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06-105592
CITY OF ti. Federal Way January 11, 2008 Mr. Roger H. Newell, AIA 1102 19'h Avenue East Seattle, WA 98112 CITY HALLFILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #07-102404-00-SE; Alavekios ADU Comments/Additional Information Requested 30020 20a' Place SW, Federal Way, WA Dear Mr. Newell: Thank you for providing information for the Alavekios Accessory Dwelling Unit (ADU) application. This information was prepared in response to comments made by Greg Fewins at your October 30, 2007 meeting. I have reviewed the elevations submitted on December 20, 2007, and volume calculation information submitted via e-mail on December 24, 2007. This letter contains comments about those documents and also about information requested by Mr. Fewins at your meeting. Volume Sheet A104 prepared by Roger H. Newell, AIA, notes the volume calculation for the existing large cabin is 12,342 cubic feet. The e-mailed sketch shows how you calculated that volume, and also lists the volume of the new ADU as 12,800 cubic feet. Unfortunately, the volume of the proposed building (ADU) is larger than the volume of the existing building by 458 cubic feet. As a result, the proposed building would be more nonconforming than the existing building. The increase in volume is not supported and the increased nonconforming condition cannot be approved in the shoreline area. The maximum volume of the new building may not exceed that of the existing building. Information about the volume of the existing smaller building and the proposed gazebo has not been submitted, but an increase in volume that increases the nonconformance of the new structure cannot be supported in that instance either. Also, the rooftop storage room over the gazebo is not supported. Stair Tower I understand from your e-mail and drawings that you have reduced the height of the attic of the proposed ADU to five feet and deleted the roof -top deck originally proposed for this building. Mr. Fewins indicated that the rooftop access stairwell was to be minimized. As currently depicted, eighteen -foot -tall walls surround the ten -foot -tall circular stairway. The height and bulk of the walls adds to the overall massing of the building, and the walls should be eliminated to reflect a maintenance -like access rather than building mass. Building sections show the circular stairway providing access into the attic level of the new building. The stairway does not extend to the roof line. However, the roof plan sheet A204 shows a `cut-out' in the parapet to receive access from the stair tower. Please clarify the method of rooftop access. IVtr. Newell w January 11, 2008 Page 2 Valuation As discussed at the meeting, the applicant was to provide the fair market value of the existing building, the fair market value of the proposed improvements, and the credentials of the certified appraiser. To date, this requested information has not yet been provided. This information is needed in order for the city to determine the amount of improvements that may be approved without loss of legal nonconforming status as more thoroughly discussed in the City's August 22, 2007 letter. As a reminder, the valuation issue also applies to the existing small cabin and the proposed gazebo. SEPA Application Your drawing confirms that the size of the ADU is 800 square feet as discussed at the meeting. The exterior patio will not be counted as interior floor area, and work within the existing built footprint will not trigger SEPA review or geotechnical review. According to sheet A200, a 4-inch drain will be added south of the existing retaining wall and connected to the storm drain system. Please confirm the location of the storm drainage system and confirm extent of work that is proposed to be done to the existing retaining wall south of the new buildings. ADU Application As noted in previous letters, King County Health Department approval is required for the proposed ADU application to be determined to be complete. To date, this document has not been received. Resubmittal When resubmitting, please provide two copies of each document with the enclosed resubmittal form. The City appreciates the level of work that has been prepared for this proposed development, and we look forward to our timely review of your resubmittals. Please do not hesitate to contact me if you have any questions about this letter or the development application. Sincerely, /14-1 rt�— ot�, Deb Barker Senior Planner enc: Resubmittal Information Form c: Greg Fewins, Interim Director of Community Development Services Kari Cimmer, Lead Development Specialist Scott Sproul, Assistant Building Official 07-102404 Doe I D 43649 CITY OF ti. Federal Way January 2, 2009 Mr. Roger H. Newell, AIA 1102 19`h Avenue East Seattle, WA 98112 1,FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RE: File #06-105592-00-AU; CONDITIONAL PRELIMINARY APPROVAL Alavekios Accessory Dwelling Unit and Detached Gazebo, 30020 20"h Place SW, Federal Way Dear Mr. Newell: The City of Federal Way has completed the administrative review and hereby issues conditional approval of the proposal to convert two existing residential beachside structures into a detached Accessory Dwelling Unit (ADU) and detached gazebo. The ADU application, submitted on October 31, 2006, and revisions submitted on January 19 and May 1, 2007; March 20, November 13, December 5 and December 19, 2008, are hereby conditionally approved per the enclosed Findings for ADUApproval. Additional requirements will be provided as city departments review the ADU and gazebo building permit under permit 06-105589- SF. Conditions of Approval The City hereby conditionally approves the site plan' and building elevations' per the enclosed Exhibit A, Findings for ADUApproval, File No. 06-105592-00-AU, and pursuant to Federal Way City Code (FWCC) sections 22-966, "Accessory Dwelling Units " and FWCC section 22-648. The proposed ADU and gazebo are granted preliminary approval subject to the following on the following conditions: 1. Prior to issuance of the building permit for the gazebo (file 05-105589-00-SF), the building permit for the gazebo shall be revised to show that the building overhang extends no more than 18 inches into the required five-foot side yard setback. 2. Prior to ADU framing inspection, an approved sprinkler system must be installed in the ADU. 3. Prior to final inspection and occupancy of the ADU and the gazebo, the applicant shall submit to the City a receipt and notarized statement from Woodhill Homes, Inc. proving and stating that the project did not exceed $185,403.00, for the ADU, and $110,193.00 for the gazebo. Should either project exceed the maximum value, occupancy will not be granted until the project scale is reduced to be no more than 75% of the appraised value of each building, or the building(s) are relocated outside of the shoreline setback area. ' Approved site plan are sheets A000, AOOI, A100, Al01, A104, and A105, prepared by Roger H. Newell AIA, revised date March 14, 2008 Z Conditionally approved elevations and calculations are sheets A300, A301, A302 and A303 prepared by Roger H_ Newell AIA, revised date March 14, 2008 ' Il Mr. Newell January 2, 2009 Page 2 4_ Prior to the final inspection for the ADU building permit, the signed and notarized "Letter of Application & Deed Restriction" shall be recorded at King County against the property at the expense of the applicant. 5_ Following completion of the ADU, the applicant shall record the Boundary Line Adjustment (BLA) which reconfigures the existing lots. 6. The gazebo is approved as an accessory structure to a dwelling unit, but cannot be used as a dwelling unit. No residential use will be permitted in the attic of the ADU. Upon satisfying the required final inspection and receipt of the King County recording fee for the deed restriction, the City will issue a "Certificate of Accessory Dwelling Unit Compliance" for the property. If you have any questions regarding this letter, please call Senior Planner Deb Barker at 253-835-2642. r ' Sincerely, • / Greg Fewins, Director Community Development Services enc: Findings for ADU approval Approved ADU site plan Approved ADU elevations c: Mn and Mrs. James Alavekios, 9832 NE 271h Street, Bellevue, WA 98004 Rick Hill, Woodhill Homcs, Inc., 21123 NE 43"' Place, Sammamish, WA 99074-60I6 Mr. David Koperski, R.S. King Co. Community Env_ Health Services, 14350 SW Eastgate Way, Bellevue, WA 98007-6458 Deb Barker, Senior Planner Kevin Peterson, PW Engineering Plans Reviewer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire and Resuce Brian Asbury, Lakehaven Utility District 06-105592 Doc. I.D. 48238 41k Federal OF Way FINDINGS FOR ADU APPROVAL ALAVEKIOs ADU AND GAZEBO File #06-105592-00-AU r-rL� The following are findings for recommending approval of the replacement of existing beachside cottages with an Accessory Dwelling Unit (ADU) and a gazebo at 30020 200' Place SW in Federal Way. The applicant proposes to demolish two existing beachside structures and replace them with a detached accessory dwelling unit (ADU) and a free-standing gazebo consisting of an outdoor kitchen and dining area. The existing residence located south of the beachside structures will remain unchanged. 2. Zoning for the subject site is Residential single-family (RS 15.0). Accessory dwelling units are permitted in the RS zoning district pursuant to Federal Way City Code (FWCC) Section 22- 648. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Single - Family Medium -Density. 3. The subject property is on Puget Sound and contains steep slopes and erosion hazard soils according to the City's critical areas map. However, all work is proposed to be fully within the footprint of the existing improvements and there is no material expansion or change of use; therefore, the work is exempt from State Environmental Policy Act (SEPA) pursuant to WAC 197-11-800(3). 4. The proposed ADU has been designed to comply with FWCC Section 22-648 Accessory Dwelling Units. A minimum of 15,000 square feet of area is required for a detached ADU; the 238,471 square -foot subject site meets this requirement. Maximum lot coverage of 50% is maintained with the proposed ADU, gazebo, and primary dwelling unit. The front, side, and rear structural setbacks for the ADU and gazebo comply with required setbacks; however, as conditioned, the gazebo roof overhang shall not exceed 18 inches within the five-foot side yard setback. The 18-foot-tall height of the ADU is within that required by code. One parking space is provided for the ADU at the end of the existing driveway. The ADU maintains the appearance of a single-family residence, and meets the minimum standards of the Uniform Housing Code. The 800 square -foot ADU is less than 40 percent of the 2,108 square -foot primary dwelling unit. No residential use will be permitted in the attic of the ADU. The gazebo is proposed at 520 square feet. Both the ADU and the gazebo will be smaller than the existing buildings they replace. The gazebo is considered a normal appurtenance to a residence, and will not be approved as a dwelling unit. 5. Both existing cabin buildings are located within the shoreline stringline setback of adjacent structures, and sit on individual lots of record. Due to the existence of the principal dwelling unit also located on these lots, both beachside units are considered nonconforming as to density as well as shoreline setbacks. In order to bring the site into conformance with established density requirements, following construction of the ADU, the applicant shall record the Boundary Line Adjustment (BLA), which reconfigures the existing lots so that parcel A (totaling 127,411 square feet) contains the large residential unit, the ADU, and the gazebo, with Parcel B (43,517 square feet) left vacant for future development.' 6. Pursuant to FWCC Sections 18-165(d)(3)(a)(2) and 18-175(a), if a property is developed with a single-family home located beyond the shoreline stringline setback, the residence can only be remodeled such that it will not make the structure any more nonconforming. The new ADU and gazebo, which reduce the amount of shoreline stringline setback intrusion, will comply with this requirement as demonstrated in drawings prepared by Roger Newell AIA, submitted on March 20, 2008. As conditioned, the overall volume of the remodeled buildings will be less than the volume of the existing structures. 7. As the proposed remodel cannot make the structure any more nonconforming, the cost of each rebuilt building cannot exceed 75% of the value of the existing improvement value. An appraisal prepared by Allan E. Mankis, dated December 12, 2006, found that the large cabin was valued at $247,205.00 while the small cabin was valued at $146,925.00. The City authorizes that reconstruction costs for the ADU shall not exceed $185,403 (based upon 75% of the $247,205 appraised value of the structure), and that reconstruction costs for the gazebo shall not exceed $110,193 (based upon 75% of the $146,925 appraised value of the smaller structure). If these costs are not met, the structure must be brought into conformance with current code standards, and may require relocation from the shoreline. The applicant provided a bid prepared by Woodhill Homes, Inc., which quoted reconstruction costs of $185,403 for the ADU and $75,445.00 for the gazebo (including material, labor, and associated construction costs). In order to document that maximum project costs are met, prior to final inspection and occupancy of the ADU, a receipt, along with a notarized statement by Woodhill Homes, Inc. proving and stating that the project did not exceed $185,403, shall be provided to the City, and prior to final inspection of the gazebo, a receipt, along with a notarized statement by Woodhill Homes, Inc. proving and stating that the gazebo project did not exceed $110,193, shall be provided to the City. Should either project exceed the maximum value, occupancy will not be granted until the project scale is reduced to be no more than 75% of the appraised value of each building or the building(s) relocated outside of the shoreline setback area. 8. Under FWCC, the property owner shall live in either the ADU or the principal dwelling unit at least 6 months out of every year. In order to document this restriction, prior to the final inspection for the building permit, the signed and notarized "Letter of Application & Deed Restriction' will be recorded at King County against the property at the expense of the applicant. 9. Drainage components shall conform to the 1998 King County Surface Water Design Manual (KCSWDM) and City amendments. The applicant has proposed to tightline roof drains from the ADU and gazebo into a new 48-inch diameter, four -foot deep dry well located between the buildings. This will provide roof runoff to infiltrate into the ground. 10. South King Fire and Rescue has required that a sprinkler system be installed in the ADU. Prior to framing inspection, an approved sprinkler system must be installed. 11. The subject site is served by aseptic system. Ina July 11, 2008 letter, King County Community Environmental Health Services approved septic system design for the ADU subject to four conditions. ' BLA processed under File #05-103239-SU Findings for ADU Approval Page 2 Alavekios ADU and Gazebo File #06-105592-00-AU/oo. i D. 48253 12. Brian Asbury at Lakehaven Utility District has provided the following comments regarding the proposed ADU: a. According to District records, this parcel of property does not have existing water service; therefore, a separate water service connection application submitted to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution.' b. Proof of existing or a new private, water easement will be required across adjacent property, for the benefit of the portion of the owner's building supply line across said property. This private easement shall cover off -site property along the route of the affected portion of the building supply line from the edge of public right-of-way or Lakehaven easement to the subject/owner's property. C. Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges may be assessable against the property for water facilities either previously constructed or to be constructed that provide direct benefit to the property. Please contact Lakehaven for further detail. d. Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Accessory Dwelling Unit (ADU) use is calculated as 0.34 ERU per unit. Lakehaven's 2008 Capital Facilities Charges are $3,000/ERU for water, which would equal a payment of $1,020.00/ADU. The proposed ADU and gazebo have been reviewed for compliance with the FWCP, pertinent zoning regulations, and all other applicable City regulations. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Deb Barker, Senior Planner, Findings for ADU Approval Alavekios ADU and Gazebo Date: December 31, 2008 Page 3 File #06-105592-00-AU/noe I.D. 48253 Community Environmental Health 14350 Southeast Eastgate Way Bellevue, WA 98007-6458 206-296-4932 Fax 206-296-4919 II TTY Relay: 711 www.kingcounty.gov/health July 11, 2008 Dan Walker 30914 104`h Ave SE Auburn, WA 98092 Re: Site Application Conditions Address: 30020 20th PI Parcel No: 012103-9113 Owner: Alavekios & Dear Dan: Public Health has received your site reviewed in accordance with the Kir review, it has-been approved with t] 1. Portions of existing and/or props proposed cabin are located on tWi( for each residence must be provil pending Boundary Line Adfustnic the BLA would result in both rest, residence) being located on a sin recorded drainfield easements W. approval of this septic system dek. concurrence with the future BLA. SW 9114 idenberg Public Health Seattle & King County Activity: ON083120 on for the above referenced property. It has been Board of Health Code Title 13. Based on this ina comments and conditions: soil absorption areas (drainfields) for the house and ;parate parcels. As such, recorded drainfield easements prior to stub out release. It is understood that there is a with the Federal Way Building Department. Ultimately, ices and each septic system (primary and reserve for each parcel. If that proposal is approved in the future, the be released from the parcels. Please be aware that for the new cabin does not constitute approval or 2. The pump tank alarm location is �ot shown on the site plan. Please verify with the installer on the pre -construction inspectia lat the alarm panel must be located in line site of the pump tank. 3. The 100-foot setback from the stub release. 