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18-103300
117 F 1, m, E CITY OF Federal Way Centered on Opportunity September 6, 2018 Ray Vefik Mike Benzien Federal Way Public Schools 1211 South 332nd Street Federal Way, WA 98003 rvefik@fivps.org org nibenzien@fivps.org org Re: File #18-103300-00-PC, PREAPPLICATION CONFERENCE SUMMARY Lake Grove Elementary School, 303 SW 3081h Street, Federal Way Dear Mr. Vefik & Mr. Benzien: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor 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 me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835- 2641. 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 Proposal to demolition and replace an elementary school with a new 62,000 square -foot building and parking lot improvements. 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. Planning Division Lake Grove Elementary September 6, 2018 Page 2 1. The project requires a Process III land use application and SEPA. 2. Per Design Guidelines (FWRC 19.115.100.3): 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 minimum width shall be approximately twice the minimum depth. The modulation shall be integral to the building structure from base to roofline. • Public Works Development Services Division General 1. The following comments are based on recurring issues that persisted during the Federal Way High School remodel, and will either need to be addressed during permit review and/or construction: a. Include a truck haul route plan in the engineering plan set. The truck haul route must be strictly adhered to during construction; b. Frontage improvement installation will not be allowed to be deferred until the end of the project, so that issuance of a Certificate of Occupancy (CO) or Temporary Certificate of Occupancy (TCO) does not hinge on completion of the improvements. The plan set must include a note that no TCO or CO will be issued until the frontage improvements are installed and approved. The permit will also be conditioned as such; c. A construction schedule shall be provided prior to construction, and shall be updated periodically, to reflect the current state of construction. Stormwater 2. Since the project is outside the City Center/Frame Zoning Districts, all stormwater detention facilities shall be open, above -ground ponds. If open ponds cannot be accommodated on the site, the applicant shall make a written request to utilize underground detention systems. Public Works Traffic Division 1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with 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 for school and will be assessed at building permit stage. 3. 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. 4. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements along the property frontage on SW 308t" St. 5. Access Management (FWRC 19.135.260) — The development shall meet access management standards. 6. Intersection Sight Distance — Submit intersection sight distance analysis consistent with AASHTO. 18-103300-00-PC Doc ID:78119 W Lake Grove Elementary September 6, 2018 Page 3 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 Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com 1. Land Use Review 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 Policy Act (SEPA) review is processed concurrently with Process III applications, with initial public notice of application being issued after detennination of 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 meeting: The city asked the following questions: • Will the site be able to accommodate keeping the existing school, construction area for new school, and adequate staging area? ■ Are there any off -site plans/development that needs permitting, such as staging areas or temporary structures? 2. State Environmental Policy Act (SEPA) — The project is subject to environmental review under the State Environmental Policy Act (SEPA) as the proposed development is larger than 12,000 sq. ft. 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 meeting: FWPS indicated they would be the Lead Agency and have retained Barghausen to assist. FWPS has a policy in place with SEPA procedures. 3. Public Notification — 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 Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 4 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 their own mailing envelopes via King County Assessor records or a title company. Please find the enclosed mailing labels bulletin for further information. 4. Application Fees — Please contact the Permit Center at permitcenter@cityoffederalway.com or 253- 835-2607 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 Critical Areas — The subject property contains critical areas: geologically hazardous areas (GHA) and critical aquifer recharge area. Pursuant to FWRC 19.145.080, a critical areas report (geotechnical report) that adequately evaluates the proposal and probable impacts is required. The applicant is responsible for covering the cost of the City's consultants who may review the report per FWRC 19.145.080(3). Geologically Hazardous Areas — It was noted that a Geologically Hazardous Areas (GHA), landslide hazard areas, exist on site. Per FWRC 19.05.070, G definition, landslide hazard areas are those areas potentially subject to episodic downslope movement of a mass of soil or rock including but not limited to, the following areas: a) Any area with a combination of- i. Slopes greater than 15 percent; ii. Permeable sediment, predominately sand and gravel, overlying relatively impermeable sediment or bedrock, typically silt and clay; and iii. Springs or groundwater seepage. b) Any area that has shown movement during the Holocene epoch, from 10,000 years ago to the present, or that is underlain by mass wastage debris of that epoch. c) Any area potentially unstable as a result of rapid stream incision, stream bank erosion or undercutting by wave action. d) Any area located in a ravine or on an active alluvial fan, presently or potentially subject to inundation by debris flows or flooding. e) Those areas mapped as Class U (unstable), UOS (unstable old slides), and URS (unstable recent slides) by the Department of Ecology's Coastal Zone Atlas. f) Areas designated as quaternary slumps, earthflows, mudflows, lahars, or landslides on maps published by the U.S. Geological Survey or Washington State Department of Natural Resources. g) Slopes having gradients greater than 80 percent subject to rockfall during seismic shaking. h) Any area with a slope of 40 percent or steeper and with a vertical relief of 10 or more feet except areas composed of consolidated rock. A slope is delineated by establishing its toe and top and is measured by averaging the inclination over at least 10 feet of vertical relief. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 5 The Director may permit development activities on or within 50 feet of a geologically hazardous area if the development will not be at risk of damage due to the geologic hazard and will not lead to or create any increased slide, seismic or erosion hazard. Pursuant to FWRC 19.145.250, a geotechnical report prepared by a geotechnical engineer or engineering geologist licensed with the state is required in addition to the critical areas report. The report must describe how each of the proposed developments will impact or be impacted by the following on the property and nearby properties: i. Slope stability, landslide hazard, and sloughing; ii. Seismic hazards; iii. Groundwater; iv. Seeps, springs and other surface waters; and V. Existing vegetation. Critical Aquifer Recharge Area — The subject property is within the five- and ten-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 proximity 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, timing, 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 20 ppm to 40 ppm arsenic and lead concentration. Please contact the Department of Ecology regarding the Soil Safety Program (Amy Hargrove, Amy.Hargrove(@ecy.wa.gov, 360-407- 6262). Discussed at meeting: FWPS has retained a consultant to conduct soil testing. 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, 50 ft. Front, Side, Rear 55 ft. above average building elevation for gyms if located 100 ft. Height of or more from an adjacent residential zone. Structure For all other structures, 30 ft. above average building elevation. see enclosed Height Measurement Handout) Parking Elementary/Middle: 1 parking space for each employee see enclosed Parking Lot Design Criteria Handout) Maximum Lot 75% Coverage 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 6 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: FWRC 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 sq. ft. 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 ft. 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 ft. or more from an adjacent low density zone, the maximum height may be increased from 30 ft. to 40 ft. if all of the following criteria are met: a) The additional height is necessary to accommodate the particular use conducted in the building; and b) Each required yard abutting the structure is increased five ft. for each one ft. the structure exceeds 30 ft. above average building elevation. • For any structure, including gyms, an increase in height above 30 ft. 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. S. 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. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 7 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 twenty-two 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 FWRC 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. Clearing, 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 FWRC 19.120.040 must be submitted with the formal land use applications. The site is subject to tree density requirements of FWRC 19.120.130(2); note that 25 tree units per acre for single-family zoned sites, minus any proposed public or private streets are required. Tree unit credits are in table 2 of FWRC 19.120.130(2). 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 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. 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. * 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. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 8 • 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. ■ 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. Building design for all zoning districts — [FWRC 19.115.060] • Building fagade 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. • Building 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. 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), (f), (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. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 9 (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 (OPTED) — 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 FWRC 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. 11. Loading, Storage, Trash, and Recycling Facilities — These shall be located, designed, and screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas. FWRC 19.125.040 contains general landscaping requirements for loading areas. Exterior trash receptacles and recycling are subject to 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. 12. 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, 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. 13. 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 Kevin Peterson, 253-835-2734, kevin.peterson@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 City Addendum. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 10 Technical Infonnation 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 has 1" = 100', five-foot contour planimetric maps in GIS format that may be used for basin analysis. 2. The project lies within a Flood Problem 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 Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. Besides the treatment facilities identified in the KCSWDM, the City will also accept those technologies that have been given General Use Level Designation (GULD), through the Washington State Technology Assessment Protocol - Ecology (TAPE) program. 3. In addition to the KCSWDM, our initial review suggests that FWRC Section 19.30.120, "Nonconforming Water Quality Improvements" applies to this site. Specifically, the following items are applicable: La. Redevelopment which involves the creation or addition of impervious surfaces having an area of 5,000 square feet or more; l .b. 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; I .e. 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; l .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 Sections 19.30.090 (nonconforming development), 19.30.1 10 (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. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page l ] 4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. As noted above in the Major Issues section, 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 http://www.ecy.wa.goy/programs/wc�/stormwater/construction/index.html or by calling 360-407- 6048. Right -of -Way Improvements See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, 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. Building [or Engineering (EN)l 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 (2018) are $2,503.00 for the first 18 hours of review for Commercial Building Permits, and $139.00 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 Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at http://www.cilyoffederalaay.com/index.as12x?nid=I 71 to assist the applicant's engineer in preparing the plans and TIR. 3. 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. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 12 5. Provide cut and fill quantities on the clearing and grading plan. 6. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 7. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION Soma Chattopadhyay, PE, (253) 835-2709, soma.chattopadhyay@cityoffederalway.com Transportation Concurrency Analysis (FWRC 19.90) 1. Based on the submitted materials for an elementary school, the Institute of Transportation Engineers (ITE) Trip Generation - 100' Edition, land use code 520, estimates the proposed project trip generation would be approximately 20 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). 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 meeting. The concurrency application fee must be paid in full at the time the concurrency pen -nit application is submitted with land use application. The fee may change based on any changes in the weekday PM peak hour trip generation 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) 4. Based on the submitted materials for 62,000 square feet school building and credit for the existing use, the estimated traffic impact fee is $29,563. 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) 5. A Transportation Impact Analysis (TIA) to identify transportation impacts of development projects and provide appropriate mitigation measures is required. 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. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 13 A Traffic Impact Analysis (TIA) prepared by an engineer licensed in the state of Washington is required for this development project. 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 Bus Turning Diagram at driveway and adjacent street intersections. • Update school safe walking routes and identify potential mitigation measures. Street Frontage Improvements (FWRC 19.135) Based on the available records and the submitted materials, it appears that this proposal meets the 25 percent threshold criteria for requiring street frontage improvements as identified in the FWRC 19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County Assessor's records may be used. The Public Works Development Services Division will evaluate the submitted appraisal data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. 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 (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 street to the City's planned roadway cross-section: SW 308"' St is a Minor Collector planned as a Type "S" street, consisting of a 36-foot street with curb and gutter, four -foot planter strips with street trees, five-foot sidewalks, and street lights in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, no ROW dedication would be required but half street improvements are required as measured from the street centerline OR far side edge of travel way. However, the city would support a modification to the roadway cross section and its use to assist the safe and efficient movement of traffic impact with respect to loading/unloading zones and on street parking fronting the school. 9. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $278.00. 10. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) 11. 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. 12. Please show all neighboring driveways within 150 feet of the proposed driveway(s). The City requires relocation of the east driveway to 2nd Ave SW to meet the access management standard. If site 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 14 grading would be a constraint for relocation of the driveway, another option is to align it with P Ave SW. 13. All the pedestrian access routes should meet current ADA (American with Disability Act) standard. 14. 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 in response to a street modification requests. 15. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification requests have a nominal review fee of $278. Once preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may submit a written request for access modification if desired. Design Criteria (FWRC 18.55) and Safety Relatef Comments 16. The applicant must submit a Vehicle Turning Diagram 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. 17. Submit an intersection sight distance analysis for the design vehicle used at the east most driveway access with SW 308th Street (Bus entering and exiting driveway). The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft. object height, 3.5 ft. driver's eye height, 14.5 ft, back from the edge of the traveled way for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com 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. Contact: John Davis — Senior Route Manager at 206-786-4530 (cell). 