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15-102363-PCFILE June 18, 2015 Jim Ferrell, Mayor Brad Medrud AHBL, Inc. 2215 North 30th Street, Suite 300 Tacoma, WA 98403 Re: File #15-102363-00-PC, PREAPPLICATION CONFERENCE SUMMARY Mirror Lake Elementary Portables, Federal Way Dear Mr. Medrud: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held June 11, 2015. 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 and Public Works Department, and representatives from Lakehaven Utility 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 Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com. 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 Proposed addition of two portable classrooms totaling 3,584 square feet. 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. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. 33325 8th Avenue South, Federal Way, WA 98003-6325 & (253) 835-7000 www.cityoffederalway.com Mr. Medrud Page 2 June 18, 2015 ■ Planning Division Modulation and screening must be provided on facades greater than 60 feet and visible from right- of-way and neighboring residential zones. 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. PLANNING DIVISION (Matthew Herrera, 253-835-2638, matt.hrrera(u7citvoffedei-alway.com} 1. Zoning Designation and Use — Zoning for the subject property is Single -Family High Density Residential (RS7.2). The RS7.2 zone permits school uses pursuant to standards set forth within FWRC 19.200.090. 2. Use Application — Pursuant to FWRC 19.15.030, the proposal will require a Use Process II Master Land Use application as the proposed improvements are in excess of 2,000 square feet and exempt from SEPA. State Environmental Policy Act (SEPA) — The proposed improvements are exempt from environmental review, per FWRC 14.15.030, Categorical exemptions — flexible thresholds for buildings up to 12,000 square feet. 4. Public Notification — Public notice is not required in order to obtain Process II approval. Nonconforming Development — When the expansion of gross floor area occurs via new and separate structure on a developed site, compliance with all current development regulations applicable for the geographic portion of the site on which the new structure and related improvements is required. No nonconformance planning -related issues on or near the area where the proposed classroom location were identified with the preapplication materials. 6. Critical Areas — The site is located within a critical aquifer recharge area, specifically a 5-year capture zone. A Hazardous Materials Inventory must be submitted with the Master Land Use application. 7. Use Zone Chart Regulations 19.200.090 — All site improvements must comply with the applicable FWRC development regulations. The following general regulations apply to the proposal. a. Required Yards and Lot Coverage — Required yards for school uses in RS7.2 zones are 50-foot front and 50-foot side and rear. Maximum lot coverage is 75 percent. b. Outright Building Height — Outright building height for the proposed classroom is 30 feet above average building elevation. When submitting the formal application, please demonstrate on the elevation plan how this requirement has been met. C. Required Parking — Parking requirements for elementary schools from the RS 7.2 zone use chart are 1 parking stall for each employee. Please provide details on the number of existing 15-102363 Doc, I.D, 69699 Mr. Medrud Page 3 June 18, 2015 stalls and employees and new employees associated with the new portable when submitting the Process I application to verify if this requirement is met. 8. Tree Retention Requirements — Any tree removal to accommodate