4. Based on the complexity of the dt the designer, installer, and Health I If you have any questions, please; and 5:00 PM or leave a message on Sincerely, David Koperski, R.S. Health and Environmental Investigator Community Environmental Health water feature must be clearly staked on site prior to and site features, a pre -construction meeting between wtment must be conducted prior to stub release. me at (206) 296-9735 between the hours of 8:00 AM cc mail. RESUBMITTED DEC 0 5 12008 CITY OF FEDERAL WAY BUILDING DEFT. �N December 6, 2006 Mr. Roger H. Newell, AIA 1102 19`h Avenue East Seattle, WA 98112, RE: File #06-105592-AU; INCOMPLETE APPLICATION/TECHNICAL ANALYSIS Alavekios ADU, 30020 201h Place SW, Federal Way Dear Mr. Newell: I am in receipt of the application for an accessory dwelling unit (ADU) on the Alavekios property submitted on October 31, 2006. They propose to remodel Cabin A, an existing residential structure located on the Puget Sound shoreline, and create a legal conforming ADU.' The formal ADU application has been reviewed for conformance with the ADU application checklist, the Federal Way City Code (FWCC) Section 22-648, and for conformance with shoreline requirements. INCOMPLETE ADU APPLICATION During the course of the City's review the following items were found to be incomplete. In order for the ADU application to be considered complete and ready for processing, the following required information must be submitted: King County Health Department Approval is required per the ADU checklist. 2. An ADU Floor Plan Drawing that depicts the following is required: a. Floor plan of the primary unit and ADU b. Plumbing — Existing and proposed C. Mechanical — Existing and proposed d. Entrances of primary dwelling unit and ADU (existing and proposed) e. Ceiling heights and room sizes for ADU f. Elevation of the proposed ADU with the primary dwelling unit 3. A Site plan drawing that depicts the following is required: a. Scale (the scale of the BLA survey is too small for the ADU component) b. Lot Dimensions c. Driveway locations for house and ADU d. Building setbacks from property line e. Entrances of primary dwelling unit and ADU f. Show location of three on -site parking stalls g. Impervious surface calculations ' Previous conversations with the Alavekios have outlined their desire to "decommission the second residential structure located on the shoreline and create a cabana or non-residential structure." Such information was not included with this application for ADU, but a building permit has been submitted for conversion of Cabin B. Mr. Newell December 6, 2006 Page 2 TECHNICAL REVIEW In addition to the completeness items noted above, the following was identified in completeness review. Responses to these items will be useful when the City begins formal review of the ADU. Currently, the City is processing the following applications for the subject site: a Boundary Line Adjustment (BLA) application under file #05-103239-SU, a residential remodel application for the Cabin A to create an ADU under permit 06-105589-SF, and two building permits for Cabin B (permits 04-104030-SF and 06- 105593-SF). The City has also conducted a preapplication conference for cabin alteration and BLA inquiry (02-101511-PC), and responded to further inquiries about the beach dwelling units in January 2004 (File 03-105161-AD). The following comments relate to shoreline regulations, and other requirements for the proposed work. Shoreline Regulations The subject site is located in a Rural Residential Environment Shoreline designation. Pursuant to FWCC Section 18-165(d)(3)(a)(3), City shoreline regulations require a minimum of 30-foot setback from the Ordinary High Water Mark (OHWM) or behind the string -line of existing residential structures, whichever is greater. The two beachside structures on the subject property are located inside the required shoreline setback of Puget Sound, and are considered nonconforming as to shoreline requirements.2 As provided in FWCC Section 18-175, Alteration or Reconstruction of Nonconforming Use or Development, a use or development not conforming to existing shoreline regulations which is destroyed, deteriorated, or damaged more than 75 percent of its fair market value may be reconstructed only consistent with shoreline regulations. Based on this standard, the City may approve changes to a nonconforming shoreline structure up to 75 percent of the fair market value of the existing nonconforming structure. The fair market value of the nonconforming structure shall be determined by the King County Assessors Records or an MAI appraisal provided by the applicant. Please note that the applicant can elect to allocate the 75 percent improvement costs as they see fit. However, the 75 percent improvement costs shall include that work required to bring the nonconforming structure into compliance with the FWCC, either as a legal ADU or as an accessory building 3 The cost of all improvements shall be based on an itemized bid estimate for materials, supplies, and labor of all proposed structural and tenant improvements, as defined by the FWCC, including but not limited to work on walls, roof, floors, windows, heating, electrical, plumbing, carpeting, and paint. The costs of personal property, also defined as the contents of the structure, shall not be counted against the 75 percent improvement cost and includes furnishings and appliances. Additionally, under FWCC Section 18-175 Alteration or reconstruction of nonconforming use or development, applications for substantial development or building permits to modify a nonconforming development may be approved only if: 1. The modifications will make the use or development less nonconforming; or 2. The modifications will not make the use or development more nonconforming. Upon receipt of the fair market value of the structure, the City will provide written verification of the dollar amount of improvements that may be approved without loss of legal nonconforming status. If the 2 The beachside structure are located within an erosion hazard soils area according to the City's Critical areas map, and may be located within 25 feet of slopes that exceed 40 percent; these are also defined as critical areas. 3 Accessory building size and use are liinited by Shoreline regulations. 06-105592 Doc. LD. 38894 Mr. Newell December 6, 2006 Page 3 improvement costs are more than 75 percent of the fair market value of the existing improvements, the legal nonconforming status will cease, and the nonconforming structures must be relocated outside of the shoreline setback or permanently removed. The property owner proposes to take an existing nonconforming cabin and create an ADU, approximately 800 square feet in size.4 According to plans submitted under file 06-105589-SF, the ADU would be approximately twenty feet in height, with an additional seven -foot -tall trellis on a 1,024 square -foot roof top deck. In order to proceed with review of the building permit application for the ADU, the applicant must submit current information about the fair market value of Cabin A, and an itemized bid estimate for materials, as noted above. Also, in order to ascertain conformance with Section 18-175, the applicant must provide scaled elevations of the existing Cabin A. Please be advised that the ADU building permit cannot be approved if it exceeds shoreline requirement thresholds for Alteration or reconstruction of nonconforming use or development. Critical Areas and Environmental Review As noted in the May 17, 2002 preapplication summary letter, the subject site is located within erosion, steep slope and landslide hazard areas according to the City's critical areas maps. These areas are regulated as critical areas under the FWCC. Due to the underlying soil and slope conditions, all work proposed for the site must be accompanied by a soils report and requires environmental review under the State Environmental Policy Act (SEPA). Two copies of a soils report prepared by an engineer licensed in the State of Washington must be submitted in conjunction with the building permit application. The soils report must address existing and proposed conditions identified in FWCC Section 22-1286(c)(1)(a) through (e), and should provide recommended foundation design, optimal location for improvements, etc. As the site is located within geologically hazardous areas,s if there is any new construction associated with the ADU that affects the ground, SEPA review will be required. As noted in the May 17, 2002 preapplication summary letter, SEPA review is required for any cabin alterations, including the major remodel proposed to create the ADU. Prior to issuance of a building permit, an environmental checklist must be submitted, reviewed and an environmental determination must be issued. A public comment and appeal period follows the SEPA determination. Please complete the enclosed environmental checklist and submit seven copies along with public notice mailing envelopes, mailing list and maps, and applicable SEPA fees in the amount of $1,553.50.6 Handouts for the SEPA checklist and mailing requirements are enclosed. Boundary Line Adjustment (BLA) Application The subject site is nonconforming as there are three residential structures located on two existing lots. The subject site is considered nonconforming as to density, since there can be no more than one dwelling unit per single-family residential lot pursuant to FWCC Section 22-631, and nonconforming as to structural setbacks as one of the residential structures currently sits over the existing property line. As previously noted, the proposed BLA would eliminate the nonconforming setback, but will not be approved if it compounds the nonconforming density. The second residential unit (known as Cabin A), can be 4 A second cabin would be eliminated and a gazebo with roof deck constructed. 5 The existing cabin A and B, constructed prior to 1920, would not have gone through an environmental process. 6 Please note that all fees will increase on January 2, 2007. 06-105592 Doc. I.D. 38894 Mr. Newell December 6, 2006 Page 4 established as an accessory dwelling unit (ADU) under the FWCC, to eliminate density nonconformance, and the third residential unit (Cabin B) can be eliminated or decommissioned as a dwelling unit to establish conformance with FWCC. The City determined that the BLA application submitted in July of 2005 was `complete' as of October 11, 2005. The City requested additional information on the BLA application in an October 14, 2005 letter. To date, the requested information has not been provided. The City will not approve a BLA that compounds nonconforming conditions that exist on this site. While the BLA can be reviewed and readied for recording, the City cannot grant approval or record the BLA of a site with nonconforming conditions. The nonconforming conditions must be corrected; in this case, the ADU must be formally established based on code requirements, and the third nonconforming structure must be decommissioned as a dwelling unit or removed from the subject site. Although the City has no obligation to process an application when requested information is not submitted within 180 days, review on this BLA remains suspended with the application of the ADU. Summary - Issues from this letter are summarized as follows: In The application for accessory dwelling unit (ADU) is considered incomplete and required information must be submitted. • The applicant shall provide market valuation and proposed construction costs of the Cabin A to demonstrate that the building permit for the ADU does not exceed shoreline nonconforming development thresholds. • Site plan and elevations of the existing cabins must be provided. • A soils report must be submitted for the ADU and the future gazebo as these structures are proposed on or within 25 feet of geologically hazardous areas. • Work associated with the ADU and the future gazebo requires environmental review. SEPA checklist, mailing envelopes and applicable fees for environmental review must be submitted. • Nonconforming conditions must be eliminated before the BLA can be recorded. Resubmittal - Please submit six copies of any new or revised plans. After receipt of the requested information noted in the incomplete application section of this letter, the department will notify you within 14 days whether your application is considered complete or what, if any, information is still needed. It is important to note that the department cannot begin processing your formal application until all items are submitted. Project Cancellation - Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. It is important to note that other City staff may have comments on the ADU or the building permit application associated with the ADU, and those comments would be available at a later date. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. 06-105592 Doc I. D. 39894 Mr. Newell December 6, 2006 Page 5 Sincerely, Deb Barker Senior Planner c:. Jim and Carol Alavekios, 9832 NE 27th Street, Bellevue, WA 98004-1847 David Salmon, Pacific NW Land Surveyors, 2606 East Main Avenue, Puyallup, WA 98372 Kevin Peterson, Public Works Engineer Kari Cimmer, Lead Development Specialist Michael Lee; Assistant Plans Examiner Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District enc. ADU application checklist SEPA Checklist Mailing Label Handout Master Land Use Application FWCC Section 22-1286 FWCC Section 18-165(d) FWCC Section 18-175 06-105592 Doc I.D. 38894 Dec 08 08 04:22p WOODHILL HOMES, INC 4258680821 p.1 FIXED PRICE CONTRACT CONSTRUCTION AGREEMENT AGREEMENT between Of ' (herein `Owner"), and f`e of t I4'? � 511 ,o rre`_ (herein "Contractor"): WHEREAS, Owner is the Owner of certain real property referred and/or described as follows: (herein "the Property"); and WHEREAS, Owner is desirous of constructing a residence on the Property (herein "Owner's Residence") and is furthermore desirous that Contractor construct Owner's Residence. Now, THEREFORE, in consideration of the mutual promises contained herein, the parties agree as follows: SECTION ONE DESCRIPTION Oi= WORK Contractor will construct Owner's residence according to the plans and specifications marked "Exhibit A:" attached hereto and incorporated herein by reference (such documents hereinafter referred to as the "Construction Documents" � Construction to be similar in workmanship and materials to house located at The plans have been provided by Owner, and Owner and/or Owner's architect represent that the plans are adequate and contain no errors or omissions. Defects in the plan are the Owner's responsibility. Specifications have been developed by Owner, architect, and contractor, and they shall control in any area of oorritict with the plans. The Owners acknowledge that they have thoroughly reviewed the plans and specifications. RESUBMITTED DEC 1 9 2008 CITY OF FEDERAL WAY BUILDING DEPT. Dec 08 08 04:22p WOODHILL HOMES, �INC I 4258680821 p.2 FIXED PRICE CONTRACT SECTION TWO RESPONSIBILITY AND LIABILITY FOR PAYMENT OF - CONSTRUCTION COSTS AND FEES TO CONTRACTOR Within , P^I 0 Yl ��j ( r ) days after execution hereof Owner will provide Contractor, in a form satisfactory to Contractor, with such documents (including but rot limited to loan Commitments or financial information) as are reasonably necessary to assure Contractor that Owner has taken such steps as are reasonable to secure a sufficient and unconditional source of funds necessary to pay the construction costs and Owner will thereafter be responsible and liable for the prompt payment of all costs and fees in connection with the construction and completion of Owner's Residence asset forth herein. SECTION THREE CONSTRUCTION COSTS Contractor shall construct and owner shall pay total cost of construction of q � The total amount shall be paid as follows: (1) On the execution hereof (2) On completion of foundation and backfill (3) On completion of rough framing and roofing (4) On completion of roughen, ready for insulating (5) On hanging, taping and finish of drywall (6) On completion of basic trim carpentry (7) On completion of ceramic tile (8) On completion of carpeting and issuance of certificate of occupancy s V'-000 $ -11 r' -V These progress payments (#2 through #7) shall be due and payable within ten (10) days after receipt by Owner of Contractor's written statement that the various enumerated phases of construction are complete. Dec 08 08 04:22p WOODHILL HOMES, INC 42558680821 p.3 FIXED PRICE CONTRACT SECTION FOUR DISCRETIONARY ITEMS As part of Contractor's services rendered hereunder they shall notify Owner at least: ten (10) days prior to the deadline for the selection of any fixtures, colors or materials or any items for which allowances are made in the Construction Documents and Owner shall indicate his selection or preference prior to the deadline date. It is the obligation of Owner to make selections of materials, colors and other selections in a