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: • International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 IS- 103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 15 • 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 ■ Accessibility Code (ICC/ANSI A117.1), 2009 • International Residential Code, 2015 Washington State Amendments WAC 51-51 ■ Washington State Energy Code, 2015 WAC 5 1 -11 2. Building Criteria. The following applies to the proposed structure: • Occupancy Classification: E, B, A-3 Type of Construction: II-B • Floor Area: 96,231 • Number of Stories: two ■ Fire Protection: sprinkler and fire alarm required • Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 3. Building 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 application and checklist may be obtained on our web site at www.cityoffederal way. com, 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 (253)835-2607 or permitcenter a,�ityoffederalway.cnm. 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 Land Use review is completed. 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 16 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 3 months of submittal date. Re -check of plans will occur in two 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 Community Development Department. 5. Other Permits & Inspections. Separate pen -nits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate pennits at any time prior to cotnmencement 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. 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. • Separate demo permit required. • Plan review required for electrical systems. • No code review performed as plans are in the preliminary design. • Retaining wall on site requires a separate building permit if greater than four feet. • For third party review of building plans you must request it. The plans must be complete to send out to include plumbing, mechanical and structural. • The City would like half size 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. • 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 meets 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 time of building permit plan review. IS- 103300-00-PC Doc 1D:78119 Lake Grove Elementary September 6, 2018 Page 17 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 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 processing. 2018 cost for a Water Certificate of Availability is $60.00. Hydraulic model results (FF #345a, copy attached) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s 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 attached) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s in the water distribution system (with existing & 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 depicts 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 and/or 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 & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/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: ■ Domestic: SvcNo 10787, 2" meter. ■ Irrigation: SvcNo 30355, 2" meter. ■ 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 & 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. • To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 18 (RPBA) is required. For fire -protection, and presuming no sprinkler heads are installed >30-feet above the service/meter elevation, an aboveground reduced pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepflrr,Lakehayen.org, 253-946-5427) for additional information on premise isolation/BPA installation & 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). Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/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/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. ■ 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. • 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. Water Service/Meter Installation, Fire -protection flow -detection: $466.12 drop -in meter charge. ■ 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 37.72 Equivalent Residential Units (ERU). Please contact Lakehaven for further detail. Sewer ■ A Sewer Certificate of Availability 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 processing. 2018 cost for a Sewer Certificate of Availability is $60.00. • The site has one (1) existing sewer service connection (SSCP 5183). ■ 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 2%. 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 attached 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/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 18-103300-00-PC Doc ID:78119 Lake Grove Elementary September 6, 2018 Page 19 any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. ■ Sewer Service Connection Permit: $303.52 fee. Capital Facilities Charge(s)-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 37.72 ERU. Please contact Lakehaven for further detail. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (http://www.la-keliaven.org/204/Development-Engineerin,g). ■ 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 Cahan, 253-946-7243, Chris Cahan@southkingfire.org Water Supply Fire Flow The required fire flow for this project is 2750 gallons per minute. A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the water district and provided at the time of building permit application. Fire Hydrants: This project will require 3 fire hydrant(s) 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 60 feet from the hydrant. The hydrant is across the bus lanes from the FDC. The FDC or the hydrant will need to be moved. *Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by 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 li:/Isoutlikin ire.or DocumentCenter/HomefView/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 Federal Way Revised Code: http://ww-w.codepublishing.com/WA/FederalWa / 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 20 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. ]iM2:/Isoutlikingfire.org/�DociiiiieiitCenter/HomeNiew/21 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 required. 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 per cent less than the correlative water supply curve pressure. Fire Alarm A Fire 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 this project. 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 accessible to students or public. Emergency Responder Radio Coverage All buildings in excess of 35 feet in height per 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. http://southkingfire.org/DoeumentCenter/View/279 Door Hardware Door hardware detail will be required on all doors. Details on the hardware used for "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 18-103300-00-PC Doe ID:78119 Lake Grove Elementary September 6, 2018 Page 21 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. 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, Becky Chapin, at 253-835-2641, or becky.chapin@cityoffederalway.com. We look forward to working with you. Sincerely, Becky Cha in Senior Planner enc: FWRC 19.200.090 Master Land Use Application Process III Submittal Requirements Mailing Labels Hazardous Materials Inventory Statement Height Measurement Parking Lot Design Criteria 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, via email Scott Sproul, Building Official, via email Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District, via email Chris Cahan, South King Fire & Rescue, via email 18-103300-00-PC Doc ID:78119 FEDERAL WAY PUBLIC SCH00LS September 13, 2018 Federal Way Public Schools Mirror Lake (M), Lake Grove (L), & Wildwood (W) ES Projects (8/23/18) City Review Comments Impacts 9 11,2 �18 Meetin between FWPS & COFW Attendees: Dr. Tammy Campbell (TC) -Supt. FWPS Sally McLean (SM) -FWPS Jim Ferrell (JF) -Mayor COFW Mike Benzien (MB) -FWPS Brian Davis (BD) -COFW Michael Swartz -FWPS E.J. Walsh (EW) -COFW Casey Moore (CM) _FWPS Scott Sproul (SS) -COFW Dan Gendreau (DG) -FWPS Chris Cahan (CC) -SKR Ray Vefik (RV)-FWPS Tim Osborne (TO) -LWSD Robert Evans (RE) -FWPS Curt Cooper (CAC) -FWPS Primary Discussion Topics, in Order of Discussion based on agenda 4. Final Hydrant &Fire Access Road during construction provided by FWPS; •-••------------- ---(Construction Sequencing) •'• Temporary fire hydrants are allowed provided they are located With the necessary fire flow and are installed with STORZ connection. ear the final location ,**A temporary fire access road will be acceptable as long as it performance and access requirements of permanent road, meets all of the • • The temporary hydrants and access road are to be in place prior vertical building construction, p r to starting any 1. Planning Division a) Process III Master Use requires sequential review City statutes require Process III based on project(s) scope; (6 months) statute would create precedence concern with other projects consistentdeviation a •'• Concurrent submittal with building permit iapplication review process. s allowed, but may actually slow down 11PIge IFevFERAL WAY U8>+tc SCHOOLS ority of the SEPA process, so lication requirements include the maj The ability for .'.The Process III app are putting is the Lead agency) SEPA is conducted simultaneously. when the City U Kermit at the same time that they is comment, allowing for the final SEP e\d cur e t o be FWPS to submit for their o Publ Use (MU) ) MU re their SEPA checklist out acting the would be approximately 45 days later without imp process. submitted app the impact of the sequential review p and significant in reducing advise if they can accommodate concurrent submomment .'. (EW) will review and completing SEPA public review of Process III application while District is period. .................... ($9.6 M) facades significant increase in building area b) Building Facade Modulations_— .......... � � � � -�result ---�" in � -- .'.The required modulations in the and cost per square foot, that exceed State established and recognized tun d1es to amounts. comply with (BD) to review designs for oppor .'. (RV) will request meeting with intent of code but reduce impacts. (Safety) 2, Storm Water Requirements for surface detention nesting a waiver. • COFW requires surface ponds but a letter can be submitted requesting tanks will be the . annual maintenance reports will be required. .'. If waiver is granted, maintenance of underground detention responsibility of the Owner (FWPS), and ($2.5 M-?) Off Site Improvements .................... ...... each school project to see how it fits with the 3 lines, .'. COFW will look at the development for improvements beyond the property COFW comprehensive p Ian. Street frontage imp discussions pedestrian access, and traffic impact analysis will have further meetings with COFW. ($410 K min) 5, Water Main Extension .($1,2 M min) a) (M) —Water main extension ---------- ................��--��--- ...-.-.-..._...-.._.--- - . ($470 K min) b) (L) — Water main extension .................. c) (W) —Water main extension . .... ........ responses in order to plan accordingly. FWPS needs consistent and accurate provided at a preliminary .%There is a significant difference between men information eceived from the COFW Pre - project review meeting with t has th n this application meeting, and what has recently been described usions,nLWSD will work with -% FWPS will formally request fire flow test. Based on cone FWPS to develop the most cost effective solutions. 21p-,,ge FEDERAL WAY PUBLIC SCHOOLS Summary of discussion topics and conclusions by: Ray Vefik FWPS Project Manager (253) 945-5957 rvefik fw s.or 31 Page L XE GROVE ES - FROM EXISTINGr 3AWINGS COVERED PLAY (50%.)2 1,750 Sf j CLASSROOM ADDITION (1966-67) = 6,208 Sf $ PORTABLE 2 = 905. Sf PORTABLE 1 = 908 8f LIBRARY ADDITION Pest fF,C� p (1966-67) = 2000 Sf 41TT- .j - lr.r- `,_w. �I• rw..+' "'[[[---lll""" . _ "-N�l ...•T•�. iii ..: iii. ~ �• � - ! �ns��� • o' � ,ram',.. ...®- -.�.. f �-. - ::�.Y� ..._.-. xY. �I••'Y��� � - ' -' ORIGINAL BUILDINGS (1965) = 33,857 Sf ! Y ' i ! as ti, S b 0 ♦ L_ �• - .� w .i a Sff •;;- C L.1 •1 N.f LI���T'. _ il. • 1[.�L { K ecT� vrorE . - - I J Original Building (1965) = 33,857 sf Classroom Addition (1966-1967) = 6,208 sf New Library Addition (1966-1967) = 2000 sf Main Building = 42,065 sf Covered Play (70'x 50') = 3,500 sf Covered Play (Count for 50%) =1,750 Sf Portable Addition (1995) = 2 Portables Portable 1 = 908 Sf Portable 2 = 905 Sf ------------------------------------------------------------- Main Building with Portables = 43,878 Sf d s: V ! I I I; �I T, `•y'1 .i 1:.x'•r. .. 41 N-�' Lam: .. ACC -'•f ±f.•�-'J• _�t� atiGV is £! . 1 5 C 4 L r ik t 4:IC } c a•.L�rs El RECEIVED JUL 2 5 2018 Gay OF FEDERAL WAY COMMUNITY DEVELOPMENT integru7siRRE Federal Way Public Schools Lake Grove, Mirror Lake, W i l d wo o d ES Schematic Design Summer 2018 Design Narratives • Architectural • Structural • Civil • Landscape • Mechanical • Electrical • Food Service Code Analysis design narratives 2 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 3O8th 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 inte rus FEDERAL WAY Federal Way Public Schools - Schematic Design I 43 g„�,,,, _, PU9LCSC-.11 Summer 2018 2design 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 (DRQ 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 j Federal Way Public Schools - Schematic Design J Summer 2018 design narratives 2 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. 71te rUS FEDERAL WAVO Ls Summer 2018 Federal Way Public Schools - Schematic Design 145 g„ „,,, , ,E PUBUCScM. "�" 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. Parking is distributed between a west lot, serving visitors and community 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'U 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 f Summer 2018 design narratives 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 25th 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. 7"lte rus FEDERAL WAV Federal Way Public Schools - Schematic Design I 47 g„�., ,_ PU9LICSCHOOLS 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 Grove and Mirror Lake, are centrally located 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 J 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 "U'; 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. Il lte rus FEOERALWAY Federal Way Public Schools - Schematic Design 1 49 ��xex�rt�ruee PUBLIC S^CH LS Summer 2018 2 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 3081hSt, 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 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 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 f Federal Way Public Schools - Schematic Design I Summer 2018 design narratives 2 Structural Narrative (cont.) Lateral Force Resistance The proposed lateral farces 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 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 171te rUS FEo�. Federal Way Public Schools - Schematic Design I 51 g.��.,,E�.�.E'� Pu°u« Summer 2018 2design narratives Structural Narrative (cont.) o Dead Loads LAKE GROVE Roof Dead 1 %" type B roof deck 3.0 psf Beams/girders 6.0 psf Roofing/insulation 6.0 psf Mech/elect/plumbing 3.0 psf 1ing. mist 2.0 psf 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 DBf total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Misc 5.0 0sf 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 Sos 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 (K) 0.85 Exposure category B Topographic factor (K) 1.0 Gust effect factor 0.85 Enclosure classification Enclosed Internal pressure coefficient (GCpj) +/- 0.18 52 + Federal Way Public Schools - Schematic Design I Summer 2018 design narratives 2 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 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 interus FEDERALWAV Federal Way Public Schools - Schematic Design I 53 g„�„,§...E r.-r SC-- Summer 2018 '� 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 (]CC) 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 —1411 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 2 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 %z" 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. 71te rUS y, FEDERAL WAY Federal Way Public Schools - Schematic Design I 55 g,..,,E , wE I ! POBLICSCMOOLS Summer 2018 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 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives L 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 psf 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 ilin m[sc 5.0 PSf total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Mfsc 5: total 45.0 psf Wall Dead Curtainwall/windows Metal studs w/ sheathing & metal panel cladding Metal studs w/ sheathing & 4" brick cladding • Lateral Loads Seismic Wind Occupancy category Site class SS S1 SIDS Fa Fv Seismic design category Seismic importance factor (le) Basic wind speed (gust, V) Wind Directionality factor (Kd) Exposure category Topographic factor (Kzt) Gust effect factor Enclosure classification Internal pressure coefficient (GCpi) 10.0 psf 15.0 psf 50.0 psf III C 1.301 0.499 0.867 1.000 1.301 D 1.25 115 mph 0.85 B 1.0 0.85 Enclosed +/- 0.18 r I US FEDERALWhY Federal Way Public Schools - Schematic Design I 57 integ�yg. =.,.E ,_ ua vL!SS�2H—S Summer 2018 2design narratives Structural Narrative (cont.) • 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 + Federal Way Public Schools - Schematic Design I Summer 2018 design narratives 2 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 inte EyS FFOMAL WAY Federal Way Public Schools - Schematic Design I 59 g...,.E , .. ��E� -••-•-•-•«-- 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 30011 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 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 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 + Federal Way Public Schools - Schematic Design l Summer 2018 design narratives 2 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 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 Irlte rUS f� FEDERALWAV Federal Way Public Schools - Schematic Design I 61 g..