the proposed improvements will require compliance with city's tree unit credit standards. It does not appear tree removals are needed, but if circumstances change please refer to the tree unit credit requirements set forth in FWRC 19.120.130. Community Design Guidelines — Pursuant to FWRC 19.115.020, compliance with Community Design Guidelines reasonably related and applicable to the area of expansion is required. Guidelines specific to institutional uses such as schools is detailed in FWRC 19.115.100 and those reasonably related to your proposal include: a. Overall design continuity with the existing improvements by using similar elements such as materials, colors, and textures. b. Roof design shall utilize forms and materials that avoid the general appearance of a "flat" roof. C. Delineated pedestrian connections to the main building. d. Building fagade modulation and screening is required as the portables exceed 60 feet in length and will be visible offsite. Choose two of the four options listed in FWRC 19.115.060(2). e. Blank walls that are 240 square feet or greater must be screened by landscaping. f. Submit a completed Crime Prevention through Environmental Design (CPTED) checklist with Process I application. 10. Application Fees —Please contact the Permit Center at permitcenter@cityoffederalway.com or 253- 835-2607 for updated fee schedules for Process II Master Land Use application, concurrency, and building permit. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater 1. Surface water runoff from the new portable classroom downspouts and other new impervious surfaces may be managed with. Best Management Practices (BMP's) as outlined in Appendix C of the 2009 King County Surface Water Design Manual (KCSWDM). 2. While the City is not requiring the owner to provide formal flow control or water quality facilities for this project, we feel it is important that the owner be aware of the cumulative effects of storm water runoff from this and any future additions of portable classrooms and/or other impervious surfaces added or replaced on the site. Future portable classrooms or other impervious surfaces added may require flow control and/or water quality treatment facilities be provided, including the requirements of FWRC 19.30.120, "Nonconforming Water Quality Improvements", which requires the entire site to be brought into conformance with water quality standards. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 15-102363 Doc. LD 69699 Mr. Medrud Page 4 June 18, 2015 Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. Building Permit Issues 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 $824.50 for the first 12 hours of review, and $68.50 per hour for additional review time. 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. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.ei!yoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 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. 4. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. Erosion control measures, per Appendix D of the 2009 KCSWDM, must be shown on the engineering plans. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Erik Preston, 253-835-2744, erik.prestonZa cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 3,584 square feet elementary school, the Institute of Transportation Engineers (ITE) Trip Generation - 8t" Edition, land use code 520 (Elementary School), the proposed project is estimated to generate approximately 4 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). 