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17-102678 (2)A . w V) a W v W d L, z < cn O O J O Of N p OW WW 0 Z Z Z Z LLj� N 2I?i VI i z V) V) g 0 U) J W Z d x J O z W z - wW N n. Qa mDf Wa J_ ~ W L Z W Z O Z Ir J Q O d U W d � x O U ` Q Q lj _ e o LU c 0 � Q LLB . fl F Is w C= a wu 3-1oz z E n_ cn g z o L U8 W r� l 1 a o � J U (n 0 z s W z z Z S IL 3 w z It w 3 0 v) w �.� co Low". o Cn U) on LU c� z a w z H d L- 0 0 �® —..:. Elm m 0 z z 3 3 W z W J Q U Q 1 Lil et4 Lei � � CCY far 1JJ �• i� ■ems ,� ul El 0 �AtCM: Lij r. R_ 49 hD �4 u- : D CL. LL.L OZ LU 8 m CE GENERAL NOTES: 1. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS, DIMENSIONS, DETAILS, ETC., AND NOTIFY THE ARCHITECT OF ANY AND ALL DISCREPANCIES PRIOR TO PROCEEDING WITH WORK. 2. STATE REGULATIONS FOR BARRIER FREE DESIGN, WASHINGTON STATE ENERGY CODE, AND ALL APPLICABLE LOCAL CODES, ORDINANCE, AND STANDARDS. 3. ALL ITEMS MARKED "N,I.C." ARE NOT PART OF THIS CONTRACT. 4. ALL WORK SHALL BE APPLIED IN ACCORDANCE WITH THE MANUFACTURER'S LATEST Project Data PROPOSED CHANGES: RECOMMENDATIONS OR WRITTEN DIRECTIONS. 5. DO NOT SCALE DRAWINGS; DIMENSIONS GOVERN. THE CONTRACTOR SHALL NOTIFY THE A2 AREA DECREASED FROM 13,024 ARCHITECT IMMEDIATELY OF ANY AND ALL DISCREPANCIES. CONTRACTOR SHALL CONSULT Original Project: S.F. TO 11,718 S.F. REPRESENTATIVE, WHEN OWNERS REPRESENTATIVE WHEN ADDRESSING QUESTIONS OF MATERIALS, METHODS, DETAILS 1. Building Code - UBC 1997 NOTE: (UNIT 103 AND OFFICES ARE OR WORKMANSHIP NOTCOVERED IN THE CONTRACT DOCUMENTS. 6. ALL DIMENSIONS SHOWN ON DRAWINGS ARE TO FACE OF STUD, OR 2. Zoning- Kin Count B.C. 1997 UBC ACCESSORY USE TO A2 FOR THIS FACE OF FOUNDATION UNLESS OTHERWISE NOTED. 3. Lot area: 158 799.6 s.f. NS BUILDINGS CONSIDERATION ) 7. WHERE CONSTRUCTION DETAILS ARE NOT SHOWN OR NOTED FOR ANY PART OF THE WORK, THE 4. Building Area: A3/R1 SEPARATION - 1 HOUR -------------------- DETAILS SHALL BE SAME AS FOR OTHER SIMILAR WORK. First Floor = 21,849.8 s.f A2 FRONTAGE AREA INCREASE 8. WHERE DEVICES OR ITEMS OR PARTS THEREOF ARE REFERRED TO IN SINGULAR, IT IS INTENDED Second Floor = 21,247.3 s.f. Third Floor = 21,849.8 s.f MAX. AREA: FRONTAGE IS OVER 77' - W=30' THAT SUCH SHALL APPLY TO AS MANY SUCH DEVISES, ITEMS OR PARTS AS ARE REQUIRED TO P=590 PROPERLY COMPLETE THE WORK. A2-V(ONE HOUR)-10,500 S.F. 9. CONTRACTOR SHALL VERIFY ALL "BUILDING STANDARDS" WITH BUILDING LANDLORD PRIOR TO Total 64,676 s.f. R1-V(ONE HOUR) - 10,500 S.F. F=235 BEGINNING ANY WORK. HOWEVER, THERE SHALL BE NO DEVIATIONS WHATSOEVER FROM THE 1=0.148 CONTRACT DOCUMENTS WITHOUT THE ARCHITECT'S WRITTEN APPROVAL THEREOF. THE Building Hieght: 32' - 3 stories WITH 50% INCREASE - 21,000 S.F. 11.5004.148=1,708 S.F 13,208 S.F. CONTRACTOR AGREES TO DEFEND, INDEMNIFY, AND HOLD THE ARCHITECT HARMLESS FROM ANY Parking: Compact - 33 CLAIMS ARISING AS A RESULT OF UNAPPROVED CHANGES. Handicap - 8 NOTE 2: PROPOSED AREA FOR A2 OF 11,718 10. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO LOCATE ALL EXISTING UTILITIES WHERE Other - 108 A3 FOR THIS BUILDING IN 1997 UBC S.F. IS OK SHOWN HEREON OR NOT AND TO PROTECT THEM FROM DAMAGE. THE CONTRACTOR SHALL BEAR Total: - 149 IS A2 IN 2015 IBC ALL EXPENSE OF REPAIR OR REPLACEMENT OF UTILITIES OR OTHER PROPERTY DAMAGED BY OPERATIONS IN CONJUNCTION WITH THE EXECUTION OF WORK. CONTRACTOR SHALL REQUEST Occupancy: R1 and A3 AREA SEPARATION AT CEILING FLOOR / VERIFICATION FROM UTILITY COMPANIES OF UNDERGROUND UTILITY LOCATIONS PRIOR TO Construction Type: Type V, one hour 2015 IBC IS CURRENTLY PARTIALLY 2-HOURS BEGINNING EXCAVATIONS. with 2-hour area separation not NS BUILDINGS AND PARTIALLY 1-HOUR 11.THE CONTRACTOR SHALL VERIFY AND CONFORM TO ALL REQUIREMENTS OF ALL UTILITY exeeding 21,000 s.f. A2/R1 SEPARATION - 2 HOUR PROPOSED TO ADD SPRINKLER SYSTEM COMPANIES UNLESS OTHERWISE NOTED IN THE PLANS AND SPECIFICATIONS. PROPOSED PROJECT: MAX. AREA: TO ENTIRE A2 AREA OR CREATE 12. EXISTING ELEVATIONS AND LOCATIONS TO BE JOINED SHALL BE VERIFIED BY THE CONTRACTOR 1. BUILDING CODE - IBC 2015 2-HOUR FLOOR/CEILING SEPARATION BEFORE CONSTRUCTION. IF THEY DIFFER FROM THOSE SHOWN ON THE DRAWINGS, THE 2. ZONING - CITY OF FEDERAL WAY A2-V "A"-11,500 S.F. TO ENTIRE A2 AREA CONTRACTOR SHALL NOTIFY THE ARCHITECT SO THAT MODIFICATIONS CAN BE MADE BEFORE 12,000 S.F. R1-V "A" PROCEEDING WITH THE WORK - 13.ALL DEBRIS SHALL BE REMOVED FROM PREMISES AND ALL AREAS SHALL BE LEFT IN A CLEAN (BROOM) CONDITION AT ALL TIMES. 14.THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO ENSURE THE SAFETY OF THE OCCUPANTS AND WORKERS AT ALL TIMES. 15.OWNER SHALL PROVIDE BUILDING PERMIT TO THE CONTRACTOR PRIOR TO COMMENCEMENT OF WORK. 16. CONTRACTOR SHALL SECURE RELEVANT CITY AND STATE APPROVALS RELATING TO FIRE, CONSTRUCTION, LABOR, HEALTH AND LICENSING. CONTRACTOR SHALL FURTHER POST ALL BONDS FORWARDING PROOF OF SUCH ACTION TO THE OWNER PRIOR TO COMMENCEMENT OF CONSTRUCTION. 17.CONTRACTOR SHALL SECURE AND PROVIDE ALL PERMITS FOR OCCUPANCY, UTILITIES AND ANY OTHERS REQUIRED BY GOVERNING AUTHORITIES BEYOND THE BASIC BUILDING PERMIT, MAKING TIMELY APPLICATIONS AND INQUIRIES, PAYING ALL FEES AND POSTING ALL BONDS TO BE RELEASED AT THE COMPLETION OF CONSTRUCTION. 18. CONTRACTOR SHALL PROVIDE DRAWINGS, SHOP DRAWINGS AND CALCULATION AS REQUIRED FOR OWNER APPROVAL AND PERMITTING OF THE FIRE ALARM DETECTION / MONITORING SYSTEM, HVAC SYSTEM, AND ALL OTHER SYSTEMS REQUIRING BIDDER DESIGN. SUCH REVIEW AND APPROVAL SHALL BE BY THE OWNER. ALLOW A MINIMUM OF TWO WEEKS FOR REVIEW. p 19.APPROVED PLANS SHALL BE KEPT IN A PLAN BOX AND SHALL NOT BE USED BY ANY WORKMEN. ALL CONSTRUCTION SETS SHALL REFLECT THE SAME INFORMATION AS WELL AS ALL REVISIONS, ADDENDA, AND CHANGE ORDERS. THE CONTRACTOR SHALL ALSO MAINTAIN IN GOOD CONDITION, ONE COMPLETE SET OF PLANS WITH ALL REVISIONS, ADDENDA, AND CHANGE ORDERS, ON THE PREMISES AT ALL TIMES WHICH ARE TO BE UNDER THE CARE OF THE JOB SUPERINTENDENT. THESE MODIFICATIONS SHALL BE TRANSFERRED TO A SET OF REPRODUCIBLES AND GIVEN TO THE OWNER PRIOR TO FINAL PAYMENT. 20.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE COMPLETE SECURITY OF THE BUILDING AND THE SITE WHILE THE JOB IS IN 'PROGRESS AND UNTIL THE JOB IS COMPLETE. 21.ALL WORK SHALL BE GUARANTEED FOR THE PERIOD OF ONE (1) YEAR AFTER COMPLETION UNLESS 0 OTHERWISE SPECIFIED, AND SHALL BE SO STATED IN CONTRACTOR'S WRITTEN PROPOSAL AND AGREEMENT. ALL REPAIRS, CORRECTIONS, DISCREPANCIES, ETC., MUST BE MADE WITHOUT ANY ADDITIONAL COST TO THE OWNER, AND WITHIN FIVE (5) DAYS AFTER NOTICE IS GIVEN. 