2 Knew what's below. Call two business Col days before you dig. SCHEMATIC ESIG i ,n , LARGE SAND FILTER r I F A M r) I I T _` . _a_ _ . _ .. �I I BTIVI AREA 800 SF $V CATCH BASIN DS CAT(', 11 TYPE I (TYP) 7-1 ------------------- TY P </ DETENTION POND STORAGE VOL- 6 SOUN '3157H 58 ......... . .. ... _4 —425 INCL ROCK A(`CJ"")"") I BOTTOM 0 1 1 1`11) A 1`1 L) > gy 4 '�. /„ Imo,,,_ .. , a... � ,411tr.« �.1!!i_ ..1.J1f,«. ,4i�.✓. i W4 0/1 1 j 1, m. I I I\ AH' it I j _W_ jh_ -0 'FARU `BAN 0 F1 I TF d I I 1`,. "Y6._ N, R 30 0 15 30 60 Scale 110=30' PROPERTY LINE EX CONTOUR (INDEX) EX CONTOUR — 230 — PROPOSED CONTOUR (INDEX) — 231 — PROPOSED CONTOUR —RIDGE RIDGE LINE SPOT ELEVATION FF 78D FINISHED FLOOR ELEVATION EX BUILDING PROPOSED BUILDING CONCRETE PAVEMENT HEAVY DUTY CONCRETE ASPHALT (AC) PAVEMENT . .....t HEAVY DUTY ASPHALT (AC) PAVEMENT GRAVEL SURFACING MULCH SURFACING SITE WALL VERTICAL CURB CURB AND GUTTER PRF—SFTTI ING BASIN/SAND F11 TFR GRAVEL DISPERSION TRENCH LEVEL SPREADER SHEET FLOW DISPERSION 151`1'� QUARRY SPALL DISCHARGE PAD AREA/YARD DRAIN CATCH BASIN TYPE 1 CATCH BASIN TYPE 2 STORM DRAINAGE PIPE ---------------- FOOTING/SUBSURFACE DRAIN DETENTION PIPE STORM DRAIN CLEANOUT SDCO o FOOTING DRAIN CLEANOUT FDCO a DOWNSPOUTS DSO DOWNSPOUTS W/ SPLASH BLOCK SIDE SEWER PIPE SEWER CLEANOUT SIDE SEWER CONNECTION SSMH BOLLARD FIRE HYDRANT WATER FITTINGS WATER SERVICE LINES WATER METER WATER SERVICE LINES FIRE SERVICE LINE FIRE SERVICE VAULT FIRE SERVICE CONNECTION tt Know what's below. Call two business days before you dig. 9CHEMATIC DESIGN LA4 1 1* zz) mm." ml=16 CC. CA l4 11% llmllo" )4 to v z 'W10111741-'11"11 0 0, W , e"L.AA4 �, _A � yo, 0� %VAS�:,(t/ -,D Cl) U) /p 28977 Sys 7 zy hry Date: 7-16-2018 Job No.: 21647.00 Drawn By: EVW Checked by: LJP Revisions # Date Description GRADING AND DRAINAGE 30 0 15 30 6 0 Scale NOTATE PROPERTY LINE EX CONTOUR (INDEX) EX CONTOUR PROPOSED CONTOUR (INDLX) 231 PROPOSED CONTOUR --RIDGE- RIDGE LINE SPOT ELEVATION FF 78.0 FINISHED FLOOR ELEVATION EX BUILDING f. PROPOSED BUILDING CONCRETE PAVEMENT HEAVY DUTY CONCRETE ...... ASPHALT (AC) PAVEMENT HEAVY DUTY ASPHALT (AC) PAVEMENT GRAVEL SURFACING MULCH SURFACING SITE WALL VERTICAL CURB CURB AND GUTTER PRE —SETTLING BASIN/SAND FILTER GRAVEL DISPERSION TRENCH LEVEL SPREADER rT SHEET FLOW DISPERSION QUARRY SPALL DISCHARGE PAD AREA/YARD DRAIN CATCH BASIN TYPE 1 CATCH BASIN TYPE 2 STORM DRAINAGE PIPE FOOTING/SUBSURFACE DRAIN DETENTION PIPE STORM DRAIN CLEANOUT SDCO FOOTING DRAIN CLEANOUT FDCO DOWNSPOUTS DOWNSPOUTS W/ SPLASH BLOCK SSC0 SIDE SEWER PIPE SEWER CLEANOUT SIDE SEWER CONNECTION SSMH BOLLARD FIRE HYDRANT WATER FITTINGS X J_W WATER SERVICE LINES WATER METER WATER SERVICE LINES FIRE SERVICE LINE FIRE SERVICE VAULT FIRE SERVICE CONNECTION WATER AVAILABILITY AVAILABLE 21100 GPM FLOWS STATIC 33-42 PSI PRESSURE RESIDUAL NOT AVAILABLE 8 LOOP AND RECOMMENDATION BOOSTER PUMP Know what's below. Call two business days before you dig. SCHEMATIC DESIGN �!W qA qT, 14 U011109mm-i V_ NNAS1,1 9z 28977 0, "'mry L ,w 7* X rr 77 7 7 7 7 7 7, ti# Date: 7-16-2018 Job No.: 21647.00 Drawn By: EVW Checked by: LJIP Revisions # Date Description PAVING AND UTILITIES 10' WIDE TYPE III VISUAL BUFFER PER FWRC 19.125,050: PARTIAL "SEE —THROUGH" VISUAL SEPARATION WITH A MIXTURE OF 1Q' WIDE TYPE III V15LJAL QQFFER PER FWRQ 19.125,Q5Q PARTIAL "SEE —THROUGH" VISUAL SEPARATION WITH A MIXTURE OF EVERGREEN AND DECIDUOUS TREES INTERSPERSED WITH LARGE EVERGREEN AND DECIDUOUS TREES INTERSPERSED WITH LARGE TIO SHRUBS AND GROUNDCOVER (INCLUDING EXISTING VEGETATION SHRUBS AND GROUNDCOVER (INCLUDING EXIS TING VEGETATION T T. WHERE SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTENT. WHERE SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTENT. T -777- �7 7, 6 HT. CHAIN LINK FENCE ...... WIDE '_fAItfiNG, WAI I, CONCRETE RE PIPE A SAND FIL IT SEE CIVIL FOR 11,1 VA HONS SEE civil ee, 6' HI SAND FILTER, LINK SEE CIVIL ',4 4,L IQ �V + z, zo U) tZ y` Lid y:, 4'r . . ..... CONCRETE RETAINING WAL SEE CIVIL FOR ELEVATIONS 414 --" — — — — — - 5, 00 J L zr�- A T i, � � �7� 7-7 0 4 Of 18" WID[,,,,' (7)Pl R ["I E 'IRIP . ........ . 18" WWI', (,_'�0N(`Jd If, MAINTENAlf MAIN'lJ`NAN('F �O'Rlfl + -EF,R FWRC 19.125.0, F-A TIAL IJ INO(IG -PARATION WITI 10' WIDE TYPE III VISUAL BUFFER PER FWRC 19.125.050 PAR 'I I" VI";UAI -1 A MIX11JR!" OF T1 I,"' f V`3 I" I) WITH I'AR(11' *1 tool" -THROUGH" VISUAL SEPARATION WITH A MIXTURE OF EVERGREFN AND TRE["!,"� IN'I'FRSP PARTIAL "SEE 3UOING ll,Xlf;IIN(, Vf, CI I A I ION SHRUBS AND GROUND(,0VI R (INC EVERGREEN AND DECIDUOUS TREES INTERSPERSED WITH LARGE 6HAIN LINK fj WHERE SHOWN.) SPACIN(3, APPROPRIAlf," 1�'Ok AND IN14, 1'. 'CONCRETE RETAINING WALL, BUR DING WHERE NT. SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTE IY �2j FF 4:,VJ,0 ..... .... E DOUBLE SHRUBS AND GROUNDCOVER (INCLUDING EXISTING VEGETATION SERVIC AREA S ING GATE SEE CIVIL FOR ELEVATIONS if AY, 1' WIDE CONCRETE 'Y, MOW STRIP ... .... 01 "IN 17,'�`,',�_6_ A 'J:i:� l 1, "15 u-, COVERED PLAY . ....... .. SOFT HARD 19' WIDE CHAIN LINK SU SURFACE RFACE "Y' 18" WIDE CONCRETE LAY DOUBLE SWING GATE i PLAY P MAINTENANCE S rRip 0 ........... 1' WIDE CONCRETE C URB 1' WIDE CONCRETE MOW STRIP ... . . ..... ...... + ."Y . . . . . . - . . . . . . . .... . . . . . . . . . . If J I I . . . CHA N A INK UBLE SWINO', VLI,llCUt,,A[',' (;A .1 130' X 220' T, �C Fj fi, AIN .___:,LI114K FEli SYNTHETIC TURF PLAY FIELD IN LINK -CHA ... DOUBLE SWING K. VEHICULAR GATE 1' WIDE CONCRETE V STRIP V . .... . . . . . . . . . . . 6' HT. CHAIN LINK FENCE �'V 6' H:I-,, CHA4, . ... ... \V STORMWATER 4, LlNk� �LNCE* POND S CIVIL EE- A�\ X 1 WIDE CONCRETE CURB j SA ND FILTER, `1`K -SEE CIVIL V", Y\ 7 6' HT. CHAN LINK FENCE 6' HT. CHAIN LINK FENCE f 10" WIDE TYPE III VISUAL BUFFER PER FWRC 19.125.050: PARTIAL "SEE —THROUGH" VISUAL SEPARATION WITH A MIXTURE OF EVERGREEN AND DECIDUOUS TREES INTERSPERSED WITH LARGE SHRUBS AND GROUNDCOVER (INCLUDING EXISTING VEGETATION WHERE SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTENT, 6' HT. CHAIN LINK FENCE _7 11 VWV A Az co 3 Ecx Z ly, 0 P, ce- z 000 kA uj uj _J uj m �: in m- n f14 z ..00 V) a kA Z 0 S�._ A T, �f, W, GENERAL PLANTING NOTES 1, ALL NEW PLANTING AREAS SHALL HAVE AN AUTOMATIC IRRIGATION SYSTEM WITH FULL COVERAGE FOR PLANT ESTABLISHMENT. 2. ALL PLANT MATERIALS SHALL BE ADAPTABLE TO THE SITE CONDITIONS AND SHALL MEET THE MOST RECENT AMERICAN STANDARDS FOR NURSERY STOCK (ANSI Z60,1). TREES ARE LISTED ON THE CITY OF RENTON "APPROVED TREE LIST." 3. A TOTAL OF 8 IN, DEPTH OF SPECIFIED WEED -FREE TOPSOIL RICH IN ORGANIC MATERIAL SHALL BE INSTALLED IN ALL NEW LANDSCAPE AREAS. 4. A TOTAL OF 3 IN. DEPTH OF SPECIFIED WEED -FREE MULCH SHALL BE INSTALLED IN ALL NEW TREE, SHRUB AND GROUNDCOVER AREAS. �" Iw,,)C' OL AREAS SHALL HAVE ADE OUA It. t RAINt�GF_ ..�. a�Ll.,. Iw.r1,Nl.,� , 6. WHERE GROUNDCOVER IS INDICATED, IT SHALL BE PLANTED AT THE SPECIFIED SPACING THROUGHOUT THE BED, INCLUDING AREAS UNDERNEATH TREES AND SHRUBS. START FIRST ROW 10" FROM EDGE OF BED. 7. ALL ROOT PACKAGES MUST BE FREE OF ANY WEEDS. 8, ALL TREE STAKES MUST BE REMOVED BY THE CONTRACTOR BY THE END OF THE FIRST FULL GROWING SEASON. 0. REFER TO PLANTING AND SEEDING SPECIFICATION FOR ADDITIONAL REQUIREMENTS, INCLUDING EXTENDED MAINTENANCE REQUIREMENTS. 