15-102363 Doc I D. 69699 Mr. Medrud Page 5 June 18, 2015 3. The estimated fee for the concurrency permit application is $344.50. This fee is an estimate and based on the materials submitted for the preapplication 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 the new weekday PM peak hour trips as identified in the concurrency trip generation. 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) Based on the submitted materials for 3,584 square feet elementary school, the estimated traffic impact fee is 5 347.75. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a building permit application is filed and must be paid prior to permit issuance. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproulaa,cityoffederalway.com) International Building Code (IBC), 2012 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2012 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2012 Accessibility Code, ICC/ANSI Al 17.1 - 2009 International Residential Code, 2012 Washington State Amendments WAC 51-51 Washington State Energy Code, 2012 WAC 5 1 -11 Building Criteria Occupancy Classification: E Type of Construction: V-B Floor Area: 1792 Number of Stories: 1 Fire Protection: none Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 15-102363 Doc. LD. 69699 Mr. Medrud Page 6 June 18.2015 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit _5_ sets of drawings and specifications. Specifications shall include: _ Soils report,, 2 Structural calculations, _2_ Energy calculations, and _2 Ventilation calculations. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. 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. Review Timing The first comment letter can be expected within 5 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/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 Department of Community Development. Other Permits & Inspections Separate permits may be 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 Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. All 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 Department and will be scheduled by the inspector of record for the project. Site -Specific Requirements ■ Electrical plan review required. • Separate building and electrical permits required. 15-102363 Doc. 1 D. 69699 Mr. Medrud Page 7 June 18, 2015 ■ At time of blocking tie down inspection provide NLEA on site for the inspector. 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 time of building permit plan review. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury@lakehaven.org) Water • A Certificate of Water Availability (application form enclosed) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical. • No portable building plumbing, and/or revisions to existing water service connections/supplies for the site, is proposed. Sewer No portable building plumbing, and/or revisions to existing sewer service connections for the site, is proposed. General All comments herein are valid for one (1) 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 Ingham, 253-946-7244, Chris.Ingham@southkingfire.org) The fire district has no comments on this proposal 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). 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. 15-102363 Doc. I.D. 69699 Mr. Medrud Page 8 June 18, 2015 If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Matthew Herrera, 253-835-2638. We look forward to working with you. Sincerely 1��t Matthew Herrera, AICP Senior Planner enc: Bulletin 003 Master Land Use Application Bulletin 022 CPTED Checklist Bulletin 054 Process II Development Requirements Bulletin 056 Hazardous Materials Inventory Statement Concurrency Application Lakehaven Enclosures c: Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Engineering Plans Reviewer Scott Sproul, Building Official Brian Asbury, Lakehaven Utility District 15-102363 Doc ID. 69699 r CITY OF ---- = Federal Way June 11, 2015 9:00 a.m. Pre -application Conference Sign in Sheet COMMUNITY DEVELOPMENT REVIEW COMMITTEE City Hall Hylebos Room Project Names: Mirror Lake and Panther Lake Elementary Portables Address: 625 S. 314th St and 34424 1st Ave S. File Numbers: 15-102363-PC and 15-102362-PC NAME DEPARTMENT / DIVISION TELEPHONE NUMBER 1. AIM4— % Dw;, w 1 2. 