0 22.ALL OPERATIONS CONDUCTED ON THE PREMISES SHALL NOT BE OBJECTIONABLE BEYOND THE ° PROPERTY BOUNDARY LINES BY REASON OF NOISE, STEAM, ODOR, FUMES, GASES, SMOKE, VIBRATION, HAZARD OR OTHER CAUSES. IN ADDITION, THE CONTRACTOR SHALL MINIMIZE DISRUPTIONS OR VIBRATION. ALL COMMON LOBBY AND CORRIDOR SPACE SHALL BE KEPT CLEAR OF DUST, DEBRIS, AND CONSTRUCTION MATERIALS AT ALL TIMES. V�J 23. LATHING, PLASTER, AND GYPSUM WALL BOARD SYSTEMS SHALL CONFORM TO CHAPTER 25 OF THE 2015 I.B.C. 24.ALL EXPOSED GYPSUM BOARD TO HAVE METAL EDGES AT ALL CORNERS AND WALL [jam INTERSECTIONS. 25. ALL GLASS AND GLAZING SHALL COMPLY WITH CHAPTER 24 OF THE I.B.C. AND THE U.S. PRODUCT SAFETY COMMISSION: SAFETY STANDARD FOR ARCHITECTURAL GLAZING MATERIALS 0 (42 CFR 1426; 16 CFR PART 1201) 26. THE CONTRACTOR SHALL VERIFY ALL DOOR AND WINDOW ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MANUFACTURERS. a 27. ALL REQUIRED FIRE DOORS SHALL BEAR A LABEL FROM A RECOGNIZED AGENCY SHOWING THE SPECIFIC RATING. 28. ELECTRICAL ROUGH -IN AND REFLECTED CEILING PLAN ARE FOR THE GENERAL INFORMATION OF THE CONTRACTOR. EXACT LOCATIONS SHOULD BE VERIFIED. d 29. EXIT SIGNS AND EMERGENCY EXIT ILLUMINATION SHALL CONFORM TO THE 2015 I.B.C. CHAPTER 10 AND JURISDICTION FIRE MARSHALL REQUIREMENTS. CONTRACTOR TO PROVIDE AND INSTALL EMERGENCY LIGHTING AND EXIT LIGHTNING AS REQUIRED BY THE JURISDICTION FIRE ISM AND BUILDING DEPARTMENTS. CONFIRM ACCEPTABILITY OF LOCATIONS WITH OWNER'S REPRESENTATIVE BEFORE INSTALLATION AND LICENSING. CONTRACTOR SHALL FURTHER POST ALL BONDS 30. EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. 31. FIRE EXTINGUISHERS: VERIFY LOCATION, TYPE, AND SIZE PER FIRE MARSHALL REQUIREMENTS. CONTRACTOR TO PROVIDE ALL TEMPORARY AND PERMANENT FIRE EXTINGUISHERS REQUIRED BY NFPA 10 MOST RECENT EDITION AND APPROVED BY FIRE DEPARTMENT, CONFIRM ACCEPTABILITY OF LOCATION WITH OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION. PROVIDE FINISHED CABINETS FOR EXTINGUISHERS AT ALL EXPOSED LOCATIONS. 32. FLAMMABLE LIQUIDS SHALL NOT BE PLACED, STORED, OR DISPENSED IN THIS OCCUPANCY EXCEPT AS PROVIDED IN NFPA STANDARD 30 AND THE CURRENT UNIFORM FIRE CODE. PERMIT MAY BE REQUIRED. 33.ALL DRAPES, HANGINGS, CURTAINS, DROPS, AND ALL OTHER DECORATIVE MATERIAL, THAT WOULD TEND TO INCREASE THE FIRE AND PANIC HAZARD SHALL BE MADE FROM NON-FLAMMABLE MATERIAL, OR SHALL BE TREATED AND MAINTAINED IN A FIRE RETARDANT CONDITION BY MEANS OF A FLAME RETARDANT SOLUTION OR PROCESS APPROVED BY THE FIRE MARSHALL. PROVIDE A CERTIFICATION TO THIS EFFECT. B. EXIT DOORS, EXIT LIGHTS, AND FIRE EXTINGUISHER LOCATIONS SHALL NOT BE CONCEALED OR OBSTRUCTED BY ANY DECORATIVE MATERIAL. C. MINIMUM FLAME SPREAD CLASSIFICATION OR INTERIOR FINISHES SHALL BE PER TABLE 34.SPECIAL INSPECTION AGENCIES AND INSPECTORS MUST BE REGISTERED WITH THE WASHINGTON ASSOCIATION OF BUILDING OFFICIALS (WABO). 35.THE LIVE LOADS FOR EACH FLOOR, OR PART THEREOF, WHICH HAVE BEEN DESIGNED FOR A COMMERCIAL OR INDUSTRIAL BUILDING, SHALL BE CONSPICUOUSLY POSTED BY THE OWNER IN THAT PART OF EACH STORY IN WHICH THEY APPLY USING DURABLE METAL SIGNS. IT SHALL BE UNLAWFUL TO REMOVE OR DEFACE SUCH NOTICES, THE OCCUPANT OF THE BUILDING SHALL BE RESPONSIBLE FOR KEEPING THE ACTUAL LOAD BELOW THE ALLOWABLE LIMITS. 36. SOUND INSULATE ALL PLUMBING WALLS AND LINES. 