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10-102684CITY 8f .. Federal August 2, 2010 Kirk Reagan 11410 Farwest Drive SW Lakewood, WA 98498 FILE CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #10-102684-00-PC; PREAPPLICATION CONFERENCE SUMMARY Reagan Single -Family Residence, 4342 SW 307A Street, Federal Way Dear Mr. Reagan: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held July 22, 2010. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Matthew Herrera, 253-835-2638, matt.herrera@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION A new 4,792 square -foot single-family residence in a Conservancy overlay district of the city's Shoreline Master Program. Demolition of existing single-family residence included within the scope of work. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be slue to read the entire department comments made in the next section of this letter. 1 lvlr. Meagan Page 2 August 2, 2010 Community Development Services - Planning Division 1. The city's critical areas inventory shows Geologically Hazardous Areas within the footprint of proposed improvements. 2. Stringline setback cannot be verified on architectural site plan. 3. All current zoning regulations apply to the proposal. Legal nonconforming (grandfather) privileges are not extended to rebuilds or expansions of gross floor area. • Public Works - Development Services Division I- Control of stormwater runoff from the new roof area is critical because of the potential impacts on the adjacent steep slope. Stormwater runoff control shall be per the requirements of the 2009 King County Surface Water Design Manual and City Addendum (2009 KCSWDM). 2. Any geotechnical report shall address how stormwater runoff is to be managed, and should include recommendations. A recommendation to connect the roof drains or other drainage system into an approved or existing drainage system will not satisfy the requirement, as there is no existing drainage system to connect to. 3. A professional licensed civil engineer may be required to design the drainage system utilized to control roof runoff. Lakehaven Utility District Water is provided by Tacoma Public Utilities. • South King Fire and Rescue Fire sprinklers will be required, DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT SERVICES - PLANNING DIVISION (Matthew Herrera, 253-835-2638, matt. herrera@cityoffederalway. com) I. Comprehensive Plan & Zoning Designations — The subject property is located in a Suburban Estates (SE) designation. Single-family residential is an allowed use in the SE designation. Although the 48,351 square -foot lot does not meet the minimum five -acre lot size standard, it does qualify as a legal building site as a single-family residence has been established on the site prior to the current density regulations.' 2. Shoreline Master Program — The property is also located in a Conservancy designation within the city's Shoreline Master Program (SMP) overlay district. Construction of a single-family home and associated appurtenances for the owner's own use is exempt from obtaining a Shoreline Substantial Development Permit. Although exempt from Substantial Development Permit, all work must be consistent with the provisions of the SNIP. The applicant is required to submit a written request for exemption, which includes narrative detailing scope of work, site plan, and exterior elevations. Site FWRC 19.105.010(2)(a) — Detached dwelling unit legal building site criteria. 10-102694 Doc I D. 54719 _N) Mr. Reagan Page 3 August 2, 2010 plan must include adjacent lot primary structures to verify stringline setback. The city is authorized by the state's Shoreline Management Act to attach reasonable conditions to the shoreline permit exemption. The city is currently in the process of updating the SMP. New setback requirements near marine bluffs appear to affect your proposal. Proposed regulations state "[n]ew development on sites with steep slopes and bluffs is required to be set back sufficiently to ensure that shoreline stabilization is unlikely to be necessary during the life of the project as demonstrated by a geotechnical analysis. In no case shall the setback from a marine bluff be less than 50 feet unless a shoreline variance is granted (emphasis added)." Formal adoption of the update is projected for early 2011. If building permits are submitted following the adoption date, permits will be vested to the updated SMP development regulations. 