�.,,E _, 4 Pl19LIC5CLMws Summer 2018 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/plumbing 3.0 psf Ceiling, mist 2.0 psf 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 s total 80.0 psf Stair Dead Steel framing 15.0 psf Concrete fill 25.0 psf Misc 5 Qpsf 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 Occupancy category III Site class C Ss 1.301 S1 0.497 Sos 0.868 Fa 1.000 FV Seismic design 1.303 category D Seismic importance factor (Id 1.25 Wind Basic wind speed (gust, \� 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 (GCpj) +/- 0.18 62 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives 2 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 1OH psf Passive Resistance and Friction Factors Passive equivalent fluid pressure 250 pcf Coefficient of friction 0.30 Is 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 fc = 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 inte EyS FMIMAL WAY Federal Way Public Schools - Schematic Design I 63 .,.E°°^E hPUsuCH"O°� Summer2018 l 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 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 64 I Federal Way Public Schools - Schematic Design Summer 2018 �N �I IMF~' -- - •� J I design narratives 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 308th Street directly adjacent to the north of the school site. Four driveway access points along SW 308th 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. intE'(�rUS FEE,ERALWAY Federal Way Public Schools - Schematic Design j 65 J„�„,,, _, h iU_B cE i0_0_'S 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 parking lot layout configurations, 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 property 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 2 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. iinte�' y§ PUBLICS SCHOOLS Federal Way Public Schools - Schematic Design I 67 tiJ xe oxi rrx ruse PUBLIC SCHOOLS 1 "� _.�..-..-.__ 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, 1' 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 property. 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 I Federal Way Public Schools - Schematic Design ! Summer 2018 design narratives 2 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 FED"ALWAY Federal Way Public Schools - Schematic Design 69 g..�„„E _, '�"wsucar2oas Summer2018 2design narratives Civil Narrative (cont.) School 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 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 3,750 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. Proposed 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 j Summer 2018 III design narratives 2 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 712118 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," iinte ryS FEDERAL WAY Federal Way Public Schools - Schematic Design I 71 g,,,,,,E„ „ �" PUBLIC SCHOOLS Summer 2018 1 2design narratives Civil Narrative (cont.) Promo used 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 is 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 very difficult 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 I 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 properly. 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. rote rus FEUERALWAY Federal Way Public Schools - Schematic Design 1 73 �J�xcx�rr _, PUBLIC SCHOOLS '�" _._._. .__ Summer 2018 2 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 playfields, which currently occupy the entire western half of the properly, 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 (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. 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 1 Federal Way Public Schools - Schematic Design Summer 2018 design narratives 2 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 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. inte rus FEOERALWAV Federal Way Public Schools - Schematic Design I 75 g„ „„E ,„„ PU13LICLcH.O LS Summer 2018 2design narratives Civil Narrative (cont.) Existi Conditions 0 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. Pronosed 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 J Federal Way Public Schools - Schematic Design I Summer 2018 design narratives 2 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 71te I US FEDERAL WAY Federal Way Public Schools - Schematic Design I 77 g,„,„,,,„,„„F-�" PUBLIC SCHOOLS Summer 2018 2design narratives Civil 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. hool Plavfields: Stormwater Mitiaation Design and Reauirements 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 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives 2 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: inte rUS FEOE0.ALWAV Federal Way Public Schools - Schematic Design I 79 g„ „„E„,„„-� P BLICSCHOO 5 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 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives 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 171te rus FEDERAL WAY Federal Way Public Schools - Schematic Design I 81 g ..ax rEs rueE PUBLIC silwoLc 1 '� __._._..__ Summer 2018 161 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 30Oth 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 30Oth Street that currently provide a continuous path of access and circulation throughout the site will remain, but they will be modified to provide 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 I Federal Way Public Schools - Schematic Design 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 Im provements 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. 71t2 rUS FEDERAL WAV Federal Way Public Schools - Schematic Design 1 83 ��ecei,r _. Pl19 LICSCHOOLS _.___.W.__ Summer 2018 2 2design narratives Civil Narrative (coat.) 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-feet 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 j Federal Way Public Schools - Schematic Design j 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'/4 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 interus FEDERALWAV Federal Way Public Schools - Schematic Design j 85 ��ecx §rues PUBLIC I-.11S I '�..�.i._.� 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 Pla ield : &rmwater Miti ation Design and Requirements 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 Exi�stjnct Conditions 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 W design narratives 2 Civil Narrative (cont.) Domestic Water and Fire Service WILDWOOD Existlnq System 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 300th 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 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." 171te rus FEDERAL WAV Federal Way Public Schools - Schematic Design I 87 �xecx�rrc cuxr PUBLIC SCHOOLS { '�' 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 2 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 inte/�yj rUS FEDERALWAV Federal Way Public Schools - Schematic Design I 89 .J.xvxirr _, PU9L�C SCHOOLS 1 _._._._H___S Summer 2018 2design narratives Landscape Narrative (cont.) 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 minimized. 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 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 coil 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 (MDn 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. �"lte rus FEDERAL WAY Federal Way Public Schools - Schematic Design I 91 � � ey E _, PO9L[C SCHOOLS -- CLQLOIS Summer 2018 2design 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, classroom 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 2 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. 71te �rUS FEDERALWAV Federal Way Public Schools - Schematic Design 193 �PU�ecxi rse rove BLIC SCHOOLS " _� ._.._ Summer 2018 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 2 Electrical Narrative (cont.) 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. � me rUS ft GVA4WAY Federal Way Public Schools - Schematic Design I 95 g,.�.,,. ,_ 11"�Pvm'cu 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 narratives 2 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. rite rUS FEOE�l WAS Federal Way Public Schools - Schematic Design 1 97 g ,,eex„ea,vee PUBLIC SCHOOLS '�__._—_ 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 currently listed 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 I Federal Way Public Schools - Schematic Design Summer 2018 design narratives 2 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. U.# inte CUS FEDEIIALWAV Federal Way Public Schools - Schematic Design ! 99 �xxcxi recruxr PUBLIC SCHOOLS J '� Summer 2018 code analysis 5 Land Use Code PROJECT NAME AND ADDRESS: Federal Way Elementary 50ools Lake Grove - 303 SW 308th St Federal Way, WA 98023 Mirror Lake - 625 S 314th St Federal Way, WA 98003 Witdwood - 2405 S 300th St Federal Way, WA 98003 APPLICABLE CODES: JURISDICTION: Zoning FWRC - ZONING CODE (TITLE 191 City of Federal Way Building 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E. J) City of Federal Way WAG 51-50-1101 and RCW 19.27 & 70.92 Maintenance 2015 PROPERTY MAINTENANCE CODE City of Federal Way Fire & Life 2015 INTERNATIONAL FIRE CODE (INCLUDING Cily of Federal Way .Safety AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C, E, F. 1) NFPA 72 South King Fire & WAG 51-54A and RCW 19.27 Rescue Mechanical 2015 INTERNATIONAL MECHANICAL CODE City of Federal Way WAG 51-52 and RCW 19.27 2015 UNIFORM PLUMBING CODE (EXCLUDING City of Federal Way Plumbing CHAPTER 12,15) WAG 51-56 and RCW 19.27 _ 2015 INTERNATIONAL ENERGY CONSERVATION City of Federal Way Energy CODE WAG 51-11 R, 51-11C and RCW 19.27 2015 WASHINGTON STATE ENERGY CODE Fuel & Gas 2015 INTERNATIONAL FUEL & GAS CODE Oly of Federal Way Electrical 2017 NATIONAL ELECTRICAL CODE City of Federal Way WAC 296-43, 296-45, 296-46B and RCW 19.26 Accessibilitv I ICCIANSI A117,1-2010 City of Federal Way Zoning: Code: :Section: Current Zoning R57.2 FWRC Zoning Map Permitted Uses :School FWRC 19.200,090 Special Review Process Process III FWRC 19.65 & 19.200.090 Process 111 '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:ca icon erence y I on - e commune FWRC 19.40.010 & :development services shall notify applicant of 19,65.050 date/time/location of conference within 5 working idays after receipt of complete preapplication. ,Compliance with SEPA with state regulations & city ordinances Pre -Submittal Exceptions Written waiver by 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 eompleterineomptete) Director distributes Notice of Application 'within 14 calentlar clays o 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 director's Lind use and cnm is Project Review Directors Decision 19.65.100 written decision distribution - 5 working days after 'he written decision is issued 4ppeals Process - written notice must be delivered 19.65A 20 within 14 days of director's decision SEPA FWRC title 14' RCW 43.21C.120, WAC 197-11 exemption 'Ia. Residential structures up to 20 dwelling units. FWRC 14.15.030 1 b. Agricultural structures covering up to 10,000 sq 11. 1 c. For office, recreational, service or storage (buildings up to 12,000 sq ft. gross floor area, and up to 40 parking spots, 1 d. Parking lots up to 40 parking spots. le. landfills and excavations up to i nte/�� Ey FEDERAL WAY Federal Way Public Schools - Schematic Design ! 173 ✓�e exirecroe[ PUBLIC SCHOOLS J Summer 2018 5 code analysis ILot Area (Min.) 7,200 Sq Ft FWRC 19.266.096 Setbacks (Min.) (Front-50' FWRC 19.200.090 ,Side - 50' IRear - 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 acijacentresidentLalzoriB. ,Zone Chart 30' above average building elevation for all other structures — special regulations & notes "' For any structure, including gyms, an increase in 19.200.090 - Use Iheight above 30 ft, shall not block views designated Zone Chart (Special Iby the comprehensive plan Regulations & Notes: Surronding Zones 13-10 (Lake Grove - RS7.2, PO, RM1600 FWRC Zoning Map (Mirror Lake - RS7.2 'Wildwood - RS7.2 Building Modulation - All Zoning Districts IFagade length > 60' & visible from ROW or FWRC 19.115.060 - 2 residential, than they must incorporate 2 of the 4 design options or have Type I Landscaping with modulation If more than 2 design opt ons are use Imens anal 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 Ilonger 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 Ithe entire length of the facade, in any approved combination. Options used must meet the an scope screen ng: ig t- oot-wi a 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: Min length 50 % of length of facade 4. Pe estnan aza: Plaza square footage = I / of gross floor area of building, but must meeting min of 200 sq fL Visible and accessible from ROW Building Modulation - Institutional uuilaog tacallasrOnym n ere visible from an adjacent residential zone, righl-of FWRC 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 lari of the subject facade and the minimum width shall be approximately twice the minimum depth, The modulation shall be integral to the building sULiClure from base to roofline. Roof design shall utilize forms and materials that FWRC 19,115.100 - 4 avold the general appearance of a "Flat" roof. Rooflines with an integral and obvious architectural piles are an approved method to meet this guideline. Alternally@ distinctive roof forms such as varied and multiple stepped rooflines, architectural parapets, erUoulated cornices and fascias, arches, eyebrows, and similar methods will be considered by the dlfeclor, provided, that the roof design minimizes uninterrupted horizontal planes and results in Average SuIldIng Mevallon (ABE) 33.75' 491,75' 355' 435.5' 493.3' 349.5' 492' 352' % & FWRC 19,05.005 MirrorLake Wildwood Lake Grove Finished Floor Elevation EldsqV FFMirror Lake Existin FF Wildwood Existing FF Lake Grove Prop FF Mirror Lake I435' Prop FF Wildwood Prop FF Lake Grove 174 1 Federal Way Public Schools - Schematic Design Summer 2018 code analysis 5 Minimum Required Parking Spaces 1 per Employee FWRC 19,200.090 Current parking spaces Lake Grove - 43 IMirror Lake - 32 (Wildwood - 82 used q'qq spaces 90 for each school Landscape Category IRS Zone - Type III FWRC 19.125.060 Along Property Line Abutiferg a Property Line 10' width alongproperty 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'Jancith Parking Lot Landscape Type IV landscape to be provided for surface FWRC 19.125.070-2.a 1.13 (parking. 22 SF per parking stall when 50 or more (parking stalls are provided. Landscape Island 64 SF (min - 305 SF max 3 feet 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 $torage area may not be located in buffer zones 19.125,150 Outdoor Play Area 75sq.ftper chill tl. ustbeenclosed bysolldfenceor FWRC 19.200,090 screen at least 6' in he ht screening options utilized,cam-m ences ws a rom p c - (FWRC 19.115.090 Hof -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. Signs Sign Permit Required IFWRC 19.140,040 Sign types allowed Canopy, Monument, Pedestal, Wall IFWRC 19.140.150 -i 2 Max Amount 1 sign for each public entrance providing direct vehicle access Max Area Monument: 64 soft for all faces & no one face shall exceed 32 soft. Wall & Canopy: 7% of exposed buildino face that is attached to. Max Height Wall & Canopy: not to project above roofline. Monument. 5', Pedestal! 12' Setback 6min Light Fixtures Lighting fixtures shall not exceed 30 feet in height FWRC 19.115.100 - 7 and shall include cutoff shields. Critical Areas - Seismic Geo Tech Report daW: 06.14.18 Mirror Lake !Site Class C Wildwood :Site Class D Lake Grove Site Class D Critical Areas - Landslide Mirror Lake ILowhazard 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 Em an Hazard Area Lake Grove 'West facing slope that separates lower school (building from upper playfelds 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. FWRC Sites containing or within 25 feet of slopes of 40 Cieaiing & Grading ales wroth slopes of 15 % or '19.120.110 - 2 greater percent 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. OeTinitlons: ,Average Building Elevation (ABE) the average of the highest and lowest existing 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 Schools 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 FWRC 19.05.080 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 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. Low Density Zone SE zone and comparable zones in other jurisdictions FWRC 19.05.120 SE 1 Unit / 5 acres FWRC JZoning Map 171te I US FEDEaALWAV Federal Way Public Schools - Schematic Design 175 I g„�„„F,,,,,, Pu. aLIC SCHOOLS Summer 2018 5 code 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 least two of the four options described herein; except, however, facades that are solidly 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 lncorporaliny rticdU%BWn= Figure 6 — FWRC 19.115.064(2) a. Facade Modulation bnearporaring canapyJamade Figure 8 — FWRC 19.115.060(2) c. Canopy or Arcade tegrus er PUBLI SCHOOLS PU6LiC SCHOOLS code analysis 5 inearpwadng landscaped buffers Figure 7 — FWRC 19.115.06Ut2) b. Landscape Screening mearpmalig p6dosl1141, pra:a Figure 9 - FWRC 19.115.060(2) d. Pedestrian Plaza Federal Way Public Schools - Schematic Design I 177 Summer 2018 ` 5code 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 minimum width shall be approximately twice the minimum 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 I Federal Way Public Schools - Schematic Design Summer 2018 code analysis 5 Building Modulation for Institutional Use - Mirror Lake West Elevation Case Study Current Configuration: 3. 3: a aSeonn crre2aoaH Ioori a 3 'c�rr�sornr crv2alscar � Required Modulation for a building facade: total west facade length > 120' Depth =,v/a of fofal Width = 2. depth Height of Structure Average Building Elevation (ABE) Mid point of hiqhest principal roof �, Ridge of hlghest principal roof Allowed i ------ � Bueidine Height i Eave of highest principal roof i 30' Max f e --- ----' Height of Structure W1 Sloped Roof Lowest Re* mnre "ghest Elevation datum (ABED setation 7nte CUS FEDERAL WAY Federal Way Public Schools - Schematic Design 179 g.'