4 W1, Al S0v IQY flh'F 11T-( "--5-rg 3. f �/� Y L Div. = Z 4. 5. � OAS kjj,;,-�1 VWT>S ? lM o2S3 2b 1-- 4 1 `64 6. ,4 , L -2!53 3B- 2Z 7. 9. P W - -)e,J Set J �L53 - 35- Z7� 10. 11. 12. 'r 30 3 CD 034 001 8603 075 1248 31249 Q 60340 05 860 ! r� 31 312 ------------------- �yyy 8"PVC �4T4Jl;;9 " U 31 14 U 9A 00 6 "A C4 C New Portable Bldgs (2) 5 00140 I 8�80C 3 !1g 55596-M 6 I210497 21 0 1p49❑ 71 I 81,PVC S 31d ST I I I I s 880c 3 407 1415 M8800005 1423 iI/sw R ' 588C 1431 1439 315TH S 31507 F 18588000 75 ------------ 31513 I -- 7941600070 79415 00 0 I 616 941 00060 31611 U 79 15 0 i 8588400080 361 �i 31521 UI 9416 0050 00 ' 16 7 00 0 7 15 50 858800008 1615 3 14 31529 .'� I NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and 10�n conditions are subject to field ��LITY p1ST verification. Mirror Lake Elementary School Portables 15-102363-00-PC 200 Feet 6/12/2015 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: May 27, 2015 TO: E.J. Walsh, Development Services Manager Rick Perez, Traffic Division Manager Scott Sproul, Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Matt Herrera — Planning Division FOR DRC MTG. ON. June 4, 2015 -Internal June 11, 2015 10:00am - with applicant FILE NUMBER(s): 15-102363-00-PC RELATED FILE NOS.: None PROJECT NAME: MIRROR LAKE ELEMENTARY SCHOOL PROJECTADDRESS: 625 S 314TH ST ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Proposal to add (2) double portable classrooms to existing site LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: AHBL, INC BRAD MEDRUD 2215 N. 30TH ST. 300 Tacoma, WA 98403 MATERIALS SUBMITTED: 1. Narrative 2. Site Plan MR 'Tom PROJECT MEMO 0©� TO: City of Federal Way Staff FROM: Brad Medrud Tacoma - (253) 383-2422 SUBJECT: Project Narrative for Concept Meeting DATE: May 15, 2015 Wens PROJECT NO.: 2150237.30 MAY 18 2015 PROJECT NAME: Mirror Lake ES Portables CITY OF FEDERAL WAY CDS Statement of Existing and Proposed Use The Federal Way Public Schools is proposing to add two double classroom portables to the Mirror Lake Elementary School located at 625 S 314th Street for the 2015-2016 school year. Addition of these portables will not alter the existing use of the site, which is a public school. The proposed portables will add additional instructional space. The portables will have electricity, but no water or sewer service. The portables will not be used for science labs, art studios, or other instructional types that would require running water. We would like to review stormwater requirements for the project with you, including stormwater flow control and water quality thresholds. The intention is to place the new double classroom portables this summer west of the existing school, with opening in October. Each portable will be 1,792 square feet in size, single story, and not fire sprinklered. Each portable will have metal stairs and ramps that will be connected to the existing school by a paved path. The Type of Construction per the 2012 IBC will be VB. Occupancy Classification per the 2012 IBC will be Classification Group E. The ITE Land Use Code is 520 — Elementary School. The total lot area is 363,271 square feet. The existing building area is 45,843 square feet and 3,584 square feet of portables will be added. No new parking stalls