3. Critical Areas — According to the city's critical area inventory, a significant portion of the subject property has been designated a Geologically Hazardous Area. Enclosed topographic data obtained from King County details steep slopes in excess of 40 percent and the city's Critical Area Map shows possible landslide and erosion hazard areas depicted in purple hatching and orange shading. The applicant will be required to submit a soils study2 prepared by a professional geotechnical engineer that includes the location of Geologically Hazardous Areas, as defined by FWRC, on the site plan. As the city does not have a geotechnical engineer on staff, it may be necessary to route the soils report to a third party reviewer. The applicant will be responsible for all third party review costs. The city's Critical Areas Ordinance (CAO) requires a 25-foot setback from Geologically Hazardous Areas. The Director of Community Development Services may allow improvements on or within 25 feet of hazard areas if the following two criteria can be met: (1) no reasonable alternative exists; and (2) the development activity will not lead to or create any increased slide, seismic or erosion hazard. Any development located in a critical area will be subject to environmental review described below. 4. Environmental Review — Construction of a single-family residence is typically exempt from State Environmental Policy Act (SEPA) review. Any improvements, including stormwater, within the critical areas noted above will require an environmental threshold determination prior to issuing any building permits. SEPA review includes public notice, review of potential adverse impacts to the environment caused by the proposal, and possible conditions to mitigate any identified impacts. The applicant will be required to submit a completed environmental checklist and mailing envelopes if it is determined that improvements (dwelling and associated appurtenances such as stormwater conveyances) will encroach into critical areas or their setbacks. 5. Lot Coverage — Within SE zones, all structures, pavement and impervious surfaces (gravel included) are linrited to 10 percent of the total lot area, which results in 4,835 square feet. It appears the proposed residence, gravel driveway, and parking area exceeds lot coverage thresholds. To comply with current lot coverage standards it will be necessary to reduce the footprint of the built environment. If attempts in reduction to impervious surfaces results in coverage remaining greater than 10 percent, aresidential variance may be an option. Please see the enclosed informational Content requirements of the soils report can be found in FWRC 19.160.010(3). 10-102684 Doc, I.D 54719 Mr. Reagan Page 4 August 2, 2010 bulletin regarding the residential variance process. I have also included a variance decision for the neighboring property for reference. Meeting follow-up -- The Department of Community Development Services considers the private road at the southern portion of the roe similar to a vehicular access easement, therefore impervious surfaces associated with the private road will not be calculated as lot coverage. 6. Setbacks — Required front yards are 30 feet; side and rear yards are each 10 feet. As the subject property is within the SMP overlay district, waterward setbacks utilizing the stringline method also apply. The submitted site plan must show each abutting parcel's primary structures and a stringline will be drawn between the points on the primary buildings having the greatest projection (including appurtenant structures such as decks). This line will constitute the waterward setback. 7. Height — All structures are limited to 30 feet above average building elevation (ABE). FWRC defines ABE as 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, whichever is lowest. Please refer to the diagram of this definition shown in FWRC 19.05.010. To determine the height of the structure, measure the vertical distance from the ABE reference datum to the mid -point between eave and ridge of the highest principal roof. Please include a detail of the height of structure on exterior elevation plan sets. PUBLIC WoRKs - DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway. com) Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. This project meets the requirements for a Targeted Drainage Review (Category 1 — adjacent to a steep slope and erosion hazard area). The project may also be subject to Small Site Drainage Review, and/or Full Drainage Review, based on the suitability of being able to address runoff through the Best Management Practices (BMP's) as identified in the Small Site Drainage Requirements. 2. At the time of permit submittal, a geotechnical report and drainage plan shall be provided. 3. If it is found that some form of detention system is required, the engineer shall design that system to the Conservation flow control performance criteria. 4. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife, athgp://www.wa..gov/wdfw/hab/hi3apage/ht or by calling the office of Regulator Assistance at 360-407-7037. 