�.,rrrr°°. Il'�" P�a�`5`"°°� Summer 2018 5 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 J Federal Way Public Schools - Schematic Design I Summer 2018 FOR LAKE GROVE WILDWOOD 1ltegrus .. FE61MAL WAY puBi,[C 501OOL code analysis 5 Federal Way Public Schools -Schematic Design I 181 Summer 2018 5code 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 UNIT17.200 SQ FT- RS7.2 LEGAL DESCRIPTION: BEG AT PT 55 FT E OF NW CDR OF SE 114 OF NE 1/4 TH S 01-21-07 W 420 FT TH S 88-48-32 E 152.90 FT TH S 01-21-02 W 135 FT TH S 8848-32 E 669.49 FT TH N 01-21-07 E 555 FT TO N LN OF SUBD TH N 88-48-32 W 822.39 FT TO BEG LESS N 30 FT FOR RD CODE TYPE CODE TITLE TECHNICAL BASIS ZONING FEDERAL WAY REVISED CODE FWRC - TITLE 19 BUILDING 2015INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E, J) WAC 51-50-1101, RCW 19.27 & 70,92 ACCESIBILITY ICC ANSI A117.1-2010 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,1) 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 29643, 296-45, 29646B & RCW 19.28 ENERGY 2015INTERNATIONAL 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 NFPA 13 FIRE ALARM NFPA 72 IrtK rwnU 1y GXt Wlq 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. CANOPYORARCADE. 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 I MIND TH > 0', OTHEN PTHL LENGTH MODULATION SHALL BE INTEGRAL TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE, 182 I Federal Way Public Schools - Schematic Design Summer 2018 -1 UJI w SW 308TH ST r r' 93p' �4, 120' r- - PER FWRC 19115100-- ` •.mil 'Y�-A�,.._.,..,,�ar.. — � I~ VIT d C T0'•B'— , T �' code analysis 5 LLJ Z O N - FACADE NOT VISIBLE _1 Q Z 277*-1' Y LLJ n MODULAWNFROM 2ND PROP BLf LDING U) — -LEVEL UP TO ROOF I LL] EDGE OF EXISTING FIELD ~ FAME NOT. 1 U .� MILESl Q r. FACADE NOT . �• • � � f•' � $ VISIBLE � ADJACENT RESIDENTIAL ZONE EDGE OF EXISTING LANDSCAPE COMMUNITY DESIGN GUIDELINES DIAGRAM (FWRC 19.115.100) '`L! TRUE NORTH Inte ryA FEOERALWAY Federal Way Public Schools - Schematic Design 1 183 g,. ,,,.° �.. �'� we`LeRErw Summer 2018 5 code analysis MAX BLDG HEIGHT DIAGRAM ( PER FWRC 19,05.080) MIDPOINT OF SLOPED PRINCIPAL ROOF I AVERAGE BUILDING ELEVATION AV BLDG ELEV DIAGRAM (PER FWRC 19.05.010) TRUE NORTH 360'-0" HIGHEST PROP ELEV AVERAGE BLDG ELEV = 355' AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (350' + 360')/2 = 355' 350'-G' LOWEST PROP ELEV 184 E Federal Way Public Schools - Schematic Design Summer 2018 (FWRC 19.200.090) CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' 113'-1" SIDE (EAST) 50' 227'-7" SIDE (WEST) 50' 53'-1" REAR (SOUTH) 50' 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 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 (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 V BUILDING HEIr.HTS & STORES(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 38 FT. 10 IN. 3 STORIES 2 STORIES 'A-3' 75 FT. 38 FT.10 IN. 3 STORIES 1 STORY 'B' 75 FT. 13 FT, 41N. 4 STORIES 1 STORY ALLOWABLE VS. AMAL BUILDING FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506.2.4 WASLE AREA CALCULAT_ O 1506.2.41 BUILDING: Aa=[At+(NS x If) (EQUATION 5-3) FRONTAGE INOEASE %6.3.31 W=(L1xW1+L2xW2+, ,) (EQUATION5-4) BASIC ALLOWABLE AREA INCREASE AREA INCREASE FOR TOTALALLOWABLE ACTUAL AREA ALLOWABLE ACTUAL BUILDING OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA AREA PER FLOOR (XX%) SPRINKLERS (300%) E' 43,500 SF 43.500 SF(.43) = 9,890 SF 23.000 SF(3) = 69,000 SF 101,890 SF 13,846 SF 336,680 SF x (5 STORY) = 69,231 SF •A-3" 9,500 SF 9,500 SF(-43) = 4.085 SF 9,500 SF(3) = 28,500 SF 42,085 SF 'B' 23,000 SF 23,000 SF(.43) = 23,000 SF(3) = 101,890 SF 9,890 SF 69,000 SF (AVG.) 1,683,400 SF TOTAL 76,000 SF 32,680 SF 228,000 SF 336,680 SF ALLQWA%E AREACALCULATIONPER% 42 B ACTUAL + A-3 ACTUAL + E ACTUAL + B ALLOWABLE A-3 ALLOWABLE E ALLOWABLE FIRST FLOOR 5218 =.051 + 0 =,000 + 0 =.000 F 6.130 =.053=.097<1THEREFORE OK 1 i.890 42.085 77.525 115,1800 6,569 2,015 _ 1,326 r 0 SECOND FLOOR 1p1 =-064 * 42,085 048 + 77,525 =•017 115,180 = •000 =.129 < 1 THEREFORE OK ,wo inte rys FEDENALWAY Federal Way Public Schools - Schematic Design 185 g.. ,,...�.E PUBUCSct02— Summer 2018 5 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: 0 HOUR BEARING WALLS- EXTERIOR: 0 HOUR BEARING WALLS- INTERIOR: 1 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 B) 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 1004.12) 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 -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 THROUGHOUTWITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.111 OR 903.3.12. 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 5051 WAG, TABLE 2902.1) WATER CLOSETS REQ'D LAVATORIES REQ'D WATER CLOSET CLOSETFIXTUUR#OFES LAVATORY FACTOR LAVATORIES LAVATORIES OCCUPANCY GROUP AREA OCCUPANTS FIXTURE FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 465 MALE 1 FIXTURE PER 125 4 4 3 3 B 4 1 FIXTURE PER 200 3 3 GROUP A3 6.509 00 465 FEMALE 1 FIXTURE PER 65 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- SQ FT TOILET ROOM PER 6 WCs USE TOILET ROOM' USE TOILET ROOM" 1 / 25 FOR FIRST 50, 1 140 FOR FIRST 80, 1 1 22 MALE 1150 FOR REMAINDER 1 1180 FOR REMAINDER GROUP B 4,314 SQ FT 44 1 / 25 FOR FIRST 50, 1 1 1140 FOR FIRST 80, 1 1 22 FEMALE 1150 FOR REMAINDER 1180 80 FOR REMAINDER 303 MALE 1 FIXTURE PER 35 9 16 1 PER 85 4 13 GROUP E" 60,478 605 SO 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, Ir1t2 rUS FEDERALWAV Federal Way Public Schools - Schematic Design J 187 g„�„„E„,y,E PUBLIC SCHOOLS Summer 2018 j -- 5 code analysis Code Review and Analysis (cont.) MIRROR LAKE PROJECT DATA PROJECTNAMF: MIRROR I AKE 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 114 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 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,1) NFPA 72, WAC 51-54A AND RC 1927 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 ANSIIASME A17-1 WAC 296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS NFPA 13 FIREALARM NFPA72 (PER FWRC 19 200 0901 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, THATTHE 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 + BUILDING MODULATION: THE MODULATION SHALL BE INTEGRAL TO THE BUILDING STRUCTURE FROM BASE TO ROOFLINE. I+! I LENGTH > 120', THEN MIN DEPTH —10% OF TOTAL LENGTH MIN WIDTH —2X MIN DEPTH 188 I Federal Way Public Schools - Schematic Design Summer 2018 S 314TH ST C7 12W-T > 120' ; 146'-1" > 2X OEPTFI PROP BUILDING 1 O LL O G W N 299'-0" > 120' code analysis 5 PROP LANDSCAPE FOR VISUAL BUFFER, TYP LLI 9 _ Z 4 _ i H W i w r I S 315TH ST ADJACENT RESIDENTIAL ZONE COMMUNITY DESIGN GUIDELINES DIAGRAM (PER FWRC 19.115-100) TRUE NORTH 71te I'US fC FE6E,w4WAY .feral Way Public Schools - Schematic Design 189 Summer 2018 g • • •° n..° 5code analysis MAX BLDG HEIGHT DIAGRAM (PER FWRC 19.05.080) IT OF SLOPED kL ROOF AVERAGE BUILDING ELEVATION MIAjor en a M , CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' 170'-3" SIDE (EAST) 50' 212'-2" SIDE (WEST) 50' 51'-5" REAR (SOUTH) 50' 154'-10" MAX BUILDING HEIGHT: 55' FOR GYMS 29'-1- VERTICAL DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 30' FOR ALL OTHER 3Y4r BETWEEN EAVE & RIDGE OF HIGHEST STRUCTURES PRINCIPAL SLOPED ROOF MAX LOT COVERAGE BY 75% MAX 12 7% STRUCTURES REQUIRED PARKING EXISTING PROPOSED AV BLDG ELEV DIAGRAM iPER EMPLOYEE 32 HIGHEST (PER FWRC 19.05.010) TRUE NORTH 90 PROP ELEV j 477'.II' AVERAGE BLDG ELEV = 433.75' AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (437' + 430'-6")12 = 433.75' LOWEST-43O'-6" PROP ELEV 190 I Federal Way Public Schools - Schematic Design J Summer 2018 code analysis 5 USE AND OCCUPANCY CLASSIFICATION (SECTIONS 302,303,8304) 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 INCIO L• N'- AL USES (TABLE 509) B01•_'2'3 R ;OM: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) ALLQMBLE VS, AMAL BUILDING HEIGHTS R 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 I FLOORS 'E' 75 FT. 42 FT. 2 IN. 3 STORIES 2 STORIES 'A-3' 75 FT. 34 FT. 10IN. 3 STORIES 1 STORY 'B' 75 FT. 13 FT. 41N. 4 STORIES 1 STORY &LQWA&E S. ACTUAL BUILDING AREAS [TABLE 50831 FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506,2.4 ALLOWABL AREA CALCUTATION J%J2.41 BUILDING: Aa=[A[+(NS x 10 (EQUATION 5-3) FRONTAGEINCREASE15& 31 W=(L1xW1+L2xW2+, ,) (EQUATION5-4) BASIC ACTUAL ALLOWABLE AREAINCREASE AREA INCREASE FOR TOTAL ALLOWABLE ACTUAL AREA ALLOWABLE BUILDING OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA AREA PER FLOOR ( �) SPRINKLERS (300%) E 43,500 SF 43,500 SF(,43) = 9.890 SF 23,000 SF(3)= 69,000 SF 101,890 SF 13,846 SF 336,680 SF x 69,231 SF 'A-3' 9,500 SF 9,500 SF(.43) = 4,085 SF 9,500 SF(3) - 28.500 SF 42,085 SF 23.000 SF(.43) = 23,000 SF(3) = 101,890 SF B' 23,000 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 ARE6 CALCIAA—TION4.2 B ACTUAL + A•3 ACTUAL + E ACTUAL AiiOV4A LE A•3 ALLOWARL7 E ALLOWABLE 0 0 6,130 FIRST FLOOR 1'5218 1 90 =.051 + 4 85 = •000 * 77,525 =•000 * 115,180 =.053 =.097 < 1 THEREFORE OK 6w 2015 1,326 _ 0 ' •000 =.129 < 1 THEREFORE OK SECOND FLOOR 1a1 =.064 + 4� 85 =.048 * 77,525 017 * 115,180 inte rys, .E RAFEDEL WAY Federal Way Public Schools - Schematic Design 191 g,..,,E PUBLIC SCHOOLS Summer 2018 5code analysis FIRE RESISTANCE RE UIREMENTS(SECTION602,TABLE601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALUFLOOR ASSEMBLIES, EXITS, INCIDENTAL USE AREAS BUILDING ELEMENT FIRE RESISTANCE FOR CONSTRUCTION TYPE II-B PRIMARY STRUCTURAL FRAME: 0 HOUR BEARING WALLS- 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/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 10053) .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 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 J Federal Way Public Schools - Schematic Design Summer 2018 code analysis 5 PLUMBING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER 50-51 WAC. TABLE 2902.1) WATER CLOSETS REQ'D [LAVATORIES REQ'D LAVATORY FACTOR LAVATORIES AVATORIES WATER CLOSET #OF IF OCCUPANCY GROUP AREA OCCUPANTS FACTOR FIXTURES FITUORES REQUIRED PROVIDED REQUIRED PROVIDED 464 MALE 1 FIXTURE PER 125 4 4 3 2 g 4 1 FIXTURE PER 200 g 2 GROUP A3 7.773 928 464 FEMALE 1 FIXTURE PER 65 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- SQ FT TOILET ROOM PER 6 WCs ` USE TOILET ROOM * USE TOILET ROOM' 1125 FOR FIRST 50, 1 140 FOR FIRST 80, 1 2 22 MALE 1 / 50 FOR REMAINDER 1 2 1 180 FOR REMAINDER GROUP B 4,237 SQ FT 43 1 / 25 FOR FIRST 50, 1 2 1 140 FOR FIRST 80, 1 2 22 FEMALE 1 150 FOR REMAINDER 1 180 FOR REMAINDER 284 MALE 1 FIXTURE PER 35 9 16 1 PER 85 4 19 GROUP E•' 56,831 566 SQ FT 284 FEMALE 1 FIXTURE PER 25 12 16 1 PER 50 6 19 TOTAL MALE 14 22 8 23 FEMALE 21 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 (29025.1 WA STATE AMENDMENTS) (1) FOR FIRST 150 OCCUPANTS, ADDITIONAL (1) FOR EACH ADDI ION& 500 OCCUPANTS TOTAL OF XXXOCCUPANTS = X RECIUIRFD DRINKING FOUNTAINS. X TOTALFOUNTAINS PROVIDED. i me rysRA FEDERAL MY Federal Way Public Schools - Schematic Design k 193 g,,,,„F„�„ PUBLIC SCHOOLS Summer 2018 1 5code analysis 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 17200 SO FT - RS7,2 LEGAL DESCRIPTION: NW 1/4 OF SW 114 OF SE 1/4 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 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.1) NFPA 72, WAC 51-54A AND RC 1127 PLUMBING 2015 UNIFORM PLUMBING CODE (EXCLUDING CHAPTER 12,15) WAC 51-56 & RCW 19.27 ELECTRICAL 2017 NATIONAL ELECTRICAL CODE WAC 296-43, 29645, 296468 & 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/ASME Al 7-1 WAC 296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS NFPA 13 FIREALARM NFPA72 rlJye7yn,KeNO .rITOM 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. CANOPYORARCADE. 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 194 I Federal Way Public Schools - Schematic Design Summer 2018 W Z 0 J Q H Z W 0 Fn W w H Z W U Q 0 Q code analysis 5 tr' 20. -- 1'CK FWRC 19.115-11M "M-11->2XDEPTH - 1 W o w � I PROP BUILDING =- FACADENOTV11 JSIBLE 4 � { W • J, cn W Z W U FACADE NOT VISIBLE } . - j EDGE PROP LANDSCAPE ADJACENT RESIDENTIAL ZONE COMMUNITY DESIGN GUIDELINES DIAGRAM (PER FWRC 19.115.100) 11 Itegrus,u,F MER"WAY PUB= SCKDOLS t TRUE NORTH Federal Way Public Schools - Schematic Design 195 Summer 2018 5 code analysis MAX BLDG HEIGHT DIAGRAM (PER FWRC 19.05.080) MID POINT OF SLOPED PRINCIPAL ROOF AVERAGE BUILDING ELEVATION AV BLDG ELEV DIAGRAM t (PER FWRC 19.05.010) TRUE NORTH LOWEST PROP EL AVERAGE BLDG ELEV J I<� HIGHEST PROP ELEV AVERAGE BUILDING ELEVATION (ABE) _ AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (487' + 493')12 = 490' 196 1 j Federal Way Public Schools - Schematic Design Summer 2018 fFViMC 19.200.090) CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 50' 190'-10" SIDE (EAST) 50' 20T-11" SIDE (WEST) 50' 72'-10" REAR (SOUTH) 50' 119'-8" MAX BUILDING HEIGHT: 55' FOR GYMS 37'-1" 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 1 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 ('ABLE 509) BOILER ROOM:1 HWR 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 A 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 I FLOORS E 75 FT. 40 FT. 81N. 3 STORIES 2 STORIES 'A-3' 75 FT. 47 FT. 3 IN, 3 STORIES 1 STORY 'B' 75 FT- 13 FT. 4 IN. 4 STORIES 1 STORY ALLOWABLE V5 ACTUAL BUILOINGAREAS (TABLE UP FRONTAGE MAY BE USED FOR AREA INCREASES PER 506,2 TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUILDING PER 506.2.4 ALLO-WASLE AREA 71 BUILDING: Aa=[At+(NS x If) (EQUATION 5-3) FRONTAGE 1N REASE ON W= (L1xW1+L2xW2+-- .) (EQUATION5-4) BASIC ALLOWABLE AREA INCREASE AREA INCREASE FOR TOTAL ALLOWABLE ACTUAL AREA ALLOWABLE ACTUAL BUILDING OCCUPANCY AREA FOR FRONTAGE AUTOMATIC AREA PER FLOOR PER FLOOR BUILDING AREA AREA PER FLOOR ( �) SPRINKLERS (300%) 'E' 43,500 SF 43,500 SF(.43)= 9.890 SF 23,000 SF(3) = 69.000 SF 101,890 SF 13,846 SF 336,680 SF x (5 STORY) = 69,231 SF A-3' 9,500 SF 9.500 SF(.43) = 4.085 SF 9,500 SF(3) = 28,500 SF 42,085 SF 'B' 23,000 SF 23,000 SF(.43)= 23,000 SF(3) = 101,890 SF 9,890 SF 69,000 SF (AVG.) 1,683,400 SF TOTAL 76,000 SF 32,680 SF 228,000 SF 336,680 SF L W ARgA CALCULATION PER 5NA. B ACTUAL A-3 ACTUAL E ACTUAL B ALLOWABLE + A-3A-3 ALL + E ALLOWABLE + FIRST FLOOR 21—— _ .051 + 42 ' -000 77 525 = 000 6.%9 2.015 1-326 SECOND FLOOR 101890 =-064 + AL6r85 =.048 + � =.017 + 6.130 =.053 115,i 4 + 1= •000 15160 =,097 < 1 THEREFORE OK =.129 < 1 THEREFORE OK inte EyU,,„,,, ,,, FEDEnALWAV Federal Way Public Schools - Schematic Design 197 g„„„,PU BLIC SCHOOLS Summer 2018 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: OHOUR BEARING WALLS- 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 & CORRIDORS ROOMS & ENCLOSED SPACES EDUCATION "E" _PASSAGEWAYS B C C ASSEMBLY "A-3" B B C C C BUSINESS "B" B 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 -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 10212) 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 I Summer 2018 code analysis 5 PLUMBING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER %51 WAG, TABLE 2902.1) WATER CLOSETS REQ'D LAVATORIES REQ'D WATER CLOSET # OF # OF LAVATORY FACTOR LAVATORIES •LAVATORIES OCCUPANCY GROUP AREA OCCUPANTS FACTOR FIXTURES FIXTURES REQUIRED PROVIDED REQUIRED PROVIDED 467 MALE 1 FIXTURE PER 125 4 4 3 2 8 4 1 FIXTURE PER 200 3 2 GROUP A3 6,527 933 467 FEMALE 1 FIXTURE PER 65 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- SQ FT TOILET ROOM PER 6 WCS USE TOILET ROOM' USE TOILET ROOM' 1125 FOR FIRST 50, 11FOR FIRST 80, 1 1 21 MALE 1 / 50 FOR REMAINDER 1 1 1 / 80 FOR REMAINDER GROUP B 4,099 SQ FT 41 1 125 FOR FIRST 50, 1 1 1 / 40 FOR FIRST 80, 1 1 21 FEMALE 1 150 FOR REMAINDER 1 I80 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 1 12 16 1 PER 50 6 13 TOTAL MALE 14 21 8 16 FEMALE 21 21 10 16 " PER 1109,2.1 - FIXTURES WITHIN FAMILYIASSISTED-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 (290Z5.1 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. 171te rus FEDENALWAY Federal Way Public Schools - Schematic Design I 199 ����"��FO�°"E PUBLIC SCHOOLS Summer 2018 .Y - " _ '_" ]i�`�y '..�G,w' L.c�y�/sn � �i. .' � � .+L :r +�s•n rl,;t . `F. - ..�� 5, +.'ice - r,-"'��`'�. - -' +.?• "- °' . Sw vca 3 - _ -Im:f r�, O O O o N Ln Lr� m N O Ln r-I M �3 r-I N ri 00 a-1 !V O O O M 00 I� 3 �I N O N N N d LA N Q O O O 14, N M ri Lr N � N r-I M +, 0 00 N Ln N M N Ln O N O UO N C) Q CIO O 00 MO O 00 O ca ca - v LL 00 N W a N GJ Q N a) c O ch L W 2 LL U) 4.1 M r-I M O (A (n LO M Ln O O N It cM (0 N L <p a� c LaJ LL, U mi GJ W 0 to > Y �a J 0 J C W O W U.) Lu In CV UID W J �iz V City of Federal Way Comprehensive Plan Comprehensive Plan Designations Land Use Element Legend R_j Federal Way City Limits ,, Potential Annexation Area Comprehensive Plan Designations City Center Core City Center Frame . Community Business Commercial Enterprise Commercial/Recreation . Corporate Park . Multi -Family Neighborhood Commercial Office Park . Parks and Open Space Professional Office Single Family, Low Density Single Family, Medium Density Single Family, High Density Some properties are governed by special conditions. This list appears on the left side of the map. These Comprehensive Plan Designations are effective August 2013. Map Revised: Scale: July 2015 0 0.25 0.5 1 2fl source: City of Federal Way. N Miles 5U Aeres King County 11 Federal Way MAP II-1 Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. RECEIVED JUL 2 5 2018 COM UNfTY DEY� WAY ELOPMEIVT CITY OF Federal Way August 2, 2018 Mr. Ray Vefik Mr. Mike Benzien Federal Way Public Schools 1211 South 332nd Street Federal Way, WA 98003 rvefik@&� 2" l e ' ' ❑ s.or CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor FILE 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 3001h Street, Federal Way Dear Mr. Veftk & Mr. Benzien: The Community Development Department is in receipt of your preapplication conference requests. The routed to members of the Development Review Committee (DRC) and a meeting applications have been 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 dixectly 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 robett hansen @`ityoffederalway.com, or 253-835-2643. Sincerely, 9114-d r _(,�G 4a,�� Robert "Doc" Hansen Planning Manger c: Stacey Welsh, Senior Planner Becky Chapin, Senior Planner Leila Willoughby -Oakes, Associate Planner Doc I.D. 78105 18-103302-00-PC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 2, 2018 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: FOR DRCMTG. ON. - FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME PROJECT ADDRESS ZONING DISTRICT.- PROJECT DESCRIPTION: LAND USE PERMITS: PROJECT CONTACT.