10. REFER TO CIVIL DEMOLITION DRAWINGS AND SPECIFICATIONS FOR REMOVAL REQUIREMENTS AND PROTECTION FENCING AROUND EXISTING VEGETATION, NOTES, 1. ALSO SEE GENERAL PLANTING NOTES, THIS SHEET. BROADLEAF TREE ARBORTIE SOFT POLYPROPYLENE 2. PRUNE TREES ONLY AS DIRECTED. MATERIAL, 3/4" WIDE, MIN, 900 II LB, BREAK STRENGTH. NO RUBBER HOSE AND WIRE SYSTEMS ALLOWED. ATTACH IN FIGURE 8 PATTERN AS LOW ON MAINTAIN OR CREATE 1I THE TRUNK AS POSSIBLE. FASTEN TO STAKES WITH 1" A TERMINAL BUD ON A CENTRAL LEADER N LENGTH ROOFING NAIL. REMOVE OR CUT BACK �, 19 IF REQUIRED, PROVIDE UP TO (3) 3" DIAMETER LODGEPOLE � CODOMINANT AND POTENTIALLY � PINE STAKES, DRIVE INTO X rd CODOMINANT LEADERS i SUBGRADE AVOIDING DAMAGE TO TRUNK OR ROOTBALL. TOPS REMOVE CROSSOVER ? r OF STAKES TO BE 5'-0" ABOVE p BRANCHES FINISH GRADE. n THIN TIGHTLY SPACED z TRUNK FLARE MUST BE VISIBLE, BRANCHES SET CROWN OF ROOTBALL 1" ABOVE FINISH GRADE ELIMINATE LOWER SPECIFIED MULCH (PROVIDE 6' CROWN BRANCHES TO SPECIFIED CLEAR = DIAMETER MULCH RINGS IN LAWN AREAS) TRUNK DIMENSION c CREATE 3" HIGH SOIL SAUCER LO AROUND EDGE OF ROOT PACKAGE FINISH GRADE SPECIFIED IMPORT TOPSOIL !O�OTBALLTO REMOVE BURLAP AND TWINE BE OFF TOP 113 OF ROOTBALL APPROPRIATELY SIZES) IN RELATION I � �� AT A MINIMUM. CUT AND FOLD DOWN TOP HALF OF TO CROWN OF TREE - I� _ ANY WIRE BASKETS i--) AMENDED SUB SOILS BREAK UP SIDES AND BOTTOM SPECIFIED FERTILIZER MIN, TWICE ROOTBALL DIA. OF PLANTING HOLE COMPACT SOIL BENEATH ROOT TABLETS IF REQUIRED PACKAGE TO ELIMINATE BY SOILS TEST SETTLEMENT OR SHIFTING I IF I I C IJS TREE PLANTING Scale: 3/8"=V-0" LANDSCAPE SCHEDULE LANDSCAPE SCHEDULE T'D ITION REMARKS SYMBOL BOTANICAL/COMMON NAME SIZE/CONDITION/REMARKS SYMBOL BOTANICAL/COMMON NAME SIZE/COND / LARGE SHRUBS DECIDUOUS STREET TREES MIN. 2.5" CALIPER, MIN, 12 -14' HT. , WELL -BRANCHED ABOVE 6' HT., MYRICA CALIFORNICA MIN, 24" HT., FULL &BUSHY, B&B OR CONT, ACER RUBRUM OCTOBER GLORY PACIFIC WAX MYRTLE �' OCTOBER GLORY RED MAPLE MATCHED, B&B. , , CALIPER, MIN. 12-14' HT, , WELL -BRANCHED ABOVE 6' HT., ARBUTUS UNEDO 'COMPACTA' MIN. 24" HT., FULL &BUSHY, B&B OR CONT, TILIA CORDATA GREENSPIRE MIN, 2.5 CAL E , COMPACT STRAWBERRY TREE GREENSPIRE LITTLELEAF LINDEN MATCHED, B&B. RHODODENDRON 'LODER'S WHITE' MIN, 24" HT., FULL &BUSHY, B&B OR CONT. LODER'S WHITE RHOD. DECIDUOUS SHADE -I-I- P.ES _� , ,- YA ELLIPTICA MIN, 24" HT., FULL & BUSHY, B&B OR CONT. .w GARR �. "III^ ,,, Irir lJ�..lti11.3i°i c�I.Oi;Y�'' I,o'r r. l,LL. t , rxal Iwo -SILKTASSEL 0("1()ITII I,, (, oRY RED MAPLE MA kl 1I,1), R&B, RIBES SANGUINEUM MIN, 24" HT,, FULL &BUSHY, B&B OR CONT. ZI I K(OVA ,>. ' 1I I.,AGE GREEN' MIN, 1 I>" CALIPER, MIN. 12-14' HT. , WELL --BRANCHED ABOVE 6 HT., RED FLOWERING CURRANT VII I A(,I (,VI I N ZI:.LKOVA MA IC11I 1), 130. I� ,IAXINII,� ��,I�AYWOOD ' MINI I,`a'" CAImIPER, MIN, 12-14' HT, , WELL --BRANCHED ABOVE 6' HT,, MEDIUM SHRUBS I RAYWO00 A`,I I MA 1(,I11, I), I1&B. CORNUS A. 'ELEGANTI SIMA' MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. VARIEGATED DOGWOOD SMAI I I1I (=II)LlOUS TREES :w..w _ . ....._ HOLOD ACI R CIRONAIUM ISCUS DISCOLOR MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. �* MITI 11 `III.°MMI..D, MIN. 6-8 HT. MIN, MATCHED, B&B. OCEAN SPRAY VINI` MAPII LONICERA INVOLUCRATA MIN. 18" HT. &SPR, FULL &BUSHY, B&B OR CONT. ,� I� `31N(I I Tale MULTI -STEMMED, MIN, 6-8 HT. MIN. MATCHED, B&B, TWINBERRY (,0RN0)0 xA MAHONIA AQUIFOLIUM MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. KOUSA POGWOOD TALL OREGON GRAPE ; VIIGINIANA MILL 11 ^Ik..MMIM:D, MIN. 6-8 HT. MIN, MATCHED, B&B. MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. IIAMAMI°I II CORNUS S. 'MIDWINTER FIRE' C,OMMON W11011AZEL MIDWINTER FIRE DOGWOOD SMALL SHRUBS I VI I(rIII H III I.S SPIRAEA BETULIFOLIA 'TOR' MIN. 12" HT, &SPR., FULL &BUSHY, B&B OR CONT. PINUP (;;t)N I(I I A MIN I,,, t1' I i TI UI..I.. & BUSHY TO BASE, B&B BIRCH LEAF SPIREA SIIOI4t MINI: CORNUS STOLONIFERA 'KELSEYI' MIN. 12" HT. & SPR,, FULL & BUSHY, B&B OR CONT. PSLUDOI(�UGA MI:NZILSII MI1rI I; I3 III", FULL &BUSHY TO BASE, B&B KELSEY DOGWOOD D()UGLAS FIR , I ULL & BUSHY TO BASE, B&B CALLUNA VULGARIS 'SPRING TORCH' MIN. 12" HT. & SPR., FULL & BUSHY, B&B OR CONT. THUJA PLICAIA FASIIGIATA L�9(I �� I1 Ii1 ' SPRING TORCH HEATHER HOGAN CEDAR PINUS NIGRA IY'Ic,1., I ULL & BUSHY TO BASE, B&B AIPJRIAN PINT CALLUNA VULGARIS 'FIREFLY' MIN, 12" HT, & SPR., FULL & BUSHY, B&B OR CONT. FIREFLY HEATHER POLYSTICHUM MUNITUM MIN. 2 GALLON CONTAINERS, (10) HEALTHY FRONDS, FULL AND BUSHY SWORD FERN ,'. SEEDED LAWN (SOD WIII:IE NOTED) ORNAMENTAL GRASSES w \ , , MOLINIA CAERULEA 'HEIDEBRAUT' MIN, 2 GAL. CONT,, FULL & BUSHY, B&B OR CONT. WA II R III A IMI=_NT (GRASS SEED} HEIDEBRAUT PURPLE MOOR GRASS CAREX M. 