10-102684 Doc I D 51719 Mr. Reagan Page 5 August 2, 2010 Right -of -Way Improvements Based on 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 Federal Way Revised Code (FWRC) 19.135.030. The applicant/owner may submit an appraisal for the subject property, or King County Assessor's records may be used. Development Services Division will evaluate this data to determine if the project actually meets the City's 25 percent threshold for requiring street frontage improvements. Building Permit Issues Engineered plans may be required for the stormwater drainage plans. If so, the plans will require the signature/seal of a professional engineer registered/licensed in the state of Washington. 2. 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. Street Frontage Improvements (FWRC 19.135) 1. 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 FWRC 19.135.030 and 19.135.090. 2. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (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 SW 307a' Street. Required improvements could include the following: Paving, curb and gutter (or roadside ditch), planter strip, sidewalk, street trees and street lights. 3. 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 are available through the Public Works Development Services Division. Please note that these modification requests have a nominal review fee currently at $91.50. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water This property is located within the water service area boundary of the City of Tacoma. Please contact Tacoma Water staff at 253-502-8247 for further information. Sewer A Certificate of Sewer Availability (application form enclosed) 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 30 days to issue for typical, 5 days for accelerated, processing. 10-107654 Doc, LD 54719 Mr. Reagan Page 6 August 2, 2010 If sewer service is required by the jurisdictional department of health or desired by the applicant/developer, a Developer Extension Agreement will be required to construct new sanitary sewer facilities necessary 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 Developer Extension Agreement. Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. General If sewer service is acquired, Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Single-family use is calculated as 1.0 ERU per unit. Lakehaven's current 2010 Capital Facilities Charges, subject to change without notice, are $2,784/ERU for sewer. 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 KINGFIltE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) 1. A Certificate of Water Availability shall be provided at the time of formal application indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the water district. 2. An automatic fire sprinkler system is required since the access road does not meet SKFR standards. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. 10-102684 Doc. LD. 54719 Mr. Reagan Page 7 August 2, 2010 If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Matthew Herrera, 253-835-2638. We look forward to working with you. Si erely, Matthew Herrera Associate Planner enc_ Bulletin 002 `Mailing Labels' Bulletin 003 `Master Land Use Application' Bulletin 045 `Variance' Bulletin 050 `Environmental Checklist' Bulletin 100 `Building Permit Application' Bulletin 109 `Demolition Permit Contact List' Bulletin 122 `Demolition Permit Requirements' Lakehaven Enclosures Young Variance Staff Report & Decision King County I -Map Portion of Critical Areas Map Portion of Zoning Map c: Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue 1 a 102684 Doc. I.D. 54719 ac_rr-.C-rr^— olvi.. eel2N,aI Cos S zb36__ Flier ' 2 r3 ,c,? I a53-3/0 - 70 Reagan SFR (10-102684-00-PC) Reagan SFR (10-102684-00-PC) 112103UNKN 1 112103,c : l 1121039OT11 1121039M 1121W9059 I L1121A390N 1121039045 112f039Qa8 1121089076 307iH — q 1210,39045 0^ 'nI1 11210390a1 112108-9105 n `�-- �� 1121039007 1121039044 �j '�� 112i0391041121039110 � lrpggpS;i � 1121039005 1 112103UNKN 1121439078 t 1121039108 I � y 1121039131 1121039010 1121039029 j 112103909T J r-. 1 21160G0054 2116000CW0.� v 2116400GG! 2116000M 1� 211G0000T0 21160DO080 2118000020 J r 11Z103. 211- 10 222111:. Q($000494 v 1121039118}E J +€$4060042(} 1121S}3971 T1 1121039438 1121039055 840804015 r 1111039128112'�f439014 112103911$' 1121039012 1a4D8�010 I r � �,� jjj 1121039114. ,1121039013 m 1121039011 oil 11 03908 ria 18�504}040 $� �211850065{7�$ 11214r39132— 8T31994280 ` 21185400T0��� 1121039Ufs0 8 e. © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy or any racuiry mrormauon snown. racnny iucduuns dnu conditions are subject to field verification. Page 1 of 1 http://columbia/lion/map.aspx 7/13/2010 CITY OF �. Federal July 1, 2010 Kirk S. Reagan 11410 Farwest Drive SW Lakewood, WA 98498 /-1 CITY HALL FILE 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: FILE #10-102684-00-PC; PREAPPLICATION CONFERENCE NOTICE Reagan Single Family Residence, 4342 SW 3071h Street, Federal Way Dear Mr. Reagan: The Department of Community