37. ALL GYPSUM WALLBOARD SHALL BE 5/8, TYPE "X" UNLESS NOTED OTHERWISE. 38.TENANT TO PROVIDE AND INSTALL THE TELEPHONE AND DATA COMMUNICATIONS CABLING SYSTEM. CONTRACTOR TO COORDINATE TIMING AND OTHER REQUIREMENTS WITH TENANT. 39. PROVIDE AS -BUILT MODIFICATIONS TO ARCHITECTURAL, MECHANICAL, ELECTRICAL, FIRE AND DETECTION SYSTEMS ON REPRODUCIBLES SUPPLIED BY THE OWNER. ^� n AR'EA OF SMOKE MONITORING SUCH AS -BUILT DRAWINGS WILL BE COMPLETED, SUBMITTED AND APPROVED BY THE OWNER G2 PRIOR TO TO THE FINAL PAYMENT. FIXTURES, � /nl o �j oo�� S '-u' F. 40. PROVIDE BLOCKING IN ALL WALLS TO SUPPORT CABINETRY, SHELVING, .BATHROOM V V U-UIiO LS ° m m U DISPLAY RAILS AND ALL OTHER EQUIPMENT OR IMPROVEMENTS AS REQUIRED. 41 THE CONTRACTOR SHALL CONSULT ALL PLANS AND DRAWINGS OF ALL TRADES FOR OPENINGS PROPOSED PROJECT: THROUGH SLABS, FLOOR SYSTEM, ROOF SYSTEMS, WALLS, CEILING AND CHASES FOR CUTS, PIPES, CONDUITS AND EQUIPMENT; AND SHALL VERIFY SIZE, WEIGHT AND LOCATION WITH RESPECTIVE BUILDING CODE - IEBC 2015 SUBCONTRACTORS. 42.ALL WORK PERFORMED BY ALL SUBCONTRACTORS SHALL BE IN COMPLIANCE WITH ALL CHAPTER 504 - PROPOSAL IS UNDER ALTERATION LEVEL 2 APPLICABLE CODES AND ORDINANCES. 43.ALL WOOD IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED WOOD OF (WORK AREA LESS THEN 50% OF BUILDING AREA) ANY SPECIES OR FOUNDATION GRADE CEDAR OR REDWOOD. ALL MARKED BY THE APPROVED CAPTER 7 AND 8 - LEVEL 1 AND 2 ALTERATIONS APPLY AND PROVISIONS OF TESTING AGENCY CHAPTER 9. 44. ALL DECORATIVE MATERIALS ARE REQUIRED TO BE MAINTAINED IN A FLAME -RETARDED CONDITION. POST "NO SMOKING" SIGNS IN ACCORDANCE WITH THE WASHINGTON CLEAN DOOR ACT PER 804.2.2 H.B.62 SPRINKLER SYSTEM IS NOT REQUIRED TO BE INSTALL PER ITEM 2. WORK AREA 45.PROVIDE ILLUMINATED EXIT SIGN OVER THE DOOR AS INDICATED ON THE REFLECTED CEILING LESS THEN 50% OF FLOOR AREA. PLAN. 46.000UPANT LOAD OF ASSEMBLY OCCUPANCIES OR SPACES, INCLUDING DECKS SHALL BE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE PER 804.2.4 SPRINKLER SYSTEM IS NOT REQUIRED PER ITEM 1., NO INTERIOR NEW AREA CONSTRUCTION, AREA IS GETTING SMALLER. 47.AT BUILDING ENVELOPE WHERE INSULATION IS INDICATED ON PLANS, SECTIONS AND DETAILS, PROVIDE A FLAME SPREAD OF 25 OR LESS AT WARM FACE OF INSULATION. WE PROPOSE TO ADD SPRINKLER SYSTEM NFPA 13, SINCE REQUIREMENTS ARE 48-EXPOSED INSULATION MATERIALS INCLUDING FACINGS AND VAPOR BARRIERS, SHALL HAVE A FLAME VERY CLOSE TO OUR PROPOSED WORK AND 804.1.1 WOULD BE RESOLVED SPREAD RATING NOT TO EXCEED 25, AND A SMOKE DENSITY NOT TO EXCEED 450, OR SHALL BE IN SUBSTANTIAL CONTACT WITH THE UNEXPOSED SURFACE OF THE CEILING, FLOOR OR WALL FINISH (IBC SECTION 707.3) 49.SEPARATE PERMITS ARE REQUIRED FOR PLUMING, MECHANICAL,ELECTRICAL, WINDOW REPLACEMENTS, FIRE SPRINKLERS, FIRE ALARM SYSTEM IF NEEDED. S. 316 TH STREET "PUBLIC ROADWAY BASIS OF BEARINGS N 89'S0'O " W 679.95' MEAS. -fl fl D fl (66o.ta' eLA »s/tD5-to50 fl fl T 0 fl D 0335.00' CALL D 3 NEW STAMPED N 3 CONCRETE TO M g M MATCH ENTRANCE r AREA S k A as' w f{H I EC :S DEW t a. A 'Z86. u' CQ• s s� ©� w .b5 O d ,5 � r. 9 r' 4 --- --44 E3 2s00"8•, a NEW TREWS `. CONE wALK .. .2' ------ Q TEL SENTRY P 1 LUM LANDSCAPINC4jT0 REPLANT ALL MISSING PLAN TS, ___,,-NEW ROOF RESTORE TO PARAPET ORIGINAL tt 1t :cone :Wn R ;` CONDITION, T P. g G ASPHALT S ALT PARKING ARKING LOT ni LOT LUM PARCEL A - _177-PATIO - FLOOR RAISED 12" U� 9 a uM ):�LuM NEW FACADE 4 BOL REMOVE DUMPSTER Tue 41 GONp AWNING (PROPOSED - AFTER THIS TI a Pool 70 DEMO) PROJECT WORK I _ MPLETED. GLASS ROOF AT FIRST (� M Bol FLOOR (PROPOSED TO Lill { DEMO) LUM �~ 00• U 73.6' W a z 30' o a s ., o o m .. � RO Z 00 04 O CONC111 ITflZ Ll,f ccyZ a a_ LLJ l0 '- ...