• MATERIALS SUBMITTED: Becky Chapin, Senior Planner August 16, 2018 - Internal August 23, 2018, 9:00am - with applicant 18-103300-00-PC None Lake Grove Elementary School 303 SW 308TH ST, Parcel # 072104-9180 RS 7.2 Demolition of existing school and construction of a new 62,000 square foot school building. Use Process & SEPA Mr. Ray Vefik Mr. Mike Benzien Federal Way Public Schools 1211 S 332" d St. Federal Way, WA 98003 rvefik@fwps•or� rnbenzien fw s.or • Master Land Use Application • Assessed Value Summary • Schematic Design • Plan Set kcECEIVED 41k JUL 2 5 20% MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF FEDEM WAY 33325 8`h Avenue South CITY OF =` COMMUNfiY DEVELOPMENT Federal Way, WA 98003-6325 Federal Way 253-8 www. t Fax 253-835-2609 www.cityoffederalwa, APPLICATION NO(S) - 103300 Date 7 A /d Project Name Property Address/Location d L4E (7or— (-4o cj C_ C�-� C8b-Z Parcel Number(s) Z� V Project Description C"` Ak P `'A )E:Y-(-r?,(j bL Co-i{,.7-FI ` l4 oE, I-cr) Cz ma's mL-cr�-") fr c.� f� ti' =`t sc ffw C 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 u I +L.177 /-1I s� Z Zoning Designation �A Li P� Comprehensive Plan Designation �. s-? -4-6 o Value of Existing Improvements 6 Z 7 a Value of Proposed Improvements International Building Code (IBC): 115 r, _�; !�" � Occupancy Type n '-- it — 0 Construction Type Rk Applicant Name: (',—,p,,:!f p AL wA-Y Address: (7_{ / , 3S Ao 5`r City/State: E4%Yt�/_'j� CA.1 A-*10 Zip: Phone: 5 3 - c( S 77Cf a, Fax:5 Email: G'A Signature: Agent (if different than Applicant) Name: C- 13?ZC I Address: C,, i p City/State: Zip: % /3 ( Phone: 7-a , - "-7 -7 3 Fax: ,rfr,N'F Signatur - Owner Name:GrW-IJ PvPL(e: XH6ocS AJ Address:(?_(( �, 5.2 - S/7 City/State: lip�� �nJ s' T / f�J�► Zip: '?3bv'3 Phone: a,F 3—�i�-5f�e Fax: 25 3 T �?44 — 5 `5 `r Email: 'let I � `Z/ ii �cw�, cwy Signature: Bulletin #003 — January 1, 2011 Page 1 of 1 k:\I-Iandouts\Master Land Use Application �, +D COMMUNITY DEVELOPMENT DEPARTMENT ['� V 33325 8`t' Avenue South CITY OF Federal Way, WA 98003-6325 Federal Way C� -2609 20 253-835-2607; Fax y.coni L www.citvoffe dderalw eralwa C pr FE evs gpmew �µuK� PREAPPLICATION CONFERENCE Prior to submitting a formal application, a preapplication conference may be required between the applicant, and/or their representative, and the Federal Way Community Development Review Committee. The committee is composed of representatives from the City's Planning and Building Divisions, Public Works Department, South King Fire and Rescue, and Lakehaven Utility District. Preapplication conferences aid the applicant in preparing a complete project proposal, inform them of the procedures and requirements of the City code, and identify policies or regulations that apply to the proposal. Issues such as applicable site design requirements, necessary permits, design options, and answers to related questions are discussed at the conference. Preapplication conferences are scheduled within approximately three weeks from receiving the required information discussed below. Approximately one week after the conference, written comments will be sent to the applicant and/or agent. Please be advised that committee comments are based on submitted information. The more information submitted, the more detailed the response. Specific questions should be accompanied with as much information as is available. However, it is not expected that submitted plans will provide the level of detail equal to a formal application. RESPOND TO ALL INFORMATION RETURN A COMPLETED COPY OF THIS CHECKLIST WITH YOUR PREAPPLICATION MATERIAL rCompleted Master Land Use Application. Applicable fees; contact the Permit Center at permitcenter@cityoffederalway.com, or 253- 835-2607. Seven (folded) copies of conceptual site plan drawn to scale. The plan does not have to be prepared by an architect or engineer, but must be legible, dimensioned, and representative of existing and proposed conditions. Maximum plan sheet size shall be 24 x 36 inches. For a thorough review by staff, the plans should depict as much of the following information as possible: Bulletin #044 — December 21, 2015 Page 1 of 2 k:\Handouts\044 Preapplication Conference SITE PLAN: • North arrow with scale. • Total gross floor area of all proposed floors or levels. • Site area. • Location of Environmentally Critical Areas. • Type of Construction and proposed Occupancy Type per the International Building Code. • Existing and proposed property lines, sidewalks, existing right-of-way improvements, and street edges with existing and/or proposed easements. • Dimensions of existing/proposed structures, parking and drive aisle layout, property lines and right-of-way, including location of barrier free stalls. • Existing and/or proposed access points, including driveways within 150 feet of the site OTHER INFORMATION (seven copies of each): • Vicinity map. ■ Front, rear, and side building elevations indicating height. • Provide a statement of architectural design intent, including finish materials and colors. Refer to Chapter 19.115 FWRC, (both sides of the street) measured from center lines of driveway (250 feet when development abuts Pacific Highway South and Dash Point Road). • Total existing and proposed parking stall count. • Approximate location of proposed storm drainage facilities. • Width of existing and proposed perimeter buffering. ■ Existing and proposed landscaping. Landscaping and trees may be shown in masses on the plan rather than indicating individual tree and shrub species. Refer to Chapter 19.125, Federal Way Revised Code (FWRC), Article I, "Landscaping," for further information. ■ Show proposed internal roadway design. "Community Design Guidelines," for further information. • Statement of existing and proposed use for all structures located on the site. • Floor plan. Projects will have "vested" rights for development to current codes and ordinances only upon having submitted a complete building permit or subdivision application, or following land use approval. Project Name: File # % Y %� �. 0 0 Applicant or Agent:—M r K&q z lAcev Date: Intake Staff Initials: Date: _ 7 Bulletin #044 — December 21, 2015 Page 2 of 2 k:\Handouts\044 Preapplication Conference 10' DRIVING LANE 8' PARKING 4'PLANTER I Q I f Q PARALLEL ADA RAMP. J..I_-.L-1.1. 1 CONCRETE WALKWAY (TYP) �. i PARENT f:� r' DROP/PICK—UP L; 3 CONCRETE FLUSH CURB (TYP @ PARKING) CONCRETE VERTICAL CURB (TYP) ! ASPHALT _ PAVEMENT (TYP) 1 CONCR=WHEELSTOP ( ki- CONNECT TO BLDG GREASE WASTE PROTECT AND PRESERVE EXISTING SEWER PUMP STATION. EVALUATE/RELOCATE NEW CONTROLS AND POWER. INSTALL f REPLACEMENT WET TANK (IF NECESSARY) FIRE LANE SANITARY SEWER . FORCE MAIN I.......... __ i BUS DROP/ PICK—UP GREASE -� INTERCEPTOR IIL CITY SECTION PER PRE-APP SECTION "S" HALF STREET IMPROVEMENTS ALIGNED ON CL OF ROW 10-02-2018 5' SIDEWALK 3' UTILITY STRIP C,wm"Qm Er m11UIIR I LANE STRIPING L, 231 snOvr6[U cw�Wp 1 R I RIDGE qo¢ lYE / .I 1 { sPol iEt Nx l / ■ FF 78.0 .l+f.lb moor n[.fna _ \ ! � ASPHALT � PAVEMENT (TYP) VERTICAL BI 9`._. HEAVY DUTY ASPHALT PAVEMENT (TYP) 6" DCDA 4" DOMESTIC AND VAULT WATER METER IN BUILDING PLAY FIELD FDC FIRE HYDRANT I (TYP) 1� RAMP TO PLAY FIELD + f COVERED PLAY ARE) ; VERTICAL BENDS CONNECT TO EXISTING FORCE MAIN SOFT SURFACE PLAY 8" DI WATERMAIN HEAVY DUTY ASPHALT PAVEMENT (TYP) f L�� MnMll 4r1 PYIEN[M •+r 7 - ' - _ - •• - (RC� P VENENT A PNN.T R{l~SS S=+'TiON TY".1E S 2 1_ANES + PARKING HALF STREET 7 IMPROVEMENTS ITS (ALIGNED OU CL OF RUV{I 9? ' nary Prrww � w. � � r•w 3' WiwkOVa �ALMLN E(�11Y;4S W4EN COI. ."OR .D.^_i; 0;5' AVA CI ;i-. =G 5_22 025 •MA Cl 07Y CSTC an' CSTC ) SD' c54c h .2c5l;c tiOTES ' PLINITEN 574!P O'11 645.01. 5 YJSJSEP FF01f TM` S7E'L'FU( -O iK =fJ^- 7F CL•aB_ DWG. N0. rulluc WOWS COLLECTORILOCAL 3,2S worocs scaho r-40 SCHEMATIC DESIGN J U O o J � O o OZNg = W 3 Uo N Lu J y— W QW/ IL O or_= W W C3 Y W Q LL J Dr1e lP eoolI Job Ne: 217M Drawn By. MNF Cbetl�etl �y -'IA PAVING AND UTILITIES i C-moo 10' DRIVING LANE 4' PLANTER EXISTING ASPH m � i I V 1 I Q - �--- - -�-� IIII�rr •. -- -- -- ----J VIIIIII __—_ PARALLEL ADA RAMP �i sYv -' - J . CONCRETE WALKWAY (TYP) +kr F PARENT DROP/PICK-UP r 1I f CONCRETE FLUSH. — CURB (TYP @ PARKING) t CONCRETE VERTICAL CURB (TYP) ASPHALT PAVEMENT D (TYP) o 1 0 CONCRETE WHEEL c•. STOP (TYP) CONNECT TO BLDG GREASE WASTE PROTECT AND PRESERVE EXISTING SEWER PUMP STATION. EVALUATE/RELOCATE NEW T 1 CONTROLS AND POWER_ INSTALL REPLACEMENT WET TANK (IF NECESSARY) FIRE LANE SANITARY SEWER FORCE MAIN BUS DROP/ PICK-UP GREASE Wes. INTERCEPTOR I � 8" DI WATERMAIN 5' SIDEWALK 6" DCDA AND VAULT IN BUILDING 3' UTILITY STRI LPD RECCOMENDATION #2 SECTION "S" HALF STREET IMPROVEMENTS ALIGNED ON CL OF ROW WITH NO PARKING LANE 10-02-2018 r, rnnaL. LANE STRIPING f+ 61 1 231 cnOvpYp EOIRaux ROGE RWOE LMf - SPIN RLWIEAI FF713.0 w9., • 1, 1 - - - • -T - P�-� PN�P� Nl�w� - A - � EONAOE P�KNfMi NFAW QUIT WILAEIE ASPHALT~ l ` "EE PPvEiaEN�i°Nur PAVEMENT (TYP) VERTICAL BENDS + ' WAO NaiNNG � CIE .N1 `.� C • . _ _ " -� PNE-SENUNG 9t9i/SVA RIfR - 3e a.NLr vKL x�x •a HEAVY DUTY ASPHALT uaNUN PE1 PAVEMENT (TYP) ypw p.MP�E m 4" DOMESTIC ---- FO—gANAE6NI I —I WATER METER � mm swl. RA..I [1[WUUI PLAY FIELD PPf FIRE HYDRANT (TYP) a sDEN WEEWN Ossco RAMP TO•�� L iaE N,aR,N PLAY FIELD COVERED PLAY AREA lgENg�I.E� wowm •• 4.�• wTFA—E W6 �- I iES SCRnCE lUE VERTICAL BENDS �s�-TAT Jy I iWE SENwEE EONI[[INN CONNECT TO EXISTING FORCE MAIN SOFT SURFACE PLAY HEAVY DUTY ASPHALT PAVEMENT (TYP) WATER AVNUBILRY NOTE, AVALABLE FLOW: A,%OD GPM STATIC PRESSURE: M-%A PSI RESIDUAL: NOT AVAILABLE RECOMMENDATION e' LOOP i SceJe r-40• SCHEMATIC DESIGN �(✓, L HrF J t� O o � c'i G J � 0 m N 0ZN2- 2 m m3 LU � g J y } W LLJ Q o d ll ce 0 W W G Y uw a LL J Dale 1I,92O19 J Nc: 21i Drawn BV NNF CA,. L d pV JLA ReVNao DWe De¢nglon PAVING AND UTILITIES C-300 1 10' DRIVING LANE i 1 EXISTING ASPH y 1 i Q � o r j ! ..., t rrrlur PARALLEL LPD RECCOMENDATION #1 SECTION "S" HALF STREET IMPROVEMENTS ALIGNED ON CL OF EX TRAVEL WAY (CL SHIFT 10' NORTH) PARCURB ARAMP (TYP @ P 3' UTILITY STRIP 10-02-2 ADA PARKING) O PARKING Ir 11 LANE STRIPING 3 Row o eTav ci 231 no_ couraF i' 11 Ij FgQ� ' I RIDGE �occ ur[ `■ sEo, ¢nNnx A. Ex 'k 7 r oacNx¢¢ . ._ _ __ •Y — _ _.. _ _—. -_ _ - j. — - NFAW WIY ¢I AEIE I f I 4 j ASPHALT I� (ACC PAVEMEM AS MT PAVEMENT (TYP) !. MI MRMM VERTICAL BENDS 1! _ r I 1 .FmctE axx CONCRETE WALKWAY (TYP) w ' . a A- C � P�-4 MD � CNN EEER f •'n _ _ _ _ _ _ - - ra wuw vwc nsovxc w x_w .NM/•NM Mwx PARENT .I '_a I ' ' f�' - -� `� HEAVY DUTY ASPHALT pp @SM TPEt DROP/PICK-UP I PAVEMENT (TYP) CONCRETE FLUSH I' _..Ll. rr f -- `. --' ... 3oon crA+u mew � r .w . - 6" DCDA 4" DOMESTIC EATfrRYN ErbUly CURB (TYP @ - /' AND VAULT WATER METER i om sM-oaNx PARKING) —'` I 'I r �__ . - __ IN BUILDING ' pD,MG Mu+ ¢¢NMR CONCRETE=j BUS DROP/ FDC PLAY FIELD CURB PICK-UP GREASE' -�-, � 9PC SFRR FlPF VERTICAL -`- �.., - C � (TYP)__ I ASPHALT �_.TL J PAVEMENT o (TYP) o - f I i- CONCRETE WHEEL STOP (TYP) . [CCTNNECT TO DG GREASESTE PROTECT AND PRESERVE EXISTING SEWER PUMP STATION. EVALUATE/RELOCATE NEW CONTROLS AND POWER. INSTALL REPLACEMENT WET TANK (IF NECESSARY) FIRE LANE SANITARY SEWER FORCE MAIN 8' PARKING EXISTING ASPH (partial) -CON N WATERMAIN 4' PLANTER RETE 5' SIDEWALK CITY ROAD SECTION 'IS" 10' LANE, 8' PARKING, C/G, 6' PLANTER, 5' SW INTERCEPTOR ----- FIRE HYDRANT :•?i"° -- i" Ty ,cE SExfR cuacawx { Y wo� xPEwN -� - RAMP TO ' I ExL xtMtwt PLAY FIELD +ircx Rnxxs d JtptFR YmKE UxEs E 1 COVERED PLAY AREAME t-t[x r<Tm . , ..�I' xARx SFAKE E-Es r VERTICAL BENDS I I �_ � �-.• I ert sEm+cE mmfanx r CONNECT TO FI EXISTING FORCE MAIN SOFT SURFACE PLAY JSrAW �: U- CPM RESIDUAL: PRESSURE: ILABLE P51 RESIDWL: NOT AVAILABLE RECOMMENDATDN! R' LOOP 8" DI WATERMAIN HEAVY DUTY ASPHALT PAVEMENT (TYP) � ■tE' �r i swerZ SCHEMATIC DESIGN 4 Aq� '�4 Y N horn♦''�~ �F— J o V/ 0 O 1-- m 0 O Z § /= W mg n i J) LI J y }- LLJ LU Q M a IL J O Lu 0 W W Q LI J Dxie �Nanme JM N. 21T]N DI Ry- MNF Ch-by. JLA Rcn r yor•Ea.reen PAVING AND UTILITIES C-300 LAKE GROVE ELEMENTARY SCHOOL F 303 S.W. 308TH ST. FEDERAL WAY, WA 98003 SHEET INDEX PROJECT TEAM FEDERAL WAY SCHOOL DISTRICT GENERAL FEDERAL WAY PUBLIC SCHOOLS SSC OWNER'S REP G000 COVER SHEET, INDEX 1211 S 332ND ST CBRE J HEERY G001 CODE REVIEW&ANALYSIS FEDERAL WAY, WA 98003 50 UNION STREE; 253.945.5937 SUITE 1000 SURVEY CASEY MOORE SEATTLE, WA 96101 1 OF 2 TOPOGRAPHIC SURVEY 1 OF 2 ARCHITECTURAL 206.587,0473 RAY VEFIK 20F2 TOPOGRAPHIC SURVEY 2 OF 2 INTEGRUS ARCHITECTURE 117 S MAIN STREET MECHANICAL CIVIL SUITE 100 BCE ENGINEERS C-100 TESC AND DEMOLITION SEATTLE, 37 98104 8. SUIT 1200 ST EAST SURE 2A SCHEMATIC DESIGN C-200 GRADING AND DRAINAGE REBE A B REBECCA BAIBAK FIFE, WA 98424 C-300 PAVING AND UTILITIES 253.922.0446 STRUCTURAL CHRISCAFFEE INTEGRUS PROJECT NO. LANDSCAPE INTEGRUS ARCHITECTURE 21738 L200 OVERALL LANDSCAPE PLAN 117 S MAIN STREET ELECTRICAL L205 LANDSCAPE LEGEND AND DETAILS SUITE 100 SEATTLE, WA 98104 BCE ENGINEERS 6021 12TH ST EAST 206.628.3137 SUITE 200 ARCHITECTURAL TOM CORCORAN FIFE, WA 98424 A001 GENERAL ARCHITECTURAL NOTES 253-9220446 A101 LEVEL 1 -FLOOR PLAN -OVERALL CIVIL MICHAEL COZART A101A LEVEl1-AREAA LPD ENGINEERING PLC 1932 FIRST AVENUE FOOD SERVICE A1018 LEVEL 1 - AREA B SUITE 201 STAFFORD DESIGN GROUP .. A101C LEVEL 1 - AREA C SEATTLE, WA 98101 1952812TH AVE A102 LEVEL 2 - FLOOR PLAN -OVERALL SEATTLE, 95135 A102A LEVEL 2-AREA A JENNIFERARGAVES JENNI ERA 2532�.4506 06 integrus A102B LEVEL 2 - AREA 6 TIM STAFFORD A102C LEVEL 2 - AREA C LANDSCAPE WEISNAN DESIGN GROUP COST ESfMATQR ARCHI TECTURE A103 MEZZANINE LEVEL - OVERALL 2329 E MADISON STREET WT PARTNERSHIP - A121 ROOF PLAN - OVERALL SEATTLE, WA 98122 107 SPRING ST A201 EXTERIOR ELEVATIONS 206.3221732 SEATTLE, WA 90140 NICK HAGEN 206.7014199 - STEVE KELLY VICINTIY MAP JUL 2 5 2018 CITY OF FEDERAL WAY WMMUNITY DEVELOPMENT 07/18/2018 *NOTE: DRAWINGS ARE HALF -SCALE AS REPESENTED ON THE SHEETS SET N0. CODE REVIEW PROJECT DATA PROJECT NAME: LAKE GROVE ELEMENTARY SCHOOL PROJECT ADDRESS: 3D3 SW308TH ST. FEDERAL WAY, WA 98023 _ PARCEL NUMBER: 0721049180 LOT AREA: 41Q770 ZONING: SINGLEFAMILY -1UNIT 17.200SOFT-RST2 LEGAL DESCRIPTION: BEG AT PT55FTEOFNWCOROFSE114OFNE1/4THS01-21-07IN420FTTH.S88-48-32E152.90FTTHS01-21-02W136FT TH S 884832 E 669.49 FT TH N 01-21-07 E 555 FT TO N LN OF SUBD TH N 8848-32 W 822.39 FT TO BEG LESS N 30 FT FOR RD CODE TYPE - CODE TITLE TECHNICAL BASIS ZONING FEDERAL WAY REVISED CODE FWRC - TITLE I9 BUILDING 2015 INTERNATIONAL BUILDING CODE (INCLUDING APPENDICES E, J) WAC 5150-1101, RCW 19.27 & 70.92 ACCESIBILITY ICC ANSI At 17.1-2010 ACCESSIBLE & USABLE BUILDINGS & FACILITIES WAC51-50 MECHANICAL 2009 INTERNATIONAL MECHANICAL CODE (IMC) WAC 5152 FIRE - 2015 INTERNATIONAL FIRE CODE ( INCLUDING AMENDED CITY OF FEDERAL WAY APPENDIX B) & ( INCLUDING APPENDICES C, E, F,1) 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, 296-45, 296-46B & RCW 19.28 ENERGY 2015 INTERNATIONAL ENERGY CONSERVATION CODE WAC 51-11R,51-11Cand RCW 19.27 INDOOR AR QUALITY WASHINGTON STATE VENTILATION& INDOOR AR QUALITY CODE - WAC 51-13 ELEVATOR ANSIIASMEA17-1 WAC296-96 CIVIL WSDOT 2000 FIRE SPRINKLERS NFPA 13 FIRE ALARM NFPA 72 - DISTRICTS COMMUNITY DESIGN GUIDELINE REQUIREMENTS FWRC 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($). 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. CANOPYOR ARCADE AS A MODULATION OPTION, CANOPIES ORARCADES MAY BE USED OILY ALONG FACADES TENT ARE VIBBRE FROM A RKLiT-0E-WAY. MINIMUM LENGTR 50 PERCENT OF THE LENGTH OF THE FACADE USING THISOPTIOIL D. PEDESTRIAN PLAZA. SIZE OF PLAZA: PLAZA SQUARE FOOTAGE IS EQUAL TO ONE PERCENT OF THE GROSS FLO - - _ 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 SW 308TH ST / I )_330 3 120 { � PER FWRC 19.116.100 � LLI 236'-1"> 2X DEPTH --- I W �// i ' Ni n II FACADE NOT VISIBLE ! J 70'S' m I W� o I PROP BUILDING 1. 277-, _� o C/) �J 1 tMODULATION FROM 2ND Y co W /jf ` `---LEVEL UP TO ROOF W EDGE OF EXISTING FIELD W L T - FACADE NOT --�� - - _ W VISIBLE I ( U 1 Q l` IL i FACADE NOT VISIBLE ADJACENT RESIDENTIAL ZONE EDGE OF EXISTING LANDSCAPE COMMUNITY DESIGN GUIDELINES DIAGRAM O (FWRC 19.115.100) TRUE NORTH MAX BLDG HEIGHT DIAGRAM ( PER FWRC 19.05.080) MID POINT OF SLOPED PRINCIPALROOF AVERAGE BUILDING ELEVATION. AV BLDG ELEV DIAGRAM O (PER FWRC 19.05.010) TRUE NORTH HIGHEST PROP ELEV AVERAGE BLDG ELEV = 359 AVERAGE BUILDING ELEVATION (ABE) = AVERAGE OF HIGHEST & LOWEST PROP OR EXISTING ELEVATION (350'+360')/2=355 LOWEST PROP ELEV CLASSIFICATION REQUIRED PROPOSED SETBACKS FRONT (NORTH) 59 113-1' SIDE (EAST) 5V 227W' SIDE (WEST) 50' REAR (SOUTH) 50, MAX BUILDING HEIGHT: 59 FOR GYMS 30'-1' VERTICAL DISTANCE FROM AVERAGE BUILDING ELEVATION TO MID POINT 39 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 1PER EMPLOYEE 43 90 USE AND OCCUPANCY CLASSIFICATION (SECTIONS 302,303, & 304) GROIPM GROW E' EDUCATION (ALL AREAS OTHER THAN BELOW, GYMNASIUMS, COMMONS AND KITCHEN INCLUDED IN IBC SECTION 303.1.3) GRDLP '6' BUSINESS (ADMINISTRATIVE OFFICES) GRD P'A T _._. ASSEMBLY OCCUPANCY SEPARATIONS (SECTION508,509) MIXED OCCUPANCY NO SEPARATION REQUIRED - INCIDENTAL USES (TABLE 509) - BOLM R001t 1 H01LR OR %NM@aSR REOUFtED (SPRNKLERS PROVIDED) _ CONSTRUCTION TYPE (CHAPTER6) - TYPE IFB, FULLY SPRINKLERED. EXTERIOR WALLS TO BE OF W.,--_'.