Development Services is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, July 22, 2010 Hylebos Conference Room Federal Way City Hall, 2na Floor 33325 8`h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent out by the department. If you have any questions regarding the meeting, please contact me at 253-835-2638, or matt.herrera@cityoffederalway.coin Sinc- Matthew Herrera Associate Planner Doa I.D. 54720 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: July 1, 2010 TO: Ann Dower, Senior Engineering Plans Reviewer • Development Services Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Matthew Herrera FOR DRC MTG. ON: July 15, 2010 - Internal July 22, 2010, 9:00- with applicant FILE NUMBER(s): 10-102684-00-PC RELATED FILE NOS.: None PROJECT NAME: REAGAN SINGLE FAMILY RESIDENCE PROJECTADDRESS: 4342 SW 307TH ST ZONING DISTRICT- SE PROJECT DESCRIPTION: Single family dwelling in a SE zoning with lot coverage constraints. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: KIRK SREAGAN 11410FARWESTDRSW MATERIALS SUBMITTED: SF Plan Set MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES LZCL I. V - 33325 8'h Avenue South CITY OF t„-L PO Box 9718 Federal Wa y 'A 20fI o Federal Way WA 98253-835-2607;Fax 253-835-835-26092609 �T7q. 0� fiEDZ www.citl�affederal�.com CDs � SAY APPLICATION No(S) Date 6 Project Name Property Address/Location Parcel Number(s) 2- 0 ? rr// JJ Project Description f,f/" !q f-ggt WQ !! 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 H (Site Plan Review) Process III (Project Approval) Process W (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation Comprehensive Plan Designation * 300, 000 Value of Existing Improvements 600 000 Value of Proposed Improvements International Building Code (IBC): �E'Sid�i'l`f ictI Occuliancy Type VQ Construction Type Applicant f Name: fi/ /-/ �q r, Address: MN0 6��� City/Stateh:AA)e Fax: Email: k)/''ec2 o t��i m . 6dni Signature: ��� f Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: Address: J City/State: Zip: Phone: Fax: Email: Signature: ACM ACT AFF ALUM ANOD BR CLR CTB CTW CMU CONC CPT CT CWT EP EPDX. EPS EN. PT EX FBO FF F/GL FRP GRP GWB HC HDWR HM IFCB INSUL MAT MBL MFR MIN. MR MT MTL NO. PCC PLAM PLY POL PR PRE-F. PRP PT . PW RCB RF RT RWB SC SF SG _ SS STL SV .'. S&V T THK TRWL T.S.H. TTP UL U.N.O. ABBREVIATIONS ALUMINUM COMPOSITE MATERIAL ACOUSTICAL CEILING TILE ABOVE FINISH FLOOR ALUMINUM ANODIZED BRICK VENEER MASONRY UNIT CLEAR PORCELAIN CERAMIC TILE BASE CERAMIC TILE WAINSCOT CONCRETE MASONRY UNITS CONCRETE CARPET CERAMIC TILE CERAMIC WALL TILE EPDXY PAINT EPDXY EXPANDED POLYSTYRENE FOAM ENAMEL PAINT EXISTING FURNISH BY OWNER, INSTALL BY CONTRACTOR FACTORY FINISH FIBERGLASS FIBERGLASS REINFORCED PANEL FIRE TAPE ONLY ON 5/8" TYPE 'X' GWB GLASS BLOCK UNIT GLASS GLU-LAM BEAM GROUP GYPSUM WALL BOARD HOLLOW CORE HARDWARE HOLLOW METAL INTEGRAL FLASH COVE BASE INSULATION MATERIAL MARBLE MANUFACTURER MINUTES MOISTURE RESISTANT MATTE FINISH METAL NUMBER PORTLAND CEMENT CONCRETE PLASTIC LAMINATE PLYWOOD POLISHED PAIR PRE -FINISHED PATCH, REPAIR & PAINT PAINT PLYWOOD RUBBER COVE BASE RUBBER FLOORING RESILIENTTILE RESILIENT WALL_ BASE SOLID STOREFRONT SEMI -GLOSS STAINLESS STEEL STEEL SHEET VINYL STAIN AND VARNISH TEMPERED GLAZING THICKNESS TROWEL FINISH TROWEL FINISH, SEALER & SHAKE HARDENER TAPE, TEXTURE & PAINT UNDERWRITER'S LABORATORY UNLESS NOTED OTHERWISE VINYL COMPOSITION TILE VINYL WALL COVERING FABRIC WOOD LEGEND ODENOTES WINDOW TYPE - SEE SHEET A8.2 102.1 DENOTES DOOR TYPE - SEE SCHEDULE ON SHEET A8.1 1 WA LL TYPE - SEE SHEE T A9.3 PROJECT DATA PROJECT NAME: NEW RESIDENCE PROJECT DESCRIPTION: NEW CUSTOM 2 STORY RESIDENCE ADDRESS: 4342 SW 307TH ST, FEDERAL WAY, WA 98023 JURISDICTION: CITY OF FEDERAL WAY, WA PARCEL NUMBER: 1121039071 SECTION/TOWNSHIP/RANGE: SEC 11, TN 21 NORTH, RANGE 3 EAST, WILLAMETTE MERID. LEGAL DESCRIP W 90 FT OF EAST 521.75 FT OF GOV. LOT 3 LESS 1672 FT SITE ZONING: SE SUBURBAN ESTATE Icons KROLL PAGE 711 WATERSHED CENTRAL PUGET SOUND DRAINAGE BASIN DUMAS BAY FIRE DISTRICT SOUTH KING COUNTY WATER AND SEWER LAKEHAVEN UTILITY DISTRICT SITE AREA: 48,351 SF (1.11 ACRES) IBC OCCUPANCY CLASS.: R-3 IBC CONS N RUCTION TYPE: I TYPE V - B IBC ALLOW. BLDG. HEIGHT: 1-STORY 40' -ZONING ALLOW. BLDG. HEIGHT: 30' FROM AVER. GRADE ABE TO MID HEIGHT OF PITCHED ROOF PROPOSED BLDG. HEIGHT: 25'-4" ALLOWABLE LOT COVERAGE: 48,351 X 0.10 = 4,835 SF (10%) LOT COVERAGE IMPERVIOUS AREA: 4,632 SF (9.5% OF SITE) IBC ALLOW. AREA / FLOOR: 6,000 SF FLOOR AREAS: GARAGE, TOOL, UTILITY: 1,266 SF 1ST FLOOR: 2,797 SF 2ND FLOOR: 1,996 SF COVERED PORCH: 221 SF REAR TERRACE: 120 SF OVERALL: 4,792 SF 1 STAND SECOND FLOOR `^_^ IOU S fir• r�N C INDEX OF DRAWING SHEETS Federal Way Revised Code A0.1 COVER SHEET; SCOPE; ABBREVIATIONS International Building Code (IBC), 2006 edition Washington State Amendments, WAC 51-50* CIVIL