'ICE DANCE' MIN. 2 GAL. CONT. @ 18" O.G., TRIANGULAR SPACING, SAV[ AND ITOIECT, SEE CIVIL FOR VARIEGATED JAPANESE SEDGE FULL & BUSHY, B&B OR CONT, I V,IING Ikf I S 10 RI_MAIN TREE. PROTLCTION REQUIREMENTS HELICTOTRICHON SEMPERVIRENS MIN, 2 GAL. CONT., FULL & BUSHY, SPACING AS SHOWN ON PLAN. BLUE OAT GRASS MISCANTHUS S. 'MORNING LIGHT' MIN, 5 GAL. CONT., FULL & BUSHY, SPACING AS SHOWN ON PLAN. ' VARIEGATED MAIDEN GRASS ti GROUNDCOVERS NRBORTIE SOFT POLYPROPYI.,F.NE AATERIAL, 3/4" WIDE, MIN, 900 BREAK STRENGTH. NO DUBBER HOSE AND WIRE ;SYSTEMS ALLOWED. ATTACH IN IGURE 8 PATTERN AS LOW ON IHE TRUNK AS POSSIBLE, ASTEN TO STAKES WITH 1" J".'NGTH ROOFING NAIL, (3) 2" ROUND LODGEPOLE PINE. TREE STAKES INTO SUBGRADL (MIN. 8' LENGTH) SPECIFIED MULCH (3' DIAMETER MULCH RINGS IN LAWN AREAS) FINISH GRADE SPECIFIED IMPORT TOPSOIL REMOVE BURLAP OFF TOP 1 /3 OF ROOTBALL SPECIFIED PLANTING BACKFILL UNDISTURBED NATIVE SOIL OR COMPACTED PLANTING BACKFILL BREAK UP SIDES AND BOTTOM OF TREE PIT CONIFEROUS TREE PLANTING Scale: 318'-1'-0" ARCTOSTAPHYLOS UVA-URSi 1 GAL, POTS @ 15" O.C. TRIANGULAR SPACING, START FIRST KINNIKINNICK ROW 10" FROM EDGE OF PLANTING AREA, RUBUS PENTALOBUS 1 GAL, POTS @ 18" O.G. TRIANGULAR SPACING, START FIRST BRAMBLE ROW 10" FROM EDGE OF PLANTING AREA. GAULTHERIA SHALLON 1 GAL, POTS @ 18" O.C, TRIANGULAR SPACING, START FIRST SHLAL ROW 10" FROM EDGE OF PLANTING AREA. MAHONIA REPENS 1 GAL. POTS @ 18" O.C. TRIANGULAR SPACING, START FIRST ROW 10" CREEPING OREGON GRAPE FROM EDGE OF PLANTING AREA. 'LANT SHRUBS AT SAME ;RARE AS NURSERY REMOVE BURLAP OFF TOP 1 /3 OF ROOTBALL -INISH GRADE SPECIFIED MULCH SPECIFIED IMPORT TOPSOIL B&B OR CONTAINER AS SPECIFIED SPECIFIED PLANTING BACKFILL UNDISTURBED NATIVE SOIL OR COMPACTED PLANTING RUt1 I UIAMLILM BACKFILL Si 1I 1 31 Ca6 OU DC VE R PLANTING Scale: 1 1/2"=V-0" NOTES: 1. ALL GROUNDCOVER TO BE PLANTED AT =SPACING (TRIANGULAR) PER O.C. SPACING ON PLANS �o �GROUNDCOVER EQ `-BACK OF CURB OR BED LINE I C ![ t V I I CANTING Scab; NTS .. 2 0 9 Q 000 0) Lu N m� W" L 3� ., r:.r. x fi 3x ..zv,xa k,..: x.. o' w A �F X CIO ,M nm;t Ica.°: a ,rox,°aw. f. wF a yt y d �f 4s rr'M�� H h A t y" K 5 �. 0.�"r oe, r.ss s,.. :r uj 02 �,;a oa7 x! � r 'i ' +' �� a a .r ., i U,<,f U �fFaas srju f ,',�I!! k LLJ �M LAM ;y;„ a^as;kcawak k Date: 07/1712018 Job No,: 21737 Drawn By. . _-...NL ....... Checked by: NH Revisions # Date Description rj,%PX-e Legend and Details A D I A/C AIR CONDITIONING D DEEP, DEPTH IBC AB ALUMINUM BASE, ANCHOR BOLT DBL DOUBLE ID ABF AIR BARRIER - FLUID APPLIED (072706) DD DESIGN DEVELOPMENT IE ABS AIR BARRIER - SHEET (072700) DE DRY ERASE WALLCOVERING (097200) IF ABV ABOVE DEMO DEMOLISH, DEMOLITION IGU ACC ACCESS, ACCESSIBLE DEP DEPRESSED IMP ACI AMERICAN CONCRETE INSTITUTE DET DETAIL INCAN ACOUS ACOUSTICAL DF DRINKING FOUNTAIN INCL ACT ACOUSTICAL CEILING TILE (095123) (GLUE ON) DIAG DIAGONAL INFO AD AREA DRAIN DIAM DIAMETER INSUL ADD ADDENDUM DIM DIMENSION INT ADD'T ADDITIONAL DIV DIVISION INTG ADH ADHESIVE DL DEAD LOAD ADJ ADJACENT DMP DAMPER J ADJST ADJUSTABLE DMT DEMOUNTABLE JB ADMIN ADMINISTRATIVE DN DOWN JF AF ACCESS FLOORING (096900) DP DAMPPROOFING (071100) JST AFF ABOVE FINISH FLOOR DR DOOR JT AGG AGGREGATE DS DOWNSPOUT AHJ AUTHORITY HAVING JURISDICTION DT DRAIN TILE K AHU AIR HANDLING UNIT DW DRYWELL, DISH WASHER (113100) KB ALT ALTERNATE DWG DRAWING KD ALUM ALUMINUM DWL DOWEL. k AMU ACOUSTICAL METAL DLilt t0,63113) & (OW 123) DWR DRAWER lol'I° ANOD ANODIZED KO AP ACOUSTICAL PANEL (098400) E KPL APLD APPLIED E EAST APPROX