timely manner, and Owner agrees to fully cooperate and make every reasonable effort to assist contractor. Delays caused by Owner through failure to make these selections are reasonable justification for delay in completion. SECTION FIVE CHANGE" ORDERS The provisions as set out in the Construction Documents may be altered or amended only by agreement of Owner and Contractor for such changes. If Owner wishes to make any changes in the Residence after execution of this Agreement, Owner must first execute a `Change Order or an addendum to this Agreement approved in writing by Contractor specifying the amount due and providing for the payment of any costs involvec in such change. SECTION SIX COMMENCEMENT AND COMPLETION OF CONSTRUCTION TheconOwner and of Contractor r' Residence no later ttheir best rr,#forts to effect tlhQ mmence� ent of the and complete construction and have Owner's Residence ready for occupancy no later than _ days thereafter. Owner agrees that he will C�lnot occupq the residence, without the written consent of the Contractor, until all payments due and payable to Contractor and all subcontractors and suppliers under this Construction Agreement have been made. Contractor is authorized to contact and work with Owner's architect and the non -cooperation of Owner's architect will be a cause for excused delay with no penalties to Contractor. Contractor is authorized to make direct contact with Owner's lender (financial institution) regarding the status of Owner's loan(s) used to pay construction costs_ . Dec 08 08 04:23p WOODHILL HOMES, INC 4258680821 p.4 FIXED PRICE CONTRACT SECTION SEVEN TERMINATION OF CONTRACTOR Owner may upon ten (10) days written notice terminate Contractor's services under this agreement in which event all costs due Contractor (as herein provided for) must be paid by Owner to Contractor on or prior to the effective date of the termination. Contractor may terminate this Agreement upon Owner's failure to pay any items listed on a request for payment within ten (10) days after submission and upon such termination all costs (as herein provided for) shall be paid to Contractor within five (5F days of such termination. Within ten (10) days of any termination of this Agreement by Owner or Contractor, Owner shall pay all construction costs (as defined in Section Three of this Agreement) that are due and payable as of termination, and Owner shall pay within 10 days of receipt of an invoice any other construction costs that were incurred prior to termination but were not billed as of the termination. SECTION EIGHT ALLOWANCES The descriptions of all specific items to be included in the residence for which owner has a choice and the allowances for such specific items are to be included in the Construction Documents. If Owner exceeds the allowance set for each such Item, Owner agrees to execute a written Change Order or an addendum to this Agreement whereby Owner agrees to pay such excess in cash upon Contractor's direction at any time and from time to time during construction. Contractor may require payment of such excess directly to the Contractor or its subcontractors or material men. If Owner does not spend the allowance limit, Contractor will adjust the reduction at payment #8. No deviations in the Construction Documents shall be made unless Owner and Contractor execute a written Change Order adjusting the Construction Documents, allowances and purchase price. SECTION NINE OTHER PROVISIONS (a) This Agreement shall be deemed to be a , +g agreement and shall be construed and constructed under the laws of thatte. (b) This Agreement can be amended only by a writing by all parties hereto. (c) in the event of any conflict in the terms of this Agreement and any of Construction documents, the terms of this agreement shall control. (d) In the event one or more persons or entities are identified herein as Owners, then they shall be jointly and severally liable hereunder; and furthermore, the terms hereof shall bind the heirs, executors, successors, assigns and legal representatives of the parties hereto the signature of one Owner shall be binding on all Owners with respect to any changes in the contract documents. Dec 08 08 04:23p WOODHILL HOMES, INC 4258680821 p.5 FIXED PRICE CONTRACT SECTION NINE OTHER PROVISIONS (continued) (e) Agreement shall be binding on the heirs, successors, and assigns of contractor. (f) Contractor warrants that the house will be substantially free from defects in workmanship and materials for one year. Other than those warranties provided by law, CONTRACTOR only provides a warranty that the house meets the standards of "Residential Construction Performance Guidelines Second Edition", copyright 2000, National Association of Homebuilders. (g) Owner and Contractor specifically acknowledge that radon and radon gases are naturally created and exist everywhere and that Contractor provides no warranty regarding radon presence. (h) Contractor agrees to maintain general liability and workman's compensation insurance during the term of contract of: General Liability $500,000 Worker's Compensation statutory Owner agrees to maintain liability insurance for the property as deemed appropriate by Owner and construction lender. Retainage is not a common practice in residential construction and is specifically 0 NOT allowed. (j) Contractor is not liable for any sales commission relating to this contract or any sale/building agreement regarding the Owner's lot or property. (k) The parties understand that the price herein stated is predicated upon no undiggable rock or shale being encountered while excavating with a tracked front-end loader, grading or ditching, or any condition below the surface of the ground presenting unusual problems due to the presence of springs or other water streams, expenses for engineering reports, fill dirt requirements, poor soil condition, unknown or unstable soil conditions, or any substantial movement of earth to or from the Premises. Contractor agrees to notify Owner of said conditions prior to bacld:ill of foundation or trenches, if they occur. In such event, a mutually agreed upon Change Order shall be executed to compensate for the direct and indirect time and material costs or out-of- pocket expense fricurred by Contractor due to removal, grading, foundation work and fill dirt as a result of said conditions, if any. (1) Owner agrees to permit Contractor to place signs on or about the premises during the course of construction and allow Contractor to show home to potential customers during the course of construction. (m) Materials selected by Owner for the house must be obtained from Contractor's existing suppliers, be available for immediate installation, and be installed by Contractor or his employees, agents, contractors or subcontractors. Any deviation must be mutually approved by Owner and Contractor. Dec 08 08 04:23p WOODHILL HOMES, INC 425P680821 p.6 FIXED PRICE CONTRACT SECTION NINE OTHER PROVISIONS (continued) (n) Owner in executing and performing this contract does not rely upon any statement, report and/or information to whomsoever made or given, directly or indirectly, verbally or in writing, by Contractor or any other party, excepting any contractual agreement which had been agreed to and signed by both Owner and Contractor. SECTION TEN CASUALTY LOSS If, before completion, a substantial portion of the improvements on the Premises are damaged by any casualty, including, without limitation, fire, lightning, or any causes that could be covered by what is known as 'all risk" hazard insurance, Contractor shall complete the residence provided the possession date shall be appropriately extended. SECTION ELEVEN SERVICE AND ATTORNEY'S FEES Contractor may impose a service fee of 1.5% for any fees due contractor under section three not paid within the specified period(s) and an additional service fee of 9.50A for each 39 days elapsed thereafter. Owner recognizes that materials' suppliers and contractors working on the construction may also levy service or finance charges for failure to promptly pay invoices. In the event of default on or material breach of this Agreement by either party, the non -breaching party shall be entitled to recover from the defaulting or breaching party its reasonable attorney's fees and costs expended in the enforcement of its rights hereunder. NOTICE TO OWNER FAILURE OF CONTRACTOR TO PAY THOSE PERSONS SUPPLYING MATERIAL OR SERVICES TO COMPLETE THIS CONTRACT CAN RESULT IN THE FILING OF A MECHANICS LIEN ON THE PROPERTY WHICH IS THE SUBJECT OF THIS CONTRACT PURSUANT TO CHAPTER 429, RSMO. TO AVOID THIS RESULT, YOU MAY ASK THE CONTRACTORS FOR "LIEN WAIVERS" FROM ALL PERSONS SUPPLYING MATERIALS OR SERVICES FOR THE WORK DESCRIBED IN THIS CONTRACT. FAILURE TO SECURE LIEN WAIVERS MAY RESULT IN YOUR PAYING FOR LABOR AND MATERIAL TWICE. THIS AGREEMENT CONTAINS A BINDING ARBITRATION CLAUSE WHICH, IF ELECTED BY THE OWNER, MAY BE ENFORCED BY THE PARTIES. Jin 02 2009 6: ❑44PH John L Scott A;i 02 09 10:32a 1N00Dh ILL H' =-S, INC 4256710375 1xs680821 p,1 p.2 FIXED PRICE CONTRACT CONSENT OF OWNER CONSENT IS HEREBY GIVEN FOR FILING OF MECHANIC'S LIENS BY ANY PERSON WHO SUPPLIES MATERIALS OR SERVICES FOR THE WORK DESCRIBED IN THIS CONTRACT ON THE PROPERTY ON WHICH IT IS LOCATED IF THEY ARE NOT PAID. Date Date By , President CONTRACTOR 41k CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.citvoffeder.ilway.com ACCESSORY DWELLING UNIT (ADU) FEE: $158.00 (Not required if legal nonconforming status is established.) FILE # D ?. �� D� -'r RELATED FILE Owner's Name: d Address: 'h ez10 I FbcWZAL, Daytime Phones=Taal Parcel#: 0124Q�j�, 1 :�? 240E3� Zoning: _I'i r Lot Slze in Square Feet:_ i Type of ADU: ❑ Attached YDetached Is this a: X New ADU ❑ Existing ADU6p—XIeTCAN) Existing ADU was: ❑ Approved by King County (Provide a copy of the permit.) ❑ Other Construction of existing ADU completed in 19_/20 Construction of existing residence completed in 19&4120_ Which is the owner occupied unit: Primary Dwelling Unit or ❑ ADU Number of square feet: 1,1 eo 6 Primary Dwelling Unit 600 ADU Provide the following information: ,, Lakehaven Utility District Water & Sewer Certificates of approval for the New ADU �?' King County Public Health Department Approval (if septic) ❑ Heating type: ❑ Electric XG.as ❑ Other ❑- Electrical Capacity: 2,gV AM e Primary Dwelling Unit 2ZIO AM (9 ADU ADU FLOOR PLAN DRAWINGS (Provide the following; refer to page 3 for an example.) Floor plan of the primary dwelling unit and the ADU Plumbing (existing & proposed) V Mechanical — Heating/Ventilation/Air Conditioning (existing & proposed) Fv' Entrances of primary dwelling unit and ADU (existing & proposed) (,'Ceiling Heights/Room Sizes for ADU VElevation of the proposed ADU with the primary dwelling unit RESUBMITTED MAR 2 0 2008 CITY OF FEDERAL WA -;?- BUILDING DEPT. Bulletin #049 — January 1, 2006 Page] of 3 k:\Handouts\ADU Application ADU SITE PLAN DRAWINGS (Provide the following; refer to page 3 for an example.) e' Scale/north arrow 'ff Street/driveway location &;'Lot dimensions e'Primary dwelling unit G]oADU footprint (if detached) d2' Building setbacks from property line Z Location of utilities & easements 13/ Show location of three on -site parking stalls CY Locate the entrance of the primary dwelling unit and the ADU Calculate the total impervious surfaces coverage for the site (Include the existing and proposed roof area, driveway, patios, and walkways.) ❑ Other Vols A%.&- 0 ■ �� \ DISCLAIMER: I certify under penalty of perjury that the informatkin furnished by me is true and correct to the best of my knowledge and further, that I_arW authorized by the owner of the above premises to perform the work for which the permit" application is made. Signature of Applicant Date WAIVER: Approval of the ADULand Use Application does not constitute approval of the building permit. Application and approval of the building permit is a separate process. OFFICE USE ONLY ❑ ADU Status: ❑ Legal Nonconforming per FWCC Section 22-339.1 ❑ New ADU ❑ Assigned Address of ADU ❑ Deed Restriction/Letter of Application Rec'd ❑ Recording Number ❑ Other Approved by Date ❑ Conditions of Approval Bulletin #049 — January 1, 2006 Page 2 of 3 kAHandouts\ADU Application ADU DRAWING EXAMPLES i uI�+ a 8� 31 fl. A. I u, �o -� 0 Cep (@W Bulletin 4049 — January 1, 2006 Page 3 of 3 k:\HandoutsWDU Application After recording, please return to: Community Development Services Department 33325 80' Avenuc South PO Box 9718 Federal Way, WA 98063-9718 CITY OF FEDERAL WAY ACCESSORY DWELLING UNIT LETTER OF APPLICATION & DEED RESTRICTION /'11iLlf�vs•r/b�eing first duly sworn, on oath do hereby certify under penalty of perjury under the laws of the State of Washington: That I am an owner of the single family dwelling unit located at: Federal Way, Washington. /'" y 1 -�`�-���� r! �'.% S: That I have made application and received City of Federal Way land use approval for an accessory dwelling unit at this location. That I presently occupy and will continue to occupy one of the two dwelling units at this location as my principal and permanent residence for six months or more of the calendar year. That this certification will remain in effect during the period of my ownership of the prgpe0i'4nless I record a certification with the King County Office of Records and. Elfctions that the us f the roperty for an - accessary dwelling unit has been discontinued. / I � . ,� �j I j . � " State of Washington ) )ss. County of King ) kture ofApplt"carl Jlrm + cc.W L.C.:t c",-ek.t� VD On this day personally appeared before me to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledge that he/she signed the same as Ms/her free and voluntary act and deed, for the uses and purposes therein mentioned. GIVEN under my hand and official seal on this day of YAC,4Xh 120& Notary Public Not ry P blic in and fo tate oNVashington, residing at State of Washington UNDAI-I BRAGA �u'� C-0 . MY COMMISSION EXPIRES ^1 �^��•�p June 20 2009 G . a0 • eS vV 1 My appointment expires: Falsely certifying owner occupancy is subject to a civil penalty of $S, 000, in addition to any criminal penalties. FWELL AIA ARCHITEa 1102 -19TH AVE. EAST • SEATTLE, WA 98112.3221192 • FAX: 322-5161 17 March 2008 Ms Deb Barker — Senior Planner City of Federal Way 33325 Eighth Avenue S PO Box 9718 Federal Way, WA 98063-9718 File No: 07-102404-00-SE 30020-20th Place SW Dear Ms. Barker: This letter is in response to your notice dated 11 January 2008 for the above referenced project. The following items correspond in number/sequence with those in your letter. Volume: The volume note on the drawings has been revised. The 15' high 800 SF structure contains an interior volume of 12,000 CU FT (800 x 15= 12,000). This is less than the 12,342 CU FT shown for the existing Cabin A on Sheet A101. On 10/30/07 Jim Alavekios and I met with Greg Fewins and were assured that the gazebo was not an issue as regards to volume and height. I have eliminated the storage structure on the gazebo to minimize the visual volume of the proposed structure. Stair Tower: The stair tower to the roof has been reduced to a 5'-0" diameter roof access stair and the enclosure has been eliminated. The stair will provide minimal access to the attic and rooftop. Valuation: Attached is a copy of the State of Washington license for Allan Mankis, the appraiser that provided the financial information regarding the Alavekios property. SEPA Application: The storm drainage system is shown on Sheet A101. Drywells are proposed for the ADU and single-family residence in accordance with C.5.3 Appendix C of the King County Surface Water Design Manual. The existing retaining wall will be repaired as needed. Any portion of the wall that has excessive cracking or leaning will be replaced with new concrete per structural details. ADU Application: A completed ADU application form is attached RESUBMITTED MAR 2 0 2008 CITY OF FEDERAL WAY BUILDING DEPT. File No: 07-102404-00-SE Project: 30020-20'' Place SW 3.17.08 Two (2) copies of each document are attached, including the resubmittal form. If you have any questions regarding this letter or if there is any additional information you require, please feel free to contact me by phone at (206) 322- 1192 or by email at roger gDrhnewellaia.com. Sincerely, 5crH. Newell, AIA cc: Jim Alavekios Enclosures (9212612007}beb Barker - Volume Calculations Page 1 From: "Roger H. Newell" <roger@rhnewellaia.com> To:<deb.barker@cityoffederalway.com> CC: "'James Alavekios"' <jima@johnlscott.com> Date: 12/24/2007 9:06 AM Subject: Volume Calculations Attachments: CCE00000-jpg Deb: Here is a diagram of how I calculated the volume of cabin A and my calculation for the proposed ADU. If you look on sheets A104 and A201 you will see the total volume noted under the drawing title. The calculation for the new ADU was the area (800 sq ft) times the height (16'). At our meeting with Greg Fewins on October 30, 2007 1 was asked to provide volume calculations for the existing cabin A and the new ADU, reduce the headroom in the attic of the new ADU to 5", verify that the proposed structure did not exceed 800 sq ft, delete the roof top deck on the ADU and minimize the roof access stairwell. Greg indicated that the gazebo was not an issue and no changes would be required. Call or email me if you need further information. Roger H. Newell AIA- ROGER H. NEWELL AIA ARCHITECT % l i0t,U A r - 1 102 NINETEENTH AVENUE EAST I2�/?k - SEATTLE, WASHINGTON 98112 A I i z , I. L I I y I - JG ►i I I T (1212112007) Deb Barker - Alavekios Page 1 From: Greg Fewins To: Deb Barker Date: 10/30/2007 2:36 PM Subject: Alavekios I just met with Jim A and his architect, Roger Newell to discuss the ADU. The goal was to try to get a resubmittal that could be approved in the next go around. What