�JS`FfQEFMATERIALS, 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 5D4.4) TYPE OF CONSTRUCTION TO BE TYP II-B, EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM OCCUPANCY BASIC ALLOWABLE BUILDING HEIGHT ACTUAL BUILDING HEIGHTABOVE GRADE ALLOWABLE BUILDING HEIGHT I FLOORS ACTUAL BUILDING HBGHTIFLOORS 'E' 75FT. 3BFT. 10IN. 3STORIES 2STORIES 'A3' 75FT. 38Fr. 10IN. 3STORIES 1STORY 'B' 75FT. 13FT.41N. 48TORIES 1STORY _ ALLOWABLE VS_ ACTUAL BUILDING AREAS (TABLE 606.2) - FRONTAGE MAY BE USED FOR AREA INCREASES PER 506.2 - TOTAL ALLOWABLE BUILDING AREA FOR MIXED OCCUPANCY, MULTISTORY BUtDING PER 5W.2.4 ALLOWABEAREACALCULATION (5062.4) BUILG. Aa=(At+(NS is 10'' (EQUATION 5-3) FRONTAGE INCREASE (506.3.3) W=(L1xW1+L2xW2+..,,) (EQUATION 5-4) npAPT BASIC ALLOWABLE AREAINCREASE AREANCREASE FOR TOTAL ALLOWABLE ACIWILAREA ALLOWABLE ACTUAL OCCUPANCY AREA FOR FRONTAGE AUTOWTIC AREA PER FLOOR PERFLOOR BUILDING AREA BLL�K' PERFLOOR OWN SPRINKLERS W%) AREA - - 43,500 SF(.43) = 23,ODD 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- 9,5W SF 4,085 SF 28,500 SF 42,085 SF 13,1146 SF 336,680 SF x 0" SF 'B' 23,000 SF 23,000 SF(.43) = nOOO SF(3) = 101,890 SF 9890 SF 69000 SF (VCx) (5 STORY) = 1,683,400 SF TOTAL 76,000 SF 32,680 SF 226,000 SF 336,680 SF ALLOWABLE AREA CALCULATION PER 508.4.2 DRAFT BACTUAL A3ACTUAL EACTUAL BALLOWABLE + A fiLLOWABLE + EALLOWABLE FIRST FLOOR 5218 =,051 + 0 =.000 + 0 =.000 + 6,130 =.053 101,890 42,085 T7,525 115,180 6,569 _ SECOND FLOOR 21015 _ +- 19326 _ + 0 101,890 .064 42,085 .048 T7,525 .017 115,180 .000 =.097 < I THEREFORE OK =.I 29 < I THEREFORE OK FIRE RESISTANCE REQUIREMENTS(SECTION 602, TABLE 601) SEE SECTION 707- FIRE BARRIERS FOR RATED WALUFLOOR ASSEMBLIES, EXITS, INCIDENTAL USE AREAS BUILDING ELEMENT FIRE RESISTANCE FOR CONSTRUCTION TYPE II-B PRIMARY STRUCTURAL FRAME: 0 HOUR BEARING WALLS- EXTERIOR: 0 HOUR BEARING WALLS- INTERIOR: 0 HOUR NONBEARIW EXTERIOR WALLSIPARTITIONS: 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 ROOFCOVERING CLASS C FOR TYPEl1B CONSTRUCTION INTERIOR WALLS & CEILING FINISHES, TABLE 8D3.9- 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 CLASSROOM 7 NET GYM 7NET COMMONS 50 NET LIBRARY, READING - 100 NET LIBRARY, STACKS 100GROSS BUSINESS AREAS 200 GROSS KITCHEN 300GROSS STORAGE AREAS/MECHANICAL - COMMON PATH OF TRAVEL (SECTION 1006.2.1): MAX.100 FEET FOR GROUP'B' OCCUPANCY MAX. 75FEET FOR 'E'OCCUPANCY MAX. 75 FEET FORA-3' OCCUPANCY - EAT ACCE4 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 -CORRIDOR WALLS (TABLE 1020.1) NOT RATED IN A FULLY SPRINKLERED BUILDING - REQUIRED €QRESS WIDTH (SECTION 1005.3) V 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 -2REQUIRED (PER SECTION 1015.4) ELECTRICAL SWITCHGEAR ROOMS (PER NEC) - 2 REQUIRED ALL OTHER ROOMS-1 REQUIRED - EXIT ACCESU 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 PLUMING FIXTURE REQUIREMENTS WA STATE AMENDMENTS CHAPTER %51 WAC, TABLE 2902.1) WATER CLOSETS REQ'D LAVATORIES REQ'D OCCUPANCY GROUP AREA OCCUPANTS WATER CLOSET #OF FIXTURES #OF FIXTURES LAVATORY FACTOR LAVATORIES LAVATORIES FACTOR REQUIRED PROVIDED REQUIRED PROVIDED 465 MALE 1 FIXTURE PER 125 4 4 3 3 i 8 4 1 FIXTURE PER 200 3 3. GROlPA3 6509 930 465 FEMALE 1FlXTURE PER 65 i SQ FT 1 FAMILY/ASSISTED-USE 1 FAMILY/ASSISTED- 1 FAMILY/ASSISTED- TOILET ROOM PER 6 WCs' USE TOILET ROOM' USE TOILET ROOM' 1125 25 FOR FIRST 50, 1140 FOR FIRST 80, 1 1 4,314 22 MALE 1 / 50 FOR REMAINDER 1 1 1180 FOR REMAINDER GROUP B SQ FT 22 FEMALE 1 / 25 FOR FIRST 50, 1 1 1140 FOR FIRST 80, 1 1 1150 FOR REMAINDER 1 180 FOR REMAINDER 303 MALE i FIXTURE PER 35 9 16 1 PER 85 4 13 GROUP E` 60,478 605 303 FEMALE 1 FIXTURE PER 25 13 16 1 PER 50 7 13 SQ FT TOTAL - MALE I 14 21 8 17 FEMALE 22 21 11 1 17 'PER 110911 - 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. - -DRWIONGFOUNTAINS (2902.5.1WASTATE 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. O t1-- �+ V/� ��e / _I Q cam! TO i W U 00 > o< cl) Uj Q Ws j M � o W M i j ••� LL1 I.L. �J Uj V W U_ Q J Date. 07/18Y2018 Job No.: 21738 Drawn By: _ _ Author Checked by: Checker Revisions # I Date I Description CODE REVIEW & ANALYSIS SCHEMATIC DESIGN rl L LEGAL DESCRIPTION PER CHICAGO TITLE INSURANCE COMPANY ORDER NO. 0119603-TC DATED MARCH 15. 2018 THAT PORTION OF .THE SOUTHEAST QUARTER OF THE NORTHEAST OWAR OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING .COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTH UNE OF SAID SUBDIVISION VMICH BEARS SOUTH 88'48'32' EAST 55.00 FEET FROM THE NORTHWEST CORNER THEREOF THENCE SOUTH 121.07" WEST PARALLEL TO THE WES LINE OF SAID SUBDIVISION, 420.00 FEET; THENCE SOUTH 88'4832" EAST 152.90 FEET; THENCE SOUIH 121'07' WEST, 135.00 FEET; THENCE SOU 88'48'3Y EAST. PARALLEL TO THE NORTH LINE OF SAID SUBDIVISION, 669.49 FEET; THENCE NORTH 121'OY EAST. 555.00 FEET TO THE NOR LINE OF SAID SUBDIVISION; THENCE ALONG SAID NORTH LINE NORTH 88'4W32" WEST 822.39 FEET TO THE POINT OF BEGINNING EXCEPT PORTION CONVEYED TO KING COUNTY BY QUIT CLAIM DEED RECORDED UNDER RECORDING NO. 7202150468. NORTH API: 072104-9180 303 SW 309TH STREET FEDERAL WAY, WA 9802.7 411.113 SF (9.44 AC) SURVEYOR'S NOTE SEE SECTION BREAKDOWN ON SHEET 2 VERTICAL DATUM LAKE GROVE ELEMENTARY SCHOOL A PORT/ON OF THE SE 114 OF THE NE 114 OF SEC, 07, TWIN. 21 N,, RGE. 04 E. W,M. CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON. I 12' CONC W 1.. I ` STCB 503 RIM=357.46 �_ � STCB 1335 RIM-343.80 W ( f , ) I 12' CONIC E IE=341.90 STCB 1455 RIM=348.02 STCB 501 RIM=349.43 ` 12" CONIC 12' CMP E IE=355.71 STCB 1963 RY=344.85 / 18" CONIC SW IE- 12' CONIC E IE=345.94 I •� f.:i' IE=347.83 1Y CONIC W IE-355.61 / l 341.60 12" GONG N IE=347.13 155,,�1 1Y CONIC NE E=34&12 4' -Q : ` 12" GONG W IE=345.91 C9 'Q : \ STOB 502 RIM=350.42 12' CONIC W IE=34210 12" CMP E IE=347.11 / 12' CONC E @=343.09 / : _ STCB 1459 RIM=345.60 12' CONC W IE=347.08 / I ;,•�I ! 4 1 - 12' CONIC N IE=347.82 5' WOOD ' \ tY CONIC NW IE-341 SS 12" CONIC E IE=347.77 12' CONIC W IE=343.15 i T T� COMA CAB 12" CONIC E IE 34377 �\ ---�'-'-- � _ _3' WODD / � 12' CMP W IE-347.47RR -a4mi ..�2'a� _W 1 .31 .75_ 6' CHAIN LINK ._ a I \ \ 'E=' TIES CH6"X4I W'-�---M'----t-�W-- s_..-W. p`� o i T - TER iH ---- -- 34 V� 3 M - i = - =G - 0. - SW 308TH STREET i Pi-_ --� - G- '� W - IN fWT WM,s -_ __. - T G Za / I• I ydt3 'S PPST \ 1Y CIP -• 1 J I I L� - �,S\ -�-.--. -'- \,�9'� NAILiNQ 3jIA9ER XWIWc _ �+. b22585i516- _ N S \ \ `. \ \ . CH6 `�'�H4' \ CHf\ \ '' CH4 .r=x•L- ._ - r ._ -. ..._ - r - _ - - - - - �Ft-i2A7.120.S28B- _ _ - - STOP: , CH4� \ STUN 2O37 RY=346.53 - - - - _ .�4 BOND \ 32" CMP W E-341.08 tY CMP NW E 8 I A -. I / (il- - L p �T s0.. PEEO BUMP ' 1 : : i4 -. 12' CMP OVERFLOWS FLOW {�j I H i�o 1 0 Cr6' CH6' 1-Cj{ � ( STCB 1236 RIM 35O. ` T TOP=343.93 4 'Y" I _ j 1^ SLOPE EASEMENT ' - �" RESERVED" IN��1 SW - j I I -- ( ` AFN 7202150468 I -. 1SCHOOL STCB 500 RIM=34&0'3 TOP 34860 ' \ \\� \X STCB 1934 RIM:343.99 18' CONC NE IE=339.81 I ` I - CG - I 6 Gq I 1 READER !i PVC--W IE=348.0} P"�''"= I.. SSMH i233 RIM=351.15 \ \ h FILLED. TO RIM W/ DIRT .. .r CITY OF FEDERAL WAY VERTICAL DATUM (NGVD29) HELD CITY OF FEDERAL BENCHMARK 22OD-01 KING COUNTY MONUMENT IN CASE AT FIRST AVE SOUTH AND SOUTH 312TH ST. EL=357.20 BASIS OF BEARING NAD 19W WASHINGTON STATE PLANE NORTH PROJECTION. BASED ON OPS OBSERVATIONS USING WSRN AND GEOID 2012A UNITS OF MEASURMNT ARE US SURVEY FEET. NO CITY OF FEDERAL WAY CONTROL NEAR SITE NEAREST FEDERAL CONTROL POINT IS POINT NO. FW114 N-121233.37 E-1268065.08 12TH. KING COUNTY MONUMENT IN CASE AT FIRST AVE SOUTH AND SHim _ 3 NEXT NEAREST FEDERAL WAY CONTROL POINT IS POINT NO. FWIO N-118543.73 E-1270807.93 CASE MONUEMNT AT SOUTHWEST 32OTH ST AND 8TH AVE SOUTH UTILITY NOTES 1. SURFACE UTIUTY FACIUTIES ARE SHOWN HEREON PER FIELD LOCA70 VISIBLE EVIDENCE THERE MAY BE UTILITIES THAT EXIST ON THIS SITE OTHER I THAN THOSE GRAPHICALLY DEPICTED HEREON. 2. UNDERGROUND (BURIED) UTILITIES SHOWN HEREON ARE BASED ON COMBINATIONS OF VISIBLE SURFACE EVIDENCE, UTILITY LOCATOR MARWIC6 AND RECORD DATA (SUCH AS AS -BUILT OR UTILITY DESIGN DRAALL UNDERGROUND UTILITIES SHOWN HEREON ARE APPROXIMATE AND, 9V 1 CASES, ARE SHOWN AS STRAIGHT LINES BETWEEN FIELD LOCATED 91MFAIE UTILITY FACILITIES UNDERGROUND UTILITIES MAY HAVE BENDS, CURVES OR I CONNECTIONS WHICH ARE NOT SHOWN. & ALTHOUGH LOCATIONS OF UNDERGROUND UTILITIES BASED ON UTILITY LOCATOR MARKINGS AND RECORD DATA (SUCH AS AS -BUILT OR UTNJTY DESIGN DRAWINGS) ARE DEEMED RELIABLE, AHBL, INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF SAID DATA. J 4. CALL 1-800-424-5555 BEFORE ANY CONSTRUCTION RELIANCE NOTE 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 01RTR PARTY EXCEPT THROUGH EXPRESS RECERTIFICATION BY THE PROFMONAL LAND SURVEYOR VMOSE STAMP AND SIGNATURE APPEAR HEREON. EQUIPMENT USED 3" TOTAL STATION U71UZING STANDARD FIELD TRAVERSE METHODS " CONTROL AND STAKING. SURVEYOR'S CERTIFICATE I, DAVID C. FOL ANSBEE, A PROFESSIONAL LAND SURVEYOR IN THE STATE OF WASHINGTON. HEREBY CERTIFY THAT THIS MAP CORRECTLY REPfAESEITS A SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION IN MARCH 2O18. AT. THE REQUEST OF FEDERAL WAY PUBLIC SCHOOLS. OSIOAl201P DAVI OLLANSBEE, PLS 45161 DATE FF-34933 -( 32 ,b 1. WvEO \ A 0 Q DROP OFF\ \ -P- - - - --�( IT, r- O _ .: ( COLUMN ` - W- - - - - -" 4R---•.,..,„ - w t _ - APN 0721049112 ,�.i. - 1 -... I _. 3 .. I OOF-364.46 .T - i - - FF=349.23 _ \ -; .1 1 i 1 FF-349.26 FF-349.36 FF=349.22 FF=351.90 FF-352.05 I / FF-349.31 FF=349.38 FF=349.38 CONDUIT / CONDUIT / 1 \ I I OIL 7 I - STCB 2446 RIM=34&69 I \ \ PER +rE�� 6' CONIC E IE=347.10 I �/ BENCH ftECORDSj I K 6' CONIC W IE=347.03 I r (t FF=349. CONDUIT FF=357.92 G / i FF1H9.2T i- {1 FF-J-49T2 W-- - -�-' S300 I ?t L a 351 1V X2 2 6SIC e- oweW W - -W- - 5 �y ---� CONDUITI 1 `�. W I4 1 J t 43B = 3A2 I a \ APPROX i`6.000 rl - `I \ _ z cA1 6EPTIS I I I` tl III \ x IR f (/i Zb9 f 1 7TANK PER d ( _- � �� L, I I V RUIES; : LU RECORDS a I (; ` ( { ( .. ' "�/^• -350 1 `2 STCB 2242 RIM=347.43 I I I I 1 BIG I f ,�/` "-•� ul p /'4 •3A3; i PVC E IE=346.03 I a I I I I / - \ TOY / / � = 4" PVC S IE=345.98\ I 1 3 oVC W IE=346.08 CABINETET I I FF=349.22 �-349.24 I I I ; / J \ \ •, �. PORTABLE F= U 0 - I (. - - .I I y. R L ,lUyNf:L'l 111 I I I `l / TM 4" CPP W IE 346.34 �: � / Al C t2Y�P} �_4d\ \ I \, \ FF=349.24 / -jk32_JP1FF=349.24 rl t, \>` `\\ •''�6 . '\�`\`,` �\ S\��" ;>A20"4 1 M .``S\t`.\ �\`'\`\��\ • D \ \\�� ' I I I FE-3+a21 �, 0 - - <- R` � 61, ?-HB�STCB 2615 RIM-345.16 �B-' 4' PVC SE IE=34266'/12' I\ \ �'� 1 / \ 4" CONC W.IE-343.31 '.� '�, '`\\ •�` \ / \ STAGAL PUMP TION PER 6. \ _:.34g .. / 7) / ! � \ \�\ \` `-`\ ,STCB 2844 RIM=Sd7.85 \ / j -- - J `. 8" CPS.€ IE=346.30RECORDS \ I APN 072IG49112 EASEMENT TABLE PER CHICAGO TITRE INSURANCE COMPANY ORDER NO. 0119603-TC DATED MARCH 15. 2018 1. PACIFIC TELEPHONE AND TELEGRAPH COMPANY EASEMENT AFN 2500639. DOES NOT AFFECT SU&ECT PROPERTY. 2. RIGHT TO MAKE CUTS AND FILLS FOR SLOPES AFN 7202150468. AFFECTS NORTH LINE OF PROPERTY $ice 2779 RIM=343.18 �� `.\ ` 8" CPR S HE=346.25 \ J f /' r CPR N IE=341.65-. \\ ." . `S PIPE HEAD TO CULVERT r i 8' 6b • NC E IE=341.30 I _ _ _- -- / IV @ONC W IE-341.26 1R \ ) RUBBERIZED M 2' / ? \ 40 RSiTR€A.CE ON ASPHALT 1,0 RUBBERIZED 1 _ _ I { 1 I z J ••- - T - T -, CONCRETE PAD • I q (TYR) �(I COVERED PLAY I PLAY •'--BA ( / ( 132'1) 18' AREA I BRIDGE I 2, 344 \ T""/! 2S" (� 40 ((Il % L.11 I!i M141\i« ( :�K APN 0724Q2--1H88-`I88` 0 PLASTIC];lER z 5'xCHAIN LINK PICN / fi�.'zCtiA�l1 LINK/-i-x-Lz-J I 4 4 l ��. 'S�A1O.i 1 l� GRAPHIC SCALE 0 15 30 60FEET V=30 FEET LEGEND A SET NAIL AND WASHER Q SET REBAR AND CAP c BOLLARD o MAIL BOX a SIGN AS NOTED E UNKNOWN VAULT 0 SANITARY SEWER CLEANOUT O SANITARY SEWER MANHOLE 0 STORM CLEANOUT ❑ STORM CATCH BASIN ® STORM MANHOLE ® YARD DRAIN o ROOF DRAIN O CABLE RISER Is GAS METER In GAS VALVE ® UTILITY CABINET ❑� POWER TRANSFORMER E- GUY ANCHOR 4 .UTILITY POWER POLE 0 JUNCTION BOX IS POWER METER - © POWER VAULT - X( LUMINAIRE o TELEPHONE RISER TELEPHONE VAULT f BLOW OFF VALVE iT FIRE DEPARTMENT CONNECTION (� FIRE HYDRANT ® HOSE BIB nl IRRIGATION CONTROL VALVE ® WATER METER m WATER VALVE ® WATER VAULT C-CEDAR, F-FIR, H-HEMLOCK, P-PINE A -ALDER, CH -CHERRY M-MAPLE. MAD-MADRONE 0-OAK, U-UNKNOWN -----D-STORM LINE - - - - -S- SEWER LINE - - - - - W- WATER LINE -----G-GAS LINE - - - - -P- ELECTRICAL LINE - - - - -T- COMMUNICATION LINE OVERHEAD UTILITIES -x-x-z - FENCE - - - - - S- SEWER PER RECORDS - - --- - - D - STORM PER RECORDS IR - IRRIGATION PER RECORDS - - - W- WATER PER RECORDS ASPHALT •��` CONCRETE Client: FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No 2180135.50 Issue Set 6 Date: MAY 8, 2018 �R8GFOL, . Fa �/OVAL I.AN9� <05/OSlPO78 '-' � 710E Awo'�cv°01rrix9Bia ao "'seac"=0I''i v >a 000aar aes v eenw�lnna�rm zo ;mxnTMwa<� ��'a��s A Revisions, Sheet Title: TOPOGRAPHIC SURVEY Desione0 by: Drawn by, Checked bv, TO OF Sheet No. 1 1_ of 2 Sheets LAKE GROVE ELEMENTARY SCHOOL A PORT/ON OF THE SE 114 OF THE NE 114 OF SEC, 07, TWN, 21 N,, RGE, 04 E. W.M. CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON. STOP / v �E-375.46 E=37�8. 12 pHBL /100 j STrB 504 RIM=371,94 SICK 505 RIM=379.05 NAIL AND WASHER 1Y CCNC N IE-369.69 C72' 1 �`i tY CONC N IE-376.10 N: 122542.4898 1Y CUP E IE=369.99 / , j { I lY CONC E IE=375.95 E=1267539A739 STOP Y4I 1Y CUP W IE-369.39 I \Q \ 12' CMP W IE=375.90 ELEV:386. / +, \_�_ \ I NO PA ItQ6 COW �. �y le -2-� \ \ \ G — G�—w - __ W 3y �srewx e �s�+:m 7 _ _ CURB\ \. n ` 12' COW PA.^]h... OD SQL ZONE STOP \ T IF— i \ \ \ \ \ ��! ✓ /! ! s �� 5i9 ,`_— — — \ \ sns 506 RIMI /n- N \ \3t so \j i 4 1 t — \ \ F�ASE�r��_ _\ 1Y CONC wW E-=24 417 ` .- CINIER GATE POST ` AFtT7fioz13_a86- _ \ �\ 1A18i\ 11ETH �vTOP-1311ZI♦! �. � '`'�\ \ Qom-• t } 1� 1 t t 1 � (T:P) �z J z�! } \\ \� yinD% � tt � ._,-.'\ 1=' CHAR LINK1 9D6-X2/10'/121 I .3$ ! f j%t l +Y GRAPHIC SCALE if ?I� o u ao 60 FEET 1, MAD211' FA 1 30FEET 1 1 I xlfi� LEGEND FF1351.91 lop�l,i\\\�\ \\ \m\ \ �, > \� \\\\•3�4 I �i I - I I illnli WASHERA SET NAIL AND 0 SET REBAR AND CAPr I ( BOLLARD N. 6:p 1 i A 1A,\�1 11 o MAIL BOX SIGN AS NOTED I 7 ji }jt { j I�4{ . A t 8,')+��}i( tI I •�fIh i \ i `•\,'1 `16`-0-a UNKNOWN VAULT I I I t} m •36 I f I } w o SANITARY SEWER CLEANOUT 0- 12 Q SNITARY SR MANHOLE pp 0 TORM CLEANOUT lLt o ❑ STORM CATCH BASIN18k t\ \ ® STORM MANHOLE l \ ® YARD DRAIN \ 8' \I l ,�\ \ ` `, ¢ \� ``) x , I t t o ROOF DRAIN I g I \ aka `L\Y,`yY2A ars g; �I� `•i 26" ❑ CABLE RISER SER } r sr iR `JR`;, - _ al '� gal \flf Ex GAS METER I ,\ \ ti. \\ \ }. 14"/ I ------ GAS ® TY caBREr VALVE f 1 1 I Ij� i. 1 A)I L #1oz III j I Ar��'1 I11� �1 (1 \ REBAR D CAP \ - . �S ✓ i } I 21 ❑p POWER TRANSFORMER I - 1 f' 1 ! i I' "'•'I t Er1267 p122 azeza E— GUY ANCHOR I I1 j l l 1 j 1 ! / r /tom t II t II ELE :3\78.3s�(;A7. ^ 4 4 U71UTY POWER POLE r�.• I I 1% I i j/ 1 1 1 j' 1� � �\�� i� -r'� \ I I f f 0 uNcnoNBox 6 I+11111111/ 1 f I i t� 0 POWER METER (' O l l 1 / t I { I! a\ '�' i r - • Zo © POWER VAULT II // j'�1 \ 1 I) f) 1 i \ \ \ I f 11 x( LUMINAIRE I \ r I� / i \ \ \ Mgt` D \ l i z ❑ TELEPHONE RISER4, P \\ , 1 1 �1'- 11�,,, \\`�\`` `,i11 i y�.�- g - - -. - 0 TELEPHONE VAULT /�I I I i \ ` \ . �� t T3'�\� ` `'� I (i 1 I o - _ _ - - - - _ - - - f BLOW OFF VALVE ;V� T7 FIRE DEPARTMENT CONNECTION / ORUBBERIZIED N CONCRETE PADS 7 / ( I ! I 1 \�` \` 1 \ f 11�1w- ri FIRE HYDRANT //. �37 A6 ® HOSE BIB ,\\`, ,•� , •5 �AO' KA RRIGATION CONTROL VALVE I i I 1 i I ( I� f ( ` •• ' �, `\ \ 1 I I ST 3278 RY1�17633: ( Al 14' IB WATER METER i I 1 , \ ( { I .� \ i 1 \ ( ( ( I 10 CPP E E-3/2B6 , (I { ATY ® WATER VALVE d yi I I I i>PRi l I 1 \ \ ( 1 ( I 1 i i5:10" CPR SW E-3M43 ` \ �i\i ,: ¢ IART{{g888A+,��� WATER VAULT Il I 1 ll 1 I \ i 1 t i t \\ - (I lA8+ C-CEDAR F-FIR. I. / 1 1 1\ t 1 I 1 I ` :\ \\ ,, H-HEMLOCK, P-PINE \ '``r `, , I t t A -ALDER CH -CHERRY / !/ / 1 { 1 \ i ¢7 1 l a . '6j\ ` ` ,` `,\, 9 1 1 M-MAPLE. MAD-MADRONE 1 I 1�y' ` $z l �g'I r �t'�" \ �9\ *At 6"X2/10"X2 0 OAK. U-UNKNOWN I� ! 1 t !' ! 1 ' 1.5 \ a•' \ •� D—STORM UNES— SEWER f I f aW— WATER LINEt1 �2�' I ( 1 \\\ -----G—GAS LINE f I I I I I ! \I \ ,\ ` \\\ I I N — - - - -P— ELECTRICAL LINE % / - 1 ( 1 1 ( 1 f f f ! / / _ \ \ \ j ( X5�'� --T—COMMUNICATION LINE )�� 1 1 ( 1 1 ( i 1 / �� �\ z \ \ \ I i ((11i o - - - - - OHP - OVERHEAD UTILITIES �•! a - FENCE t I(1 — x-S— SEWER PER RECORDS 1 t t t i 1 { ' j �/- •3' \\\� `� \\ �. 7' \�\ } 3y. Ta. j' i ilt f - - D — STORM PER RECORDS .j ' 1 t 1 I 1 1 / , \• • >< i. t IR .IRRIGATION PER RECORDS WATER PER RECORDS ASPHALT CONCRETE .2'�� i I t j 1 t t< tQ r/ E`\ (` j t A8"%4 I I t i i i I I li X i 3'SOh \15b t t 1 I l t r 3Is _1 I 4'zCHAIIj_ 11N it } } t {��,,,)� 3�• ! t I \ STC`B\T253"RIM=3737o MC \70•.CPR NE IE=370.15 zt IF \ \ IT �P-W 1E=3-76:10_ PoK{ WOOD APN 0721049112 ....669 3>uPr \ \ b"- ..Ltpk 6 z APN 4166800120 N x z _ - _ _ _ _ _ _ r I T— 'PN 4116681'10140 z—'x--x.4PN 4166800150 — — — — — 6 N85- 37' 'WW _ g 5 7 9 7319.-' TT �B 3Y 38"E 7 FWND MON IN CASE I 1379 p6 (MARCH 2O18) I FOUND MON IN CASE t (MARCH 2O18) 13 I M SNW IN I SE 1/4 OF NE 1�/4 $5.00' N88' 4Y 38'W _ N88' 47' 3WW .....92' - N1' 07' 40"E N88' 47' 38"W 3 1377.92' 30.00, 822.39' g N86' 4.7 36"W f St' 07' 40"W 15290' o 390.00, _.Iit rn I y r or as w Z I 1 135.00' I 1316.79' - 1318.79' 7 9 N88' S7 k\-FOUND '38"W SURFACE BRASS (MARCH 2O18) FOUND MON IN CASE (MARCH 2O18) N GRAPHIC SCALE 0 2=0 500 1000 FEET 1" = 500 FEET 2215 North 30th Street, Suite 3W Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX www.ahbl.00m WEB Proiect Title: LAKE GROVE ELEMENTARY SCHOOL Client, FEDERAL WAY PUBLIC SCHOOLS 33330 8TH AVENUE SOUTH FEDERAL WAY, 98003 CASEY MOORE Job No. 2180135.50 Issue Set & Date: MAY 8, 2018 04'4L LAt10 05/09(20I8 na NN r110EswtrtrM is P°�mo°Y1 ms HInzo�ac�ms�� NO W"neal��ron�oe�m.sa .r A Revisions: Sheet Title. TOPOGRAPHIC SURVEY Desianed by, Drawn by: Checked by: ID DF Sheet No. 2 2 of 2 Sheets N - _ 40 0 20 40 80 Scale 1"=40' USE EXISTING DRIVEWAY AS TEMP INLET LEGM CONSTRUCTION ACCESS, PROVIDE PROTECTION (TYP) ROCK STABILIZED CONSTRUCTION _ - PROPERTY LINE I y ENTRANCE AS NECESSARY REMOVE EX CONC —zJa IX CONTOUR (INDEX) W z" O _ x b CURBS 'R; CO:x�. _ I Q I - -' IC 4 F - 34 6 2 f W f 2 V'y-231- -_ IX CONTOUR B 0 2M i2" C C 34 1T '2 CCV t753 2 C04 \� 34 7 C 5 1 r ; Q/ _ N. r 3 5..'. I Q I / / / / / EX BUILDING AN _. 12 :ONC 2 <0'vC= 43. \ CI' i ., y. 9C.— Q 5r�3 .; - 5 / �I .. I t( 1, I r2 i:' _ 341, 85 ,CJ V S 4 , 3 F,02 . N.41 AND WASi-.:: ? - Q PROPOSED BUILDING OUTLINE CN. iV 3 ,. \\ 2565., 51p ty` B - �/v Z - \ h' 7 i C. ;, 1z 4 } ;. 2or,zaszsa q,\per\\� c p. z cos `• y N s, 3 s s ay,, 72' CON :: h _,: i ., 9'.. 'r 7, �. z \\\; .\''\ �^ Ci�� - r �:Z' 1 .N t/ 12 COVE V .t"376 I v5.7. s Srcn \. ,,. t, �c36'_ / ` R /} - 12" Cx'. _ '.C' y I _ BUILDING/STRUCTURE REMOVAL p_ _ - x< / 1�- T?' OOV --37 95 e-;.v_ae.as \ 1 y(1---}-r_'. +>, �� `=� _ _ // I'\ l �'val C t2 N= \ - ix C.,a;C SCICOL _. J S4WCUT LINE --'--- ,-- o-' --= 1-----s:`-- ___.iY_..:__ • -� -c� - < �rA. _. m...;�.- - - - �t _ '&_ �_-`,",yam._' • �., - = - -' ta!��{ - - - wE- - . �� _ASPHALT REMOVAL LAP -VOTER C-.yt- --F _ __ _ C _ _ _ ,4 � _ �-�^- ✓ //..../ �/./_.G CONCRETE REMOVAL �S OC,. SZ..'�4'spi�iarx - --.--�i -. __. 1 Tucx• __ --vim.__ __ ___ =.'_ n. --, �� 4 xwaLK"-� �-'^�- v;.,� \ \ \ 1 T s f f - __. _ J' r� �) STABILIZED CONSTRUCTION Cu i g _ w i� \ t I i I 1 ENTRANCE :. a,,,,� �� ',x _`'`.' _ -` .__--- - DEx \ `"^•;;r r' \ \ I uroper:fo<sr>I ; I ! I }__'... _� P}n; �_T , --- D - - SI Srrc CONSTRUCTION FENCING ., U-I 7 R h 3 - F, zcY , 2 VV N N 98 1' y � _ _ _- _. - wSILT FENCE FILTER FENCE - �-,.� -� O COMPOST FILTER SOCK r `�__ LAD r _�/ i Y: - _ '.'