-":: I NEW STAMPED I Cl _ ( "'2SI` W eo CONCRETE TO 1 GV it-�( v�j C1 ���6?5(-� q MATCH ENTRANCE /( /IA� x %�� J ,gypLLJ AREA �Z .3' n U � Q FINAL PLANNING CONDITIONS 0 o Z v 0 5 M w BOL80L 1. Inspection- The applicant shall schedule a final planning and o „oZ 19 landscape inspection. Please contact Associate Planner Leila ZW0:0v l� Willoughby -Oakes at 253-835-2644 or Leila.willoughby- �0 NEW ROOF Q Oakes@cityoffederalway.com. Please allow for 1-2 business days for - ASPHAPARAPET �r M � CLARION PARKING scheduling. ® ® LOT HOTEL�,y/}�//\ SIGN V V o 2. Non -Conforming Development- The applicant shall remove all non- n conforming freight storage containers (existing and those used for tz HE" z current construction) on site prior to final certificate of occupancy.I L - - - - - WV 3. Pedestrian Facilities- All new pedestrian walkways shall be composed of paving or stamping (paint striping is not permitted). RIM Cross site connections shall be a minimum of 8-ft in the CC-C zone. j Safi 1Y KCSP 4. Site Utilities- Mechanical equipment visible from the R-O-W shall 778060 be screened with site obscuring screening and appropriate landscaping (Type 1) and shall not block ingress/egresses). BUILDING: �;,r�� �Epa R A MON WALL A2 AREA - 11 . 7 1 : S . F. 3 STORY WOOD FRAME BUILDING FOOTPRINT AREA 23,080 SQ.FT,+/- AREA PER ASSESSOR: GROSS = 65,629 SQ.FT. NET - 65,629 SQ.FT. ADDRESS: 31611 PETE VON REICHBAUER `i:r\ ' FEDERAL WAY, WA. 98003 t A2 ARFA OF WORK 1 AREA TOO DEMO - 7 .306 S.F. MARNASUF I NON FLOORI PLAN i N 89'48'33" W 303.84' SHEET INDEX A-1 -- SITE PLAN, GENERAL NOTES A-2 - PROPOSED FIRST FLOOR PLAN, SECOND FLOOR FRAMING, EXISTING FLOOR PLAN A-3 - FIRST FLOOR PLAN - PROPOSED LAYOUT A-4 - FOUNDATION PLAN A-5 - ROOF PLAN A-6 - EAST ELEVATION, EXISTING AND PROPOSED A-7 - SOUTH ELEVATION, EXISTING AND PROPOSED A-8 - SECTIONS, DETAILS A-9 - TOWER PARAPET DETAIL A-10 - EXTERIOR SIDING DETAILS SO.1 - STRUCTURAL GENERAL NOTES S2.1 - STRUCTURAL DETAILS T.P. NO. 0921049034 OWNER: WIWAM R KELLY ZONED: CC-C ME pLAN Z�7% SCALE: 1 "=30'-0" OWNER: TRIMARK PACIFIC HOSPITALITY BUILDING DATA 1. BUILDING CODE: SITE AREAL 158, 841 S.F, PARKING: 33 (COMPACT) HANDICAP - 8 FULL_ - 108 TOTAL: 149 3. SCOPE OF WORK 3. TYPE OF CONSTRUCTION 4. OCCUPANCY GROUP: 6. OCCUPANCY LOAD: 7. PARKING: 8. ZONING: PROJECT DATA PROJECT ADDRESS: 31611 PETE VON REICHBAUER WAY FEDERAL WAY, WA. 98003 2015 IEBC, 2015 IBC SEE NOTE SHEET A2 V-A R1, A2 SEE PLAN NO CHANGE NOTE: BUILDING IS CURRENTLY PARCIALLY SPRINKLERED AT MAIN ENTRY/EXIT AREA. TAX PARCEL 092104-9291 LEGAL DESCRIPTION PARCEL A: LOT 1, KING COUNTY SHORT PLAT NO. 286028, ACCORDING TO THE SHORT PLAT RECORDED JANUARY 6, 1987 UNDER RECORDING NO. 8701060715, RECORDS OF KING COUNTY, WASHINGTON. PARCEL B: A NON-EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER TRACT "X", AS DELINEATED ON KING COUNTY SHORT PLAT NO. 286028, ACCORDING TO THE SHORT PLAT RECORDED JANUARY 6, 1987 UNDER RECORDING NO. 8701060715, IN KING COUNTY, WASHINGTON; EXCEPT ANY PORTION THEREOF LYING WITHIN THE ABOVE DESCRIBED PARCEL A. (4I 7$ 3 GISTERED A ITECT AR R V STA 0 A GTON QUWIW lvvea 01 maw`T S. 316 TH S TR EE T "PUBLIC ROADWAY" BASIS OF BEARINGS N 89'50'01" W 679.95' MEAS. (F;An 14' RI A 11 Q /1 n..rFl BUILDING: 3 STORY WOOD FRAME BUILDING FOOTPRINT AREA 23,080 SQ.FT.