I agreed to includes: volume of the proposed building cannot exceed volume of existing building, but can be a different shape. Size of ADU useable floor area cannot exceed 800 sf. Some of the extraneous interior floor space can be reshaped to be uninhabitable and not included in floor area calcs (e.g. mechanical attic like areas). The exterior stair must be reshaped to be more maintenance like access to the roof, and the roof cannot be a useable deck area and must be roof only. The exterior patio will not be counted as interior floor area. Work within the existing built footprint will not trigger SEPA or geological review. Last, for value, since we are interpreting the shoreline provisions that don't really apply to this situation, let's use fair market value of the existing building and the fair market value of the proposed improvements. They will provide credentials of the "appraiser". Greg CITY of Aw%-- Federal August 22, 2007 Mr. Roger H. Newell, AIA 1102 19`h Avenue East Seattle, WA 98112 CITY HALL ■ ■ 33325 8th Avenue South Y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 83.5-7000 www.citYoffederalWay.com Re: Permits #07-102404-00-SE & #06-105592-00-AU, ADDITIONAL INFORMATION REQUESTED Alavekios SEPA and ADU Applications Dear Mr. Newell: City staff has reviewed information submitted on May 1, 2007, for the above referenced SEPA and building permit applications for remodeling and conversion of existing shoreline buildings into an Accessory Dwelling Unit (ADU) and an accessory shoreline structure or gazebo. Responses to the following requests for additional information must be provided before an environmental determination under the State Environmental Policy Act (SEPA) can be issued, the ADU application approved, and building permits issued_ SEPA APPLICATION I. Topography — The SEPA checklist section B.I .b states that slopes adjacent to the project site are 35 Percent. However, the topographic depiction on the Boundary Line Adjustment prepared by David. D. Salmon, PLS and on the April 2007 partial site plan sheet A I00 prepared by Roger Newell Architect shows slopes approximately 65 percent south of the proposed ADU and gazebo. The slopes are shown rising 25 feet over a 38 foot distance. Work proposed within this area includes two new stair towers, retaining wall replacement, foundation drains, foundation piles, concrete pavers, and stairs. Work proposed within 25 feet of the steep slope includes the demolition of the existing structures and construction of a new ADU and gazebo building. To date, a formal topographic survey has not been provided. The applicant must confirm that the topographic depiction on submitted plans is accurate and provide the basis of such declaration. Also, if the slope is indeed more than 40 percent, the SEPA checklist sections B. Lb and B.8.h must be revised. 2. Geologically Hazardous Area Requirements — The June 10, 2003, "Bearing Capacity verification" prepared by Associated Earth Sciences does not meet requirements improvements on or within 25 feet of a for a sails report required for geologically hazardous area, including steep slope areas as required under Federal Way City Code (FWCC) Section 22-1286. The report must be amended to address specific code related requirements regarding soils conditions and topographic conditions (if determined to be greater- than 40 percent). Four copies of an amended report must be submitted with the enclosed resubmittaI information form. File #07-102404-00-SE Doc I.D 41871 Mr. Roger H. Newell, AIA Page 2 August 22, 2007 ADU APPLICATION 1. ADU Square Footage — Under FW CC Section 22-b48, note #l0, andADiJrig unit° tain between 00 Submitted plan and 800 square feet, but shall not exceed 49 percent of the primary sheets include the floor plans and elevations of the two existing cabin structures, as well as the new ting cabin A [the larger cabin) is depicted at 16.5 feet tall and proposed buildings. Exis approximately 910 square feet without the coveredpatio exceed 840 square feet Plan sheet A201 shows cabin A is to be an accessory dwelling unit, it the ground floor of the new ADU at 875.75 sgvel spacesf H ed containing HVAC equipment labeled as patio, enclosed stair tower, enclosed second 1 attic, and the rooftop deck. The height of the Pr►nodes habitable space and meecture is 20 feet tis the definitflion of or trellis. The second level of this building pro gross floor area? As proposed, this structure exceedsse a maparcel as the existing large raimum size tresholds for n ADU and cannot be approved as an ADU if located on the m 2. .incomplete Application —The City's December 6, 2007; incomplete application letter required that King County Health Department approval for the proposed ADU be provided, prepared a ed t DIJ room youoffice sizes he listed. The April 10, 2007, construction level as noing te permit idered complete. do not contain this information; and the ADU application ACCESSORY STRUCTURES Cabin B is proposed to be converted into an accessory slorTelhze Pstructure azed � hss'aCriaoutdoor kitchen t tall and approximately 642 square feet, excludingstorage. with stove, sink, and refrigeration units; covered is fisted as 520 squarening area and eplace; and a stair tower feet on sheet A100, not including the rooftop deck with storage below. The gazebo proposed rooftop stair tower and rooftop deck. It has an overall heightFWCC Section 8ine 165(4} and cannot cover and trellis. Accessory shoreline structures are regulated under more than 150 square feet, cannot obstruct ta � a�t�� new struecturelAlsvtplease eefeet in ithle nonconforming accurate information about the proposed square footage section of this letter for a related discussion of the gazebo height and massing. SHORELINE REGULATIONS _ are regulated under the shoreline act and The two cabins are located in the Pugetthese buildings d n Beare cons dered gal nonconform ng structures due to related codes. As previously stated, #h g use, density, and location. Shoreline regulations provide s lido outlined in the City's December 6, 2006, nonconforming elements, except as permitted under certain circumstances, letter. In the case of the conversion to an ADU and ements doe so notexceed 75 percent of the oeestructures slue of could be permitted to be retained if the value of the imp the existing nonconforming improvement, excluding normal maintenance costs. If improvement costs exceeded this amount, the nonconforming structure must be removed. The size of the primary dwelling unit on parcel #1012103-91 t 3 is 2,000 s<3uare feet. 2006 International fi'esidennal Cede [SRC] Section R305.1 afe a Under FWCC Sectione Hier gross surf CC area each exterior total alisnf hC footage structure, or ther5[ruCtuae doesnot have walls, from each s measured from either outer edge of the roof. Certain exterior areas may also constitute grass floor area. Doc I D. 43971 File 407-102404-00-SE Mr. Roger H. Newell, AlA Page 3 August 22, 2007 The existing shoreline location and the actual massing or volume of the existing shoreline structures is "grandfathered." The proposed ADU and gazebo are shown to be in the same footprint as the existing shoreline structures. However, the proposed new structures do not appear to meet the intent of shoreline regulations as discussed below. Value of Existing Improvements — Per the City's December 6, 2006 letter, the applicant was required to provide the fair market value of the existing structures as determine by the King County assessors records, or an MAI appraisal provided by the applicant. A December 12, 2006, document titled `Appraisal' prepared by Alan E. Mankis has been received. This document notes that the findings are based only on sales comparisons and improvement ratios and states that the "improvement value of the building is $250.000.'o The document is not identified as an MAI appraisal, nor is Mr. Mankis identified as a professional licensed MAI appraiser. The fair market value of the existing structure based on an MAI appraisal, or the King County assessment value of the large cabin must be provided for the City to determine the existing value of the structure and verify the dollar amount of improvements that may be approved without loss of legal nonconforming -status. 2. Value of Proposed Improvements — In order to ascertain if the improvement value of a nonconforming building exceeds 75 percent of its existing value, improvement costs based on the fair market value of those costs must be- calculated. The value of the proposed structures must use the same methodology or source as the value established for the existing structures in order to provide a valid comparison. A March 22, 2007, fax from a `Rick Hill' lists, "new construction budget for Alavekios Residence." The document is unclear and imprecise, Any document used to addresses fair market value costs for the ADU"must contain at a minimum: o If a bid estimate, it must contain the address of the proposed construction, the name, address, telephone number, and state license number of the contractor; o It must use the same methodology or source as the value established for the existing structures; o , It must document verification of formal bid acceptance by the applicant, with signed contracts, etc.; and o It must include specific reference to the proposed construction plans prepared by Roger Newell AIA, including but not limited to, slab reinforcing, retaining wall replacement, and structural details as recommended by the structural engineer, as well as materials, supplies, labor, and taxes for all work. 3. Nonconforming Use or Development — As noted above, the proposed height of both new buildings exceeds the height of the two existing beachside structures. The City's December 6, 2006, letter stated that, under FWCC Section 18-175, "Alteration or Reconstruction of Nonconforming Use or Development," applications for substantial development or building permits to modify a nonconforming development may be approved only if: 1. The modifications will make the use or development less nonconforming; or 2. The modifications will not make the use or development more nonconforming. 4 75% of $250.000.00 is $187.500 File H07-102404-00-SE Doc I D 41871 Mr. Roger H. Newell, AIA Page 4 August 22, 2007 The height of the existing buildings establishes a massing or volume on the shoreline that is considered "grandfathered." Changes or modification to that massing can occur within the horizontal plane of the building footprint, but any massing that exceeds that development plane is not "protected." As depicted on building elevations, each new building exceeds the height of the existing buildings and also exceeds the volume of these existing shoreline structures. As these proposed changes make the shoreline development more nonconforming, they cannot be approved. SUMMARY This letter addresses a number of complex issues relating to your development proposal. In brief, topographic depictions must be confirmed and the soils report must be revised for environmental review to continue. The size of the proposed ADU appears to exceed the maximum size limit of 800 square feet. The value of the existing and proposed improvements has not been confirmed as required. These values must be related in scope and veracity. Changes to the existing buildings make the shoreline use and development more nonconforming and cannot be approved. I can be reached at 253-835-2642 if you have any questions about this letter. I would be glad to set up a meeting with project proponents to go over the items contained in this letter. Sincerely, Deb Barker Senior Planner c: Scott Sproul, Assistant Building Official Kari Cimmer, Lead Development Specialist Jim and Carol Alavekios, 9832 NE 27`h Street, Bellevue, WA 98004 File #07-102404-00-SE Doc I D. 41871 h FP HtN -4EL� AIA A HIT 1102 -19TH AVE. EAST • SEATTLE, WA 98112.3221192 • FAX: 322-5161 30 April 2007 Ms Deb Barker - Senior Planner City of Federal Way 33325 Eighth Avenue S PO Box 9718 Federal Way, WA 98063-9718 RE: Permit No: 06-105592-AU Project: 30b20-20th Place SW Dear Ms. Barker: This letter is in response to your notice dated 6 December 2006 for the above referenced project. The following items are numbered to correspond with those in your letter. 1. King County Health Department Approval: See attached approval letter from King County. (WA6DYv► , -� , Ga�o1 VOYJ rr�E'q UJJI 2. ADU Drawings:����� a. Floor plans for the primary residence and the ADU are attached. See Sheets A102 and A201. b. Existing and proposed plumbing is shown on Sheets A102, A201 and A203. c. Existing and proposed mechanical systems are shown on the drawings. See Sheets A102. A104, A105, A201 and A203. d. Entrances for the primary dwelling and the ADU are shown on Sheets A101, A102 and A201. e. Ceiling heights and room sizes for ADU are shown on Sheets A300, A301 and A302. f. Elevations of the proposed ADU and primary dwelling unit are shown on Sheets A103, A300 and A301. 3. Site Plan: a. Scale: The site plan has been revised to include: I. The entire property 2. An enlarged partial site plan showing the ADU, primary dwelling unit and driveway 3. An enlarged site plan showing the ADU and gazebo. An overall enlarged site plan of the entire property is not provided, as it would be 25' long at a scale of 1"= 10' or 121/2' long at a scale of 1"=20'. Site Plan (cont.): b. Lot Dimension: Lot dimensions are shown on the overall site plan. See Sheet A100. c. Driveway: An enlarged site plan has been added to show the driveway in more detail. See Sheets A100 and A101. d. Building Setback: Setback dimension has been added to the ADU and primary dwelling unit. See A100 and A101. e. Entrances: Entries to the ADU and primary dwelling unit are shown on Sheets A101 and A102. f. Parking: The parking stalls are shown on Sheet A101. Three existing, two in the carport of the primary dwelling unit and one to the east of the primary dwelling unit. g. Impervious Surface Calculations: Calculations are shown on Sheet A100. Existing and revised calculations are noted. Shoreline Regulations: 1. An MAI appraisal is attached. 2. An itemized bid for materials, supplies and labor is attached. 3. Scaled elevations for the existing structure are attached. See Sheets A103, A104 and A105. Critical Area/Environmental: 1. A soils report is attached (2 copies). 2. A SEPA Checklist is attached (7 copies). A check for the SEPA fee has been provided. 3. Mailing envelopes, a mailing list and maps are attached. 4. A demo permit application is attached. Included with the application is the Hazardous Material Survey. Six (6) copies of the revised drawings are attached to this correction letter. For your information, I am also including my responses to the Engineering and Building reviewers. If you have any questions regarding this letter or if there is any additional information you require, please feel free to contact me by phone at (206) 322-1192 or by email at ro er@rhnewellaia.com,. Sincerely, Roger H. Newell, AIA cc: Jim Alavekios Enclosures Associated Earth Sciences, Inc. FVTW June 10, 2003 Project No. KE03328A Mr. Jim Alavekios 30016 20'h Place SW Federal Way, Washington 98023 Subject: Bearing Capacity Verification Beach House at 30016 20' Place SW Federal Way, Washington Dear Mr. Alavekios: As requested by you, Associated Earth Sciences, Inc. (AESI) is pleased to present this letter summarizing our preliminary observations and possible alternatives for the foundation of the existing beach house at the above -mentioned site. This letter is based on our visit to the site on June 3, 2003, and discussions with you regarding the proposed remodel of the beach house. This letter has been prepared for the exclusive use of Mr. Jim Alavekios and his agents, for specific application to this project. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our letter was prepared. No other warranty, expressed or implied, is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. The purpose of our work was to provide shallow subsurface information and geotechnical design parameters for foundations at the beach house in order to complete a potential remodel. 