International Residential Code (IRC), 2006 edition 1 OF 1 TOPOGRAPHIC SURVEY Washington State Amendments, WAC 51-51* International Mechanical Code (IMC), 2006 edition ARCHITECTURAL Current Washington State Amendments, WAC 51-52* Current Revision International Fire Code (IFC), 2006 edition Number Name Issue Date Revision Description Washington State Amendments, WAC 51-54* National Electric Code (NEC), 2008 edition Uniform Plumbing Code (UPC), 2006 edition A1.1 SITE PLAN SITE DEMO PLAN 05/17/10 Washington State Amendments, WAC 51-56 & WAC 51-57* A2.1 FIRST FLOOR PLAN 05/17/10 Washington State Energy Code, 2003 edition, WAC 51-11* A2.2 SECOND FLOOR PLAN 05/17/10 Washington State Ventilation and Indoor Air Quality Code, 2003 edition, WAC 51-13* A2.3 DIMENSIONAL FOUNDATION PLAN 05/17/10 *Current Washington State Amendments are dated July 1, 2007. A2.4 ROOF PLAN 05/17/10 A3.1 ELEVATIONS 05/17/10 A3.2 ELEVATIONS 05/17/10 A4.1 BUILDING SECTIONS 05/17/10 A4.2 BUILDING SECTIONS 05/17/10 ENERGY A5.1 WALL SECTIONS 05/17/10 A5.2 WALL SECTIONS STAIR SECTIONS 05/17/10 PRESCRIPTIVE COMPLIANCE PATH 2O06 WSEC A7.1 INTERIOR ELEVATIONS 05/17/10 HEAT TYPE: OTHER THAN ELECTRIC (GAS AND GAS/ELEC HEAT EQUIPMENT) A8.1 SCHEDULES WINDOW TYPES 05/17/10 A9.1 DETAILS 05/17/10 COMPONENT VALUE A9.2 DETAILS 05/17/10 ROOFS A9.3 3D VIEWS 05/17/10 OVER ATTIC R-38 BLOWN IN OR BATT VAULTED STRUCTURAL RAFTERS R-30 BATT OPAQUE S1.0 STRUCTURAL NOTES; DETA.iLS 5/17/10 ABOVE GRADE WALLS R-21 BATT OPAQUE S2.0 STRUCTURAL DETAILS- 5/17/10 EXTERIOR DOORS U=0.60 S3.0 FOUNDATION j„�_AN 5/17/10 RIGID INSUL AT HEADERS R=10 S4.0 2ND FLOOR FRAMING; 5/17/10 VERTICAL GLAZING. 1 S OOR ROOF FRAMING U VALUES U= 0.35 MAX GLAZING SOLAR S5.0 ROOF FRAMING PLAN 5/17/10 HEAT GAIN COEFF. 0.45 (SHGC) % WINDOW AREA TO 580 SF GL / 5,050 SF GROSS EXTERIOR WALL = 11% GROSS WALL AREA (LESS THAN _% ALLOWABLE MAX PER WSEC) (WWR) VICINITY MAP UGET /ff{{ •l:Sri'::f:i4iii::j}sff3.ff\\'::•::rF,;'};:yl:}:••:.:.':iiii:i'::i'. / rf F ••a•. \ i.i:!::i i:•:: i:iii: �i'!'i ";.S;jY2•i:iYi ..• ... .. r7 \..`•c::iii�ii:::`:'.,ii.%�::C.;';;"y''Q:!::";. 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DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory damages for infringement. New Residence Kirk and Denise Reagan 4342 SW 307th St. Federal Way, WA Rev No. Description Date COVER SHEET Scale: As indicated DrawnRECEZVED U CheckeldK 2 5 2010 U SheeetMr8VIFEDERAL WAY 1 CDS AO. 1 Date: 05/17/10 I'I (9.07' REC.) 9.45' MEAS. MOST NORTHERLY POINT F_ON EXIST DECK I I ( FD. 1 112" IRON PIPE 0.3' EAST OF LINE N00053'14 "E i -- ----- ------ 4.98_ --_ - ' I FD. REBAR & CAP WIR L. S. #19635 i 2.0' WEST OF LINE ,ram , r FD. REBAR NO CAP t � it STRINGLINE SETBACK PER FEDERAL WAY I CODE ------ - 1$0 APPROX. LOCATION • ot i . --------- TOE OF BLUFF ��OV ORDINARY HIGH TIDE LINE ► ; ; ; I - ' PER KING COUNTY G.I.S. r' f j EXISTING HOUSE AERIAL MAPPING '\ ,' INN \I A� TOP OF BLUFF ---A 1 FIELD LOCATE JAN. 28, 2009 1 1 I 1.96' V, LEGEND: 0 = FOUND MONUMENT AS DESCRIBED 0 = SET REBAR & CAP W/P.L.S. #27826 X = SET PK NAIL & FLASHER W/P.L.S. #27826 0 = SET HUB & TACK LINE STAKE REC. = RECORD DIMENSION SEE NOTE 4 MEAS. = MEASURED DIMENSION -$- = BENCH MARK 0------0 = CHAIN LINK FENCE CUOMO = ROCKERY = CONCRETE RETAINING WALL - - - . = EVERGREEN TREE = DECIDUOUS TREE <_ = UTILITY POLE POWER VAULT - - = OVERHEAD POWER LINE - - - = UNDERGROUND POWER LINE = TELEPHONE RISER - - - - - = OVERHEAD TELEPHONE LINE = WATER METER = PAVED AREA -_ = CONCRETE AREA r = GRAVEL AREA _ 29.26' 31.22' 62.44' MEAS, Q$- - �► � (62.65' REC.) F0. 1 112" IRON PIPE FD. 112" REBAR - --- I OBLITERATED CAP I I I MOST NORTHERLY POINT ON EXIST DECK SURVEY NOTES: 1. BASIS OF BEARINGS IS THE WASHINGTON STATE PLANE COORDINATE SYSTEM, N.A.D. 83/CORS96, NORTH ZONE, AS ESTABLISHED BY STATIC GPS TIES TO THE WASHINGTON STATE REFERENCE NETWORK (W.S.R.N.). ALL DISTANCES SHOWN ARE GRID DISTANCES USING A COMBINED PROJECT SCALE FACTOR OF 1.0000335. 2. THE ELEVATION DATUM IS N.A. V.D. 1988 AS ESTABLISHED USING W. S. R. N. (SEE NOTE 1 ABOVE). LOCAL SITE BENCHMARKS TBM 1 IS A FOUND 1 112" IRON PIPE AT THE SOUTHWEST CORNER OF THE PROPERTY, ELEVATION = 135.29, TBM 21S A SCRIBED "X" ON EAST -WEST CONCRETE WALL. ELEVATION = 145.68 3. FIELD WORK WAS DONE IN JANUARY AND OCTOBER OF 2009 USING A TRIMBLE 440015700 BASE/ROVER GPS RTK SYSTEM AND A SOKKIA SET 530R3 THREE SECOND TOTAL STATION WITH CLOSED TRAVERSE METHODS IN ACCORDANCE WITH W.A.C. 332-130, 4. THE EXTERIOR SITE BOUNDARYAND SECTION CONTROL AS SHOWN ARE BASED ON A RECORD OF SURVEY AS FILED IN BOOK 99 OF SURVEYS ON PAGE 13. 5. THIS PROJECT WAS DONE WITHOUT THE BENEFIT OFA CURRENT TITLE REPORT. EASEMENTS AND ENCUMBERANCES OF RECORD, IF ANY ARE NOT SHOWN. 