APPROXIMATE EA EACH L ARCH ARCHITECT, ARCHITECTURAL EB EXPANSION BOLT L ASB ASBESTOS EFS EXTERIOR FINISH SYSTEM (072400) L&P ASPH ASPHALT EIFS EXTERIOR INSULATED FINISH SYSTEM (072410) LAB ASSY ASSEMBLY EL ELEVATION LAM ASTM AMERICAN SOCIETY FOR TESTING MATERIALS ELAST ELASTOMERIC L.AV ATD AUTOMATIC TOWEL DISPENSER (102800) LI- C' El F:CTRICAL. LB ATTEN ATTENUATION L_I,.R:V EH:VA'IO (142100) LBL AUTO AUTOMATIC L.MER 11 MFIR("rI`NC,Y LIB AVG AVERAGE R NC L:NCLOSURI LIN ENT' F;N 1R ANGI LIN B 1 P 1"'FOXY PAIN I' I_KR BATT BLANKET INSULATION (072116) EO F QUAR. 1, 1, BCS BABY CHANGING STATION (102800) EQP I;;(.)UIR'MIrNT I Mk BD BOARD L SC I; SG,UTCFIL ON I mll" BDI BOARD INSULATION (072113) EW EACH WAY I NR )t, BEL BELOW EXCAV EXCAVATE fill BET BETWEEN EXH EXHAUST LT BIT BITUMINOUS EXP EXPANSION LTL BLDG BUILDING EXT EXTERIOR LVR BLK BLOCK LW BLKG BLOCKING I° LWP BOD BOTTOM OF DECK 111A FIRE ALARM OR FRESH AIR BPL BEARING PLATE F°AF3 FABRIC M BR&S BACKER ROD AND SEALANT (079200) FAF" FLUID APPLIED FLOORING (096700) m BRG BEARING FAI FRESH AIR INTAKE MAINT BRK BRICK (042019) FB FACE BRICK (042019) MAS BSMT BASEMENT FD FLOOR DRAIN MAT BTM BOTTOM FE FIRE EXTINGUISHER (104400) MAX BVL BEVELED FEC FIRE EXTINGUISHER CABINET (104400) MBR FF FACTORY FINISH MD C FFE FINISH FLOOR ELEVATION MDF CAB CABINET FGL FIBERGLASS MECH CAP CAPACITY FH FIRE HYDRANT MED CB CATCH BASIN FHS FIRE HOSE STATION MEZZ CBU CEMENTITIOUS BACKFWF� UNIT (092116) FIN ITNIS, I I MF CC CENTER TO CEN E_- , CUBICAL (,URIAIN (102123) L1. 1 I ()Wl IIAIII ml I CD CONSTRUCTION DOCUMENTS, COUNTER DOOR FLR FLC)(I k MIN (083313) FLUB FLUORESCENT MIR CDS CASEWORK DESIGN SERIES FLX FLEXIBLE MIC CEM CEMENT END FOUNDATION MLD CER CERAMIC FO FINISHED OPENING mm CFL COUNTERFLASHING FOC FACE OF CONCRETE MMG CFM CUBIC FEET PER MINUTE FOM FACE OF MASONRY MMR CG CORNER GUARD (055000) & (102600) FOS FACE OF STUDS CH COAT HOOK (102800) FP FIREPROOF, FLAGPOLE (107500) MO CHAM CHAMFER FIR FRAMING MOD Cl CAST IRON FRC FIRE RETARDANT COATING (078100) MP CIP CAST -IN -PLACE FRP FIBERGLASS REINFORCED PANEL 068316 MPI CIR CIRCLE FSB FREE STANDING BENCH (105113) MR CIRC CIRCUMFERENCE, CIRCULAR FSS FOLDING SHOWER SEAT (102800) MIL) CJ CONTROL JOINT FT FOOT OR FEET mil, CKT CRICKET FTG FOOTING Mi 111 CL CENTERLINE FUR FURRING k1w CLF CHAINLINK FENCE (323113) 1 LJ;> I OLDIN()1 J R11.11 Y ;'aR If, { 1 I' 1())800) ICI` K CLG CEILING CLN CLEAN G, N CLO CLOSET GA ( ,At JG4 , r,,Ar rl : N CLR CLEAR, CLEARANCE (,AR. (,AI I ()N N/A CLRM CLASSROOM G,AI V C.)AL.VANZ11'1:) NAAWS CLS CLOSURE G'B GRAB BAR 102800 cm CENTIMETER GC GENERAL CONTRACTOR, GROUND CONCRETE NB CMP COMPOSITE METAL PANEL (074243) (033543) NIC C" A C,R Lt1,t 1G "ACC 1 I l�r.. �> f' ( :,�j JF P ` r ,."E C.�l,Ji iD �=A.,� r¢lei a9) r CMU CONCRETE MASONRY UNIT (042016) GI GALVANIZED IRON NOM CO CLEAN OUT GL GLASS OR GLAZING (088000) NR COL COLUMN GLB GLUED/LAMINATED BEAM (061800) NRC COM COMMUNICATION GO GLAZED OPENING NTS COMB COMBINATION GP GALVANIZED PIPE COMP COMPOSITION, COMPOSITE GR GRADE, GRADING 0 CONC CONCRETE GSS GALVANIZED SHEET STEEL CA CONK CONNECTION GT GROUT (036000), GLASS TILE (093000) OC CONST CONSTRUCTION GVL GRAVEL OCD CONT CONTINUOUS GWB GYPSUM WALL BOARD (092116) OCG CONTR CONTRACTOR GYP GYPSUM OD COORD COORDINATE OFCI CORR CORRIDOR H OFF CPT CARPET (096816) HB HOSE BIB OFOI CPTA CARPET AREA RUG (124815) HC HOLLOW CORE, HANDICAP OR HANDICAPPED OFS CPTT CARPET TILE (096813) HD HEAVY DUTY OR HARD, HAND DRYER (102800) OH CR COLD ROLLED HDBD HARDBOARD OPNG CRS COURSE HDR HEADER OPP CSG CASING HDW HARDWARE (087100) OTA CSI CONSTRUCTION SPECIFICATION INSTITUTE HDWD HARDWOOD (062000) OTS CT CERAMIC TILE (093000) HM HOLLOW METAL (081214) & (081314) OWJ CTB CERAMIC TILE BASE (093000) HORIZ HORIZONTAL Oz CTR COUNTER HPC HIGH PERFORMANCE COATING (099600) CTSK COUNTERSUNK HR HOUR CU CUBIC HSS HOLLOW STRUCTURAL SECTION (051200, 