11 In order to complete our review of the site, we hand -excavated two exploration borings along each side of the beach house to a maximum depth of 50 inches, to verify the subsurface conditions and describe the shallow soil in the area. The soils in both borings consisted of soft to medium dense -sand, and sandy silt with organics to a depth of 48 inches.' Below the soft material was a medium dense to dense sand and sandy gravel. RECOMMENDATIONS Due to the soft soils found near the surface we recommend that any new foundations or existing foundations that will support a second story be founded on the dense soils found at a depth of 50 inches below the existing grade. This may include excavating down to the medium dense to dense sand with gravel to place'a conventional footing or the placement of small - RESUBMITTED MAY 01 2007 911 Fifth Avenue, Suite 100 • Kirkland, WA 98033 - Phone 425 827-7701 - Fax 425 827-54bITY OF FEDERAL WAY O 6 ®105 5 g 2 BUILDING DEPT. diameter pipe piles into this bearing stratum that will support the new foundation near the surface. One alternative for support of the foundation would be the use of pipe piles. Small -diameter pipe piles are an acceptable method of supporting the foundation when installed by an experienced pipe pile contractor. Small -diameter pipe piles typically may consist of 2-, 3-, or 4-inch-diameter pipe, driven to refusal. Refusal is defined below for each diameter of pipe. The following table represents allowable capacities of the piles if driven to refusal. At a minimum we recommend that a representative from AESI be on -site to witness the driving of the piles to verify the capacity and the integrity of each one. The following table indicates the allowable pile capacities based upon past experience and industry standards. Pile Diameter LAllowable Axial CapacityT Min. Hammer Weight Refusal7Criteria 2 inch 6 kips 90 lbs 1 minute/inch 3 inch 10 kips 400 lbs 15 sec/inch 4 inch 15 kips 850 lbs 15 sec/inch As an alternative to the use of pipe piles, a new footing may be extended down to the bearing layer at a depth of 50 inches or, a new footing could be supported following overexcavation and backfill using rock fill. Rock trenches consist of an excavation with a minimum width of 3 feet (or as designated by the field engineer/engineering geologist) completed down to the dense sandy gravels. Because of the potential for caving, the actual trench width may be greater than specified. It would be appropriate to backfill the trenches as the excavation proceeds to reduce caving. To determine when suitable bearing has been achieved and to verify proper rock placement, the geotechnical engineer/engineering geologist should be present on a full-time basis during footing/rock trench excavation and backfill. Seepage entering the excavation on an overnight basis must be removed prior to commencing trench excavation the following day. After the bearing stratum has been reached, the trench should be immediately backfilled. We recommend the use of "railroad ballast" or 2- to 4-inch size crushed rock for backfill. The crushed rock must be tamped into place to achieve a tightly packed mass; this may be done with either a "Hoepac" type compactor mounted on the backhoe or more typically, with the bucket of the backhoe itself. Staging areas should be maintained so that the rock is not contaminated by mud prior to placement in the trench. Equipment access to trench locations should also be maintained. Spread footings may then be used for building support when placed over the properly constructed rock trenches. Footings, which bear on approved rock trenches or on suitable native soils at a depth of 50 inches, may be designed for an allowable bearing pressure of 2,000 pounds per square foot (psf) including both dead and live loads. An increase of one- third may be used for short-term wind or seismic loading. However, all rock trenches must penetrate to the prescribed bearing stratum and no trenches should be founder 55@J&_FTE D MAY 01 2007 2 CITY OF FEDERAL WAY 0 6 -105 5 9 2 BUILDING DEPT. loose, organic, or existing fill soils. In addition, all footings must be centered over the trenches. Anticipated settlement of footings founded on approved rock trenches would be on the order of 1 inch. However, disturbed material not removed from footing trenches prior to footing placement could result in increased settlements. All footing areas should be inspected by AESI prior to placing concrete to verify that the rock trenches are undisturbed and construction conforms with the recommendations contained in this letter. Project Design and Construction Monitoring We are available to provide geotechnical consultation as the project design develops. In this way, our earthwork and foundation construction recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this current scope of work. If these services are desired, please let us know and we will prepare a cost proposal. We appreciate the opportunity to be of service to you on this project. Should you have any questions regarding this letter or other geotechnical aspects of the property, please call us at your earliest convenience. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington EXPIRES 2 / b Jon Sonderga d, P.G., P.E.G. Matthew A. Miller, P.E. Ass ate Geolo ist Senior Geotechnical Engineer RESUBMITTED MM11d K ects Al PrDjects\2MAY 01 2007 003328\KE\WP - WZK CITY OF FEDERAL WAY 3 0 2 BUILDING DEPT. CIT 1�k Federal Way December 6, 2006 Mr. Roger H. Newell, AIA 1102 19`h Avenue East Seattle, WA 98112 CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com RE: File #06-105592-AU; INCOMPLETE APPLICATION/TECHNICAL ANALYSIS Alavekios ADU, 30020 201h Place SW, Federal Way Dear Mr. Newell: I am in receipt of the application for an accessory dwelling unit (ADU) on the Alavekios property submitted on October 31, 2006. They propose to remodel Cabin A, an existing residential structure located on the Puget Sound shoreline, and create a legal conforming ADU.' The formal ADU application has been reviewed for conformance with the ADU application checklist, the Federal Way City Code (FWCC) Section 22-648, and for conformance with shoreline requirements. INCOMPLETE ADU APPLICATION During the course of the City's review the following items were found to be incomplete. In order for the ADU application to be considered complete and ready for processing, the following required information must be submitted: 1. King County Health Department Approval is required per the ADU checklist. 2. An ADU Floor Plan Drawing that depicts the following is required: a. Floor plan of the primary unit and ADU b. Plumbing — Existing and proposed C. Mechanical — Existing and proposed d. Entrances of primary dwelling unit and ADU (existing and proposed) e. Ceiling heights and room sizes for ADU f. Elevation of the proposed ADU with the primary dwelling unit A Site plan drawing that depicts the following is required: a. Scale (the scale of the BLA survey is too small for the ADU component) b. Lot Dimensions C. Driveway locations for house and ADU d. Building setbacks from property line e. Entrances of primary dwelling unit and ADU f. Show location of three on -site parking stalls g. Impervious surface calculations ' Previous conversations with the Alavekios have outlined their desire to "decommission the second residential structure located on the shoreline and create a cabana or non-residential structure." Such information was not included with this application for ADU, but a building permit has been submitted for conversion of Cabin B. £ ` Mr. Newell` December 6, 2006 Page 2 TECHNICAL REVIEW In addition to the completeness items noted above, the following was identified in completeness review. Responses to these items will be useful when the City begins formal review of the ADU. Currently, the City is processing the following applications for the subject site: a Boundary Line Adjustment (BLA) application under file #05-103239-SU, a residential remodel application for the Cabin A to create an' ADU under permit 06-105589-SF, and two building permits for Cabin B (permits 04-104030-SF and 06- 105593-SF). The City has also conducted a preapplication conference for cabin alteration and BLA inquiry (02-101511-PC), and responded to further inquiries about the beach dwelling units in January 2004 (File 03-105161-AD). The following comments relate to shoreline regulations, and other requirements for the proposed work. Shoreline Regulations The subject site is located in a Rural Residential Environment Shoreline designation. Pursuant to FWCC Section 18-165(d)(3)(a)(3), City shoreline regulations require a minimum of 30-foot setback from the Ordinary High Water Mark (OHWM) or behind the string -line of existing residential structures, whichever is greater. The two beachside structures on the subject property are located inside the required shoreline setback of Puget Sound, and are considered nonconforming as to shoreline requirements? As provided in FWCC Section 18-175, Alteration or Reconstruction of Nonconforming Use or Development, a use or development not conforming to existing shoreline regulations which is destroyed, deteriorated, or damaged more than 75 percent of its fair market value may be reconstructed only consistent with shoreline regulations. Based on this standard, the City may approve changes to a nonconforming shoreline structure up to 75 percent of the fair market value of the existing nonconforming structure. The fair market value of the nonconforming structure shall be determined by the King County Assessors Records or an MAI appraisal provided by the applicant. Please note that the applicant can elect to allocate the 75 percent improvement costs as they see fit. However, the 75 percent improvement costs shall include that work required to bring the nonconforming structure into compliance with the FWCC, either as a legal ADU or as an accessory building.3 The cost of all improvements shall be based on an itemized bid estimate for materials, supplies, and labor of all proposed structural and tenant improvements, as defined by the FWCC, including but not limited to work on walls, roof, floors, windows, heating, electrical, plumbing, carpeting, and paint. The costs of personal property, also defined as the contents of the structure, shall not be counted against the 75 percent improvement cost and includes furnishings and appliances. Additionally, under FWCC Section 18-175 Alteration or reconstruction of nonconforming use or development, applications for substantial development or building permits to modify a nonconforming development may be approved only if 1. The modifications will make the use or development less nonconforming; or 2. The modifications will not make the use or development more nonconforming. Upon receipt of the fair market value of the structure, the City will provide written verification of the dollar amount of improvements that may be approved without loss of legal nonconforming status. If the 2 The beachside structure are located within an erosion hazard soils area according to the City's Critical areas map, and may be located within 25 feet of slopes that exceed 40 percent; these are also defined as critical areas. 3 Accessory building size and use are limited by Shoreline regulations. 06-105592 Doc l.D. 38894 Mr. Newell December 6, 2006 Page 3 improvement costs are more than 75 percent of the fair market value of the existing improvements, the legal nonconforming status will cease, and the nonconforming structures must be relocated outside of the shoreline setback or permanently removed. The property owner proposes to take an existing nonconforming cabin and create an ADU, approximately 800 square feet in size 4 According to plans submitted under file 06-105589-SF, the ADU would be approximately twenty feet in height, with an additional seven -foot -tall trellis on a 1,024 square -foot roof top deck. In order to proceed with review of the building permit application for the ADU, the applicant must submit current information about the fair market value of Cabin A, and an itemized bid estimate for materials, as noted above. Also, in order to ascertain conformance with Section 18-175, the applicant must provide scaled elevations of the existing Cabin A. Please be advised that the ADU building permit cannot be approved if it exceeds shoreline requirement thresholds for Alteration or reconstruction of nonconforming use or development. Critical Areas and Environmental Review As noted in the May 17, 2002 preapplication summary letter, the subject site is located within erosion, steep slope and landslide hazard areas according to the City's critical areas maps. These areas are regulated as critical areas under the FWCC. Due to the underlying soil and slope conditions, all work proposed -for the site must be accompanied by a soils report and requires environmental review under -the. State Environmental Policy Act (SEPA). Two copies of a soils report prepared by an engineer licensed in the State of Washington must be submitted in conjunction with the building permit application. The soils report must address existing and proposed conditions identified in FWCC Section 22-1286(c)(1)(a) through (e), and should provide recommended foundation design, optimal location for improvements, etc. As the site is located within geologically hazardous areas,5 if there is any new construction associated with the ADU that affects the ground, SEPA review will be required. As noted in the May 17, 2002 preapplication summary letter, SEPA review is required for any cabin alterations, including the major remodel proposed to create the ADU. Prior to issuance of a building permit, an environmental checklist must be submitted, reviewed and an environmental determination must be issued. A public comment and appeal period follows the SEPA determination. Please complete the enclosed environmental checklist and submit seven copies along with .public notice mailing envelopes, mailing list and maps, and applicable SEPA fees in the amount of 51,553.50.E Handouts for the SEPA checklist and mailing requirements are enclosed. Boundary Line Adjustment (BLA) Application The subject site is nonconforming as there are three residential structures located on two existing lots. The subject site is considered nonconforming as to density, since there can be no more than one dwelling unit per single-family residential lot pursuant to FWCC Section 22-631, and nonconforming as to structural -setbacks as one of the residential structures currently sits over the existing property line. As previously noted, the proposed BLA would eliminate the nonconforming setback, but will not be approved if it compounds the nonconforming density. The second residential unit (known as Cabin A), can be 4 A second cabin would be eliminated and a gazebo with roof deck constructed. 5 The existing cabin A and B, constructed prior to 1920, would not have gone through an environmental process. 6 Please note that all fees will increase on January 2, 2007. 06-105592 Doc- 1-D- 38894 Mr. Newell December 6, 2006 Page 4 established as an accessory dwelling unit (ADU) under the FWCC, to eliminate density nonconformance, and the third residential unit (Cabin B) can be eliminated or decommissioned as a dwelling unit to establish conformance with FWCC. The City determined that the BLA application submitted in July of 2005 was `complete' as of October 11, 2005. The City requested additional information on the BLA application in an October 14, 2005 letter. To date, the requested information has not been provided. The City will not approve a BLA that compounds nonconforming conditions that exist on this site. While the BLA can be reviewed and readied for recording, the City cannot grant approval or record the BLA of a. site with nonconforming conditions. The nonconforming conditions must be corrected; in this case, the ADU must be formally established based on code requirements, and the third nonconforming structure must be decommissioned as a dwelling unit or removed from the subject site. Although the City has no obligation to process an application when requested information is not submitted within 180 days, review on this BLA remains suspended with the application of the ADU. Summary - Issues from this letter are summarized as follows: ■ The application for accessory dwelling unit (ADU) is considered incomplete and required information must be submitted. • • The applicant: shall provide market valuation and proposed construction costs of the Cabin A to demonstrate that the building permit for the ADU does not exceed shoreline nonconforming development thresholds. a Site plan and elevations of the existing cabins must be provided. • A soils report must be submitted for the ADU and the future gazebo as these structures are proposed on or within 25 feet of geologically hazardous areas. • Work associated with the ADU and the future gazebo requires environmental review. SEPA checklist, mailing envelopes and applicable fees for environmental review must be submitted. • Nonconforming conditions must be eliminated before the BLA can be recorded. Resubmittal - Please submit six copies of any new or revised plans. After receipt of the requested information noted in the incomplete application section of this letter, the department will notify you within 14 days whether your application is considered complete or what, if any, information is still needed. It is important to note that the department cannot begin processing your formal application until all items are submitted. Project Cancellation - Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions .with respect to such an application. It is important to note that other City staff may have comments on the ADU or the building permit application associated with the ADU, and those comments would be available at a later date. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. 06-105592 Doc. I.D. 38894 Mr. Newell December 6, 2006 Page 5 Sincerely, Deb Barker Senior Planner c: Jim and Carol Alavekios, 9832 NE 271h Street, Bellevue, WA 98004-1847 David Salmon, Pacific NW Land Surveyors, 2606 East Main Avenue, Puyallup, WA 98372 Kevin Peterson, Public Works Engineer Kari Cimmer, Lead Development Specialist Michael Lee, Assistant Plans Examiner Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District enc. ADU application checklist SEPA Checklist Mailing Label Handout Master Land Use Application FWCC Section 22-1286 FWCC Section 18-165(d) FWCC Section 18-175 06-105592 Doc. I.D. 38894 w C,3 0 w cr_ o 2 rn 00 <L J O Q J W C)¢ CDN O O al N 00 O C) 00 LL, W ^Oh Z_ o00 LAJ to zQa- o rnN� co U) Q tri ,ri '-oo �U�u ZW ocSti [rtrvi O UUO OJO O SON WI- Z (n co W O N rj v O rn U) o cc to z 3 W � rn LLJ Ln } C%4 Lo \�OVW W W FZ- t0T,, 5 7s o9'yNw s•, 1 0 250 �Ilk� V oQz 0, W Z W Q 0� 1 lv J 0 m U W 0 w U) a W U En o En61 U Lz Z � O N U Ad J tb Qui W W W N �f- �� ti >` a to W U Lu i O 0 a O W ti►� •O Q O a $ro09 L oo 103.19 So ov UGET U_ U_ C W U ua; o L � v Z O O to N U T+ ++ p L.L.O. C L p o,n W °' > .