will be provided. Statement of Architectural ❑esion Intent The proposed project will add two double -classroom portables building at Mirror Lake Elementary School. Each portable will be of standard construction. The roofing material will be asphalt shingle, of a black -to -dark gray color. Siding will be durable plywood surfaced with hardboard, with 8-inch grooves, and of a color designed to blend with and complement the color of Mirror Lake Elementary School's main building. The skirting surrounding the portable's foundation will be plywood painted to match the siding. Trim, around windows and at the building corners, will be clear cedar with a coloring to complement the siding. The proposed portables will be of similar design as the previously permitted portable for the Panther Lake Elementary School (see submitted plans, Titled "Classroom for: Panther Lake Elementary School," dated 05-14-14). Questions The primary issues we would like to discuss are as follows: 1. Land use planning issues such as confirming that we meet bulk and dimensional regulations, parking requirements, tree retention, landscaping requirements, and critical area requirements. 2. We would like to confirm our understanding of any required land use approvals. 3. The School District will take lead agency for SEPA review of the process. Based on the exemption levels set by the City, we expect that the District will issue a SEPA exempt letter. We want to coordinate with the City as part of this process. 4. Civil engineering issues such as grading, access, stormwater (flow control and water quality), and other utilities as needed. 5. Building issues such as ramp locations, permitting requirements, and foundation plan review. 6. Fire department issues such as hydrant location and flow, and emergency vehicle access. 7. Confirm the submittal requirements for all departments, as well as expected review times. If you have any questions in the meantime, please let me know at (253) 383-2422. \\ahbl.com\data\projects\2015\2150237\30_PLN\Deliverables_By_Date\Pre-App\20150508_Project Narrative_2150237.docx Page 1 of 1 CITY OF Federal Way APPLICATION NO(S) MASTER LAND USE APPLICATION MAY 18 2015 DEPARTMENT OF COMMUNITY DE VELOPMENT SERVICES 33325 81" Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2007; Fax 253-835-2609 CDS ww+r,cityaffccl�:r:�lwa�.c�+ut. (S- (0z3(0-3-00 PC, Project Name Mirror Lake Elementary School Portables Date May 15, 2015 Property Address/Location 625 S 314th Street, Federal Way, WA 98003 Parcel Number(s) 0821049035 Project Description The Federal Way Public School District is"addin wo)double classroom portables to the existing Mirror Lake Elementary School campus. Type of Permit Required _ Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X 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 Required Information RS 7.2 Zoning Designation SF, High Den. Comprehensive Plan Designation —$14,000,000 Value of Existing Improvements —$400,000 Value of Proposed Improvements International Building Code (IBC): E Occupancy Type 5B Construction Type Applicant Name: Brad Medrud Address: 2215 North 30th Street - Suite 300 City/State: Tacoma, WA Zip: 98403 Phone: 253,383.2422 Fax: Email: bmedrud@ahbl.com Signature: ,� n Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Federal Way Public Schools, c/o: Jason Nelson Address: 33330 8th Avenue South City/State: Federal Way, WA Zip: 98003 Phone: 253.945.2000 Fax: _' s � ' l ' - `i S c/ Email: janelst@fwps.org Signature: Bulletin #003 — January 1, 201I Page 1 of 1 k:WandoutslMaster Land Use Application Air AOL A -n I ST S 2981n ............ ...... cle) 7 S 304TH ST J?