+/- AREA PER ASSESSOR: GROSS = 65,629 SQ.FT. NET = 65,629 SQ.FT. ADDRESS: 31611 PETE VON REICHBAUER WAY FEDERAL WAY, WA. 98003 T.P. NO. 0921049034 WILLIAM R KELLY ZONED SITE PLAN. SCALE: 1 "=20'-0" SITE AREA: 158, 841 S,F, PARKING: 33 (COMPACT) HANDICAP — 8 FULL 108 TOTAL: 149 Replace/replant any dead or dying plants, and fill in bare areas within the perimeter and parking lot landscaping with groundcover and two inches of mulch to minimize evaporation , typ. FS, 60 I— W CL i; SITE PIAN APPROVAL Vermit Number: 1 Approved 'By: :Date: . c— _ 'D -ti o c J tavl k � I rI Cape ALA Archi ecngr e PL— Arthur Aclamov 8435 NE 143rc1 St. Kirkland WA 98034 206-854-4679 RESUBMITTE SEP 28 ??fit}/ C[TY OF FED t,, Ym CO0MMUN7y VF .:) 14 43 q n Cl) O O OD ic Q q to CIE w ii Lw r r O Z COcm E CM to to MaH6V2Migg awE�� ��wo0ri 00 O oQSFz�o O� wa c,�Opz y� o�3� � _ O 0 w �5 �zQ� o In Eoo O 7873 G;,HITECT D V,� ARTH ,LV STATE F W N f� v 1 I d 00 r5 daU A w � C) w o � ~ U O H A� Ao Date 9.22.1 C FOUNDATION PLAN DETAIL Job No. Sheet ul PLANT LIST k QUANTITY SYMBOL PLANT NAME SIZE SPACING 100 ANNUAL TO BE SELECTED AT THE TIME OF ONE GALLON CAN 5 PLANTING BY LANDSCAPE ARCHITECT 56 AUU ARCTOSTAHPYLOS UVA URSI 1 GALLON CAN MASSACHUSETTS 41 CALW CALLUNA V. HOYERHAGEN 4" POTS 12" TRI SP 4 I CROC CROCOSMIA LUCIFER 1 GALLON CAN 74 ERIC ERICA VAGANS MRS DF MAXWELL 1 GALLON CAN 68 ERICL ERICA CIN. LIME SODA 1 GALLON CAN AT 24" TRI. SPACING 48 GEN GENISTA LYDIA/ 1 GALLON CAN 24" tri sp LYDIAS BROOM 508 JUN JUNIPERUS WILTONII/ BLUE RUG JUNIPER 4" Pon 9 MALUS MALUS FLORIBUNDA/ 1,5" CALIPER JAPANESE FLOWERING CRABAPPLE 8/8 3 MISCYJ MISCANTHUS YAKU JIMA 1 GALLON 8 MYR MYRICA CALIFORNICA/ BAY 2 GALLON CAN, LAUREL 18" HEIGHT 4 NANSC NANDINA DOMESTICA SOFT 5 GALLON CARESS 3 PIN PINUS CONTORTA CONTORTA/ 10' 8/8 SHORE PINE 1 PRUNE PRUNUS SARGENTII 1.5 a CALIPER 8.8 SARGENTS CHERRY 8 PRUNL PRUNUS LAUROCERACUS 18 to 24" b/b 42" OTTOLUYKEW OTTOLUYKEN TRI SP LAUREL 78 PRUNMV PRUNUS L. MT. VERNON i GALLON CAN 18 PYR THUJA PYRAMIDALIS EMERALD 5-6"8/8, 2.2V OC GREEN 7 RHA RHODODENDRON BLUE DIAMOND 5 GALLON CAN 3 STEW STEWARTIA PSEUDOCAMELIA/ 1.5" CALIPER 8/8 JAPANESE STEWARTIA LANDSCAPE NOTES 1. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO ADJUST PLANT LOCATIONS. 2. TREES SHALL BE PLANTED AT A MINIMUM OF 3 FEET FROM ALL CURBS AND ENDS OF PARKING ISLANDS. 3. PREPARE SUBGRADES BY SCRAPING AND REMOVING CLAY SOILS AND GRAVEL SUBGRADE MATERIALS INSIDE THE CURBLINES. PROVIDING 2" DEPTH COMPOST OVER ALL PLANTING BED SUBGRADES AND ROTOTILLING TO A DEPTH OF 4-6". SOIL DEPTH SHALL BE MINIMUM 2" BELOW THE TOP OF CURBS. PROVIDE ADDITIONAL SOIL AS REQUIRED TO CREATE BERMS. PROVIDE PHOTOGRAPHIC DOCUMENTATION THAT THIS WORK HAS BEEN DONE, 4. PROVIDE 6" MIN DEPTH OF Cedar Grove 60/40 topsoil IN ALL PLANTING BEDS. 5. PROVIDE MIN. 2" DEPTH CEDAR GROVE COMPOSTED MULCH IN ALL LANDSCAPE BEDS. 6. DO NOT PLANT GROUNDCOVERS IN MULCH, PLANT