<Y 'Z t1_ J / - ' _ 3 n ♦ f N1, -._ 2 ~® TRIANGULAR SILT DIKE TJ 3 a a CCVC NE 33R 1 S71H 7679 R�MSt3 ` a \i J / } ' \ 8 r 0--0 STRAW WATTLE/ROLL - CONICE IE. - c l-R1�. - 8 .ON . S t 339.77 - `�Ir' \ .�.� C CONC S�=.i4\6.,3 {I• �[ - �7;z1 \ rc IIIt;I!t / -� INTERCEPTOR SWALE -� v IIII)III w - III TEMP FORCE MAIN REMOVE EX FENCES rtnksatF 4'mtcsE / _'� -` 1 _tl ,.1 IIII' TEMP STORM DRAINAGE PIPE I� �B�r Q ,/ _ i- _ ------�.:_ t -, - IX TREE TO REMAIN (TYP) � - � �}'tltl ItI � �\ I :\o SIN;'\ LIMITS OF WORK �� I It IX TREE TO BE REMOVED z�� s i� ,,, Ili;llll!It oT vi I{IIv REMOVE EX 31 e D I I I \ \ Ill'_ TREE PROTECTION & >, / ., PROPOSEBUILDING I, s" -,\ \ r' ` \ s"":l EX CURB TO BE REMOVED APPURTENANCES OUTLINE REMOVE EX EX UTILITY To BE REMovFD f INLET PROTECTION STCB 2446 RIM-348E`_ _ 1 ���,, r���iyyyf� tl l \� \\\ \ '" `^ \\ II III r CATCH BASIN INSERT . .�. , 6 CONE € W ,, t 1\ N N I I f CONTRACTOR TO PROVIDE N 6 CONC w E=34zo3 I - - �L3 3 t t1 1 t . \ \N \ N N\\ II; I I -- — — — LIMITS OF WORK XXX GAL BAKER TANK OR ; « o A ' %/' \ NN N N - 611,' _ WETLAND APPROVED EQUAL. ( Y NN\ I IIII..i K DISCHARGE SETTLED REMOVE EX 0 STEEP SLOPE AREA N E — _ I • IWOOD STAIR I, 1 S i @ N RUNOFF TO STORM SYSTEM � $ � \ \p ' l REMOVE EX stc\e z az Rntr34az..0a33 PORTABLES & 98} -_ " s 4 APPURTENANCESI^r ` IN Iy tI ;, To ss4 ti I iII REMOVE EX TREES (TYP OF 7) A\\(TYP) 1 SD � 1 PROVIDE TEMP 1 \ \ DP � , � { �\ }t t + ; ; - c - N\ i it- .,e' � „ A � d anaaEh PM �7 � �/ • / I \ ��, I � I,I I , SUMP & PUMP STce RIM -348.14 CPP S E-346.29 '�+; :' I, I I t I I h N N REMOVE EXISTING REMOVE EXISTING SANITARY \4- \ \\ \ _ ! \ ° CPP w E\316.34 \ I I� SEWER ABANDONED LIFT ' 1' I _ I '"" IR \\ Y` i J� t 1 i I!11 i' N N N N f SANITARY SEWER \\ t t t \\ \N N I{ UNDERDRAIN SYSTEM STATION AND APPURTENANCES =' i sits 2615 RIM-345'16 N \ II t APPURTENANCES i C i3�! f t l V IN I 'S�\ \ � SAVE AND PROTECT ' \ ; �: ; 1 / \ cPv E E=32zb5 ( I EXISTING SANITARY o cPP=3T24s a i tl FORCEMAIN N.�9FFACE k, :I t<,��, t L IjI tl SEWER LIFT STATION I krk4roaTePAo Roeernlzeu !zc P 13k6 G 1 , 1 .I CONSTRUCTION IIL�,'I `_1lelf, FENCING 1 \ � _• f 2� I� � 'I I '� � G \\ � '} } t � I REMOVE EX PROVIDE TEMP \ �V N - s - �'' ' r tea` \ t 4} h�: > ��_ _ \ _ I ! { ; ASPHALT (TYP) - SUMP & PUMP site via �=343,8 / �z> ' � I - , 4P. <:s�;,x � - x - - °U` eokmFR 8• CPP N E=341-65 �els- vKR raekc kw co-com ► e TEMP SILT 6• CONIC E E-34130 6• CONIC w E=3411-26 PROVIDE TEMP FENCE (TYP) SUMP & PUMP CONTRACTOR TO PROVIDE XXX GAL BAKER TANK OR APPROVED EQUAL, DISCHARGE TEMP INTERCEPTOR SETTLED RUNOFF TO STORM SYSTEM SWALE W/ ROCK CHECK REMOVE EX PLAY DAMS © 50' O.C. (TYP) AREAS (TYP) • Know what's below. Call two business days before you dig. SCHEMATIC DESIGN �F,R 1. qRC _� of wnsni oR9L y �3?pWAL $ r � FN;7i V Q. d1 c Q) C C N r U J ce-0 O 10 Z N 00 00 M a W 3: 1a J C/iLu � M der M -0 Date: - _ 7/18/2018 Job No.: 21738. Drawn By: MNF Checked by: _ JLA Revisions # '.... Date Description TESC AND DEMOLITION C-100 STORMTECH SC-740 STORAGE VOL = 11,000 CF a coNc-,, I Q 12 SI :455 2 3a .85 - 3/-502 ^N" F lL 343.09 i 12 CCNC rY I '- -41 1 .r 57 C\'. W jE=,541,C8 a C P iW Sh 98 ' / C jA Y Cd 3< 4 3 399-� a cmN a; 12'ct 8 ,ONC 77; CONNECT TO EX CB LARGE SAND FILTER BTM AREA = 1500 SF -, I DEPTH = 1.5' 280LF - 2' RET L i WALL I1� FLOW CONTROL I STRUCTUREIto '\\� 11' CONNECT TO EX CB J' X A _ C R� ,2 c Nc b8 53 ZO ' S A J 77 CURB CUT �---�---� - - -G , 3q .T 1 - •\ '..,,.\ `? .Y.`' ur:2 1 4 C N-"i . .�.�:..:� `� : s >ttt11 RETAINING WALL - - -W7H CAP. .z CO3Nr S .c.-388.', 7 �• - 14 \ IIII#I \ 9 IIII it I w I I iT 4 Iw. l j I I I III SAND FILTER VAULT LARGE SAND FILTER 24'X6'X5'D VAULT CB TYPE BTM AREA = 1800 SF 1 (TYP) DEPTH = 1.5' CB TYPE 2 (TYP) I R:M-S49,43 170LF 2' RET WALL 3 X z; zsr 3<3.30 )N •L 347.13 it I �I X o A.C.(2; y; - 'CCr 5; --S R'.N -,00 2 Cu 3 7u' 12 oM1: r \ h 34 F(, 12 \ - 77 12 NC W :F - 7.08 sl i 3:I.CS -Sl d -, 24 -5 /.<C A _ Q 2 CNP -5.;., 77 I I Q; a' C\ -5 .,3 7 '7 Q N Oti: W 3 E' / Q T I n; WASHER � i I 3 "ONC NW IL3 Q - ., V�1 ?�o\ v ti 2256 15 1 C i L- Vkh �\ -1G u .36 4 12 � /St" - 79 I T AS.9, X 6 2c�AID : c zcv- - a ^� z. i I s. .�_--, SW308 STREET � V I V _ � f t � 1 ��• �� ;� 1 1� - �' �->t' _(' .. ,�._ •. d -. �. v.,.:... �.-_ -\_- i - _,-�. `� _r--�-a__+-_� \ A c ���}-w�a.aeR,nc `T-�i =_77777 380LF - 4' RET WALL /Z:�I/�/ IIli X TRENCH DRAIN .• , / % _ 30 `''� LF 9' it , ,4 ,', dli,!„ t,11, RETAINING o III ii 11 f I!, , I i v // V •� '^ _ 1__---_ —____ ___ • _ _t)� 1 t 1 III ( 1 Il \ \ DOWNSPOUTS (TYP) r, STORMTECH SC-740 -N STORAGE VOL 26,000 CF Itill 50LF 9Ir, ' `i I RETAINING JLI 1 N - } dl I,. �� 1 --nD�' - °�• - ---- -- r 3 v L. .'.'CDs , 10 1 I � STORAGE ROCK IN FIELD CONTROL �,I STORAGE VOL = 17,000CF F / TRUCTU t r / IA i I t x =370. LARGE SAND FILTER FLOW CONNECT TO EX CB CONTROL BTM AREA = 3800SF STRUCTURE DEPTH=1.5' STORMTECH SC-740 STORAGE VOL = 18,000 CF N 40 0 20 40 80 Scale 1'=40' LEcm — — — — --- PROPERTY LINE z;c _ �- IX CONTOUR (INDEX) 7i•- IX CONTOUR — 230— — PROPOSED CONTOUR (INDEX) 231— — — PROPOSED CONTOUR RIDGE RIDGE LINE SPOT ELEVATION FF 78.0 FINISHED FLOOR ELEVATION / / / IX BUILDING / 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 SETTUNG BASIN/SAND FILTER ® QUARRY SPALL DISCHARGE PAD - e AREA/YARD GRAIN I� CATCH BASIN TYPE 7 ■ CATCH BASIN TYPE 2 STORM DRAINAGE PIPE ............... FOOTING/SUBSURFACE DRAIN \ DETENTION FACIUtt SDCO oe STORM DRAIN CLEANOUT FDCO a FOOTING DRAIN CLEANOUT DS • DOWNSPOUTS a - Know what's below. Call two business days before you dig. SCHEMATIC DESIGN IM �=.�a woe wngyrHc'P.YC^ e A �ONAL � _ V Q C L C 1� c N 00 ® _ CD CD ® Z Do a) V o� VO J (4 W M 2 Uj Lr_ J O Ii V LLJ LLI ® Y LLL Q Date: 7/18/2018 Job No.: 21738 Drawn By: MNP_ Checked by: JLA_ Revisions # ',' Date Description GRADING AND DRAINAGE C-200 N 40 0 20 40 80 CONNECT TO EXISTING 8" WATERMAIN CITY ROAD SECTION "S" Scale 1"=40' CONCRETE 10' LANE, 8' PARKING, C/G, 6' PLANTER, 5' SW Imp PARALLEL FLUSH CURB ADA RAMP (TYP @ PARALLEL ADA RAMP - - EX CONTOUR UNE I PARKING) EX CONTOUR (INDEX) G 501 RV= PROPOSE PARKING- EX GONTODR 12 CC\ N 34 to 12 CONC--� Ij , S.C• '3 Tt/ S 8C 14 9 7.V- 4-.6C 11 CNP E E 1 - PROPOSED CONTOUR INDEX -3 I i — 3' u w. x LANE STRIPING (INDEX) - - - 1f j. ' (\ --S 5.7 / -12 .,Otv,. ,J-E-,.47 „^ _ _.. ,., J C N \'. 3 2 ` co IV zx ,2` CO , 5 3. 7'' AHE3s giG' --.. e' �' S2 C'�NC:V. ic3� / � I 231 PROPOSED CONTOUR 2 c . N _ 9 \ r''C / ., f.OV. ,.J slcH 1 R.+. -- 48.(`7 ...,. NAi AND vIASH R QI '1 Q / ` 376.12 / i.X o 2 ,.,,uc v: ., s.is;� ;i` a �. - -- - - 1 .•i {/ _ - , / RIDGE N 22165'�10 J -� CB _ .RIDGE UNE Jt`.. , Et26it20 6288 505 FMa 579.05 CC\ NIE 375 zz,•y h:-.AS. NG \ SPOT ELEVATION L 55 - _s._o -- CriO.^.',_ �-:__-_4- _ __ __--_ r•.:> ___ - �_ "'\��� - - _ I 12" C1.SR N 0.=375.9G \, - _=--p-�:...F. {3 _ _ .:. -._: _,_ i _v2- �. / I sn.S3 t:h'�_ I x flNl H - PARALLEL "_ . �,.._ o _-_W_---W - _ -. \�-� - - FF78.o S ED FLOOR ELEVATION �� r� ,. - -. ___ -.: _ ---__ - 2F- ' -. .: __: _li=__ _ �-- Yt- _ _ _r- •J/ -�-. - _ �" _ _ _ _Y_ �'� ( __ _ - - - - _ / BUILDING J -___r G -= yr-- � EX ( - PROPOSED BUILDING -�::.:. .. ,� _ _ CO PAVEMENT -- AH 067 RI - �. •� : S C S 1C.a 1, Si r, ,, v-. -'— " - .- - -_ - _ _ __- ••. a .. � - - HEAVY DUTY CONCRETE i 7' CMP 'h. 3 _ _ -. - - �� 5 \ N':' S 98 ; :xl�.. - m,o..e.�..m,mc o U - - _- _ — __g -_- ASPHALT (AC) PAVEMENT To 34 9 :. •.. - s 3 '6 tits 42. ' H VY DUTY ASPHALT qq IN!-s 7 ; . .. fl za a c w 1 s9 (AC) PAVEMENT I z ASPHALT R PAVEMENT Si C'3 3- ,2 N 3 f_/ . • •. N' V C�:� ,x iH GRAVEL SURFACING 8 N: 33, - _._. _ .. - . - .. r - 1i S 8 7 iP4 \39 ] MULCH SURFACING C 40 71 '' \' - 88 r - E J.• ,� ..:..� s.. ... ..... ?. _� >. ...... .. - -' ♦ :.. .. .z. i� SITE WALL . a\ (TYP) � - VERTICAL BENDS , I �, .-. ✓`s, I VERTICAL CURB CONCRETE y - CURB AND GUTTER WALKWAY (TYP). J ( -•,t _ Ya/+, LE' PRE-SETTUNG BASIN/SAND FILTER No QUARRY SPALL DISCHARGE PARENT '1t. •• '' o. o_�—.., 9,Ioo _ .. — ^' 'iSPHAL m AREA/YARD DRAIN ,; PAD / K - U P - �•1` .. ... ...... < v r n - ,. CATCH BASIN TYPE r Y PP i..I ... ... . ✓' ...... 'sue ; DROP PIC f i .:: ,:.,5..t. ' PAVEMENT�(TYP) TI CONCRETE �` � - � F i CATCH BASIN ttPE 2 FLUSH ,�' ... I - - STORM DRAINAGE PIPE CURB (TYP @ 6" DCDA 4" DOMESTIC ________ - I 3 I FOOTING/SUBSURFACE DRAIN AND VAULT WATER METER DETENDON FACILITY PARKING) I N --B.0 Il I.�� - --------ter_--- - <, t t — -WN G SOLO ®¢ STORM DRAIN CLFANOUT PLAY FIELD CONCRETE :I o i BUS DROP/ FDC i �GQ a FOOT NG DRAIN CLEANOUT VERTICAL CURB " PICK-UP GREASE i DS• DOWNSPOUTS (TYP) i - ��^ INTERCEPTOR / i FIRE HYDRANT I SIDE SEWER PIPE j` SEWER CLEANOUT. {. i cd ''✓ YA i _ (TYP) j �- SIDE SEWER CONNECTION ASPHALT I SSMH PAVEMENT - o i I i SSco 0 �` J '�*'>� BOLLARD - :. , [RAMP c i TOFIRE HDRANT(TYP) YFIELD WATER FITTINGS a. CONCRETE WHEEL e �� COVERED PLAY AREA �wATER SER DE ONES STOP (TYP) WATER METER s - ➢ r - o. I I WATER SERVICE LINES . .... __ - SS--- - FIRE SERVICE UNE It :: _ __-_ --0� ! VERTICAL BENDS CONNECT TO �a ' I I — 3 FIRE SERVICE VAULT B L D G GREASEe' * FIRE SERVICE CONNECTION WASTE i i . i CONNECT TO 0 I, :� EXISTING FORCE MAIN PROTECT AND PRESERVE EXISTING SEWER - B 2842 PUMP STATION. EVALUATE/RELOCATE NEW ) ' 8 PP S 1 3`- SOFT SURFACE PLAY I � m i L- ► ESL c � CONTROLS AND POWER. INSTALL>.� ` 8 REPLACEMENT WET TANK (IF NECESSARY) FIRE LANE _--------X - I Y _��- WATER AVAILABILITY NOTE: -� mzc< .. °z,�. _ s s„ AVAILABLE FLOW:'X,X00 GPM SANITARY SEWER GSA` ,n.s�-- - - ---- STATIC PRESSURE: XX-XX PSI FORCE MAIN 0,.,a R A 37 7 « 4 N._ 3 RESIDUAL: NOT AVAILABLE 8" DI RECOMMENDATION: 8" LOOP WATERMAIN HEAVY DUTY ASPHALT PAVEMENT (TYP) I&. Know what's below. Cali two business days before you dig. SCHEMATIC DESIGN FER _= OF wnSyl o�'yL .e� ,pE, 18977 �p Q• F 07grg4 0 V 0 F— � U 0 � 0 M N 0 z O V' C, r W ti Q Cl) LLI J 0 0 L1J L1J LLJ LL Date: 7/18/2018 Job No.: 21738- Drawn By: MNP. Checked by: JLA _ Revisions # Date Description PAVING AND UTILITIES C-300 ``/^� 10' WID TYP III VI`; A B FF R P R FNRC 19,125,050: VJ PARTIAL "SEE -THROUGH" VISUAL SEPARATION WITH A MIXTURE OF EVERGRSHRUBS AND DECIDUOUSEN AND INTERSPERSED AND GROUNDCOVER (INCLUDING EXISVEGETATION TING VETATION >. WHERE SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTENT. p TYPE IV PARKING LOT LANDSCAPING PER FWRC 19 125.07P PROVIDE! SHADE AND CLEAR SIGHT LINES, Q x It L lMIN 20 NSF PER PARKING STALL. _ 1- i t U co lip R.. L_,_ - �:'.'. _.; v SOD GRASS JV 1 1 t 3 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. SAND FILTER, SEE CIVIL 6' HT. CHAIN LINK FENCE ELEVATED BOARDWALK CONCRETE RETAINING WALL, SEE CIVIL FOR ELEVATIONS 6' HT. CHAIN. LINK FENCE EXISTING PATH TO REMAIN c _ t 6' HT. CHAIN LINK J - DOUBLE SWING PEDESTRIAN GATE - 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. IYPE IV PARKING LOT LANDSCAPING PER FWRC 19.125 070, i PROVIDE SHADE AND CLEAR SIGHT LINES, MIN. 20 SF PER PARKING STALL. Y - SOD GRASS'-�- - --IN R/W t \ \ Zt r !W i ! l t A, \ R/W IMPROVEMENTS PER CITY OF FEDERAL WAY PUBLIC WORKS DEPT. 'STREET FRONTAGE IMPROVEMENTS DEVELOPMENT STANDARDS.' t t yj. i1 L PROVIDE 2.5" CAL. DECIDUOUS TREES AND SOD GRASS. e - m - _� .... GRASS IN R/W w»p • � •Y� .•.S. -�1 1 w !Yr _�. i Via:•«•.o ��Bi ilr�OUBLE SWING S•SY.4!Y::•.���HiCULAR PIPE GATE -mac► _.._- ..- —0411 EN 4•� F All /�`���� 1•`r_ per.. mah E1401am `1 MINOR ROOM &MIN � " 1__- . • IrC� _— 1COVERED PLAY wI .' y 1�111 h .•:�. 6' HT. CHAIN LINK FENCE : 1 I Y # € y� 'z `J 6' HT. CHAIN LINK FENCE 3 HARD`` ( }\ SURFACE PLAY •••••• 1• WIDE CONCRETE CURE CONCRETE RAMPS AND \\ `\\� ?�•' ii �,. i a,r .STAIRS WITH HANDRAILS v� \ 100' X 150' SUSROFT FACE„> SYNTHETIC TURF PLAYFIELD 3 - PLAY •. t,�• t �_\ EXISTING \ • FIELD i �iWIDE CONCRETE LINK DOUBLE CONCRETE RETAIG w.e<_ NNT !24CULAR GATE SEE CIVIL FOR - — — — —I 6' HT. CHAIN LINK FENCE- . .EXISTING 5- HT. CHAIN LINK FENCE TO REMAIN - 10' WIDE TYPE III VISUAL BUFFER PER FWRC 19,125.050: - t PARTIAL •SEE -THROUGH- VISUAL SEPARATION WITH A MIXTURE OF EVERGREEN AND DECIDUOUS TREES INTERSPERSED WITH LARGE - SHRUBS AND GROUNDCOVER (INCLUDING EXST94G VEGETATION WHERE SHOWN.) SPACING APPROPRIATE FOR SPECIES AND INTENT. - EXISTING CHAIN LINK FENCE TO REMAIN N SCALE:1 "=30'-O" 0' 15' 30' 60' 120' W 0; � o U h _ a-+ r O c� � v y 0 Ix OO O Z Q W r= V � M Q coLLJ� N Q M 0 W w J O 9w W 0 in uj Date: — _--07/1712018 Job No.: ___ 21738 Drawn By: NL Checked by: __ NH_ Revisions -_# 1 _ Date Descripbon OVERALL LANDSCAPE PLAN L200 SCHEMATIC DESIGN 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 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. 5. ALL LANDSCAPE AREAS SHALL HAVE ADEQUATE DRAINAGE. 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. 9. 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: - BROADLEAF TREE - 1. ALSO SEE GENERAL PLANTING NOTES, THIS SHEET. 2. PRUNE TREES ONLY AS DIRECTED. ARBORTIE SOFT POLYPROPYLENE MATERIAL, 3/4- WIDE, MIN. 900 LB. BREAK STRENGTH. NO U RUBBER HOSE AND WIRE SYSTEMS ALLOWED. ATTACH IN FIGURE 8 PATTERN AS LOW ON MAINTAIN OR CREATE THE TRUNK AS POSSIBLE. A TERMINAL BUD ON p FASTEN TO STAKES WITH 1" A CENTRAL LEADER I LENGTH ROOFING NAIL. REMOVE OR CUT BACK- IF REQUIRED, PROVIDE UP TO CODOMINANT AND k�j (3) 3" DIAMETER LODGEPOLE = POTENTIALLY PINE STAKES. DRIVE INTO CODOMINANT LEADERS 1 SUBGRADE AVOIDING DAMAGE REMOVE CROSSOVER i i TO TRUNK OR ROOTBALL. TOPS BRANCHES OFTO BE 5'-0" ABOVE O /I� STAGKES RADE. O THIN TIGHTLY SPACED / ��a BRANCHES w ` TRUNK FLARE MUST BE VISIBLE, SET CROWN OF ROOTBALL 1". m ABOVE FINISH GRADE N ELIMINATE LOWER SPECIFIED MULCH (PROVIDE 6' CROWN BRANCHES TO — DIAMETER MULCH RINGS IN SPECIFIED CLEAR LAWN AREAS) TRUNK DIMENSION o 1 CREATE 3" HIGH SOIL SAUCER AROUND EDGE OF ROOT PACKAGE FINISH GRADE SPECIFIED IMPORT TOPSOIL ROOTBALL TO BE REMOVE BURLAP AND TWINE - APPROPRIATELY `l� '" �, "k n OFF TOP 1/3 OF ROOTBALL SIZED IN RELATION I AT A MINIMUM. CUTAND TO CROWN OF TREE ip % V �G FOLD DOWN TOP HALF OF 4 —III II ANY WIRE BASKETS ANY I III=III, I I I AMENDED SUB SOILS BREAK UP SIDES AND BOTTOM SPECIFIED FERTILIZER MIN. TWICE OF PLANTING HOLE: TABLETS IF REQUIRED ROOTBALL DIA. COMPACT SOIL BENEATH ROOT BY SOILS TEST PACKAGE TO ELIMINATE - - SETTLEMENT OR SHIFTING �DECIDUOUS TREE PLANTING Scale: 3/8"=1'-0` w LANDSCAPE SCHEDULE LANDSCAPE SCHEDULE CONT'D SYMBOL BOTANICAL/COMMON NAME SIZE/CONDITION/REMARKS SYMBOL BOTANICAL/COMMON NAME SIZE/CONDITION/REMARKS DECIDUOUS STREET TREES ACER RUBRUM 'OCTOBER GLORY MIN. 2.5" CALIPER, MIN. 12-14' HT. , WELL -BRANCHED ABOVE 6' HE, OCTOBER GLORY RED MAPLE MATCHED, B&B. TILIA CORDATA 'GREENSPIRE' MIN. 2.5" CALIPER, MIN. 12-14' HT. , WELL -BRANCHED ABOVE 6' HT., GREENSPIRE LITTLELEAF LINDEN MATCHED, B&B. DECIDUOUS SHADE TREES ACER RUBRUM 'OCTOBER GLORY MIN. 1.5" CALIPER, MIN. 12-14' HT. , WELL -BRANCHED ABOVE 6' HT., + OCTOBER GLORY RED MAPLE MATCHED, B&B. ZELKOVA S. 'VILLAGE GREEN' MIN. 1.5" CALIPER, MIN. 12-14' HT. , WELL -BRANCHED ABOVE 6' HT., VILLAGE GREEN ZELKOVA MATCHED, B&B. FRAXINUS 0. 'RAYWOOD' MIN. 1.5" CALIPER, MIN. 12-14' HT. , WELL -BRANCHED ABOVE 6' HT., RAYWOOD ASH MATCHED, B&B. SMALL DECIDUOUS TREES ACER CIRCINATUM MULTI -STEMMED, MIN. 6-8 HT. MIN, MATCHED, B&B. VINE MAPLE CORNUS KOUSA SINGLE OR MULTI -STEMMED, MIN. 6-8 HT. MIN. MATCHED, B&B. KOUSA DOGWOOD HAMAMELIS VIRGINIANA MULTI -STEMMED, MIN. 6-8 HT. MIN, MATCHED, B&B. COMMON WITCHHAZEL EVERGREEN TREES PINUS CONTORTA MIN. 6'-8' HT., FULL & BUSHY TO BASE, B&B SHORE PINE PSEUDOTSUGA MENZIESII MIN. 6'-8' HT., FULL & BUSHY TO BASE, B&B DOUGLAS FIR THUJA PUCATA 'FASTIGIATA' MIN. 6'-8' HL, FULL & BUSHY TO BASE, B&B HOGAN CEDAR PINUS NIGRA MIN. 6'-8' HT., FULL & BUSHY TO BASE, 80 AUSTRIAN PINE SEEDED LAWN (SOD -WHERE _NOI WATER TREATMENT (GRASS SEED) SAVE AND PROTECT, SEE CIVIL FOR O EXISTING TREES TO REMAIN TREE PROTECTION REQUIREMENTS CONFEROUS TREE ARBORTE SOFT POLYPROPYLENE MATERIAL. 3/4" WIDE, MN. 900 LB. BREAK STRENGTH. NO RUBBER HOSE AND WARE SYSTEMS ALLOWED. ATTACH PI FIGURE 8 PATTERN AS LOW ON THE TRUNK AS POSSIBLE FASTEN TO STAKES WLTH 1" LENGTH ROOFING NAIL (3) r ROUND LODGEPOLE PPE TREE STAKES INTO SUBGRADE (MN. W LENGTH) SPECIFED 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�-T-0" kn m LARGE SHRUBS MYRICA CALIFORNICA PACIFIC WAX MYRTLE ARBUTUS UNEDO 'COMPACTA' COMPACT STRAWBERRY TREE RHODODENDRON 'LODER'S WHITE' LODER'S WHITE RHOD. GARRYA ELLIP11CA SILKTASSEL RIBES SANGUINEUM RED FLOWERING CURRANT MEDIUM SHRUBS MIN. 24 HT., FULL & BUSHY, B&B OR CONT. MIN. 24" HT., FULL & BUSHY, B&B OR CONT. MIN. 24" HT., FULL & BUSHY, B&B OR CONT. MIN. 24" HT., FULL & BUSHY, B&B OR CONT. MIN. 24" HT., FULL & BUSHY, B&B OR CONT. CORNUS A. 'ELEGANTISSIMA' MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. VARIEGATED DOGWOOD HOLODISCUS DISCOLOR MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. OCEAN SPRAY LONICERA INVOLUCRATA MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. TWINBERRY MAHONIA AQUIFOLIUM MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. TALL OREGON GRAPE CORNUS S. 'MIDWINTER FIRE' MIN. 18" HT. & SPR, FULL & BUSHY, B&B OR CONT. MIDWINTER FIRE DOGWOOD SMALL SHRUBS SPIRAEA BETULIFOLIA 'TOR' MIN. 12" HT. & SPR., FULL & BUSHY, B&B OR CONT. BIRCH LEAF SPIREA CORNUS STOLONIFERA 'KELSEY]' MIN. 12" HT. & SPR., FULL & BUSHY, B&B OR CONT. KELSEY DOGWOOD CALLUNA VULGARIS 'SPRING TORCH' MIN. 12" HT. & SPR., FULL & BUSHY, B&B OR CONT. SPRING TORCH HEATHER 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 ORNAMENTAL GRASSES MOLINIA CAERULEA 'HEIDEBRAUT' HEIDEBRAUT PURPLE MOOR GRASS CAREX M. 'ICE DANCE' VARIEGATED JAPANESE SEDGE HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS MISCANTHUS S. 'MORNING LIGHT' VARIEGATED MAIDEN GRASS GROUNDCOVERS ARCTOSTAPHYLOS UVA-URSI KINNIKINNICK RUBUS PENTALOBUS BRAMBLE GAULTHERIA SHALLON SALAL MAHONIA REPENS CREEPING OREGON GRAPE 'SHRUBS AT SAME AS NURSERY A= BURLAP OFF TOP F ROOTBALL. GRADE "LED MULCH 'IED IMPORT TOPSOIL &B OR CONTAINER. AS SPECIFIED III=1 I—III—i I I —I I I SPECIFIED PLANTING BACKFILL MINIMUM TWICE UNDISTURBED NATIVE SOIL ROOTBALL DIAMETER OR COMPACTED PLANTING BACKFILL SHRUB / GROUNDCOVER PLANTING V Scale: 1 1/2'=1'-0" MIN. 2 GAL. CONT., FULL & BUSHY, B&B OR CONT. MIN. 2 GAL. CONT. ® 18" O.C., TRIANGULAR SPACING, FULL & BUSHY, B&B OR CONT. MIN. 2 GAL. CONT., FULL & BUSHY, SPACING AS SHOWN ON PLAN. MIN. 5 GAL. CONT., FULL & BUSHY, SPACING AS SHOWN ON PLAN. 1 GAL. POTS ® 15" O.C. TRIANGULAR SPACING, START FIRST ROW 10" FROM EDGE OF PLANTING AREA. 1 GAL. POTS ® 18" O.C. TRIANGULAR SPACING, START FIRST ROW 10" FROM EDGE OF PLANTING AREA. 1 GAL. POTS ® 18" O.C. TRIANGULAR SPACING, START FIRST ROW 10" FROM EDGE OF PLANTING AREA. 1 GAL. POTS ® 18" O.C. TRIANGULAR SPACING, START FIRST ROW 10" FROM EDGE OF PLANTING AREA. NOTES: 1. ALL GROUNDCOVER TO BE PLANTED AT = SPACING (TRIANGULAR) PER O.C. SPACING ON PLANS �GROUNDCOVER `2 EQ. TYP. BACK OF CURB OR BED LINE GROUNDCOVER PLANTING _ Scale: NTS OF W A.q ,CO' p4NP1IS11PMMNq �'v0 yet duill{lU/�9y Z. T APE ARG J i— O 00 N�N Z 1_ 0 Co J M O Q o TT Wcc Pi uj i J �Q4 a M Q W Lu J ;9 W '1.