�E Ey" T LA POINT NO. 114 S 312"M ST SITE 490M tp .... .............. .......... ......... . ........ ......... ............ V) IS 320TH ST CC), ............ IPO NT NO. 101 IC-0) I... ... ... ... .. . .. ... ... .. ... . ... .. .. .. 330TH ST IIS 336TH ST I..... .. ...... ... I'tvj'lCmINI�TY MAP IR OWNINZ�Rn CIVILm Eamo%lo" I.. ... .. FEDERAL WAY PUBLIC SCHOOLS AHBL, INC 33330 8th AVENUE SOUTH 2215 NORTH 30th STREET, SUITE 300 IFEDERAL WAY, WASHINGTON 98003 TACOMA, WASHINGTON 98403 .......... CONTACT JASON NELSON CONTACT: WILLIAM FIERST, P.E. PH: (253) 383-2422 PH: (253) 945-2000 -2572 EMAIL: janelson@fwps.org FAX: (253) 383 U m mTl'L'l I I�ES/AvSl�z IICESM AN IWATER: LAKEHAVEN UTILITY DISTRICT SITE AREA.* 8.34 ACRES SEWER: LAKEHAVEN UTILITY DISTRICT (363�271 S.F.) E) POWER: PUGET SOUND ENERGY (PS IPORTABLE OCCUPANCY TYPE* E TELEPHONE CENTURY LINK TYPE OF CONSTRUCTION, 5B TOTAL EXISTING AND . .... .. ... AW In i2703X2610" IFLOOR AREA PARKING: 39 STALLS AW IL = M :MW3852-v IOF TOTAL PROPOSED GROSS FLOOR AREA WASHINGTON S IORTH ZONE AMIL OF ALL FLOORS, 31584 S.F. SYSTEM,N riot N -120190.604140 . -1270192.6029 CITY OF FEDERAL WAY HORIZONTAL CONTROL .434.77 HOLDING COUNTY MONUMENT NUMBERS 101 IMIRROR LAKE IIAND 114. ELEMENTARY I . .. ... ... .. SCHOOL I201 POINT NO.101 SITE ADDRl=SS,,., I J IN=1 18543.73 . . . . . . . . . . . . TREET 625 SOUTH 314TH S -1270807.93 E IAT THE IN WASHINGTON 98003 28 TERSECTION OF SW 320TH ST W/ 8TH AVE S IP AK RC �"L N OO M B E R 64 POINT NO. 1 14 I. ..... . . N= 1 21233.37 PORTABLE E=1268065.08 .......... .......... AT THE INTERSECTION OF 1 ST AVE S W/ V"ERT"ICA'Ll DAT' 'Mm S 312TH ST. NGVD29 FEDERAL WAY VERTICAL BENCHMARK 2200-01 HELD A LINE BETWEEN FOUND MONUMENTS AT IMONUMENT IN CASE AT INTERSECTION OF 1 ST ITHE INTERSECTIONS OF 1 ST AVE S WITH S 312TH IAVE S & S 312TH ST. IST AND 1 ST AVE S AND S 320TH ST. SAID LINE PUBLISHED ELEVATION: 357.20' IBEARS NORTH 01 004'42" EAST. I00000 014k I LM LEGAL Dt.SCRIPTION SCH b SE 1/4 OF NE 1/4 OF SW 1/4 OF SEC 8-21-4 LESS E 30 FT OF N 3/4 THOF LESS W 30 FT LESS N 30 FT & LESS S 30 FT ........... IL y = HINGTON F KiNG COUNTY W S ITY 0 DRAL. W 9-34Now 0 41MMMUMUM was===* 40"Umm"M 4=40MM . . ........ ............ 40MOMMOM ANAMMMONWO ANNNOMMOMW ONNOMNFAM 400MMMM "WANNNIM 1 — -- � 11 I Pill GRAPHIC SCALE 0 20 40 8 IN am SIZE= 1" - 40 FEET M TACOMA - SEATTLE - SPOKANE - TRI-CITIES I r-% f--% 1 2215 North '30th Street, Suite 300 Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX www.ahbl.com WEB Client: F EE D E RA L WALY 11-Al K. OP" U E03h L I bAlk H A U` A Uaft k L A S 33330 8TH AVENUE SOITA FEDERAL WAY, WA 98003 JASON NELSON N0110E ALMU10 OVWS DOWMW 9ML INV"AIE M PROFMONAL SM AM "ATM PMCA'nON OF IHIS DOOLNOT M NOT DOWIE RM RMVM OWTaft IMTS IN rr. 70 D0=0T IS FM USE OHLY FM TW PRO= U"M N M "nu am MD IS 140T M BE USED FOR FVM, RUM OR ADDITION M INAT PRUCT OR FOR MY 01HER PRUCT. A /4\ A /3\ A Revisions: I L LL-------L--LL ---------- Designed by: Drawn byl Checked by: I I I =zz llf nnow what's belo ww a loft so^ y Aft U uall befollu dul DATE: May 14,2015 FILENAME: Q:\2015\2150237\10,,.,CIV\CAD\2150237-SH-PRE-APP.dwg 1 of Sheets 0 n in 0 00 0 U) E 0 0 W W W (3) 0 11 1 1 1111�111111'111'mji 1111 Jill Now= 11 "Jill 111 1111 wow= anna A a S T elillillill'i IN 'll'Illalm N IL A L I R..1 Lj MA Ll N I A%vftl" L E milli 11111011,11,1 1 FI-AZ5 I E IN ii w fl,''j, mg, ­,pl, affillng I a 21UR ROOFING ................. PABCO "PREMIER" (260LB) ARCH SHINGLE OVER 15LB FELT WALLSO MIN. OF 2— 0.121 x 3 NAILS 2 x 8 FLOOR JOIST —TO —RIM MIN. OF 4— 0.131 x 3" NAILS (SENCO KC27 OR EQUAL) 2 LAYERS APPLIED A SHINGLE STYLE ONLY BIND /_kPPLIC,&TION— PLATE—TO—STUD CI ASS —JOIST 16 GA. x 3/8" WIDE CROWN @ 12" MAX. EDGES ONLY —HIGH W VW TACKBOARD'—TO —STUD @ INTERIOR SE11'\41CO P15 STAPLES O'k GLUE L-1-N "A" BOTTOM BOARD —TO NOTE Mop TAR UNDER SHINGLES FOR 2'-0)) FROM EACH SAVE j 1� FLOOR DECKING—TO—TOJOIST .113" x 2 3/8" RING SHANK @ 6 oc EDGE, 12 oc FIELD TOWARD RIDGE 0.091 x 1 7/8' NAILS @ 16 oc EDGE (SENCO GE-24). USE CONSTRUCTION ADHESIVE (AFGO1) ON JOISTS SHEATHING ............... 