055000) OUST CUSTODIAN HT HEIGHT CW COLD WATER, CURTAIN WALL (084413) HTG HEATING CWK CASEWORK (064100) HTR HEATER HVAC HEATING/VENTILATION/AIR CONDITIONING HW HOT WATER HZ HERTZ INTERNATIONAL BUILDING CODE INSIDE DIAMETER INVERT ELEVATION INSIDE FACE INSULATED GLAZING UNIT (088000) INSULATED METAL PANEL (074219) INCANDESCENT INCLUDE INFORMATION INSULATION INTERIOR INTEGRATED JUNCTION BOX JOINT FILLER JOIST ,JOINT KNOX BOX (104400) KNOCKED DOWN OR KILN DRIED KILOGRAM loll°C,RII;N KNOCKOUT KICKPLATE (087100) LENGTH, LONG, ANGLE LATH & PLASTER (092400) LABORATORY LAMINATE LAVATORY LAG BOLT OR POUND LABEL LIBRARY LINOLEUM (096500) LINEAL, LINEAR LOCKER (105113) LIVE" LOAD 1,101,111) MAIIKFR 13OARD (101100) L.lt ll l ll) MAI VIOL `Ro 11i )AI lI") PAIN"1 (099000) 1.ANHING I OW POIN I LIN 1 I h LOUVER (WO100) LIGHT WEIGHT LINEAR WOOD PANEL (064419) METER MAINTENANCE MASONRY (042016) MATERIAL MAXIMUM MEMBRANE METAL DECK (053113, 053123) MEDIUM DENSITY FIBERBOARD (064100) MECHANICAL MF01I IM MI 11ANINI: IMAM 11 AC :1014 1 MANt IOU', , MOP 11()l 01 IN"(1#l)800) MINIMUM MIIlwl� (0883, 00, 1()28w)) MISCELLANEOUS MOLDING MILLIMETER MAGNETIC MARKER GLASS (101100) MANUFACTURED METAL ROOFING (07610,3) & SIDING MASONRY 01,1"NIW', MOD(A A l M(.JAI PAJ`41.I ILIA' ; l I k PAIN I R Ir',> IN:', I`l I U'l I,,"" (0)9000) M()1;;1IJ1�1. RM1,(IC,IAr�l1 Mot J1"J1 I::D MR I All MUI 1 ION MIt I40AVI (I1j3100) M11 I WORK (062000) NORTH NOT APPLICABLE NORTH AMERICAN ARCHITFCTUIIAI WOODWORKING STANDARD',") (06),111 NO BASE N01, IN (;QN1 NOMINAL NOISE REDUCTION NOISE REDUCTION COEFFICIENT NOT TO SCALE OVERALL ON CENTER OVERHEAD COILING DOOR (083323) OVERHEAD COILING GRILLE (083326) OUTSIDE DIAMETER, OVERFLOW DRAIN OWNER FURNISHED CONTRACTOR INSTALLED OFFICE OWNER FURNISHED OWNER INSTALLED OVERFLOW SCUPPER OVERHEAD OPENING OPPOSITE, OPERABLE PANEL PARTITION (102227) OPEN TO ABOVE OPEN TO STRUCTURE OPEN -WEB JOIST (061736) & (052100) OUNCE Q QT QTY r 1l1'1, RR -I RH RL RM RO IRS RSTR RTU RWI, I~ wk �r 8 SA SAM 8'AN ;,AP ,''A l ( RAW "131 K ,;(,i"II )CH, .,i SD SDS SDT SECT SF SFLR SGWB SH SHT SHTG SHWR SIM SJ SK SL SLD SLV SM SND SNR SNT SOG SP SPC SPEC SPK SQ SS ST PAINT (099000) PARALLEL PANIC BAR (087100) OR PUSH BUTTON PORTLAND CEMENT, PRECAST CONCRETE (034100) POUNDS PER CUBIC FOOT PORTLAND CEMENT PLASTER (092400) PAIR OF DOORS PEDESTAL PERIMETER PERFORATED PERPENDICULAR PLASTIC FILM (088000) PREFABRICATED PREFINISHED PARKING PLATE, PROPERTY LINE PLASTIC LAMINATE (064100) PLUMBING (DIV 22) POUNDS PER LINEAL FOOT PERFORATED METAL (055000) PANEL POLISHED POWER POLE PR` OJI"CTION ,SCRI I' Lai ( I 1 a,;' 13), : YI MI Cai_t)SS PAINT (09t3C)00) POUNO,)1R t m 1I' I")OUNDS ('I' R L,QUARI : INIt I I'ARIA111 l ;, I R°IAND1 I )MI14 I(+p r 1123) POIN'1,11101,4, LAIN 1111 (01I0(90 F'AI F'R I'00 I Lllt 1'I N,:=,I le'{ I0)800) PAPt'R [OW 1 01'ol'R ICJ, }I I � Al,lh kF OI PTABLE (102800) PARS H ION PAPER I0W:I ILL°1 1 I'1A(l I 102800) POLYVINYL OR It, OR114,' PAVEMI N'1` PLYWO01;') (0(i t oot }) QUARRY1LI (093000) QUANTITY RADIUS OR ld:,l`ll RETURN AIR RESILIENT BASF: (096500) RUBBER RAR RIFT 1411 L'(1r l) CEILING PLAN I C001 I )I PIN I4 )AI )WA,),, I,'I :INI t ,Vr,1IgJq. ; HAT,,'!,0 3;1000) RLFI.Iol NC1 REFRIGERAI Ok (I 1 11r?, REINFORCE REMOVE REQUIRE(D) RIGID FNGINFF RED RESIN (068313) I I;a,1I 11_ N'I I',l I I IM,1 10 ;IL IIN111()t,)jd;J+"(0°r61Mo) I';OOI°IN(, kI.1 11 CI jv1 ROOl HA G`I 1 (01r2:33) ROBE HOOK (102800) RAILING ROOM R OU(,11011 NINr°r I�OL.I L:I�,)1IA11":' (I;,'r)+I I,1) RLJR3111;R ,A1All ; IiCi R(')C)I 101 ,1 101111 I' PAIN WAII 1', I 1 Ahl Ik'{0/6200) 14 Cl , f:11 0 WAS I RICI PTA(1LE (102800) SOUTH SOUND ABSORP I Ni SUSPENDED AC'C.)U9 111CM C1 I � 5 � �1, AL 0J,�143 ( ) SANITARY e,101,JNDAl'3,;C>R131i+f'i` Hl I :4 (09f1I00) I Il I : P)512.3) ;,I ),`>I y1 Att ))I) (09!