(^ V G W W u Q Date:_ _ 07/17/2018 Job No.: 21738 Drawn By: NL Checked by. NH Revisions ---- I _ #_ _1 Date ,1 , De"p6on Landscape Legend and Details L205 SCHEMATIC DESIGN ARCHITECTURAL ABBREVIATIONS REFERENCE SYMBOLS A D - P - STC SOUND TRANSMISSION CLASS, STAINED - A/C AIR CONDITIONING D DEEP,DEPTH IBC INTERNATIONAL BUILDING CODE P PAINT(099000) CONCRETE AB ALUMINUM BASE, ANCHOR BOLT DBL DOUBLE ID INSIDE DIAMETER PAR PARALLEL STD STANDARD - - O— - GRID NUMBER/LETTER ABF AIR BARRIER- FLUID APPLIED(072706) DD DESIGN DEVELOPMENT IE INVERT ELEVATION PB PANIC BAR (087100) OR PUSH BUTTON STG SEATING ASS AIR BARRIER - SHEET (072700) DE DRY ERASE WALLCOVERING(097200) IF INSIDE FACE PC PORTLAND CEMENT, PRECAST CONCRETE (034100) STL STEEL ABV ABOVE DEMO DEMOLISH, DEMOLITION IGU INSULATED GLAZING UNIT (088000) PCF POUNDS PER CUBIC FOOT STO STORAGE - C EXTERIOR ELEVATION LETTERS ACC ACCESS, ACCESSIBLE DEP DEPRESSED IMP INSULATED METAL PANEL (074219) PCP PORTLAND CEMENT PLASTER (092400) STRC STRUCTURAL - A401 ACI AMERICAN CONCRETE INSTITUTE DET DETAIL INCAN INCANDESCENT PDR PAIR OF DOORS - SUSP SUSPENDED SHEET WHERE SHOWN ACOUS ACOUSTICAL DF DRINKING FOUNTAIN INCL INCLUDE PED PEDESTAL - SV SHEET VINYL (096500) - ACT ACOUSTICAL CEILING TILE (095123) (GLUE ON) DIAG DIAGONAL - INFO INFORMATION PER PERIMETER SYM SYMMETRICAL SIM BUILDING SECTION LETTERS AD AREADRAIN DIAM DIAMETER INSUL INSULATION PERF PERFORATED SYN SYNTHETIC A501 ADD ADDENDUM DIM DIMENSION - INT INTERIOR PERP PERPENDICULAR SYS SYSTEM SHEET WHERE SHOWN ADD'T ADDITIONAL DIV DIVISION INTG INTEGRATED - PF - PLASTIC FILM (088000) - ADH ADHESIVE OL DEAD LOAD PFB PREFABRICATED T WALL SECTION LETTERS ADJ ADJACENT DMP DAMPER J PFN PREFINISHED T TREAD C ADJST ADJUSTABLE DMT DEMOUNTABLE JB JUNCTION BOX PK PARKING T&G TONGUE & GROOVE A601 SHEET WHERE SHOWN ADMIN ADMINISTRATIVE - DN DOWN JF JOINT FILLER PL PLATE, PROPERTY LINE - TB TOWEL BAR (1028W) AF ACCESS FLOORING (096900) DP DAMPPROOFING (071100) JST JOIST PLAM PLASTIC LAMINATE (064100) TC TOILET COMPARTMENT (102113) DETAIL NUMBER AFF ABOVE FINISH FLOOR DR DOOR JT JOINT PLBG PLUMBING (DIV 22) TEL TELEPHONE 6 AGG AGGREGATE DS DOWNSPOUT PLF POUNDS PER LINEAL FOOT TEMP TEMPERATURE, TEMPERED, TEMPORARY - A901 AHJ AUTHORITY HAVING JURISDICTION DT DRAIN TILE K PM PERFORATED METAL (055000) THK THICK, THICKNESS - SHEET WHERE SHOWN AHU AIR HANDLING UNIT _ - DW DRYWELL, DISH WASHER (113100) KB KNOX BOX (104400) PNL PANEL THR THRESHOLD(087100) ALT ALTERNATE DWG DRAWING KID KNOCKED DOWN OR KILN DRIED POL POLISHED THRU THROUGH - DETAIL NUMBER ON SAME SHEET ALUM ALUMINUM DWI DOWEL kg KILOGRAM - PP POWER POLE TKBD TACKBOARD(101100) 1 AMD ACOUSTICAL METAL DECK (053113) & (053123) DWR DRAWER KIT KITCHEN PR PAIR TKS TACKSTRIP (101100) ON SAME SHEET ANOD ANODIZED KO KNOCKOUT PROP PROPERTY TOB TOP OF BEAM AP ACOUSTICAL PANEL (098400) E KPL KICKPLATE(087100) PS PROJECTION SCREEN It 15213), SEMI -GLOSS PAINT TOC TOP OF CURB OR CONCRETE - 4 - INTERIOR ELEVATION NUMBER APLD APPLIED - E EAST (099000) TOF TOP OF FOOTING APPROX APPROXIMATE EA EACH. L PSF POUNDS PER SQUARE FOOT TOL TOLERANCE ARCH ARCHITECT, ARCHITECTURAL EB EXPANSION BOLT L LENGTH, LONG, ANGLE PSI POUNDS PER SQUARE INCH TOP TOP OF PARAPET 3 1 ASB ASBESTOS EFS EXTERIOR FINISH SYSTEM (072400) L&P LATH & PLASTER (092400) PSL PARALLEL STRAND LUMBER (061723) TOS TOP OF STEEL OR SLAB P0o^ ASPH ASPHALT EIFS EXTERIOR INSULATED FINISH SYSTEM (072410) LAB LABORATORY PT POINT, PORCELAIN TILE (093000) TOW TOP OF WALL - SHEET NUMBER ASSY ASSEMBLY - - EL ELEVATION LAM LAMINATE PTD PAPER TONE DISP84SER (102800) TP TELEPHONE POLE 2 ASTM AMERICAN SOCIETY FOR TESTING MATERIALS ELAST ELASTOMERIC LAV LAVATORY PTDR PAPER TOWEL DISPENSER AND RECEPTABLE TPD TOILET PAPER DISPENSER (102800) TYPE NAME ATD AUTOMATIC TOWEL DISPENSER (102800) ELEC ELECTRICAL LB LAG BOLT OR POUND (102800) TPG TOPPING WALL DESIGNATOR. WALL TYPE -SEE WALL TYPE SHEET AT ATTENUATION ELEV ELEVATOR LBL LABEL PTN PARTITION TRAHSL TRANSLUCENT AUUTOO - AUTOMATIC EMER EMERGENCY LIB LIBRARY PTR PAPER TOWEL RECEPTACLE (102800) TRANSP TRANSPARENT - ROOM NAME ROOM NAME AVG AVERAGE ENC ENCLOSURE LIN LINOLEUM(09850q PVC POLYVINYLCHLORIDETSTAT THERMOSTAT - El1 - ROOM NUMBER ENT ENTRANCE LIN LINEAL, LINEAR PVMT PAVEMENT TV TELEVISION _ 150 SF ROOM AREA B EP EPDXY PAINT LKR LOCKER(105113) PWD PLYWOOD(061000) TVB TREATED WOOD BLOCKING(061000) BATT BLANKET INSULATION (072116) EQ EQUAL LL LIVE LOAD TYP TYPICAL 10001 DOOR NUMBER BCS. BABY CHANGING STATION (102800) EQP EQUIPMENT LMB LIQUID MARKER BOARD(10IN% Q TZ TERRAZZO(096623) BD BOARD ESC ESCUTCHEON LMBP LIQUIDMARKER BOARD PAW (09900D) QT QUARRY TILE OM) R1 WINDOW/RELITETYPE BDI BOARD INSULATION (072113) EW EACH WAY LNDG LANDING OTY QUANTITY U BEL BELOW - EXCAV EXCAVATE LPT LOW POINT UC UNDERCUT, UNDER COUNTER BET BETWEEN EXH EXHAUST LT- LIGHT R UG UNDERGROUND 0—� BIT BITUMINOUS EXP EXPANSION LTL LINTEL R RADIUS OR RISER UH UNTTHEATER KEYED NOTE BLDG BUILDING EXT EXTERIOR LW LOHTWEIGHT RA RETURN AIR UNF UNFINISHEDUNLESS BLK BLOCK LW LIGHTWEIGHT RB RESILIENTBASE(096500) LINO OTHEMISE REVISION BLKG BLOCKING F LWP LINEAR WOOD PANEL (064419) RBR RUBBER UV �VENT�ATOR BOD BOTTOM OF DECK FA FIRE ALARM OR FRESH AIR RBT RABBET BPL BEARING PLATE FAB FABRIC M RCP REFLECTED CEILING PLAN V FIRST FLOOR BR&S BACKER ROD AND SEALANT(079200) FAF FLUID APPLIED FLOORING(096700) m METER RD ROOF DRAIN VAC VAC -� FIN. FL. 100'�' ELEVATION BRG BEARING FAI FRESH AIR INTAKE MAINT MAINTENANCE RDWY ROADWAY VAR VARIABLE, VARIES, VARNISH BRK BRICK (042019) FB FACE BRICK (042019) MAS MASONRY (042016) REBAR REINFORCING BAR (032000) VCT ; -_ ' VINYL COMPOSITION TILE (0965W) BSMT BASEMENT FD FLOOR DRAIN MAT MATERIAL RECP RECEPTACLE -"" W VENTILATE, VENTILATION, VENTED O NORTH ARROW BTM BOTTOM FE FIRE EXTINGUISHER(104400) MAX MAXIMUM REF REFERENCE VERT VERTICAL BVL BEVELED FEC FIRE EXTINGUISHER CABINET(104400) MBR MEMBRANE REFR R84WERATOR(113100) --- _ VEST VESTIBULE FF FACTORY FINISH MD METAL DECK(053113, OS3123) REF - =?eG VERTICAL GRAIN C FFE FINISH FLOOR ELEVATION MDF MIDU,l�YF6HZBOARD NIIg - ,-., -,. � Fam T11F VERIFY IN FIELD O PROJECT NORTH ARROW CAB CABINET FGL FIBERGLASS MECH MFrunn r�� c' -{� -tea- (0) f KT`-GID,NGINEERED VJ VJOINT PROJECT NORTH CAP CAPACITY FH FIRE HYDRANT MELD MEDIUM - RESIN (068313) VNR VENEER CB CATCH BASIN FHS FIRE HOSE STATION MEZZ MEZZANINE RES RESILIENT - VOL VOLUME CBU CEMENTITIOUS BACKER UNIT (092116) FIN - FINISH MFR MANUFACTURER RET RETURN - VR VAPOR RETARDER (072600, 072613) 110'3' SPOT ELEVATION CC CENTER TO CENTER, CUBICAL CURTAIN (102123) FL- FLOWLINE - MH MANHOLE, MOP HOLDER (102800) REV REVISION, REVISED 994 BOTTOM ELEVATION WHERE OCCURS CD CONSTRUCTION DOCUMENTS, COUNTER DOOR FLR FLOOR - MIN MINIMUM RF RESILIENT FLOORING (0%500) ,ry (083313) FLUR FLUORESCENT MIR MIRROR (066300,102800) RFG ROOFING W WATER, WIDTH OR WEST - CENTER LINE COS CASEWORK DESIGN SERIES FLX FLEXIBLE MISC MISCELLANEOUS RFL - REFLECTIVE W/ WITH CEM CEMENT FIND FOUNDATION MlD MOLDING RH ROOF HATCH (077233) W/0 WITHOUT PROPERTY LINE CER CERAMIC FO FINISHED OPENING mm MILLIMETER PH ROBE HOOK (102800) - WB WOOD BASE (062000), WINDOW BLINDS (122100) - CFL COUNTERFLASHING FOC FACE OF CONCRETE MMG MAGNETIC MARKER GLASS (101100) RL RAILING WC WATER CLOSET, WALL cOVERING(097200)- CFM CUBIC FEET PER MINUTE - FOM FACE OF MASONRY MMR MANUFACTURED METAL ROOFING(076103) & RM - ROOM ... WC-T TACKABLE WALL COVEiING(097200) CG CORNER GUARD (055000) & (102600) FOS FACE OF STUDS SIDING RO ROUGH OPENING "WD WOOD _ CH COAT HOOK (1028W) FP FIREPROOF, FLAGPOLE(107500) - MO MASONR�)'OPENING RS ROLLERSHADES(122413) WOF WOOD FLOORING(096466) CHAM CHAMFER FIR FRAMING MOD MODULAR RSTR RUBBER STAIR TREADS AND RISERS (096500) WDP WOOD PANELING (062000) Cl CAST IRON FRC FIRE RETARDANT COATING (078100) MP METAL PANEL (055000) RTU ROOF TOP UNIT WF WIDE FLANGE (051200) - CIP CAST -IN -PLACE FRP FIBERGLASS REINFORCED PANEL(068316) MPI MASTER PMNTER'SINSTITUTE (0990W) RWL RAINWATER LEADER (076200) WG WALL GUARD (102600) CIR CIRCLE FSB FREE STANDING BENCH (105113) MR MOISTURE RESISTANT RWR RECESSED WASTE RECEPTACLE (102B0q WIN WINDOW CIRC CIRCUMFERENCE, CIRCULAR FSS FOLDING SHOWER SEAT (102800) MTD MOUNTED - ym VIWMESH PARTITION (10M3) MATERIAL SYMBOLS CJ CONTROL JOINT - FT FOOT OR FEET MTL METAL 8 Wl7M WALK OFF MAT (124815) CKT CRICKET FTG FOOTING MULL MULLION S SOUTH WP WATE14ROOF(ING CL CLF CENTERLINE CHAINLINK FENCE FUR FURRING MW MWK MICROWAVE(113100) MILLWORK�062000) SA SAM SOUNDABSORPfNE - SUSPENDED ACOUSTICAL METAL (095143) WPF VIPs WATGRPR00FWG (FLUID APPLIED) (07140q WATE14ROOFNG(SHEE)(071300) �j�\% -CLG (323113) CEILING FUS FOLDING UTILITY SHELF (102800) SAN SANITARY WW VVOF40,IGPOINT EARTH(SECTION) TERRAZO Ell CLN CLEAN G N SAP SOUND ABSORBING PANELS (0984M WR WATER RESISTANT, WASTE RECEPTACLE (1028W) CLO CLOSET GA GAUGE,GAGE N NORTH SAT SAW SUSPE4DEDACOUSTICAL TILE (095123) SUSPENDS)ADOUSTICIILWDOD(0951267 WRC INS NNTBRRB$LANTCOATING (071910) _ ��t GRAVEL (SECTION) ASPHALTIC CONCRETE ��; � (SECTION) CLR - CLEAR,CLEARANCE GAL GALLON WA NOT NB.DS7tA CLRM CLASSROOM GALV GALVANZIED NAAWS NORTH AMERICAN ARCHITECTURAL SBLK SPLASH BLOCK WSCT VPANSCOT - - CLS CLOSURE GB GRAB BAR (102800) WOODWORKING STANDARDS(064100) SC SC&R SOLD CORE,SEAEDCONCRETE (03350q SHOWERCURTANANDROD(10280q WSTP - VdATERSTQP(O(1100q - CONCRETE E�l GWBCEILINGOR cm CENTIMETER GC GENERAL CONTRACTOR, GROUND CONCRETE NB NO BASE WNF WEDEIDWEZEFAH2D(QT200) PRECAST CONCRETE CMP COMPOSITE METAL PANEL (074243) (033543) NIC NOT IN CONTACT SCD - SEAT COVER DSPEtSE R(10280q CMT CERAMIC MOSAIC TILE (093000) - GF GROUND FACE NO (#) NOM NUMBER NOMINAL SCH SO SCHEDULE - SOAPDISPENSER(IONn SECTIONAL DOOR X X Epp - BRICK (SECTION) CONCRETE MASONRY CMU CO CONCRETE MASONRY UNIT (042016) CLEAN OUT - GI GL GALVANIZED IRON GLASS OR GLAZING (088000) NR NOISE REDUCTION (083613), SCHEMATIC DESIGN )FM R (P um ay 7WINSF NAER - - UNITS (SECTION) - COL COM COLUMN COMMUNICATION GLB GO GLUED/LAMINATED BEAM (061800) GLAZED OPENING NRC NTS NOISE REDUCTION 0084WINT NOT TO SCALE - SDS SOT SOLIDSUPFACNG(MAIMM STATIC DISSIPATIVE TILE P650q Y - /j j STEEL (SECTION) �/ ALUMINUM (SECTION) COMB COMBINATION GP GALVANIZED PIPE SECT SECTION YD YARD COMP COMPOSITION, COMPOSITE GR GRADE, GRADING O CA - OVERALL SF SFLR SQUARE FOOT, STOWRONT (064126) SUBFLOOR (06100q R /� , i /, BATT INSULATION � (� ACT (SECTION) CONC _ CONCRETE GSS GALVANIZED SHEET STEEL RVLFR RECESSIDVIIASTERC-CFPTACLE(102800) X�X X ; (SECTION) CONN CONNECTION GT GROUT (036000), GLASS TILE (093000) GC ON CENTER SGWB SUSPENDED GVNS(0921167 CONST CONSTRUCTION - GVL GRAVEL OCD OCG OVERHEAD COILING DOOR (083323) OVERHEAD COILING 083326 ( 1 SH SHT SHELF SHEET I NICHES BOARD INSULATION El - >�°o�o BLOWN -IN INSULATION CONT CONTINUOUS GWB GYPSUM WALL BOARD (092116) NUMBER ORPORID (SECTION) ;. (SECTION) CONTR - CONTRACTOR GYP GYPSUM OD OUTSIDE DIAMETEROVERFLOW DRAIN SHTG SHEATHING (061000) % PERCENT COORD CORR COORDINATE CORRIDOR H - OFCI OFF OWNER FURNSHE)CONTRACTORINSTALLED OFFICE SHWR SIM SHOWER. SIMILAR & AND FOOT CEMENTITIOUS BACKER PLYWOOD CPT CARPET(096876) HB HOSE BIB OFOI OWNER FURNSHED01M6RNSTAI-LID Si STEEL JOIST(OS110q ME NOTES UNITS (SECTION) (SECTION) CPTA CPTT CARPET AREA RUG (124815) CARPET TILE (096813) HC HO HOLLOW CORE, HANDICAP OR HANDICAPPED HEAVY DUTY OR HARD, HAND DRYER (102800) OFS OH OVERFLOW SCUPPER OVERHEAD SK SL SINK SLOPE _ U PER \,�\��\ .\ ` FINISH WOOD GYPSUM WALLBOARD CR COLD ROLLED - HDBD HARDBOARD OPNG OPENING SLD SEALED - @ AT (SECTION) CRS COURSE - HDR HEADER OPP EPAPARTTTION(102227) OPPOSITE,OPHiAfiI'B SLV SLEEVE i PLUS ORMINUS CSG CASING HOW HARDWARE (087100) OTA OPEN TO ABOVE SM SHEET METAL 076200) 0 DIAMETER F/ FINISH WOOD DETAIL BLOCKING OR SHIMS CSI CONSTRUCTION SPECIFICATION INSTITUTE HDWD HARDWOOD (062000) OTS OPEN TO STRUCTURE SNO SANITARY NAPKIN DSPEiSEi(10 R - % ; �� (SECTION) (SECTION) CT CERAMIC TILE (093000) HM HOLLOW METAL (081214) & (081314) OWJ OPEN -WEB JOIST (061735)&@52M SNR SANITARY NAPKIN RECEPTACLE (10280q CTB CERAMIC TILE BASE (093000) HORIZ HORIZONTAL OZ OUNCE SNT SOG SEALANT ( r4M SLAB ONGRACE (0.MW DEGREE FRAMING LUMBER F CTR -CTSK COUNTER COUNTERSUNK HPC HR HIGH PERFORMANCE COATING (OMIXI) HOUR SP SOUNDPROOF (SECTION) CU CUBIC HSS HOLLOW STRUCTURAL SECTION (051200, 055000) SPC SPACE CUST CUSTODIAN HT HEIGHT SPEC SPECIFICATIONS) CW - COLD WATER, CURTAIN WALL (OB4413) HTG HEATING SPK SPEAKER - CWK CASEWORK(064100) HTR HEATER SQ SQUARE - HW ENTILATIOW HOT SS STAINLESS STEEL - HAIRCDNDITIONING - HOT WATER WATNER ST STONE 044213, 044216). STRUCTURAL TES - - HZ HERTZ w] 0 . M Ao 00 0 i- m � o co S N- G QM N J M � o LLJ M LLI LL_ Date: 07/1812018 Job No.: 21738 Drawn By: Author Checked by: Checker Revisions - # I Date I Description GENERAL ARCHITECTURAL NOTES SCHEMATIC DESIGN i L al A201 4 4 4 4 A20, O U 100 12 LEVEL 1 - FLOOR PLAN - OVERALL SCALE: 1/16"= 1'-0" 1 KEYNOTE LEGEND # KEYNOTE INFORMATION _.- .. _._--------- — J E J O PROJECT NORTH SCHEMATIC DESIGN cn ® ® Q , L U O Q /V/ Uj M � MO � LL � ® ® a _f LJJ ® Ui �Ui i !i Q J Date: _ _ 07/182018 Job No.: 21738 _Drawn By: _ _ _ Author _Checked by: Checker Revisions # I Date I Description. LEVEL 1 - FLOOR PLAN - OVERALL A101 21 22 23 24 ZrJ 26 27 28 [19.2/ 29 3� I 28'-4 3/16" 93._0.. - i RECEIVING/ - j CUST ! I MECH/ I ! BOILER MAIN ELEC i - -- - - -- - --- A.5 KITCHEN i SECURE IT m OFFICE PE EQUI o j - STORAGE OFFICE I i \\\PE i 1 I KEYNOTE LEGEND # I- KEYNOTE INFORMATION 19 �yU_// EL J ® � M O O 0 � F ap Q i W = F— UM W J Q W MLU W\ W Q W 0 W �W/ i LL- Q Date: 07A W018 Job No.: 21738 Drawn BY: Author Checked by: Checker Revisions # Date I Description LEVEL 1-AREA A A101 A SCHEMATIC DESIGN KEYN_OTE LEGEND # KEYNOTE INFORMATION Ot 2 7 (3) O O5 6O O OS 9O �� 11 12 13 (14 15 16 17 18 18. 19, 20 21 22 I ' I !a 0 Ia ' I , 2 ' it - A301 i I ---- -- I ; T U ,OFFICE OFFICE OFFICE OFFICE OFFICE OFFICEI SAFETY EQUIP -.. _ VESTIBULE , RECEPTION RE CEP M _ LRC H OFFICE CONFERENCE I BOOK R M HEALTH _ !, - .. .-: , ..., , ...; - - ,.. .-- — WORK �OOM STO GE TILT FO CENTER I --- - — - - --- - - -- � - - - - J — _— :11 - -- O - - - — 1 LEVEL 1 - FLOOR PLAN - AREA B SCALE: 118" = I' 0" J U®T /W /� V� _ Cl) cl J OF- Q M a ® z �Q W00 C/) W Q W M W uI J O W CD ® W W LL Q J Date: 071182018 Job No.: 21738 Drawn By: __. 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J Q W 9 C� O 111 M 0 LLJ W J a® wCD ® W w�e LL J Date: 07/182018 _Job No.: 21738 Drawn By: Author Checked by: Checker Revisions # I Date I Description LEVEL 1-AREA C A101 C KEYNOTE LEGEND # j KEYNOTE INFORMATION Y Y 2 A201 0 ( 3 \ U 1 LEVEL 2 - OVERALL SCALE: 1/16" = 1'-0" 0 PROJECT NORTH SCHEMATIC DESIGN d !� 0 N _ I ® O W ~ U � MQ W J QLUCS Lu W ILL J W 0 uj W LjL Date: 07/1812018 .Job No.: 21738 Drawn By: Author Checked by: Checker Revisions # I Date I Description LEVEL 2 - FLOOR PLAN - OVERALL Al02 I r; l c <1 1 I 1 1 © 1 1 i - 1 1 1 1 1 1 i -- - l I GENERAL CR _ _ - - _- MECH- 1 MULTIPURPOSE I 1 1 i \ / / � I / --- -- \\ KEYNOTE LEGEND # I KEYNOTE INFORMATION O PROJECT NORTH 1- O 00 U) Vn J O0 a M O Z .i W U) Lij Q ui � UJI M 0 L u LU LL > J O Q UJ 0 ® ui Lu �e LL Q J Date: _ _07/18/2018 Job No.: 21738 Drawn By: Author Checked by: Checker Revisions # I Date I Description LEVEL 2-AREA A SCHEMATIC DESIGN , m 1/. 1/A1o2C �J -- ----- i q ). 13. 14 15 16 17 U. ® 1901 -20 21 # 1 LEVEL 2 - FLOOR PLAN - AREA B - SCALE: 1/8" = V-0" J F- O U_//® = ''Ll V O J OO � M H OD � O W 0� U o¢ W a W M� �W M Q LLL1 u LL � J Q w W G W U J Date: 07/18/2018 Job No.: 21738 Drawn By: Author_- Checked by. Checker Revisions # I Date I Description LEVEL 2-AREA B A102B SCHEMATIC DESIGN j ..GENERAL CR GENEj2A�L CR (I (ENERAL CR ; t LL I - -' - -! Y -- — -- -- — r--- — — Q -- -- I i I ® LEVEL 2 - FLOOR PLAN - AREA C - SCALE: 1/8" = 1'-0" U S KEYNOTE LEGEND # I KEYNOTE INFORMATION —j J 1- O U U) U) J M C) � O O ® ZLu � O =Q c./� 2 o Q U) W ?y J FA Q W ® t� M L1J U- W w LL J Q U v ® Lu W i L Q Date. 07/182018 Job No.: 21738 Drawn By: Author Checked by: Checker Revisions # I Date I Description LEVEL 2 - AREA C A102C SCHEMATIC DESIGN I� I' li H I . I, r 4 A201 I; I I' Lo I,I I, I 1 A301 I• Ib I' I.i I, I° L. I I'. I` I' L_ i O � O7 10 12 1 MEZZANINE - OVERALL SCALE: 1/16"=.1'-0" J 1— O V tl) J M O � O O C) Z N O = Q S W co U) W j J N Q W � aLij M 0 W w l.6_ J O W O LU LU LL _Date: 071182018 Job No.: 21738 _ Drawn By: Author Checked by: Checker Revisions # I Date I Description MEZZANINE LEVEL - OVERALL SCHEMATIC DESIGN ® ® 10 12 ) 40 10 12 1 ROOF PLAN - OVERALL SCALE. 1/16" = P-0" 22 25' --. _--------_--�4 KEYNOTE LEGEND # KEYNOTE INFORMATION O PROJECT NORTH SCHEMATIC DESIGN J F— O U O C/) Cl) � po � o �co C)� W U oQ W J N a w MUj �W W p Q w O ® W w Y U J Date: 07/18/2018 Job No.: 21738 Drawn By: _ Author Checked by: Checker Revisions # I Date I Description ROOF PLAN - OVERALL A121 0 WINDOW SYSTEM, TYP MID POINT OF SLOPED PRINCIPAL ROOF METAL PANEL SIDING 3 AV BLDG ELEV = 356 METAL PANEL SIDING I — SPANDRAL GLAZI .G d�FILL PANEL, TYP 1 _-S A301 TYP a R=F,40CT SYSTE:j �. Tyl- 1 2 OVERALL ELEVATION - EAST SCALE: 1116" = 1'-0" ` 1 4 MID POINT OF SLOPED PRINCIPAL - _ - ROOF a -, - - j - - . A301 3 OVERALL ELEVATION - SOUTH SCALE: 1/16" = V-0" AV BLDG ELEV = 35' 4 OVERALL ELEVATION - WEST SCALE: 1/16" = 1'-0" META_ --- SYSTEM 1 METAL PANEL SIDING 1 MECHANICAL LOUVERS, TYP _ MECH ATTIC e 26'-S" LEVEL 2 13'-4" -_MUSIC 2" LEVEL 1 0 L METAL PANEL BRICK MASONRY VENEER SYSTEM 2 -_ _ MECH_ATTI 26'-8" LEVEL 2 _----- 13'-4" MUSIC e LEVEL 1 a' V lip cl) U) 0 w J O Q M 00 C I— 00 fn a) LU r-- U'T2T1 C O Q ' v/ W § � a W oLU M LU LL Uj LU LL J O UJ v In LU LU LL Q J Date: 07/182018 Job No.: 21738 Drawn By: Author Checked by: Checker Revisions # I Date I Description EXTERIOR ELEVATIONS 21 I — SCHEMATIC DESIGN