IN SOIL AND TAPER THE MULCH TO THE PLANT. T M �,.. IRRIGATION NOTES The property is served by an existing irrigation system which will need to be updated, made operational. Per the City Of Federal Way Water Dept., site static pressure is 50-55 psi. Point of Connection for the Irrigation System is existing. For field piping/head changes during construction, do not exceed this GPM flow rate per zone without the approval of the Landscape Architect. (2) Controller specified in Legend shall be outdoor wall mounted. Install controller securely in plumb position with digital screen display at 5'-0" height above finished grade. Locate horizontally a minimum of X-0" away from any electrical panel or device allowing for full opening of controller door. The 120vac input power supply side shall be installed by a state licensed electrician per the electrical code. The valve output 24vac valve cable shall be routed in 1" UL PVC Gray Electrical Conduit from bottom of controller into the ground at a minimum 18" depth of cover; cable shall be #18-XX standard multi -conductor direct burial irrigation cable with black outer jacket & color coded #18 gauge single solid copper conductor wires; determine the number of conductors required for a given cable run based on actual controller location. (3) Double Check Valve Assembly should one be required: install per City of Federal Way specifications. See Owg. #W-36. Obtain required permits and inspections per the City of Federal Way. (4) Piping Minimum Depth of Cover: Main line = 12" & laterals = 8"; (6) Install any new valves 1" 24vac zone valves in standard rectangular 12" valve box (i.e., Carson #1419 Tan Color Box &,Lid (i.e., Ewing #38041270), 11-3/4" x 17" top dimensions, or equal. Install no more than two (2) 1' size valve assemblies per box. Note: Position valves inside box with adequets clearance from box edges for maintenance purposes. Set box on level footing using a minimum of four (4) standard common concrete bricks; adjust & level box to grade to suit. See Zone Valve Detail Drawing for specifics. All solvent weld joints of PVC piping shall be made using both PVC Primer & PVC Cement (i.e., IPS #P- 70 Primer & #705 Clear Cement). Bevel outside & inside ends of pipe to remove burrs & sharp edges using a professional grade pipe deburring tool. Wipe off any excess cement from the fitting & pipe. Thoroughly flush all lateral risers before installing heads and nozzles. All threaded connections shall be made using Teflon tape. (8) All low -voltage 24vac wire splices at each electric valve shall be 3M DBY/R Direct Burial Waterproof splices. Ideally, there shall be no wire splices between the controller and the zone valves; in situations where splices must be made at other than a zone valve box, install the splices in a minimur.; 6" round junction box marked Irrigation, i.e.,; DO NOT BURY ANY SPLICES DIRECTLY IN THE GROUND. (9)12" High -Pop Shrub Spray Heads: Shrub Head Risers may be required in place of 12" high -pop heads in certain planted areas due to the plant height and density. Contractor shall bid work using all 12" high -pop spray heads and, during installation, substitute shrub risers when necessary. Avoid unsightly risers in traffic areas and where esthetics are affected, i.e., in front of low exterior