7/16" APA RATED (24/16) SHEETROCK—TO—STUD @ INTERIOR AND CONSTRUCTION ADHESIVE IN FIELD j.'"I'llm 01,11 V 11 SHEATHING (FO R 2 HR FIRE BARRIER FASTENING SEE A-4.1) 0.131 x 3" NAILS 8"oc (SENCO KC27 OR EQUAL) FRAMING .................. 2 x 10 D.F. #2 RAFTERS @ 24 if oc BOTTOM PLATE —TO —FLOOR CID z1* w/ 2" FURRING ON BOTTOM FOR R-38 J.1 0 EXT. GYPSUM SHEATING—TO—STUD @ EXTERIOR 6d COATED NAILS @ 7 )) oc EDGE AND 7 1� oc FIELD FURRING —TO —RAFTERS MIN. OF 4— M20 2" x 3" (MIN.) RATED EACH SIDE RIDGEBEAM ......... ..... 1 1/2" x 24" CONTiN. LVL 2.OE DURATEMP SIDING OVER 5/8" EXT. GYPSUM —TO —STUD AT SIDEWALL 0.092 x 2Y4" GALV NAILS @ 6 1$ oc EDGE, 12"oc FIELD (EXCEPT USE 4"oc AT RIM —TO —RAFTERS MIN. OF 4— 0. 131 " x 3 V$ NAILS (SENCO KC27 OR EQUAL) LEDGERS ................. 2 x 4 D.F. TAPER CUT TOP & BOTTOM) ALL EDGES SUPPORTED BY FRAMING OR BLOCKING ROOF RIM —TO —TOP PLATE 0.131 x 3 NAILS @ 8 oc (SENCO KC27 OR EQUAL) RIMS.........2 x 6 CONTINUOUS LVL 2.OE DURATEMP SIDING OVER 5/8" EXT. GYPSUM —TO —STUD AT ENDWALL SEE ENDWALL FASTENING NOTES ON ELEVATIONS LEDGER —TO — RI DGEBEAM 0.131 x 3 NAILS @ 3 oc & 3 @ BUTT JOINTS (SENCO KC27 OR EQUAL) INSULATION .............. R-38 CELLULOSE BLOW—IN OVER CLASS MATERIAL (AIR BARRIER COMPONENT) 0.131 x Y NAILS @ 12 oc (SENCO KC27 OR EQUAL) RAFTER—TO—RIDGEBEAM 4— 0.131 $) x 3" NAILS (SENCO KC27 OR EQUAL) CEILING .................. SUSPENDED T—BAR (PER IBC STD. 803.9.1-1) THREE STUD CORNER CONNECTION 0.113 )) x 2 " NAILS @ 6"oc EDGE, 12"oc FIELD "ARMSTRONG SEISMIC RX CEILING __11111111,111 ­1. SHEATHING--TO--ROOF MEMBERS A19 BAR RIEUE NOTE: SHEATHING TO BE INSTALLED PERPENDICULAR TO THE RAFTERS. VENTING .................. EAVE AND RIDGE THESE KEY AREAS SHALL BE SEALED BY, CAULK, GASKETS, OR WEATHER —STRIPPING. OFFSET SHEATHING 4 ft. BLOCK EDGES OF ANY PIECES LESS THAN 24 WALLS —JOINTS AROUND FENESTRATION (WINDOWS AND DOOR FRAMES) NwIll"I'l I I I STIMSON DURATEMP T1-11 w/GROOVES @ 8 oc OVER SIDING ................... USE BACKER ROD WITH MINIMUM 2" ALAP AT ENDS. NOTE: ALL MODLiNES (DEFINED AS THE SPACE .BETWEEN ADJOINING MODULES) HOUSEWRAP —JUNCTIONS BETWEEN WALLS AT: U Ll NOTE:NO HORIZONTAL BREAKS IN SIDING EXCEPT AT ENDWALLS USE —BUILDING CORNERS: USE CAULKING MUST BE INSULATED AT THE ROOF, FLOOR AND WALLS ON SITE. 4' x 9' PANELS. —STRUCTURAL FLOORS: USE SILL SEAL BEAMS 1/2" BOLTS W/ 1 1/2 DIA. WASHERS @ 6 0oc AND 8" FROM EACH ENDHING ............... 5/8)$EXTERIOR GYPSUM WITH TREATED CORE —ROOFS (AT RIM): USE SILL SEAL RIDGESHEATHING —,OPENINGS AT PENETRATIONS OF UTILITY SERVICES THROUGH THE ROOFS, WALLS, AND FLOORS (MINIMUM 2 EDGE DISTANCE) FASCIA ................... 1 x 6 FINGER JOINTED CEDAR USE CAULKING, SPRAY FOAM, OR AIR BARRIER TAPE RIM JOISTS 1/2 t) BOLTS w/ 1 1/2" DIA. WASHERS @ 4 0 oc AND 8)$ FROM EACH END —BUILDING ASSEMBLIES USED AS DUCTS OR PLENUMS (MINIMUM 2 EDGE DISTANCE) TRIM ..................... 1 x 4 FINGER JOINTED CEDAR AT CORNERS, WINDOWS, DOORS USE BACKER ROD, CAULK, SPRAY FOAM OR AIR BARRIER TAPE. oil g, AND MODLINE —JOINTS, SEAMS, AND PENETRATIONS OF VAPOR RETARDERS, 11, 1 Jill NOTE-* 2 1) x 2" GALV. FLASHING OVER SIDING UNDER CORNERS USE CAULK OR APPROVED TAPE. @ 16 1) oc —RECESSED LIGHTING FIXTURES FRAMING ............ ET: 2 x 6 D.F. #3 or BETTER STUDS USE CAULK OR SPRAY FOAM. INT: 20 H.F. @ 24"oc. NOTE:CROSSWALL IS 2—HR FIRE WALL TOP PLATE .............. 