6. THE PURPOSE OF THIS SURVEY IS TO PROVIDE AN EXISTING SITE PLAN FOR THE UPLAND PORTION OF THE HERIN DESCRIBED PROPERTY LOCATED ABOVE THE TOP OF THE BLUFF LEADING TO PUGET SOUND. LEGAL DESCRIPTION: SAD 83/CORS96 mw GRAPHIC SCALE 20 0 20 40 ( IN FEET } I inch = 20 ft. (247.78' REC.) 247.54' MEAS. ELEV=145.68 -- _ - 30" PING' �u _ 1 � DRIVEWAY`\ 1, Lu cl: .I I I uj 14) BEGINIG AT THE SOUTHEAST CORNER OF GOVERNMENT LOT 3, SECTION 11, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M.; THENCE NORTH 1672 FEET; THENCE WEST 431.75 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH TO THE GOVERNMENT MEANDER LINE; THENCE EASTERLY ALONG SAID MEANDER LINE TO A POINT DUE NORTH OF THE TRUE POINT OF BEGINNING; THENCE SOUTH TO THE TRUE POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. . N 18' FIR- I• ` ,QFG27826 �Q IgTER. r-D. 1 112" IRON PIPE TBM 1 ELEV=135.29 i ' W 114 COR. SEC. 11-21-3 CALC. POSITION PER R.O.S. 1667.52' REC. W 114 COR. SEC. 11- 21- 3 CALC. POSITION PER R.O.S. SEE NOTE 4 INDEX LOCATION Q Lu N cc O � Co O Co cc ui cc z Cn I cc ui ui Q z W J 0 Q ? Q IQ- •J W � �� QZ O WV Lu W �Q, Lo �w ZLL 00 o0 �d W� rn I C4^ mom a FWmN LLI yob O �ZLL co-i it Lo co 3Q� ZpN a My= �-_a JOB NO. 090C DATE 2109 SCALE 1"-20' DESIGNED S.K. DRAWN S.K. CHECKED S.K. APPROVED . LSHEET 1 OF 1 - --- APPROX. OHWM PER SURVEI L1)0 +r x 7 0 I Cco .0 '"+ S C 0 n cz ,.� _ ,. <Fj 0 z - r in z I I z�-o 1 0 o' C) r� y r EXISTING CONC WALK TO REMAIN --\ o0 m \mm REMOVE THIS PORTION OF EX. CONC WALK 7=� -"' I� \ �\ � � ' T, 1__ ,, \i (D O LINE ►BETWEEN -- \ \ \ o NORTHERNMOST STRUCTURE \ r _ \ \ \ f �f AT ADJACENT HOUSES TO EAST ioi __ \ \ \ �r o -� I -. m AND VILEST ,�z- ! i I v r �; O -- .— iE `cmiDl, 6; X EX, ROCK WALL N I G)� \ 4! _ II I EXISTING HOUSE TO Q -�' BE DEMOLISHED GRADE TO SWALE FOR DRAINAGE t _- m , I I Wo r 41 ti o rj I I I Cj 0in W \ I \ I,, ' z r�I < _0 70 D r I l vz I GRAVEL DRIVEWAY r RETAINING WALL ON WEST PL — - 7 1 ( ! f , t M TO REMAIN IN PLACE G! ` °j 1 7 I "'I I MI (`:=r - - - EX. CONC WALL TO BE �l REMOVED �N y rn ,� v p0 41 z D r'l 0 PL _0 I I f o\ < PL °' / i i l l °N' W aN / / ( EXISTING GRAVEL DRIVEWAY TO REMAIN C) m Cn f n ( - i i S. W. M7TI-I', ST. I S W 307TH Sr S87°55'25"E . 90.00° RECIMEAS. mo 2 EXISTING SITE AND SITE DEMO PLAN r,, 1 - 20 0 r r r*t N -n EXISTING CONC WALK TO REMAIN REMOVE THIS PORTION OF EX. CONC WALK LINE BETWEEN NORTHERNMOST STRUCTURE AT ADJACENT HOUSES TO EAST AND WEST V M 0) rn I I APPROX. OHWM PER SURVEY ca W 1 __— _ — — W o I Sit - - -r�-I rir Set - - _ ------- Set — -STOP OF SLOPE ----SEE TOPO SURVEY -" -- BY EASTSIDE CONSULTANTS ,'_DATED 022-09-- �avr -- — 140- - NO GRADING, c> WITHIN 25' `,'LOPE � sat / U .--�`� SETBACK BUFFER o - EX, ROCK WALL 175' - 1 5116" 25'-4" ABOVE AVER - - - -- - GRADE - SEE CALC 2 ONA3.2 18" SIDE YARD OVERHANG TYP l � ° ><\ I -- GRAVEL DRIVEWAY �Wnn 0 I 1 I a o i I1 C9 ILL I -- EX. CONC WALL TO BE ���- 1.' ! REMOVED 69' - 11 13/16" 70 - - - -- _ Fri IV ARCHITECTURAL SITE PLAN 1" = 20'-0" IJ i t /r 1{ I W II O Li �\ W �� I V V i U) �, 1 / n ' W` �. C 6-v h < / v ' S W 307rN ST APPROX. 39' NEW RETAINING WALL PL EXISTING CONTOUR — -- — - -- ' FINAL CONTOUR "M LAWRENCE JOHNSON ARCHITECT Burien, WA 206-276-5210 6`.itA t2F:GISTI111 D Af2Ci117F CT LAWRENCE A. JOHNSON STATE OF WASHINGTON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory damages for infringement. New Residence Kirk and Denise Reagan 4342 SW 30/ th St. Federal Way, WA ........ I ....... ....... Rev No. Description Date SITE PLAN SITE DEMO PLAN �— Scale: r /1 Drawn By: Checked By: Sheet Number: Date: 1 "200_011 U LJ Al. 1 05/17/10 I A4.2 3 — — A4.1 41 2 - — — A4.1 A3.1 2 0 N I 12' - 0„ 1 V - 10 1 /2" { 20' - 0" 34' - 0" 14' - 0" 7' - 0" 4'- 10 1 /2" SEE DETAIL 1/A9. 1 FOR TYPICAL WALL ASSEMBLY DESCRRPTtON 0 -v DS - IT-0" I o I I j I � cfl A4.1 I rI EQ EQ o0 2'- 8" HIGH ---- ! TYPICAL COLUMN ` !� , � I WINDOWS jOVEN-- -1 - -i -SEE STRUC. t - 20 g l____. ice.__.-- i - { --' KIRK DS - -- D ��y 151 I I fi- - 13 --7'-V-_1-_ 0_ " - _- 4'-0_ 1/2" 4 03' 6" 4' 4 3/4" T- 5 1/4",1 6'- 0" 4'-0„ 4- - U') HALL 3 2 125 SF 117RZ 0 103 CN 7 ------ 14 L— I `CLQ$J COFFERED PANTRY I CL'G Cl) IVI$5e 10) 00DE r A7.160 S 2ENTRY 34'-0" I I Dr. i MUSIC 1 201 SFb 6' - 0„ __ C (IA IFI_ T2 1 1 GUARDRAIL 61 149 SF I HALL 2 — HANDRAIL- C 9 I ( I ( ❑ ` M I ROUGH IN FOR FUTURE W/D ci r- w FAI NO N O , io '-3" - - - _ �- I - - - -00 I o B o o LAU DRY 8� L__.—_ __---- 11 6R@61I2"=39" .L__ __�, ___- CLOSET 1 841SFCD - -- - i 244 SF i ,- r D 1(-W 110 PORCH I B r :-= 1 `' r, 'I_. CONC. SLAB A5.2'" �. I - HIGH WINDOWS DN 5 -3 5'-3.. 4'- 73/4 4'-73/4"•. 5'-71/2"' 6'-8 51-811. LO I I I 1 A5.2 - 2 4/% A4.1 �.. FURNACE . . ... — - ..MECHAIs ICAL. Ds ;7 - 7 w2" - — N— — (o B a B e B e Co 86. F \. — i LANDING 8 R@ 6 11/16 „ - o I EQ EQ e- _ ENO HOT WATER COIL _ y. -C-_ - CONC. SLAB 4 A5.2 U')- - 15' - 10 1/2" do Q i DS, . - - -- _- - - -------- ---- -- --- -- - --- - — -- - Ds 3.1 b � ( 1 A5.1 GUARDRAIL - HANDRAIL HANDRAIL A5.