� � ate' U Q�Co a y c U: Z 73 C: J :3 O -o N m N L O p p""p F� E N O 0 p +� N p N O � U Cr O p :4- O S w is Q o Z: O: p N J. F— n �' � LLJ o o U to `o W _ sw O o O U ° W C z Design without Construction Phase Services IT IS UNDERSTOOD AND AGREED THAT THE DESIGN PROFE55IONAL'5 5A51C SERVICES UNDER THIS AGREEMENT DO NOT INCLUDE PROJECT OBSERVATION OR REVIEW OF THE CONTRACTOR'S PERFORMANCE OR ANY OTHER CONSTRUCTION PHASE. SERVICES, AND THAT SUCH SERVICES WILL BE PROVIDED BY THE CLIENT. THE CLIENT ASSUMES ALL RESPONSIBILITY FOR INTERPRETATION OF THR CONTRACT DOCUMENTS AND FOR CONSTRUCTION OBSERVATION AND SUPERVISION AND WAIVES ANY CLAIMS AGAINST THE DESIGN PROFESSIONAL THAT MAY BE IN ANY WAY CONNECTED THERETO. IN ADDITION, THE CLIENT AGREES, TO THE FULLEST EXTENT PERMITTED BY LAW, TO INDEMNIFY AND HOLD THE DE51GN PROFE55IONAL HARMLESS FROM ANY LOSS, CLAIM OR COST, INCLUDING REA50NABLE ATTORNEY'5 FEES AND C06T5 OF DEFENSE, ARISING OR RESULTING FROM THE PERFORMANCE OF SUCH SERVICES BY OTHER PERSONS OR ENTITIES AND FROM ANY AND ALL CLAIMS ARISING FROM MODIFICATIONS, CLARIFICATIONS, INTERPRETATIONS, ADJUSTMENTS OR CHANGES MADE TO THE CONTRACT DOCUMENTS TO REFLECT CHANGES FIELD OR OTHER CONDITIONS, EXCEPT FOR CLAIMS ARISING FROM THE 50LE NEGLIGENCE OR WILLFUL MISCONDUCT OF THE DESIGN PROFESSIONAL. IF THE CLIENT REQUESTS IN WRITING THAT THE DESIGN PROFESSIONAL PROVIDE ANY SPECIFIC CONSTRUCTION PHASE SERVICES AND IF THE DE51GN PROFESSIONAL AGREES IN WRITING TO PROVIDE SUCH SERVICES, THEN THEY SHALL BE COMPENSATED FOR AS ADDITIONAL SERVICES PROVIDED IN ADDITIONAL SERVICES OF THE CONTRACT, Treated Lumber CONTRACTOR SHALL VERIFY TYPE OF PRESSURE TREATED WOOD TO BE USED IN PROJECT AND PROVIDE FASTENERS IN ACCORDANCE WITH 18C, IRC OR PROVIDE ISOLATION OF WOOD/METAL CONTACT. NOTE: M05T GALVANIZED FASTENERS AND CONNECTORS ARE NOT HOT DIPPED GALVANIZED. CONTRACTOR SHALL VERIFY THAT ALL CONNECTORS AND FASTENERS IN CONTACT WITH PRESSURE TREATED WOOD ARE "HOT DIPPED" OR STAINLESS STEEL AS REQ'D IN SEC R319.3 OF THE IRC. Corrosive Metals ALL FRAMING FASTENERS SHALL BE GALVANIZED INCL. NAILS, SCREWS, BOLTS, WASHERS, LAG SCREWS, NAIL PLATES ETC. ALL VENTILATION SCREENING AND VENTING INCL. DUCTS SHALL BE GALVANIZED. TRUSS PLATES SHALL BE 5TAINLE65 OR POWDER COATED METAL. RAILINGS SHALL BE STAINLESS OR POWDER COATED ALUMINUM. NO EXPOSED STEEL ALLOWED UNLESS STAINLESS, HOT DIPPED GALVANIZED OR FACTORY COATED ENAMEL FINISH. Mechanical/Ener MECHANICAL CONTRACTOR 5HALL PROVIDE CALCULATIONS SHOWING HEATING AND COOLING DESIGN LOADS FOR SIZING HVAC SYSTEMS TO THE LOCAL AUTHORITY FOR APPROVAL AND COMPLIANCE. HVAC SYSTEM SHALL WITH 2O03 WASHINGTON STATE ENERGY CODE. AN "ECONOMIZER" CYCLE MAY BE REQUIRED PER W5EC SEC. 503,1. HVAC GAS COMBUSTION SHALL SHALL HAVE A MINIMUM AFUE OF 0.18. SYSTEMS THAT PROVIDE SIMULTANEOUS HEATING AND COOLING SHALL COMPLY WITH W5EC SEC. 1422 OR 1435, PROVIDE THE FOLLOWING MECHANICAL VENTILATION (ALL DUCTWORK METAL): ALL HABITABLE AREAS SHALL BE PROVIDED WITH HEAT FACILITIES CAPABLE OF MAINTAINING A ROOM TEMPERATURE OF 68° F AT A POINT 3 FEET ABOVE FLOOR WHEN TEMPERATURE IS 20" OUTSIDE PER 2003 INTERNATIONAL RESIDENTIAL CODE R308.6. WHOLE HOUSE FURNACE VENTILATION TO BE PROVIDED IN CONJUNCTION WITH FORCED AIR FURNACE SYSTEM TO CONFORM TO 2003 INTERNATIONAL MECHANICAL CODE. SECURE ALL WATER HEATER5 FOR RESISTANCE TO EARTHQUAKE FORCES. WATER HEATERS SHALL BE LABELED FOR CONFORMANCE TO THE 1981 NATIONAL APPLIANCE ENERGY CONSERVATION ACT. ALL ELECTRIC WATER HEATERS IN UNHEATED SPACES OR ON CONCRETE FLOORS SHALL BE PLACED ON AN INCOMPRESSIBLE, INSULATED SURFACE WITH A MINIMUM THERMAL RESISTANCE OF R-10, ALL THERMOSTATS SHALL HAVE TEMPERATURE CONTROL PER SECTION 503.8, WSEC. ENERGY REQUIREMENTS PER SECTION 602 AND TABLE 6-I OPTION IV OF THE 2003 WASHINGTON STATE ENERGY CODE SHALL BE AS FOLLOWS: GLAZING % UNLIMITED GLAZING, VERTICAL U-VALUE 0.40 GLAZING, HORIZONTAL U-VALUE 0.55 DOORS U-VALUE OX CEILING R-38 VAULTED CEILING R-30 WALL ABOVE GRADE R-21 WALL INT BELOW GRADE R-21 WALL EXT BELOW GRADE R-10 FLOOR R-30 SLAB -ON -GRADE R-10 INSULATE ALL HOT WATER PIPES, PER TABLE 5-12. INSULATE ALL DUCTS PER TABLE 5-li. FIREPLACES SHALL DRAW OUTSIDE AMBIENT AIR WITH A MINIMUM DUCT DIAMETER OF 4 INCHES AND AIR INLET SHALL ORIGINATE AT A POINT BELOW THE FIREBOX. FIREPLACES SHALL HAVE TIGHT FITTING METAL OR CERAMIC GLA55 DOORS, LAVATORY OUTLETS/5H0�L,..:--' HEADS SHALL BE EQUIPPED WITH FLOW CONTROL DEVIL" -:5 OR SHALL LIMIT TOTAL FLOW RATE AS SET FORTH IN (,K.,'APTER 51-56 WASHINGTON STATE ADMIN16TRATIVE CODE. BATHROOM, KITCHEN AND CLOTHES DRYER EXHAUSTS SHALL BE VENTED TO OUTSIDE THROUGH METAL DUCTS WITH SMOOTH INTERIOR SURFACES. VERIFY MAXIMUM LENGTH AND NUMBER OF 900 TURNS OF DRYER VENT WITH MANUFACTURER. KITCHEN SHALL BE VENTED SEPARATELY FROM BATH AND DRYER. NOTE: WHOLE HOUSE VENTILATION SYSTEM SHALL COMPLY WITH 2O03 INTERNATIONAL MECHANICAL CODE. PROVIDE MINIMUM 0.35 AIR CHANGES PER HOUR, BUT NOT LE55 THAN 15 CU. FT./MIN./BEDROOM PLUS AN ADDITIONAL 15 CU. FT./ MIN, MAX. 0.5 AIR CHANGES PER HOUR ALLOWED UNDER NORMAL OPERATING CONDITIONS. PROVIDE FRESH AIR INTAKE DUCT AND 51ZE FOR FORCED AIR FURNACE, AS WELL AS COMBUSTION AIR, PER 2003 INTERNATIONAL MECHANICAL CODE. Fire Safety Building Code Legal Description PROVIDE SMOKE DETECTORS AT ALL SLEEPING ROOMS BUILDING CODE: 2003 IRC CONTINUED AND WHERE SHOWN ON j%" FLOOR PLANS PER THE IRC 2003 9012.10.1.2 PROVIDE AN EGRESS WINDOW IN EVERY SLEEPING ROOM WITH A MINIMUM NET CLEAR OPENABLE AREA OF 5.1 SQUARE FEET. MINIMUM CLEAR HEIGHT 24" AND MINIMUM CLEAR WIDTH 20", AND A MAXIMUM SILL HEIGHT OF 44" ABOVE THE FLOOR. Construction Notes ROGER H. NEWELL, AIA, SHALL BE REFERRED TO AS THE ARCHITECT. ALL CONSTRUCTION SHALL COMPLY WITH THE 2003 INTERNATIONAL RESIDENTIAL CODE. THE CONTRACTOR SHALL HAVE KNOWLEDGE OF GENERAL CONSTRUCTION REQUIREMENTS OF THE 2003 INTERNATIONAL RE5IDENTIAL CODE, SECTION 23, ALL SEWER, ELECTRICAL, PLUMBING, 4 MECHANICAL CONSTRUCTION TO CONFORM TO ALL APPLICABLE LOCAL, STATE, 4 NATIONAL CODES 4 ORDINANCES. DO NOT SCALE DRAWING. GENERAL CONTRACTOR MUST VERIFY DIMENSIONS PRIOR TO STARTING WORK. CONSULT ARCHITECT REGARDING ERRORS, OMISSIONS, OR CHANGES PRIOR TO PROCEEDING W/ CONSTRUCTION. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING A WEATHER -TIGHT BUILDING INCLUDING ALL NECESSARY SEALANTS AND FLA514ING5. THESE DRAWINGS ARE 5ID-DE5IGN DOCUMENTS. THE OWNER/DEVELOPER t CONTRACTOR SHALL ASSUME RESPONSIBILITY 4 LIABILITY FOR COORDINATION OF RELATED 5ID-DE61GN WORK INCLUDING BUT NOT LIMITED TO ELECTRICAL, PLUMBING, HEATING, 4 VENTILATION. THE ARCHITECT IS NOT LIABLE FOR CHANGES/CORRECTIONS MADE BY THE OWNER ON SITE INSPECTION DURING THE COURSE OF CONSTRUCTION THE CONTRACTOR SHALL UTILIZE CONSTRUCTION TECHNIQUES 4 PRACTICES STANDARD 4 ACCEPTABLE TO THE CONSTRUCTION INDUSTRY. THE ARCHITECT DOES NOT A55UME LIABILITY OR RESPONSIBILITY FOR METHODS OF CONSTRUCTION OR CONSTRUCTION DETAILS NOT INCLUDED IN THESE CONTRACT DOCUMENTS. THE ARCHITECT HAS NOT BEEN RETAINED OR COMPENSATED TO PROVIDE DE51GN AND/OR CONSTRUCTION REVIEW SERVICES RELATING TO THE CONTRACTOR'S SAFETY PRECAUTIONS OR TO MEANS, METHODS, TECHNIQUES OR PROCEDURES REQUIRED FOR THE CONTRACTOR TO PERFORM REQUIRED WORK. THE UNDERTAKING OF PERIODIC SITE VISITS BY THE ARCHITECT SHALL NOT BE CONSTRUED AS 6UPERV15ION OF ACTUAL CONSTRUCTION NOR MAKE HIM RESPONSIBLE FOR TYPE OF CONSTRUCTION: OCCUPANCY: STORIES: CONC. RESIDENTIAL R-3 ATIO V-B R-3 -RESIDENCE I STORIES COVERED CONC. PATIO/DECK ADU 800 - 148 GAZEBO 520 - - TOTAL SF 1320 - 148 BUILDING HEIGHT: ALLOWED: 4 3 5TORIE5 FOR TYPE V-B PROPOSED: 161011 Zoning Notes ZONE: SUBURBAN ESTATE (5E) ENVIRONMENTALLY SENSITIVE: -F4,11RAL RESIDENTIAL ENVIRONMENT SNORLINE, -EROSION, STEEP SLOPE 4 LANDSLIDE AREAS PER CITIES CRITICAL AREA MAP LOT AREA: PARCEL A: 121,411 5F. PARCEL B: 43,511 5F. BUILDING HEIGHT ALLOWED HEIGHT: PROPOSED HEIGHT: 3'-0" L167_0" Is,� LOT COVERAGE ALLOWED: 10%x110,988 Sr_11,098 SF PROPOSED: EXISITNG RESIDENCE 2,891 SF NEW ADU (ROOF) 938 5F NEW GAZEBO (ROOF) 520 5F NEW COVERD PATIO 150 5F TOTAL LOT COVERAGE 4,499 SF ' 2 IMPERVIOUS SURFACE ALLOWED: PROPOSED• PROVIDING A SAFE PLACE FOR PERFORMANCE OF WORK BY THE CONTRACTOR OR THE CONTRACTOR'S EMPLOYEES EXISITNG RESIDENCE OR EMPLOYEES OF SUPPLIERS OF SUBCONTRACTOR'S OR EXISITNG /TUR PATIOS FOR ACCESS, VISITS, USE, WORK, TRAVEL, OR OCCUPANCY NEW DRIVE/TURNAROUND BY ANY PERSON. NEW ADU NEW COVERED GAZEBO NEW PATIO/ENTRY WALK Waterproofing TOTAL IMPERVIOUS TOGETHER WITH A PORTION OF LAND DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SECTION 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON: THENCE ON THE SOUTH LINE OF SAID SECTION, WEST 536.12 FEETt THENCE PARALLEL WITH THE EAST LINE OF SAID SECTION, NORTH 1005 FEET TO THE TRUE POINT OF BEGINNING FOR THIS DESCRIPTION± THENCE CONTINUING ON SAID PARALLEL LINE NORTH 1800 FEET, MORE OR LESS, TO THE MEANDER LINE OF GOVERNMENT LOT 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTONt THENCE ON SAID MEANDER LINE NORTHEASTERLY TO A LINE PARALLEL WITH AND 468.12 FEET WEST OF SAID EAST LINE OF SECTION MEASURED AT RIGHT ANGLES THERETO± THENCE ON SAID PARALLEL LINE WEST 24.88 FEET TO A LINE PARALLEL WITH AND 4133 FEET WEST OF SAID EAST LINE OF 5ECTIONt THENCE ON SAID PARALLEL LINE SOUTH 415 FEET± THENCE WEST 43.12 FEET TO THE TRUE POINT OF BEGINNINGt ALSO AN UNDIVIDED ONE -EIGHTH INTEREST IN THE NORTH 30 FEET OF THE SOUTH 1165.19 FEET OF THE PORTION OF THE WEST 610.15 FEET OF THE SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING EAST OF THE COUNTY ROAD. TOGETHER WITH AN EASEMENT FOR INGRE55 AND EGRESS AS ESTABLISHED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8606291648. EXCEPT THE SOUTH 43,560 SQUARE FEET OF LAND. PARCEL "B" THE SOUTH 43,560 SQUARE FEET OF THE FOLLOWING DESCRIBED PARCELS OF LAND: THE EAST 32.40 FEET OF THE FOLLOWINCt DESCRIBED PROPERTY: COMMENCING AT THE SOUTHEAST CORNER OF SECTION 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WA514INGTONt THENCE ON THE SOUTH OF SAID SECTION, WEST 613B2 FEETt THENCE PARALLEL WITH THE EAST LINE OF SAID SECTION, NORTH 1005 FEET TO THE TRUE POINT OF BEGINNING FOR THI5 DESCRIPTIONt THENCE CONTINUING ON SAID PARALLEL LINE NORTH 1180 FEET, MORE OR LE55 TO THE MEANDER LINE OF GOVERNMENT LOT 1, SECTION 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTONt THENCE ON SAID MEANDER LINE NORTHEASTERLY TO A L. �<E PARALLEL WITH AND 536.12 FEET WEST OF SAID EAST LINE OF SECTION MEASURED AT RIGHT ANGLES THERETOt THENCE ON SAID PARALLEL LINE SOUTH 1800 FEET, MrJIZE: OR LESS, TO A LINE PARALLEL WITH AND 1005 FEET NORTH OF SAID SOUTH LINE OF 5ECTIONt THENCE WEST 16.80 FEET TO THE TRUE POINT OF BEGINNING± ALSO SETBACKS: AN UNDIVIDED ONE -EIGHTH INTEREST IN THE NORTH 30 FEET THESE DRAWINGS ARE INTENDED FOR PERMIT SUBMITTAL SOUTH FRONT„ REQ'D: 30'-0" OF THE SOUTH 1165.19 FEET OF THAT PORTION OF THE WEST AND DO NOT INCLUDE DETAILS OF EVERY CONSTRUCTION SOUTH FRONT„ PROV'D: 152'-3" 610.16 FEET OF THE SOUTHEAST QUARTER OF THE CONDITION. THE OWNER/ DEVELOPER SHALL RETAIN THE SOUTHEAST QUARTER OF SAID SECTION 1, TOWNSHIP 21 SERVICES OF A REPUTABLE WATERPROOFING CONSULTANT WEST SIDE, REQ'D: 10'-0" NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING TO REVIEW DETAILS, PREPARE SPECIFICATIONS, REVIEW WEST SIDE, PROV'D: 5'-0" COUNTY, WASHINGTON LYING EAST OF THE COUNTY ROAD, 5U5-CONTRACT5, AND 6UPERV15E CONSTRUCTION FOR THE FOLLOWING: NORTH REAR, REQ'D: 10'-0" TOGETHER WITH A PORTION OF LAND DESCRIBED AS NORTH REAR, PROV'D: 110'-0"+- FOLLOWS: - BELOW GRADE WALLS AND SLABS - ABOVE GRADE SLABS, DECKS, AND DRIVES EAST SIDE, REQ'D: 10'-0" COMMENCING AT THE SOUTHEAST CORNER OF SECTION 1, - EXTERIOR BUILDING CLADDING EAST SIDE, PROV'D: 28'-0" TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, - ROOFING MEMBRANE AND RELATED FLASHING5 IN KING COUNTY, WA614INGTONt THENCE ON THE SOUTH LINE - WINDOWS AND WINDOW INSTALLATION PARKING: OF SAID SECTION, WEST 536.12 FEETt THENCE PARALLEL - EXTERIOR RAILINGS AND FLA5HING5 REQUIRED. 2 / DWELLING + 1 / ADU WITH THE EAST LINE OF SAID SECTION, NORTH 1005 FEET TO - VENT FLASHING5 PROVIDED: 3 THE TRUE POINT OF BEGINNING FOR THIS DESCRIPTIONi - CAULKING THENCE CONTINUING ON SAID PARALLEL LINE NORTH 1800 FEET, MORE OF LESS TO THE MEANDER LINE OF THE CONTRACTOR SHALL DELIVER WATERPROOF Legal Description GOVERNMENT LOT 1, TOWNSHIP 21 NORTH, RANGE 3 EAST, CONSULTANT'S FINAL REPORT REGARDING INSTALLATIONS WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON+ AND PRODUCTS TO THE OWNER. CONTRACTOR SHALL PARCEL "A" THENCE ON SAID MEANDER LINE NORTHEASTERLY TO A PROVIDE WRITTEN WARRANTIES TO OWNER. THE EAST 32.40 FEET OF THE FOLLOWING PROPERTY: LINE THERETOt THENCE ON SAID SOUTH 1400 FEET, MORE OR LESS, TO A LINE PARALLEL WITH AND 1420 FEET NORTH COMMENCING AT THE SOUTHWEST CORNER SECTION 1, OF SAID SOUTH LINE OF 5ECTIONt THENCE ON SAID TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, PARALLEL LINE WEST 24.68 FEET TO A LINE PARALLEL WITH IN KING COUNTY WASHINGTON: THENCE ON THE SOUTH OF AND 493 FEET WEST OF SAID EAST LINE OF SECTIONt SAID SECTION, WEST 613B2 FEETt THENCE PARALLEL WITH THENCE ON SAID PARALLEL LINE SOUTH 415 FEETt THENCE THE EAST LINE OF SAID SECTION, NORTH 1005 FEET TO THE WEST 43.12 FEET TO THE TRUE POINT OF BEGINNINGt ALSO TRUE POINT OF BEGINNING FOR THIS DESCRIPTION: THENCE CONTINUING ON SAID PARALLEL LINE NORTH 1180 FEET, AN UNDIVIDED ONE -EIGHTH INTEREST IN THE NORTH 30 FEET MORE OR LESS, TO THE MEANDER LINE NORTHEASTERLY TO OF THE SOUTH 1165.19 FEET OF THAT PORTION OF THE WEST A LINE PARALLEL WITH AND 536.12 FEET WEST OF SAID 610.18 FEET OF THE SOUTHEAST QUARTER OF THE EAST LINE OF SECTION MEASURED AT RIGHT ANGLES 1005 SOUTHEAST QUARTER OF SAID SECTION 1, TOWNSHIP 21 FEET NORTH OF SAID SOUTH LINE OF 5ECTIONt THENCE WEST NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING 16.60 FEET TO THE TRUE POINT OF BEGINNINGt AL50 COUNTY, WASHINGTON, LYING EAST OF THE COUNTY ROAD. AN UNDIVIDED ONE -EIGHT INTEREST IN THE NORTH 30 FEET TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS OF THE SOUTH 1165.19 FEET OF THAT PORTION OF THE WEST AS ESTABLISHED BY INSTRUMENT RECORDED UNDER 610.16 FEET OF THE SOUTHEAST QUARTER OF THE RECORDING NUMBER 8608291646.. SOUTHEAST CORNER OF SAID SECTION 1, TOWNSHIP 21 NORTH, RANGE 3 EAST WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING EAST OF THE COUNTY ROAD, Project Data PROPERTY ADDRESS: OWNER: ARCHITECT: STRUCTURAL: SURVEYOR: 30020 20TH PLACE 5W FEDERAL WAY, WA 98023 JIM ALAVEK105 CAROL VANDENBERG 30020 20TH PLACE 5W FEDERAL WAY, WA 98023 206.992.5280 ROGER H. NEWELL, AIA 1102 19TH AVENUE E SEATTLE, WA 98112 206.322.1192 206322.5161 (FAX) C5E5 - JOHN 5. APOLIS 6 311 I1TH AVE NE SEATTLE, WA g8115 206.521.1288 206.616.0066 (FAX) PACIFIC NORTHWEST LAND SURVEYORS, LLC 2606 E. MAIN AVE PUYALLUP, WA 98312 253.841.3953 253.641.1249 (FAX) SOILS ENGINEER: ASSOCIATED EARTH SCIENCES, INC. 91i 5TH AVE, SUITE 100 KIRKLAND, WA 98033 425.821.1101 425.821.5424 (FAX) TAX LOT NO.: 012103-9113, 012103-9114 Vicinity Map s1-r L- C A l Oi�t Index of Drawings 4000 - GENERAL NOTES A001 - GENERAL NOTES A100 - SITE PLAN A101 - ENLARGED SITE PLAN / DRAINAGE PLAN A102 - EX15TING RESIDENCE FLOOR PLAN A103 - EXISTING RESIDENCE ELEVATIONS A104 - EXISTING CABIN "A" PLANS AND ELEVATIONS A105 - EXISTING CABIN "B" PLANS AND ELEVATIONS A200 - FOUNDATION PLAN A201 - 15T FLOOR PLAN / GAZEBO PLAN A202 - ATTIC FRAMING PLAN / GAZEBO ROOF FRAMING A203 - ATTIC PLAN / GAZEBO ROOF PLAN A204 - ROOF PLAN/ ROOF FRAMING PLAN A300 - NORTH 4 SOUTH ELEVATIONS A301 - EAST 4 WEST ELEVATIONS A302 - SECTION 4 ASSEM5LIE5 ADU A303 - SECTION AND ASSEMBLIES - GAZEBO A400 - SCHEDULES A600 - DETAILS A801 - WINDOW DETAILS STRUCTURAL DRAWINGS 5100 - STRUCTURAL NOTES AND 5HEARWALL SCHEDULE 5200 - FOUNDATION DETAILS 5300 - FRAMING DETAILS 5400 - STEEL FRAMING DETAILS / WIND GIRT Ex € STTE P APPR{?V " Permit Nurnber: Z .t Approved B7- :----. -. -' --- RESUBMITTED Cmnma►ts: MAR 2 0 2003 CITY OF FEDERAL WAY BUILDING DEPT. CC {- N d �¢00 N NWT m cN'i W �zz oQ0 Jy W =z W WQ = U J W LLl W= �zK QU os UNd lrQ LL-0 ai Nt ai 0 0 0 N C M r O O S 3 a� a� <t 0 Li 0 U N 'o CL 0 Permits and Inspections I. Revisions: All changes shall be submitted as revisions to approved plans and shall be approved prior to their construction. 2. Validity of Permit: The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or any other ordinance of the City of Federal Way (Ri05.4). 3. Permit Issuance: The issuance of a permit based upon plans, specifications, and other data shall not prevent the building official from thereafter requiring the correction of errors in said plans, specifications, and other data, or from preventing the building to be occupied when in violation of the provisions of the building code, or of any other ordinance of the City of Federal Way which is enforced by the Department of Community Development Services. 4. Required inspections., Inspections shall be scheduled by calling the building divisions Inspection Request Line (253.835-3050). The following are Inspections that shall be required: footings foundations footing and roof drain connections per Federal Way City Code (FWCC) Chapter 5, Article 111, Section 5-61, paragraph 8s temporary power pole± plumbing groundworki slab insulation± underfloor framings roof Framings rough plumbing (DWvs water pipe)± shear walls (exterior and Interiors Floor nailings rough mechanical± gas pipingi roof nailing± rough electricals framingt insulation (floors, walls, attic)± wallboard nailing± final electricals and final building. 5. Re -inspections, Not Dome or Not Ready: An inspection that is recalled on an Inspection Notice shall be complete and ready for inspection, items that have not been corrected on a re -inspection may require the payment of a re -inspection Fee per the FWCC. A scheduled inspection in which access Is not provided, no one is home, or the contractor attempts to cancel the inspection on site may be subject to a re -Inspection fee when the any of the preceding items results in a correction notice. The fee shall be paid prior to any other Inspections. 