2 x 6 CONTINUOUS LVL 2.OE A6 A — BOTTOM PLATE .......... 12 x 6 D.F. A-4 A4. 4 A-4 INSULATION....... EXT-R-21 FIBERGLASS BATTS 12 INT-R-11 MINERAL WOOL (241)) SOUND ATTENUATING BAITS @ LU26 HANGERS AT ALL RAFTERS 2 3 CROSSWALL TO BOTTOM OF RAFTERS. OVER NON—HEADERED SIDEWALL MA —4 OPENINGS WITH 6— 10d x 1J/2" INTERIOR FINISH .......... EXTERIOR WALLS: Y2" VINYLWRAP TACKBOARD "CALCUTTA TAN" OVER NAILS INTO LVL ROOF RIM �V8 TYPE Y SHEETROCK (AIR BARRIER COMPONENT) OVERY2" R3 FOAM BOARD AND ABOVE WALL FINISH AT GABLE ENDS —COVER I � � I � � FOAM BOARD WITH Y2" SHEETROCK ABOVE WALL FINISH, ALL Y2" ELSE:VINYLWRAP TACKBOARD CALCUTTA TAN OVER rr- ( TYPE 'X' SHEETROCK. RIDGLBLAM BRACING FLAME SP EAD\ SKIRTING ................. SHIP LOOSE (16) 4' x 8) PIECES OF 1/2 SILL SEAL SEE DETAIL 5 IS 25 OR LESS P.T. CDX PLYWOOD PAINTED TO MATCH SIDING w/ (4) AT ROOF A CORNERS AND (12) 16 x 8" VENTS RIM/TOP — NOTE: P.T. CDX (UC4B) PLYWOOD STAMPED "RATED FOR PLATE GROUND CONTACT)) es BACKER FLvuR,. 0 ROD ONE DRY CUP PERM VAPOR ON SITE BY OTHERS COVERING ................ AROUND BARRIER ON THE WARM SIDE, INTERIOR TYPICAL THRU—OUT BUILDING. ........... (1 St) 2 APA RATED STURD-1—FLOOR T&G — GLUED AND NAILED DECKING. Y32 SIDE OF 0) (AIR BARRIER COMPONENT) WINDOWS < -1 AND DOORS FRAMING ................. 2 x 8 DF #2 JOISTS @ 16 0C 00 0 0ItJOIST HANGERS....... ...ON ALL RIMS I CAULK WALL Q0 00 RIMS .....................2. x 8 CONTINUOUS LVL 2.OE CORNERS FROM NOTE:12" HIGH MOISTURE BARRIER INSTALLED ON PERIMETER (OVER TOP TO BOTTOM GYPLAP) AT RIMS AND END JOISTS. USE JOIST HANGERS ON AT INTERIOR ALL RIMS. —15 UNFACED —30 FIBERGLASS, USE TWO LAYERS OF R 7 Koo INSULATION .............. R SILL SEAL A-4AA-4# A-4 FIBERGLASS BAIT. AT FLOOR BOTTOM COVER .......... CLASS "A" RIM/BOTTOM PLATE- --- - - - - - - - �_VVVVVVYYTYT11TT11 I I I Ill 111111111AAAA Y Y Y Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ....... CO 1+1011% MIDSPAN MIDSPAN SPACE SUPPORT 5-14-14 SUPPORT REQUIRED REQ IRED 6-11 ? WA A5 6 0 0 Ilk, 13 0 1 )_1 71 3 0 1­4 35006 AM Ar 'S TV, mu ka am f�x "1�10.NA L ouggell 1111., 1/2 1 ------ gg, MINIMUM SIMON �Njiwjjl 111 1 1 1, NON willillilill NINE Boom& AO%k Approved for Const: Job No: 18091-95 loll 1, NO= A*%, 4p%, to" A0% t oft ry Milli I Ill I 'A M"' 0 rum"I U L A R I I 6uhud COPYRIGHT 2014, BLAZER INDUSTRIES INC. CLA..,,,'15KUUM for., rdlithue%r Lcakqe Ell:;Illull a --- ---- - THIS MATERIAL IS THE EXCLUSIVE PROPERTY File Copy: ff A OF BLAZER INDUSTRIES, INC. AND SHALL 2?5 A 64 A,E, wAs Federal Wa imDw I IN11 KaJ NOT BE REPRODUCED, USED, OR DISCLOSED y Drawn By: AUTHORIZED BY THE INDUSTRIES, INC. 13 t`5%LMP-U^1 Al Federal Way, WA Issue Date: 05-14-14 TO OTHERS EXCEPT AS AUTH AVAL L D William Scotsman 7525-0489 WA. uu BY WRITTEN PERMISSION OF BLAZER INDUSTRIES. ON P.O. BOx 489 HAUMSVILLE, OR 9 11111g,11110 I'll i Ill I- 0111111111111gligg DATE REVISION igggig Igg wing THIS LIGHT MIRRORED FOR JOBS: 18093 18094 W, y 2 I � IL AV AM AWM%& EL a WALL 1 ELE I VATIUN W ArIL I -A rs="%LmL LEVAT1110N 1/4 1 )—o$l NIDWALL FASTENINIG: iNSTALL 5/8 DURATEMP SIDING OVER 1/8" GYLAP WITH ALL EDGES SUPPORTED M FASTENED WITH 0.092 x 2 1/4" '7ALV. NAILS @ 4"oc EDGE, 12"oc FIELD INSTALL ST2215 STRAPS WHERE SHOWN V1 TH 7 — 10 d x 1)/2 NAILS EACH END OF *.ACH STRAP COPYRIGHT 2014, BLAZER INDUSTRIES, INC. THIS MATERIAL IS THE EXCLUSIVE PROPERTY 'OF BLAZER INDUSTRIES, INC. AND SHALL NOT BE REPRODUCED, USED, OR DISCLOSED AAW INC. TO OTHERS EXCEPT AS AUTHORIZED BY THE S RI S, INDU T E AWA& REVISION WRITTEN PERMISSION OF BLAZER INDUSTRIES. P.O. BOX 489 SAUMSVILLE, OR 97325-048*,/ vv/ /—Iuu 1/z NAILS AT EACH END OF STRAP B