�2 A4.2 SLOPE EXTERIOR .. -SLAB TO YARD :DRAIN-'�..: L•_.-_____; -_-� - EDGE OF UPPER I WALL CABINETS RANGE HOOD GAS RANGE/OVEN Cl) M/W OVEN - OVER CONV OVEN ig co CV I III I I �l I -� 4' - 0" 4, - 6„ 10 II II 3c I I II 2 A7.1 — — i all 4'- 4 1 /2" BASIS OF DESIGN GE PROFILE 30" FREE STANDING DUAL FUEL DOUBLE OVEN -RANGE P2B918SEM GE PROFILE 2 CU FT MICROWAVE OVEN PEB2060SM WITH WALL TRIM GE PROFILE 30" BUILT-IN SINGLE CONVECTION WALL OVEN PT916SM GE PROFILE 30" WARMING DRAWER PTD915SM FRIGIDAIRE PRO 17 CU FT BUILT-IN ALL-REFRIG AND 17 CU FT ALL -FREEZER AND WALL LOUVER TRIM M KITS CUSTOM "FARM" STYLE SINK I 67 1 /2" 30" J _ - GLASS DOOR T 1 verify. '� / UPPER CAB HERE REFIFRZ 2 Kitchen Plan 1/4 10-011 HARDWOOD PANELS W 2 W a. LAWRENCE JOHNSON ARCHITECT BUrien, WA 206-276-5210 6514 VN-� REGISTERED ARCIIII ECT LAWRENCE' A. JOHNSON STATE: OF WASHINGTON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U,&C and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory ....damages for infringement Kirk and Reagan Denise 4342 SW 307th St. Federal Way, WA Rev No. Description Date FIRST FLOOR PLAN Scale: Drawn By: Checked By: Sheet Number: As indicated U U A2. 1 05/17/10 3 A4.1 2 A4.1 CONT. ALUM G 1 _ _ A4.1 fVV 1 C: UIVl.V1Y11Y1VIV JVNLC F\t a/ tv — t n SECOND FLOOR V-0" -- - - - 1 A4.2 2 A4.1 3 A4.1 �W^ V ) W a- LAWRENCE JOHNSON ARCHITECT Burien, WA 206-276-5210 6514 REGISTERED V-� ARCHITECT LAWRENCF, A. JOHNSON STATE OF WASHINGTON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory damages for infringement. New Residence Kirk and Denise Reagan 4342 SW 307th St. Federal Way, WA Rev No. Description Date SECOND FLOOR PLAN Scale: 3/16ff _ 1 1-0" Drawn By: LJ Checked By: LJ Sheet Number: A2.2 Date: 05/17/10 KEYNOTE LEGEND Key Tag Description rPlate at 4 155-6" � _Garage Slab OPEN SOFFIT AT GARAGE ONLY SEE STRUCTURAL FOR FOOTING DESIGN EAST WEST SECTION AT GARAGE 12 5 w 10'-01, i d I SETBACK QI I I RAFTERS AT ATTIC STORAGE I I SISTERED — I OVERHANG FRAMING I I VENTED SOFFIT I 2 A5.1 I I I rvio r1n1r± aCTAAiIAIr; Upper Plate /1 167' - 9 3/4" V — DORMER Second Floor 158'-93/4" ate at Garage 155'-6" First Floor 148'-6" Garag-e Slab 143'-0" ROOF D.S. TIGHTLINE --�r��11� ' �r ��*.ter ��iii,1+1���>!*� 1'�'��',' �•,�'iw�i'�iw�i 1•,�isi��ra� s����ii!i� iiai!�i�i�i psi►' �i�iai�i � �,i�i�i� � ra�i�i III 3.13-1 CAST IN PLACE CONCRETE 3.1) 6" CAST IN PLACE CONCRETE FOUNDATION WALL 3.F-2 CAST IN PLACE CONCRETE FOOTING 6.C-3 2x4 WOOD STUDS AT 16" O.C. 6.M-10 WOOD POST 6.R-1 HARDIEPLANK LAP SIDING - SELECT CEDARMILL (6" EXPOSURE) 7.V VENT SEE STRUCTURAL FOR ROOF FRAMING Upper -Plate _ 167'-93/4" Second Floq� i I�iiiiiiiiiiiiiiiii iliiii�ii■iiiiii iliiiiiiiiil• �.•r�.•...•.��..��❖. ••.r.•��_, , LFirst Floor-.- now11111'1�L�IafIlion 148'- 6" ' p• z�g 4w%r rarirl 4' 4r4i 'wer"r?, +iLr•r Prr•r� L�r•Ar'rr❖r r•r•rr 4�rr1 rirS PS. ip �ra•ay L•a�' WN 0A6 MUM' LIMA' r9.1 1.11� _a_• S.", .__.._.__. 0 • MeNr4 i k4nP nil 147'- 3 7/8" "-w Low Footin.,g_.- �e ROCK WALL t © SECTION ` 10'-0" { SETBACK z I {0 1 { PROVIDE RIGID INSULATED 22" X I I 30" ATTIC ACCESS HATCHES TO { ALL ATTIC AREAS ( I o 1V - 6" TRUSS OVERHANG I — ALLOWED ENCROACHMENT { f— _—,ITSI 1 st Plate ;- 157' - 7" I { I M O ` 0) I O N SEE DETAIL 1/A9.1 FOR { TYPICAL EXTERIOR WALL ASSEMBLY DESCRIPTION I STUD PONY { WALL — 3.B-1 { _ I r� — Foundation ---�T.O. Low Footing n _y ��- IP FOOTING `--- DROP EAST FOOTING AND FNDN WALL Upper Plate_ 167'-93/4" Second Floor 158' - 9 3/4" First Floor 148' --6" B O Sill Plate n 147' - 3 'Fie Garage Slab_ AU 143'-0" - EX. VINYL CT CHAIN LINK FENCE EXISTING ROCK WALL rW V) c _ W a — LAWRENCE JOHNSON ARGHITET Burien, WA 206-276-5210 6514 ICT r-'ISI LAWRENCE A. JOHNSON S(ATE- OF WASHINCTON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory damages for infringement. Kirk and Denise Reagan -- ------- ----- -- 4342 SW 307th St. Federal Way, WA Rev No. Description Date BUILDING SECTIONS Scale: Drawn By: Checked By: Sheet Number: As indicated LJ LJ A4.1 05/17/10 �Garage Slab- 143'-off - !I SOUTH ELEVATION 1 /411= 1'-0" r_ 2 A4.1 HIGH EFFICIENCY THROUGH WALL e FURNACE VENT 1 — E3 ---a-- 7.V OVER CONC WALL ROOF TO WALL FLASHING -TYP. STRUCTURAL COLUMN - 001� WITH PRECAST CAP DTL BY BLDR Upper Plate 167'-93/4" �'�'��1.,uruullwiiliu��ul� i!uuwiin �i°u�iuiui iiiuLiinuruil Lj uwlllru,.i:� mr,u uwmluuuau ;u'imur.muenruulruluwluwmwww. ,Iwullw+tu uuuuuwlur!