6. Address: Permanent approved numbers or addresses shall be provided for all new buildings in such a position as to be plainly visible and legible from the street or road Fronting the property (Section R321). Foundation / Underfloor Requirements 1. Floor System Bracing: Floor systems shall be installed and completed prior to back filling restrained, retaining walls. 8. Treated Wood: The following locations shall require pressure treated wood of approved species, decay -resistant heartwood of redwood, black locust, or cedar. a. When wood joist or structural Floors without Joists are located closer than 18 inches,or wood girders are located closer than 12 inches to exposed ground in crawispaces or unexcavated areas located within the periphery of the building Foundation. b. All wood -framing members that rest on concrete or masonry exterior Foundation walls and are less than eight inches from exposed ground. c. Sills and sleepers on a concrete or masonry slab that is in direct contract with the ground unless separated from such slab by an impervious moisture barrier. d. The ends of wood girders entering exterior masonry or concrete walls having clearances of less than 05 inch on the top, sides, and ends. e. Wood siding, sheathing and wall framing on the exterior of a building having a clearance of less than six inches from the ground. F. Wood structural members supporting moisture -permeable floors or roofs that are exposed to the weather, such as concrete or masonry slabs, unless separated from such floors or roofs by an impervious moisture barrier. g. Wood furring strips or other wood framing members attached directly to the interior of exterior masonry walls or concrete below grade except where an approved vapor retarder Is applied between the wall and the furring strips or framing members (Section R319). 9. Anchor Bolts: Foundation plates shall be bolted to the Foundation with not less than %21nch steel bolts embedded seven inches minimum into concrete, and shall be spaced not more than six feet apart (four feet apart for buildings over two stories) with at least two bolts per piece within one foot of ends. Plate washers a minimum 3" x 3" x'/4' thick shall be installed on each bolt (Section R403.Ib and R403.11o.1). 10. Post to Beam Connection: Where post and beam or girder construction is used, a positive connection shall be provided to ensure against uplift and lateral displacement (Section R4013). 11, Crawl Access: Access shall be provided to all under -floor spaces. Access openings through the floor shall be a minimum of 18" by 24" (451 mm x 610 mm). Openings through a perimeter wall shall be 16" by 24" (401mmx 610 mm). When any portion of the through wall access is below grade, an areaway of not less than 16" by 24" shall be provided. The bottom of the areaway shall be below the threshold of the access opening. Through wall access openings shall not be located under a door to the residence (Section R408.9. 12. Crawispace ventilation: Minimum foundation ventilation shall be one square foot for each 150 square feet of underfloor area. At least one opening shall be located within three feet of each corner and arranged to provide cross ventilation on at least two opposite sides. They shall be covered with approved screening material. When vents are located in rim, insulation baffles shall be installed (Section R408.1). 13, Crawlspace Groundcover.. A groundcover of six mil black polyethylene, or approved equal, shall be laid over the ground within crawl spaces and overlapped 12 inches minimum at joints and shall extend to Foundation wail (Section 502.116.1, WSEC), Exception. Crawl space with minimum 3%inches thick concrete slab. 14. Foundation Special Requirement: All hold-downs shall be in place at foundation Inspection and installed per the manufacturer's instructions. Floor, Wall and Roof Construction 15. Building Enclosed: The building shall be fully enclosed prior to electrical rough -in. Fully enclosed is construed to mean that the interior of the building shall be protected From the elements. 16, Underfloor inspection: Provide underfloor inspection prior to any subfloor installation (Section RI09.15). 11. Shear Nailing: Provide exterior wall sheathing nailing inspection prior to any cover (Section Ri09.15). 18. Diaphragm Nailing: Roof and floor sheathing inspections shall be required and floors shall be clean and free of debris. Contractor shall provide access and required safety equipment (Section RI093). 19. Joists Under Bearing Partitions: Parallel joists under bearing partitions shall be doubled. Bearing partitions perpendicular to joists shall not be offset from supporting girders, walls, or partitions more than the joist depth, unless such Joists are of sufficient size to carry the additional load (Section R5024). 20. Floor Framing Over Bearing: Joists framing From opposite sides over a bearing support shall lap a minimum of three inches (16 mm) and shall be nailed together with a minimum three 10d face nails. A wood or metal splice with strength equal to or greater than that provided by the nailed lap is permitted (Section 1;502foJ) 21. lop Plates: Wood stud walls shall be capped with a double top plate installed to provide overlapping at corners and intersections with bearing partitions. End joints in top plates shall be offset at least 24 inches (610 mm). Plates shall be a nominal two inches in depth (51 mm) and have a width at least equal to the width of the studs (Section %0232). 22, Fireblocking Required: Fireblocks shall be installed to cut off all concealed draft openings (both vertical and horizontal), and shall form an effective barrier between floors and between a top story and a roof or attic space, and shall subdivide attic spaces, concealed roof spaces, and floor -ceiling assemblies. The integrity of all fire blocks and draft stops shall be maintained (Section R602.8). 23. Fireblocking Material: Fireblocking shall consist of two-inch (51 mm) nominal lumber, or two thicknesses of one -inch (25.4 mm) nominal lumber with broken lap joints, or one thickness of 23/32-inch (19.6 mm) wood structural panels with joints backed by 23/32-inch (19.8 mm) wood structural panels or one thickness of 3%-inch (19.1 mm) particleboard with joints backed by 3%-inch (19.1 mm) particleboard, Yrinch (12.1 mm) gypsum board, or '/,-Inch (6.4 mm) cement -based mill -board. Batts or blankets of mineral wool or glass fiber or other approved materials installed in such a manner as to be securely retained in place shall be permitted as an acceptable fire block Batts or blankets of mineral or glass fiber or other approved non -rigid materials shall be permitted for compliance with the 10 foot horizontal fireblocking in wails constructed using parallel rows of studs or staggered studs. Loose Fill insulation shall not be used unless specifically tested in the form and manner intended For use to demonstrate its ability to stay in place. All plastic pipes shall be intumenscentiy calked or collared where penetrations exist (Section R602.6.1). 24, Cripple Walls.. Foundation cripple walls shall be framed of studs not less In size than the studding above. When exceeding four feet (1219 mm) in might, such walls shall be framed of studs having the size required for an additional story. Cripple walls with a stud height less than 14 inches (356mm) shall be sheathed on at least one side with a wood structural panel that is fastened to both the top and bottom plates In accordance with Table R6023(l), or the cripple walls shall be constructed of solid blocking. Cripple walls shall be supported on continuous foundations (Section R602.9). 25, Wall Bracing: All exterior walls shall be braced in accordance to Sections 602.10 and 602.11. in addition, interior braced wall lines shall be provided in accordance with Sections %02.10.1.1 and R602.10.9. Cripple wall bracing shall be provided in accordance with Sections R602.102 and 602.10.11. Braced wail lines shall consist or braced wall panel construction in accordance with Section R602.103. Braced wall panels shall begin no more than eight feet from each end of a braced wall line. Braced wall lines may have offsets out of plane of up to four feet. Spacing between braced wall lines shall not exceed 25 Feet on center in both the longitudinal and transverse directions. Braced wall line sills shall be anchored to concrete or masonry foundations in accordance with Sections R403.ib and R602.11(Section R602.10). 26. Wood Trusses: Wood trusses shall be designed in accordance with accepted engineering practice. The design and manufacture of metal plate connected wood trusses shall comply with ANSI/TPI I. The truss design drawings shall be prepared by a registered professional where required by the statutes of the jurisdiction in which the project Is to be constructed in accordance with Section R106.1(Section R802.102). 21. Attic Ventilation: The total net free ventilating area shall not be less than I to 150 of the area of the space ventilated, except that the total area is permitted to be reduced to I to 300, provided at least 50 percent and not more than 80 percent of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least three Feet (V4 mm) above eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. As an alternative, the net free cross -ventilation area may be reduced to I to 300when a vapor barrier having a transmission rate not exceeding one perm (51.4 mg/s m2 Pa) is installed on the warm side of the ceiling (Section R8062). 26. Attic Access: A 22 x 30 inch attic access opening shall be located in a hallway, corridor, or other readily accessible location. Attics with a maximum vertical height of less than 30 Incas need not be provided with access opening. A 30-inch minimum clear headroom in the attic space shall be provided at or above the access opening (Section R801.1). General Provisions for Dwellings 29. Plumbing and Mechanical Permits: Residential plumbing and mechanical permits, and associated fixture counts, shall be included within the original building permit application. Separate plumbing and mechanical permits are allowed only when separate applications are made at time of original building permit application. 30. Separate Permits Required: The Following is a list of other permits which may be required depending of the project type: electrical permit, fire protection permit, clearing and grading permit, accessory dwelling permit, and demolition permit. this does not constitute an all-inclusive list of possible permits. 31. Whole House Mechanical Ventilation, Shall be provided per WAG 51-13, Washington State Ventilation and indoor Air Quality Code (Section 3023.1). 32. Light for Habitable Room. Natural light shall be provided for all habitable rooms. Total window area for each such room shall be eight percent of the Floor area. Alternately, artificial light is acceptable provided adequate ventilation is provided to the room. if artificial light is provided, it shall be capable of producing an average illumination of six footcandles, 4.46 lux) over the area of the room at a height of 30 inches (162 mm) above the floor level (Section R303.1). 33. Shower Enclosures Required: Bathtub and shower floors and walls above bathtubs with installed showerheads, and in shower compartments, shall be finished with a nonabsorbent surface (Section R301). 34. Garage/House Separation: The garage shall be separated from the residence and its attic area by not less than '/z-inch (12.1 mm) gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8-inch (15.9 mm) Type X gypsum board or equivalent. Where the separation is a floor -ceiling assembly, the structure supporting the separation shall also be protected by not less than'% -inch (12.1 mm) gypsum board or equivalent. Openings from a private garage directly into a room used for sluing purposes shall not be permitted. Other openings between the garage and residence shall be equipped with solid wood doors not less than 1-3/6 inches (35mm) in thickness, solid or honeycomb core steel doors not less than I-3/8 inches 55 mm) thick, or 20-minute fire -rated doors (Section R309). 35, Bedroom Egress Opening. Every room used for sluing purposes shall have at least one window or exterior door for emergency exit or rescue. Windows shall have a finished sill height of not more than 44 inches, a clear operable area of not less than 571 square feet of area (five square feet of area on ground Floor), minimum net clear openings of 24 inches for height, and a minimum 20 inches For width (Section R310). 36. Ceiling Height., Habitable rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms, and basements shall have a ceiling height of not less than seven Feet (2134 mm). The required height shall be measured from the finish floor to the lowest projection from the ceiling (Section R310.6.1). . 31. Stairways: In single-family construction, stairways may have a maximum rise of 1%inches, minimum run of 10 inches, minimum headroom of six Feet eight inches, and minimum clear width of the stairway at and below the handrail height, including treads and landings, shall not be less than 31. 5 inches (181 mm) where a handrail is installed on one side, and 21(bS8 mm) where handrails are provided on both sides. Handralls shall be continuous the full length of the stairs and ends shall be returned or shall terminate in newel posts or safety terminals. Top of the handrails shall be placed a minimum of 34 inches and a maximum of 38 inches above tread nosing (Section R311.5). Stairways open on one or both sides shall hat=e guards provided on the open side or sides, and intermediate rails per Section R312.1. Handrails shall be graspable per Section R3115b3. 38. Winding Staircase: Winder treads shall have a minimum tread depth of 10 inches (254 mm) measured as above at a point 12 inches (305 mm) From the side where the treads are narrower. Winder treads shall have a minimum tread depth of six inches (152 mm) at any point. Within any flight of stairs, the greatest winder tread depth at the 12-inch (305 mm) walk line shall not exceed the smallest by more than 3/6 inch (95 mm) (Section R31153.2). 39. Under Stair Protection: Enclosed accessible space under stairs shall have walls, under stair surface and any soffits protected on the enclosed side with %-inch (12.1 mm) gypsum board (Section R31122). 40, Guards Required: Porches, balconies, or raised floor surfaces located more than 30 inches (162 mm) above the floor or grade below shall have guards not less than 36 inches (914mm) in height. Open sides of stairs with a 'total rise of more than 30 inches (162 mm) above the floor or grade below shall have guards not less than 34 inches (864 mm) in height measured vertically from the nosing of the treads (Section R312.1). 41. Smoke Alarms: Smoke alarms shall be installed in the following locations: a. In each sleeping room. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. c. On each additional story of the dwelling, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split-levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level, provided that the lower level is less than one full story below the upper level. When more than one smoke alarm is required to be installed within an individual dwelling unit, the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed (Section R313.0. 42. Alterations, Repairs, and Additions: When interior alterations, repairs, or additions requiring a permit occur, or when one or more sleeping rooms are added or created in existing dwellings, the individual dwelling unit shall be provided with smoke alarms located as required for new dwellingss the smoke alarms shall be interconnected and hard wired. Exceptions: a. Smoke alarms in existing areas shall not be required to be interconnected and hard wired where the alterations or repairs do not result in the removal of interior wail or ceiling finishes exposing the structure, unless there is an attic, crawl space, or basement available which could provide access for hard wiring and interconnection without the removal of Interior Finishes. b. Repairs to the exterior surfaces of dwellings are exempt from the requirements of this section (Section R31311). 43. Double vapor Retarder Prohibited: Water-resistant gypsum board shall not be installed over a vapor retarder in a shower or tub compartment and shall extend to the ceiling. All cut or exposed edges, including those at wall intersections, shall be sealed as recommended by the manufacturer (Section R102.42). 44. Underfloor Plumbing Cieanouts. Underfloor plumbing cleanouts shall be located not more than 20 feet from an access (Section 101.1, UPC) General Provisions for Dwellings 45. Safety Glazing. Glazing subject to human impact shall be safety glazing. Each light of safety glazing material shall be identified by a label, tempered glass shall be permanently etched by the manufacturer (Section R306.4). 46. Elevation of Ignition Source in Garages, Equipment and appliances having an ignition source shall be elevated such that the source of ignition is not less than IS inches (451 mm) above the floor in hazardous locations and private garages (Section G24062 Furnace, 508.14 Water Neater), 41, Drips on Gas Piping: A drip shall be provided at any point in the line of pipe where condensate could collect. A drip shall also be provided at the outlet of the meter and shall be installed so as to constitute a trap wherein an accumulation of condensate will shut off the flow of gas before the condensate will run bads into the meter (Section G24192). A drip shall not be located where the condensate is subject to Freezing (Section G24193). 48. Anchoring of Equipment: Installation of appliances shall conform to the conditions of their listing and label and the manufacturer's Installation instructions. The manufacturer's operating and installation instructions shall remain attached to the appliance (Section M1301.1). 