windows. (10) Spray Nozzle Choices: All heads are individually identified on the plan with the correct nozzle size, i.e.,15H. Use fixed pattern nozzles as specif ied ; if a variable arc is required, use Rain Bird HE -VAN series. (11) All electric valves, both Master & Zone Valves, shall be tagged with the appropriate Zone/Station Number in the valve box to simplify system maintenance; label the Master with "MV. Tags shall be a yellow color durable plastic material secured with a plastic electrical ratcheting wire tie (zip tie). Label one side with the Station Number and the backside with a brief area description using a black permanent marker. (12) 24vac Wiring Sleeve: Provide 2" Sch 40 PVC pipe sleeve under city sidewalk from Valves #A- 1/A-2 across to pedestal controller location on west side. Punch under or cut & patch sidewalk as required to suit. S. 316 TO S TREE T *PUBLiC ROADWAY" BASIS OF BEARINGS N 89WO1" W 679.95' MEAS. fl ' fl (680.14' BLA 119ZIOS-105F) fl t) 335 00' CALCb to or abl& 5LXX 3 li�oW4A-• gL_C. �'; NEW STAMPED M 'G AEWOMRP FISA Mini .. GOLaw CONCRETE TO MATCH ENTRANCE $ Cr rim AREA z rCONC .. Z8�.ci5 ;- /Q , EYY tK .IH _ . - 9vot 0 rn 3 co N N 0 r Z m V-in-2 s 0)0�U ow ce Z W O O tl. f-: o -- i LOT 1 KCSP 778060 , LANDSC 1/ • BUILDING: 3 STORY WOOD FRAME -- �.m niNi(� r. ^TPRi�IT APE PLAN T.P. NO. 0921049034 OWNER: WILLIAM R KELLY ZONED: CC—C LANDSCAPE YL.A] �'Crmit �t'�nber: Approved ByDate: : h f &A � 6 LANDSCAPIN REPLANT At MISSING PLF RESTORE T( ORIGINAL CONDITION, FAL % J CITY 0- �u COMMUNi?Yw 30' ROW C M IL 0 N U 4- 4- N 00 o0\ U LC) V to c3 Vx� 4-0 L 00 rn L V W Q -,�-- r• Ly a- `-' n J 1 Z 0 2 `° o W 00 --,4 v STATE OF WASHINGTON REGISTERED L,ANDSCAPE ARCHITECT. KENNETH EALARGE KLLA LANDSCAPE AR INC. CERTIFICATE #301 t0 J � UJI U OQ X cc Q Z 0 0 CC a. Q QJ J � a m L-L JOB NUMBER: DRAWN: KEL CHECKED: DATE: 5MP7- / .4/ -1 REVISIONS: SHEET TITLE: LANDSCAPE PLAN PERMIT SET SHEET NUMB' 2f-Ui lw-w W-V MJl SCALE: 1 / 1 6"=1 '-0" a -IV PROPOSED TO DEMO FAKE HALF COLUMNS, THIS ELEVATIONS a'—v NEW PARAPET, SEE 2/52.1 ---NEW ROOF PARAPET, - SEE DETAIL ON SH. -- A9 -- NEW SIDING (EIFS) F71 m m m m --- PER MANUF. SPECIFICATIONS -- -- - - NEW WINDOWS SLIDERS -SAME SIZE, TYP. U-VALUE=0.30 OR BETTER, ll'P. L il IIJ L- a LAQURNTA JLj= 1 11 1 L 11 -J 11 \-,-- NEW NEOLITH PANELS, SEE DETAILS ON SH. NEW GLOSS 'STOREFRONT" PANELS CONCRETE_ NEW NEOLITH PANELS, SEE DETAILS ON SH. CANOPY COLUMNS NEW TILE BASE, A10 (U-VALUE=0.30 OR BETTER) A10 PATCH/REPAIR ROOF, NEW PARAPET, NEW SOFFIT SCALE: 1 / 1 6"-1 ' —0" _.... ,,, N }maoU �w"a�pj rllg < ma�ZV�a� tnaNVp33mYww oinwa0ir0 G` �ZZyUo�a �a�V0cQ9 ti ma /nw Ua GN Q a���UaW ww �zd�3 3Z wWpNH.00 Z`�:WW� _p�,�j3 VV�' GC 87,3 GrHl ECT fttg 8.14.17 ®�D®0 01705 A6 1 0 F=_ = H = 11 o 11 = i MW Fw1 Im-1 m m FW F=__1 Imo. m 7=7 [NE, SCALE: 1 /8"=1'-0" 1=001 m MIN 7=7 Fm__1 F=__1 PROPOSED TO DEMO FAKE HALF COLUMNS, THIS ELEVATIONS STAIR TOWER NEW PAINT NEW PARAPET, SEE 2/S2.1 �u�n n ■� �■■ nil voll IN 11 1 1 NEW WINDOWS SLIDERS -SAME SIZE, TYP. \--U-VALUE=0.30 OR BETTER, TYP. NEW SIDING (EIFS) SOUTH ELEMMAMOo [N (pROo pOo SED� SCALE: 1 /8 m m FW u�� O 00 NMI a� ° LJ o jr jw 0 101 00 WZRM�Iu�iE 0 W O 7 8,�3 ISTER11 HITE T AJU R A ON ST T 4;01 A F H >4 z 0 0 44 - E=4 go m �zz a4 7=4 V=4 u 8.14.17