„uwluu,luv,luuuuweucuuw � • ® uuwlwwu u„nruuuunuu,nruum,uuwuuu uw,uu FROM - ruluwluwlrlllurll,ua�Ituulnwluunoutwwl`tSa°uluwu u+uuwluew RUN is IUl(„Wt1W 11WIliIIUlUM1,1{1w111Uiilltl„tlrlUiltUlllwfWl Iiiliritl,lr!t" Ililllrl[Illrltlllr1111trIi111r!Illirltl(Irilllfll[IIIrU1t11I�� � rttl�li�lt" It 'If Ullitl;,lilt'iIIIEU,Uw1U{11IU11111I1Ut11�1„l 11ri,111iiliUlUt(I11111RO1tlw11trUlUrltlllrlHtW11�� I - UlIw111rl11/Iw111wItW/l111IU11r1„IIwi111t111L1 Ui11IrUUlwlllri1i11Wlllr!ttlEwlt+Gtli �fltlll�Ulllt = ��'�� � to WA r_ a� Ill�l= r.lt lt.. ■ KEYNOTE LEGEND Key Tag Description 3.8-1 CAST IN PLACE CONCRETE 6.N WOOD TRIM 6.P-8 2 X 8 WD FASCIA 6.R-1 HARDIEPLANK LAP SIDING - SELECT CEDARMILL (6" EXPOSURE) 6.R-5 FIBER CEMENT COMPOSITE (HARDIEPLANK) SIDING FOR SHAKE -SHINGLE APPEARANCE -PRIMED AND PAINTED 6.S-4 CEDAR CORNER TRIM -SEE DETAIL 7.D ARCHITECTURAL PROFILE COMPOSITION ROOFING SHINGLES OVER UNDERLAYMENT MEMBRANE Upper Plat 7.P PREFINISHED CONTINUOUS ALUM GUTTER 167' - 9 3/4" 7.Q PREFINISHED GALV STEEL OR ALUM DOWNSPOUT TO 4" UNDERGROUND CLOSED TIGHTLINE 7.V VENT 8.G-5 FIBERGLASS OR COMPOSITE DBL GLAZED WINDOW AS SCHEDULED Second Floor 158'-93/4" _1st Plat. e n 157' - 7� Plate at Garage /1 1551- 67't/ First Flopr 148_-_6" B O Sill Plate 147'-37/8" , Foundation /1 _ 144' - 6 1 /4" V -1 Gara a Slab 143' - 0" LAW'RENCE JOH N ON ARCHITECT Burien, WA 206-276-5210 6`.ith fzrclsreai:o AIzcl�Irc.r;r I AWRENCE A. JOIINSON STAIT Of' WASHINCi"ON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L. 101-650, Title VII provides means for injunction and statutory damages for infringement. New Residence Kirk and Denise Reagan 4342 SW 307th St. Federal Way, WA Rev No. Description Date ELEVATIONS Scale: As indicated Drawn By: LJ Checked By: LJ Sheet Number: A3111 1 Date: 05/17/10 KEYNOTE LEGEND Key Tag Description 6.N WOOD TRIM 6.P--8 2 X 8 WD FASCIA 6.R-1 HARDIEPLANK LAP SIDING - SELECT CEDARMILL (6" EXPOSURE) 6.R-5 FIBER CEMENT COMPOSITE (HARDIEPLANK) SIDING FOR SHAKE -SHINGLE APPEARANCE -PRIMED AND PAINTED 6.S-1 2X6 BAND BOARD WITH FLASHING 6.S-3 2X10 BAND BOARD WITH FLASHING 6.S-4 CEDAR CORNER TRIM -SEE DETAIL 7.D ARCHITECTURAL PROFILE COMPOSITION ROOFING SHINGLES OVER UNDERLAYMENT MEMBRANE ROOF TO WALL FLASHING - 7.P PREFINISHED CONTINUOUS ALUM GUTTER TYP. 7 p 7.Q PREFINISHED GALV STEEL OR ALUM DOWNSPOUT TO 4" UNDERGROUND CLOSED TIGHTLINE 7.V VENT 2 7 V 8.G-5 FIBERGLASS OR COMPOSITE DBL GLAZED WINDOW AS SCHEDULED A4.1 143 (S) + 145.75 (E) + 148 (N) + 146 (W) 14 = 145.7 171-145.7 = 26.3 FEET < 34 6. R-5 171' - 0 11/32" MIDPOINT ELEV OF ROOF i 8 A4.1 -150 Upper Plate -- — — — — OPEN SOFFIT h ilT 167' HERE r t o 8.G-5 6.P-8 B j M M B t- . 6. R-1 8.G-5 iv B Second Floor _ M u- 8L7 9_314- rk�Pla�te at_Garage _ - _ _ - - —N z -- -- - dff - - -- - 155 _ 6" --_ _ I 6.S-4 SEE DETAIL 15/A9.2 w GRADE BEYOND First Floor J48 - 6 145' - 9" AVER GRADE — — — — - - — — Garage Slab'.: U-143' - 0"- --'' 1=1 11=1 I El 11=1 I I_-=1 11=1 -— I I=1 I El 11=1 11=1 I E-1 I I I I 1 1 =1 I f=1 —III—III— I I ICI I I —I i f—III—I { I —III —III --III III —I I I III —III—! I ICI I ICI 1 I—III-1 1— - —1 1►—III—III—I 30" X 48" CRAWL SPACE DOOR 6.S-1 6.S-3 EAST ELEVATION 1 /8" = 1'-0" �� I sstPlPlate 47 157' - 7- CANTILEVERED FLOOR AT BATH -SHOWER EXISTING ROCK WALL —I NORTH ELEVATI 1 /4" = 1'-0" ROOF TO WALL FLASHING -TYP. 12 5 F_ C) I I ON '01 LEM ME 1 r 7 Upper Plate 167' - 9 3/4" Second Floor - 158'-93/4111 --Plate at Garage 156 -- —_ = J — .. . _ .... — - -- - -- -' _ _ First Floor — _ 148' - 6" :. . � � .� �. � - -- _=1+i= �-1-I�•-�-I-I = I-I-��.�-____=_ =--=-=_—.- _-,-- _=_= 1=1�-I=I�I �==� =1-I-1=_= , ===1 I I=1 11=1 11=1 I ICI (I =i 11=1 11=1 11=1111 11=! 11=1 11=1 =1 11= I I =1 1=1 11=1!=1 11=1=1 11=I 1 1= _B_ 10 Sill ill Plate =1 11 =147 .3 7/811 =N Foundat _ion _4"4-61 - — — — - — - - —� fl:: -.I- i Garage_ Slab — — — — — — _ - -- — _ — _ _ -- — = - - =r - — 143' - 0" =11=1 11=1 I! —I I I —I 11=1 I I=1 11=1 11=1 11-1 11 1 I 1-=I 11-=1 I I —III —I i I_1 I I-- I I 1=1 I L—I ! I--1 11—I 11=1 11=1 11=1 11=- -1 11=1 11=1 1=1 11—III_-I 11=11 I I I 1=-III_-I I� N 1--I 11=1 I I I.T�� O �w Footing � =1 I i=1 I I =1 I I=1 { I=I 11=1 I I=111=1 I I={ 11=1 I I==1 11=i I I=1 11==1 I I _I 11=1 11=1 11=1 { 1=1 11=1 11=1 11-= I I 1=1 11=111=III=1 1=i 11=1 11III=1 l 1=1 11==1 I f== 1111 11-==.1 I I =1 I " I =1 I I=1II=111= I! I=1 I I=f f 1=1 11=1 11=4 11=1 11= I I_=1 I I=I 11=! I= i 1= -I 11=1 11=1 11=1 I i-1 I�=1 I I �•-I I I =111=1 11=1 I I=1 11=1 I I 11=1 I {= I I l=i i 1f 11= I f 1=1 I I =1 11=1 I I =; �iI I=1 I I=1 I I_i I I- 111-1 I I_I I I-1 i 1=111=1 I I=1 I I-_ I I 1=1 I I-1 I ICI I I-1 I I-i 11=1 I I-1 I I =1 i t=1 I I^I i t -1 I I-1 I I-III-1 I I=1 I I-=1 -i I I-111=1 11-1 I I=1 I I-_`III^I I I,I I I-1 I i rW V ) W CL LA'V'V'RENCE JOHNON ARCHITECT Buden, WA 206-276-5210 6514 REGISTERED ARCHITECT bAWRENCE A. JOHNSON STATE Ot WASHINGTON Copyright 2009 HHJ Architects PLLC and Lawrence A Johnson, Architect. DO NOT COPY without written authorization from the architect. Title 17 U.S.0 and the Architectural Copyright Act of 1990, P.L.101-650, Title VII provides means for injunction and statutory damages for infringement. New Residence Kirk and Denise Reagan 4342 SW 307th St. Federal Way, WA Rev No. Description Date ELEVATIOLIS N Scale: AS indicated Drawn By: LJ Checked By: LJ Sheet Number. A3.2 Date: 05/17/10 .AWKt.-NI JOHNSC k OrLJIT9= I ITO