>126) '4'1,A,',l I I11,1 }t K `,,,01.,11) COI0 ,,11 Al 10 4lt:I,1,II° (033500) ,>}I 11nn01' Ro t )DIN'l AIJ4 TANI r P >I > (102800) SOAP DISPENSER (10'r"L31)t)), ;>k;(;°I TONAL DOOR (083613), SCHEMATIC C I C,IGN SOLID SURFACING (064100) STATIC DISSIPATIVE `i ll.l: (01')6 )00) SECTION SQUARE FOOT, STORI I'I�ON 1' (084126) SUBFLOOR (061000) SUSPENDED GWB (092116) SHELF SHEET SHEATHING (061000) SHOWER SIMILIAR STEEL JOIST (052100) SINK SLOPE SEALED SLEEVE SHEET METAL (076200) SANITARY NAPKIN DISPENSER (102800) SANITARY NAPKIN RECEPTACLE (102800) SEALANT (079200) SLAB ON GRADE (033000) SOUNDPROOF SPACE SPECIFICATION(S) SPEAKER SQUARE STAINLESS STEEL STONE (044213, 044216), STRUCTURAL TEE T T T&G TB TC TEL TEMP TFIK THR THRU TKLCC) :3 `(OB TOO, ,l.O . `OI TOP TOW TP 1411) TP(3. TRAM" ,I TRANI�)I _I STA R TV TWl3 T YR: TZ U UC UG UI11 UNI" LINO ) UV V VAC VAN VC,;1 VR N VI"k i VLo,�I 1' VG VIF V,) VNR,' VOL, VR W W W/ W/0 WIJ f WC WI I Wl) WDR` WI )I WF W WIN WMI W(:)M WI' WF'1 ,4 WR t WI,''I WR( Wp1 q W,:, err:>I . I W 1,31 I I X XFMR Y YD R RWR SOUND TRANSMISSION CLASS, STAINED CONCRETE STANDARD SEATING STEEL STORAGE STRUCTURAL SUSPENDED SHEET VINYL (096500) SYMMETRICAL SYNTHETIC SYSTEM TREAD TONGUE & GROOVE TOWEL BAR (102800) TOILET COMPARTMENT (102113) TELEPHONE TEMPERATURE, TEMPERED, TEMPORARY THICK, THICKNESS THRESHOLD (087100) THROUGH TACK BOARD (101100) IIL AM 1 ,R, r r1" t,U143 OR CONCRETE It W t >1" FOOTING I011 PANG`.IJ I I'AIAL,I 1` 1 t r1 I r. A ,; I rf'"I.. OR S AB !1Wtr1°WAI1. It I 1 P0 , )NF P011;: l )Sl 11' I'API_JR Dil,'4'1 NSER (102800) I I"AtI,,( 0Cf`:NI' I PIAN :I'AW'A I HIf I M(),,lAl' I I t f VV`1ION 110 A l l l) WOOD R11 O KING (061000) 1 '01CAI. k4,`A '✓O (096(;23) 0NH IN'(:I J 1, UNDF R COUNTER I �t,l 4 0,1201JNI ) 114111 f11,AILJ I;�L)1 i;l11`,IWO I zl)! i ' ",) NO I Ill) 01 I fl:IRWISE Ht,aH A 111111.A IOR VA(:; :; �t )%,I try"�d,1AI^ 0 I,,, VARIES, VARNISH VV I �t I t >r )MPOSITION TILE (096500) V1 t) f 11 A I L, VENTILATION, VENTED VI 1 ; Ifi,,AI, 0 1\'l ICAL GRAIN V1 I;II'Y IN FIELD V,P)III( AN1I1a Vtl'{ ,lk kl 1AWA R (0/2600, 072613) WA 1 I IWIDTH OR WEST W1III WITHOUT WOOD BASE (062000), WINDOW BLINDS (122100) WATER C I t),'1,1, WAIL COVERING (097200) I"A" ,I<,A! I? 1, WAI L (X)VI BRING (097200) 3 `0 I`I 0ORIN(,, (09fA66) v%{ _ �1 I `,ANI LING, (062000) ';Vi 1 ; 1AI,vWF (01)1200) l0%d �'J )A1+;() (10266,00) .'VO f ),Il t11 I'Al 111lt,)N (102213) %'AAj K hi 1 MAI (1,hlf3°It)) ' "v;°, I I f < ! ,001 IN((I "L L )I() APPLIED) (071400) " e,1 1 t'1;t t ;r1llIt, 1(, I: T) (071300) ? ?' I,1 ,11:> AN 1„ WA8 )JE RECEPTACLE (102800) I TI I AN I t;r)AI ING (071910) ,fig p � 191) ,Aq Al ,' ,1 ; E'r"tIM I ALl;1{ (032000) EXISTING (PREFIX), BY TRANSFORMER YARD RECESSED WASTE RECEPTACLE (102800) INCHES NUMBER OR POUND PERCENT AND FOOT SEE NOTES NONE PER AT PLUS OR MINUS DIAMETER -- GRID NUMBER f LETTER _-- - -- EXTERIOR ELEVATION LETTERS -- SHEET WHERE SHOWN SIM -- BUILDING SECTION LETTERS AA -- SHEET WHERE SHOWN WALL SECTION LETTERS A601 -------- m_ SHEET WHERE SHOWN - - DETAIL NUMBER �""-- SHEET WHERE SHOWN DETAIL NUMBER ON SAME SHEET ON SAME SHEET 4 -- INTERIOR ELEVATION NUMBER P` SHEET NUMBER 2 WALL TYPE - SEE WALL TYPE SHEET ROOM NAME - ROOM NAME ( 1i11 ROOM NUMBER 150 SF ---- -- - ROOM AREA 10001 DOOR NUMBER W1 R1 WINDOW / RELITE TYPE KEYED NOTE L ' \ REVISION FIRST FLOOR -�"" ELEVATION FIN. FL, 100'-6" NORTH ARROW PROJECT NORTH ARROW PROJECT NORTH 110' ' SPOT ELEVATION 98'-4r, ..,.. BOTTOM ELEVATION WHERE OCCURS CENTER LINE PROPERTY LINE EARTH (SECTION) TERRAZO GRAVEL(SECTION)ASPHALTIC CONCRETE (SECTION) CO NCRETE GWB CEILING OR PRECAST CONCRETE BRICK (SECTION) CONCRETE I+IASONRY UNITS (SECTION) STEEL (SECTION) ALUMINUM (SECTION) BATT INSULATION (SECTION) i i ACT (SECTION) BOARD INSULATION (SECTION) BLOWN -IN INSULATION (SECTION) CEMENTITIOUS BACKER UNITS (SECTION) PLYWOOD (SECTION) FINISH WOOD (SECTION) GYPSUM WALLBOARD FINISH WOOD DETAIL (SECTION) BLOCKING OR SHIMS (SECTION) FRAMING LUMBER (SECTION) y R^Rm;Rygr r p a y t r tt' ener,t „< 3 ,t *77V,77 k Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date Description CD) 0 W-O" 8'-8" 32'-4" 8'-8" 0"" LEVEL 1 - FLOOR PLAN - OVERALL SCALE: Ill 6" = V-0" U 0- IT KEYNOTE LEGEND KEYNOTE INFORMATION t PROJECT NORTH KEYNOTE LEGEND KEYNOTE INFORMATION t PROJECT NORTH . .. .... .. . Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date Description LEVEL 1 - FLOOR PLAN - OVERALL A101 O UO Ul PE EQUIP STORAGE 777 >V Xx _0 F LEVEL 1 - FLOOR PLAN - AREA A SCALE: 1/8" = 1 r-0" Ko E 'T"N"O""'TE LEGEND__ # KEYNOTE INFORMATION ;TN Pa ..T 7,777"', 1, Ov I,,, ffi "77,77T w" xe rG Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date _JDescription I LEVEL 1 -AREA A SCHEMATIC DESIGN A101A 0 0 O 0 .57 6 17'-8" 14'-2" 13'-10" 28--0" 19' -9 13116" 4"' 10_1-1_01, ,,_ .5.7 LEVEL 1 - FLOOR PLAN - AREA B SCALE: 1/8" = l'-O" 0 0 W KEYNOTE LEGEND KEYNOTE INFORMATION ;Tip mi 0 (.)0 rd 0 Ina= Cj) Cf) nova= >= C) 0 0 :z CF) Uj L) C It) LLJ MUNJJ Cl) Uj LLI LU <,7i,—,&MINUM SHIP LADDER 00 Uj Date: 07/18/2018 Job No,: 21737 Drawn By: Author Checked by: Checker Revisions L # Date Description LEVEL 1 -AREA B SCHEMATIC DESIGN A101 B 6�)— — — -- --- -- -- ---__ _ \�� 6��------ -- -- -- -- ----_ _ 0__-1 1_-__ > ` / / < / � � / / ' ' i- -- ----- -- -- -- ------------ ----- -----�� / / 1 ' ��—--T—----—-----—----—-----—---------—---\�� 4) KEYNOTE INFORMATION rx / 77 Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date Descri LEVEL 1-AREA C SCHEMATIC DESIGN SCALE: 1/16" = V-0" l(EYNOTE LEGEND KEYNOTE INFORMATION North A�rpq,,* .2 RTH SCALE: V = 80'-0" 1 Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions )ate I Description j LEVEL 2 - FLOOR PLAN - OVERALL SCHEMATIC DESIGN A102 0 GEI OE 21 Do LEVEL 2 - FLOOR PLAN - AREA A SCALE: 1/8" = V-0" 0 0 O ............. ... O KEYNOTE LEGEND OTE INFORMATION 'IT NORTH jt SI Ik . . . . ............... t. Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions # Data I Description LEVEL 2 -:AREA A A102A EM a C3. 04 .3) 5.6 70 LEVEL 2 - FLOOR PLAN - AREA B SCALE: 1/8" = 1 `-0" (A) 0 D.5 D.8 D.9 KEYNOTE LEGEND KEYNOTE INFORMATION vll by ti Apt ro wl ve, fl, Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date Description LEVEL 2 - AREA B SCHEMATIC DESIGN 4 �,o LEVEL 2 - FLOOR PLAN - AREA C SCALE: 1/8" = V-0" 0 (R (9,9 0 Mall (a O KEYNOTE INFORMATIO?—N v, 77 rPo Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions LEVEL 2 - AREA C ��1 �. `2 ` 1�3� l� l'c`' :4; �Si SCHEMATIC DESIGN A102C i ip;ilo I q MOM I SCALE: 1/16" = V-0" 6M7 NO m W A "W 1�4 Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions # LDate _L Description_] FLOOR PLAN - MEZZANINE - OVERALL ■ 0 ROOF PLAN - OVERALL SCALE: 1/16" = 1 r-0" ----KE—YN—OT—E---L-E—G--E-N—D------ # --KEYNOTE INFORMATION t •ROJECT NORTH mmi 0 00 Con Cl) summm 0 0 UJ Cn 3: Cf) Uj >0 mmi W) (N fd Uj to Uj LLJ Ui U_ LU 00 LLJ Um Date: 07/18/2018 Job No.: 21737 Drawn By: Author Checked by: Checker Revisions Date I Description ROOF PLAN OVERALL A121 AV BLDG ELEV = 433,75' ,J SCALE: 1/16" = V-0" SCALE: 1/16" = V-0" ROOF PLAN 42*-2" MECH ATTIC 261-811 [-EVFI,, 2 131.141, , MUSIC 2"-0" LEVEL 1 M 1) MID POINI'01 SLOPED PRIN(,'IPAl Wol ROOF PLAN 421-2fl MECH ATTIC L 2 13I -4" Cl._.. LEVEL 1 T' 0 -,I 04r AV ilk I SCALE: 1/16" , l'-O" OVERALL ELEVATION - EAST .)(;ALE: 1/16" = V-0" OVERALL ELEVATION - SOUTH NOT bUALt: 1/16" = V-U" -ROOF PLAN._& 421-211 MECH ATTIC 261-811 LEVEL MUSIC 21-011 LEVEL Off T,O.F_ 11-19 ,-7; -ROOF PLAN_& 421-21f MECH ATTIC LEVEL 2 13'It -.A t MusD 21-0ft LEVEL 1 ROOF PLAN 421-211 -MECH-ATTI,C 26'47_� LEVEL 2 131-4 MUCK 21-011 LEVEL 1 -ROOF PLAN�_,& 42f-2" MECH ATTIC 261-8f$ LEVEL 2 a, music Y-Y- LEVEL I 071--& T.O. F _& _14-01t EL 'YSTEM —In . ..................... Date: 07/18/2018 Job No.. 21737 Drawn By: Author Checked by: Checker Revisions L# Date Description SCHEMATIC DESIGN A201