49. pryer Ducts: pryer exhaust systems shall be independent of all other systems, shall convey the moisture to the outdoors, and shall terminate on the outside of the building. Exhaust duct terminations shall be in accordance with the dryer manufacturer's Installation Instructions. Screens shall not be installed at the duct termination. Exhaust ducts shall not be connected with sheet -metal screws or fastening means which extend into the duct. Exhaust ducts shall be equipped with a backdraft damper. The maximum length of a clothes dryer exhaust duct shall not exceed 25 feet (1620 mm) from the dryer location to the wail or roof termination. The maximum length of the duct shall be reduced 25 feet (162 mm) for each 4-degree (0.19 rad) bend and Five feet (1524mm) for each 90-degree (lb rad) bend. The maximum length of the exhaust duct does not include the transition duct per Section M15013. 50. Range Hood Ducts: Range hoods shall discharge to the outdoors through a single -wall duct. The duct serving the hood shall have a smooth interior surface, shall be airtight and shall be equipped with a backdraft damper. Ducts serving range hoods shall not terminate In an attic or crawl space or areas inside the building (Section M1502.1). 51. Anchoring of Water Heaters: Water heaters shall be anchored or strapped in place to resist horizontal displacement due to earthquake motion. Strapping shall be at points within the top 1/3 and lower 1/3 of its vertical dimensions and four inches above controls (Section 5082.UPC 3i4M13012 iRCh/a). 52. Protection of Equipment Versus Vehicles: Appliances located in a garage or carport shall be protected From impact by automobiles (Section 508.14 UPC Water Heater, Section M13013.1 Furnace), 53. Expansion Tank Required: Any water heating storage equipment shall have a listed expansion tank installed on the cold water side (Section 6063 UPC). 54. Exhaust Fans: Source specific exhaust ventilation is required in each kitchen, bathroom, water closet, laundry room, swimming pool, spa, and other rooms where excess water vapor or cooking odor is produced (Section 3022.1 Washington State Ventilation and Indoor Air Quality Code). 55, Whole House ventilation: Provide whole house ventilation per Table 3-2 WSViAQC. 56, Insulating Exhaust Fan Ducts., Provide R-4 minimum insulation on exhaust ducts outside of conditioned space and supply ducts inside of conditioned space (Section 303A.43 WSVIAQC). 51. Outside Air: Provide outdoor air to all habitable rooms individual air Inlets or integrated with return air (Section 302353 WSVIAQC). r $8. Plumbing Code Washington State Amendments: Provide low -Flush (lbgpF/(o.0Ipf) fixtures (Section 4023.12). dCq �F-N W� m co W =Z C)z N NQO J W J W z� U W �W -JzI W= C7U C..)NQ °Q ?� N 1 � , PROJECT NO. 0516 02 /2 a/08 M,,669,6M' S PUGET SOib ' NEW GAZEBO • Mgl LL LN Y 2055 (ADU) 215 2 220 i is Impervious Surface / 220 25 6 °Oo —23� 2,311 F NEW o�sF 'st ADU + GAZE50 S 77'79'16 "W 0.82' 5,2i9 SF EXISTING ti�ti { PRIMARY DWELLING ': tiP2301 / ExiT 3,9{00 S>` EXISTING GRAVEL DRIVEWAY DRAMPI LA ' / • / 11,550 SF TOTAL PROPOSED / IMPERVIOUS SURFACE EXISTING DRA(I�IELD { 2,2613 SF EXISTING NEW CA51NS FIRETRCK ; 50 ACCESS TURNARoM < EASEMT SF EXISTING PRIMARY DUELLING • �� \ • `o XI TIN — 3,960 SF E S G GRAVEL DRIVEWAY •O � 11525 SF EXISTING N / / IMPERVIOUS SURFACE / •�/ / 215 11,528 SF ADDED IMPERVIOUS SURFACE .---- 11,550 SF PROPOSED — - IMPERVIOUS SURFACE 115 159,429 SF 51TE AREA IMPERVIOUS SUWACE 325 " • / 101 00' i N 89 3�i3"E �p •I Lo• 315 cn 315�0 • o / C0 Ri A� / o 4001 400 L89 7 .62�S 39 13 W 1 Suite Plan f s e yr,I \03\ • • °'""• • i J. 1 s s i i s e i e s V_ � PUGEr souND � I � I —PIN artimal Suite Plan 4 dN NQ0) Wm M cO W 'oL Jo oUR >G J W z� w� :to �WuP � ¢ H(Wi) 191 I/all _ 1I—o11 PROJECT NO. 0518 02/28/0S i•. PRE -MANUFACTURED CATCH BASIN OR INLET INSERT KEY -IN PVC SEE ANCHOR TRENCH MINIMUM OF 4' HIGH CANOPY DRIP LiNE LINER (30 MIL) TREE FENCING SHALL BE A SECTION BELOW HAZARDOUS ORANGE POLYETHYLENE / MATERIALS LAMINAR SAFETY NETTING BERM / FINISHED GRADE PVC LINER (30 MIL) BERM 1 2% 2% PROTECTIVE FENCING POSTS SETTING TO 2' IN /\ ��\� GROUND MADE OF DURABLE DURING CONSTRUCTION METAL "T" OR QUI VALEN T PVC LINER (30 MIL) ca TAMPED1 SUBGRADE NATIVE I aI III m= I i L III III I =I T=111—I I =1 T SOIL BERM NOTES: _LIi_i 1. VOLUME OF CONTAINMENT AREA SHALL BE NOTES: r�lli=1 a -III 1T1 1. 3-INCH WOOD CHIP MULCH h q TWO TIMES MORE THAN THE VOLUME OF MAY BE ADDED FOR ROOT i HAZARDOUS MATERIALS BEING STORED. PROTECTION WITHIN FENCED ^� _ i� 2. FOR PROJECTS THAT FALL UNDER HIGH -RISK AREA. SYMBOL f - -' FASTENER POLLUTION GENERATING ACTIVITIES SEE 2. OUTSIDE OF PROTECTIVE FENCING' PROTECTED ROOT ZONE WITHIN THE f EG ' 3' O.C. MAX SMG 22.802.013 (8). AREA, PROTECT ROOTS 2-INCHES CANOPY DRIP LINE -ACTUAL FEEDER OR LARGER IN DIAMETER BY USING ROOTS EXTEND WELL BEYOND DRIP ANCHOR TRENCH SECTION SYMBOL: HAND EXCAVATION TECHNIQUES: LINE 3, MINIMIZE CONSTRUCTION ZONE: PROTECT p CONTAINMENT AREA VEGETATION OUTSIDE CONSTRUCTION ZONE PRESERVING VEGETATION BY SEGREGATING IT WITH HIGH VISIBILITY 7 CONSTRUCTION FENCING. NOTES: 1. STORM DRAIN INLETS NEED TO BE REMOVED OVERFLOW (TO BYPASS AT THE END OF THE JOB. 2. STORM DRAIN INLETS ARE ONLY TO BE PEAK STORM VOLUMES) INSTALLED IN DRAINAGE DEVICES PER THE MANUFACTURER'S RECOMMENDATIONS. CATCH BASiN INSERTS ARE NOT TO BE INSTALLED IN CURB INLETS. 3. INSERTS SHALL BE INSPECTED AND MAINTAINED WHEN A 1/2 INCH RAIN ACCUMULATES WITHIN A 24 WHEN HALUR FEOFODTHECLEAN TRAPIS FILLED WITH REPLACE SEDSERT M NTS. SYMBOL. ♦—--► 4 STORM DRAIN INLET (INSERT) SEEDING MAY BE USED ONLY BETWEEN APRiL 1 AND JUNE 30, AND SEPTEMBER 1 AND OCTOBER 30. METAL FENCE POSTS R0A0/ / AREA STRIPPED AND THEN TEMPORARILY E/ LENGTH PER THE DPD SITE FILTER FABRIC MATERIAL 60" WIDE SEEDED, USING EITHER BONDED FIBER / DEVELOPMENT INSPECTOR BOLLS. USE STAPLES OR WIRE RINGS TO .. ATTACH FABRIC TO WIRE MIRAFI 700X OR MATRICES OR HYDRO SEEDING y PRE APPROVED EQUAL TECHNIQUES. R 25 MIN. TABLE 2. SEEDING MIXTURES* NAME PROPORTIONS BY WEIGHT % PURITY % GERMINATION REDTOP (AGROSTIS ALBA) 10% 92 90 ANNUAL RYE (LOLIUM MULTIFLORUM) 40% 98 90 CHEWINGS FESCUE (FETUCA RUBRA COMMUTATA) 40% 97 80 WHITE DUTCH CLOVER (TRIFOLIUM PEPENS) 40% 96 90 TEMPORARY SEEDING AND MULCHING, K i ANCHOR WEIGHTS WITH STAKES • • 1si Ii -�sr f/�t��•v�'+•� �` err '•-: -''- 2" X 2" X 14go WIRE FABRIC OR EQUIV. (OPTIONAL -PER SITE CONDITION) IT=1Ti=1-ITI=1i'==1i1„ BURY BOTTOM OF FILTER MATERI L IN 8" t X 12" TRENCH if 4"-8" QUARRY SPACES MAXIMUM FILTER FABRIC MATERIAL NOTE: ANGLE SILT FENCE BACKUP THE 1 INGRESS/EGRESS AREA z GEO-TEXTILE FABRIC PROVIDE FULL WIDTH SLOPE AT HE END OF RUN. N O SYMBOL BACKFILL WITH NATIVE SOIL MATERIA CE OR GRAVEL BACKFILL IN TRENCH AND _ 12" MIN, THICKNESS ON BOTH SIDES OF FENCE Ti STABILIZED ACCESS SHALL BE USED IN ALL AREAS OF THE SITE WITH VEHICLE TRAFFIC AND PARKING, FABRIC ON THE SURFACE INCLUDING PLANTING STRIPS. OTHER MEANS OF PROVIDING STABILIZED ACCESS WILL BE CONSIDERED. SYMBOL: FF 8 CONSTRUCTION ACCESS 5 FILTER PENCE W# LOOM UPSTWA — CONVEY RUNOFF TO APPROVED LOCATION. BURY SHEETING IN 4 IN. X 6 IN. TRENCH A ( ANCHOR WEIGHTS WITH STAKES MINIMUM OF 8 FT. SETBACK FROM TOP OF SECTION SLOPE. BACKFILL WITH WASHED ROCK. 10' MAX. CONVEY RUNOFF T0: !h_ APPROVED LOCATION. PROVIDE ENERGY DISSIPATION AT TOE WHEN NEEDED. TOE IN SHEETING IN 4 IN. X 6 IN. TRENCH A MINIMUM OF 3 FT. SETBACK FROM BOTTOM OF SLOPE. BACKFILL WITH WASHED ROCK. CONVEY RUNOFF TO APPROVED LOCATION SYMBOL: CPC PLASTIC COVERING 2"-4" ROC L = THE DISTANCE SUCH THAT POINTS A & B ARE OF EQUAL ELEVATION SPAM WN-M am DAMS' SYMBOL: ROCK CHECK DAM ON SHALLOW SLOPES, STRIPS OF NETTING MAY BE APPLIED ACROSS THE SLOPE SHALLOW ■ate@ JUTE • DMATTING � • OTHER MATERIAL ARM- ON STEEP SLOPES,APPLY NETTING PARALLEL TO THE DIRECTION OF HE FLOW AND ANCHOR SECURELY BERM ��1�.•.N\ N�+V n■■■inn . •SLOPE . MV�� WHERE THERE IS A RERM AT THE TOP OF THE .. ,VER THE BERM •E, BRING THE NETTING , Vic•.: �. ! O' C ERM cc PIN \ .._.._. _ _ _.._...._.._.. .._..._....._.._.._.. \ \ PROPERLY LINE 1211% S 00 W48"E 13%.%' \ \ i \ \ I E) \ RR�SiON _ FENCE I 4r D1Ax4' DEEP 13 i \ DRYWELL SEE \ \ \ 10 SEE i W \\ EXIST WALK AND STAIR \\ — L \REMAW' D LLI \ \ \ DIA. NT IT D \ \ \ nIPA \ @ \\ XISTINC� AND STAIR \ TO AIN a Xh 1 \ EXISTING f 1lDRAIN FIELD / ♦ y� p%dN FENCE — • �N 00.00481 ` •240.10' i — �.. PROPERTY LiNE S 00 00�- D EROSION CONTROL NOTES: 1. STRAW ROLL INSTALLATION REQUIRES THE PLACEMENT AND SECURE STAKING OF THE ROLL IN A TRENCH, 3"-5" DEEP, DUG ON CONTOUR. RUNOFF MUST NOT BE ALLOWED TO RUN UNDER OR AROUND ROLL. 2. STRAW ROLLS MUST BE PLACED ALONG SLOPE CONTOURS. 3, SPACING DEPENDS ON SOIL TYPE AND SLOPE STEEPNESS. strategies tha# require modified or additional behavioral practices, such as sweeping a parking lot, or DRAINAGE maintaining special equipment on site such as spill response equipment. 2. STRUCTURAL BEST MANAGEMENT PRACTICES are those pollution control strategies that require the construction of a structural or other physical modification on the site. GRADING - Means excavation, fill, in -place ground modification, or any combination thereof, including the establishment of a grade following demolition of a structure. LAND -DISTURBING ACTIVITY - Means any activity that results in a movement of earth, or a change in the existing soil cover (both vegetative and nonvegetative) or the existing topography. Land -disturbing activities include, but are not limited to, clearing, grading, filling, excavation, or addition or replacement of impervious surface. STREAM OR BANK SIDE SEWER is defined in the Side Sewer Ordinance, Federal Way City Code. SMALL PROJECT - Means project with less than 5,000 square feet of new or replaced impervious surface or less than one acre of land disturbing activity. WATERCOURSE - Means the route, constructed or formed by humans or by natural processes, HiGH VISIBILITY generally consis#ing of a channel with bed, banks or sides, in which surface water flows. Watercourse SYMBOL. CONSTRUCTION FENCE includes small lakes, bogs, streams, creeks, and intermittent artificial components (including ditches and gZ AND FILTER FABRIC culverts) but does not include receivingwaters. FENCE OR EQUAL. MINIMIZE CONSTRUCTION ZONE: PROTECT VEGETATION OUTSIDE CONSTRUCTION ZONE BY SEGREGATING IT WITH HIGH VISIBILITY CONSTRUCTION FENCING. Responsible Party - Means all of the following persons: BUFFER ZONES (UNDISTURBED VEGETATED AREA) 1. Owners and occupants of property within the City of Seattle. 2 2. Any person causing or contributing to a violation of the provisions of this Federal Way City Code, NOTES: 1. GEOTEXTILE ENCASED CHECK DAMS SHALL MEET THE REQUIREMENTS OF STANDARD SPECIFICATIONS 8-01.3(5)A AND 9-14.5(4). 2. INSTALL THE SLOPED ENDS OF THE CHECK DAM A MINIMUM OF 3" --�` HIGHER THAN THE TOP OF THE CHECK DAM IN THE CHANNEL TO 7 - v �� ENSURE THAT WATER FLOWS OVER THE DAM AND NOT AROUND IT. FRONT APRON o 3. FLAT BOTTOM DITCH DESIGN SHOWN, CHECK DAM INSTALLATION 6" OVERLAP (TYP.) DETAILS ARE SIMILAR FOR "V" BOTTOM DITCHES. CATCH BASIN 4" PVC PIPE 1" DIA. CAPPED I 4. PERFORM MAINTENANCE IN ACCORDANCE WITH STANDARD PVC PIPE SPECIFICATION 8-01.305). DIG TRENCH APPROXIMATELY 6" WIDE i I I�-BACK OF DITCH AND DEEP, STAPLE END OF GEOTEXTILE I I (TYP.) AND BACKFILL WITH NATIVE MATERIAL LI I 7" MIN. TOPSOIL ORIENT THE SEWN EDGE OF THE o O oo O I A CHECK DAM TOWARD THE ° 0 000 I UPSTREAM SIDE o O j REAR APRON STAPLES (TYP.) FLOW- �- CHECK DAM FINE MESH / O V (3 FT. MAX. SPACING) / , / SCREEN CD z PLAN VIEW SECTION BO TAPL M NESLENGTH o o/ q DITCH Al " 15' MINIMUM o0! opG (SEE NOTE 3) FRONT FRONT APRON FROM STRUCTURE o p CHECK DAM 3" MIN, (SEE NOTE 2) o O 0 V-O" ABOVE '` BACK OF DITCH (TYP.) SEASONABLE � BACK OF DITCH (TYP.) SECTION OA ISOMETRIC VIEW REAR APRON LINE SIDES WITH WATERTABLE SYMBOL. FILTER FABRIC `- -� DRY WELL DETAIL /0-7-1TRiANGULAR SILT DIKE CIA�,------ \ DRAINAGE NOTES: A. Purpose A Temporary Erosion and Sediment Control Plan consists of temporary and permanent controls to be used ' ADJACENT ROLLS during construction to prevent erosion or transport of sediment or other pollutants from the site. The most SHALL TIGHTLY common methods are shown on this plan: other methods may be required if necessary. %j BUT \\ B. Scope All land -disturbing activities are required to control erosion. City of Federal Way shall review and approve �! erosion control methods. This standardized drainage shall comply with 1998 King County Surface Water Design Manual Appendix C. / STAKED FILTER ROLLS >'" � SLOPE C. Definitions SEDIMENT, ORGANIC MATTER, AND NATIVE BEST MANAGEMENT PRACTICE (BMP) - Means a physical, structural, or managerial practice or device SEEDS ARE CAPTURED BEHIND THE that prevents, reduces, or treats contamination of water or which prevents or reduces soil erosion. 1. SYMBOL: ROLLS. LO NON-STRUCTURAL or OPERATIONAL BEST MANAGEMENT PRACTICES are those pollution control SEDIMENT CONTROL ��- BUFFER ZONES ARE SUBJECT TO ENVIRONMENT CRITICAL AREA (ECA) REQUIREMENTS: WETLANDS-50 FT (MIN) CLASS A STREAM-50 FT (MIN) v v CLASS B STREAM-25 FT (MIN) LAKES-50 FT (MIN) WETLAND Xiss \ C DRAINFiELD RESERVE EATIN '----------------- — _ """ 40TE: EXISTING D01261011L6 22, ,�a — — — — N 00'00411 MIS' WD SKASN BLOCIG TO _ _ 1 2EMAK -- _--- -artolal Sote avige/ n 7 N n< Nw� m fN � zz NQCj JN J w Z ZF =W J_wW =Zco w= Ocr Qow rzQ ILrCO A101 PROJECT NO. 0516 02/28/OS i r----------------------------------------- I I --t Covered Patio I I I 14'-10" f W-211 4'-101/4" 5'-1" 1 4`-4 3/4" 3'-10 3/811 1'-21/8" 1'-21/8" (o'- 1/8" 3'-10 3/8" I f ----- -----IIn- VZ!---- -----------_ _------------------1f--- ---- --� I 1 1 I e I I I I I I I 1 ' - 1 I f Muster Bedroom Family Dining 1 I Room Room ; 1 L------- -- ---- ---------------------------- q I Master I - I _ � I Bath 5D I Q 0 0 i I ow1 ' I -------------- 0 . Mastei 0 ° Bath 6 �5 i - iVildJ i�Q �t LAZY WSAN TF W.I.C. Hall CU 3 Covered sp Entry VICE I I I IANQ I f 50CPM +__-___-__-_ ---- Hall O Entry 5D _ o o o �-- ---- o o_ i1\7j I Q D I ` HWT ' I o 00. --------Mi Bath 2nd Closet 26x 5� Fv TUB o Utility Den/ FUR. 3rJ Bedroom ----------------- _ , � -O I ---------0 ------ -' ---- -I- ------ '-------L------------------- O -- -� I I 1'-6 3/411 I ! 5'-11/4" 4'-0" 1 � I � f f ° N f Carport f N I � I I f I f 1 I I I = 0 I I e f 1 I f I f --i ,�N a, �W0) M MW �Z Z OWO JN NQ0 w w¢ iW �WW wz CiNQ OQ u_;=c Existing Residence Floor Plan A102 PROJECT NO. 0518 02/28/OS Ex'Istmin GnIV 1111ma GRADE CMUDE 12:4 12:V2 Resi---dence Elevations •�v v 12.4 NORTH ELEVATION LUEST ELEVATION EAST ELEVATION TILE ROOF —BRICK %CUTN ELEVATION 0 0 0 � 0 "' z Lij Q cc _ M Q cm d N 1? Wm M M� OWO J LU W WQ LU W= A103 PFXXEa NO. 02/25/00 eCALE . I1411 2 11-011 12 51--.0--0- 12 2f GRADE 12:5 12 OPEN — FINISHED GRADE WEST ELEVATION 12 5 1% i I ��- FINISHED GRADE NORTH ELEVATION EAST ELEVATION 31'-(0" 5'-3" T -51/2" 3'-31/4" Covered Pa n 0 VOLUME CALCULATION A) 15.25x6x10= 915 + 1/2 15.25x(ox1.5= 69 W4 5) 24.6x1525x9.5= 3564 + 1/2 15.25x24.Iox4.25= i9i 4361 C) 32.5x16.25x9.5 = 5011 16.25xi.5x16.25= W (099rt TOTAL VOLUME 6991 4361 964 12,342 CU. FT, 13'-91/2" 10'-4" O 0 cz s rvr%;tj 21 120. 00000-000000 EXISTING Storage Storage CONCRETE 9 WALL ;Q 1'-5 3/4" FINISHED GRADE SOUTH ELEVATION ions AZ:RQ: �n a �nElevato xi �n� s�Cab'�n Plan B 0 0 W z w U Q � _ � � U dN W0) NQW M Cz N ZZ O>O vaZ �v W W WQ SW JWLd W=z UU cc< Ut�Q L to A104 PROJECT NO. 0515 02/28/00 SCALE : 1/4" = 1' - 0" I/4" = I`-0" 12,342 CU, FT. Existimn GRADE r n 1wnl-w GRADE 12 �2 �— OPEN —� I FINISHED GRADE GRADE Cabin B - Elevations West Elevation North Elevation East Elevation South Elevation a an 7 M 9, Volume calculation A 6.5x18.61x10=1213.55 6.5 x 16.61 x 1/2 =60.68 121423 B 15.9x31.5x10 = 5008.5 15,S x 31.5 x 2.5/2 = 626.06 5(034.56 C 31.5 x 10.5 x 10/2 = 1633.15 5.5 x 15.15 x 1/2 = 30223 5.0 x 1525 x 1/2 = 215b3 2211.61 TOTAL VOLUME 1214.23 5634.56 2211.61 9120.40 4 3'-11/2" V-11 I/2" 3'-3" 0 I 0 O f Living Room/ Dining Room .7 7 SD Hall Bedroom 0 0l ISP. 0 0 SD Kitchen 0 Bath FANO 50CFM 3.0 TUB VICE I 0 L 13'-101/4" 10'-6 V4" IF-5 3/4" Storage 2'-4" i 5 -m 0 0 NQ M Existing Cabin B -Floor Plan r 0 0 e 0 W Z �41 � � U -� �pNj �1-N dN NWT m C\I W 0 (OZZ W o �v tit W ZCQ WQ = W -j LLJ W= (nz� U MQ iiNQ ��co SCALE 1/4" _ 1'-0" PROJECT NO. 0518 02 /2 S108 BUILOSECT N 6i ci o 0 0 N C M 0 0 N 3 0 a� a� <t 0 L0 0 U N O d N 3'-41/2" 5'-11/2" 9'-10" e 3'-1" elk 2'-11 1/2" 2 PILE GROUP CANTT.. 12" DIA. e 4 PILES AS'SHOWN I S2mm CONCRETE COLUMN TYP. no W' U Lu N Ll to 2V-4" 11'-4" 3 PILE GROUP 1+ CONCRETE COLUMN, BATTERED TRIPOD FASHION (120' APART) o 15 ---- -------------- ' CONCRETE COLUMN �O 1 • <• > • 4r t 1� TYP. $200 I I I 4 —3 0 X 3' x10" . I ( • FOOTING w/3 N4 �t_ZOIINIIC T2 PILES • I 16 I I EQUAL SPACING 1 <• . �----- I----� . i---I--1--- ----------_ _i 1 '2 PILES • 12" SPACING CENTERE ON POST ABOVE 6 PILES - EQUAL --TB 04 (8BL�iO—NG • —12o.c—.) r •> i_ III TB FOOTIWITH I 2*1 --._ :ter II! .•'. • _ • • - - — I• I — — — — :-5>2 BOTH YS, .> 2 PILES 0 12° <• <' OF PADCENTS 160- 0- _ .z I I ( I I ( � — SPACING CENT I 16 I r — — — — — — — Sim. ON POST ABOVE I I I <• I ( •> SHEARWALL ABOVE 1-7 -- —' • • I1 I j I e {{• { I I I I I 2' R-10 RIGID INS- - • 3• PILE GROUP N 4 CONIC. SLAB o/ I1 <�I TYR • PERIMITERMIS„ SPACING 0 6 OLYETHYLENE I HEATED AREAS r — — — — — — — — <0 UNDER COLUMN .> I 4" GRAVEL 0 1 1 1 rig,- � � 1 I m iM200 TYPICAL I I I 8200 ® 5200 1 I ' { i i 1 8200 4" CONIC. SLAB o/ 1 PILE SPACING I <• 1 1• N I Lu I I �- I, .006 POLYETHYLENE c I 1 4" CONC. SLAB o/ 4" GRAVEL POLYETHYLENE o/ 16 4" GRAVEL ( K, a- `n { I PILES • 12"�---4 PILES g 12° S I ACING CENTS 0 i PACING • I I <• ( 8200SIM. I • I BUIL SECT 3 I I • ( POST ABOVE i v i ; i I I CENTERED ON POST ABOV 16 A I v I TB 5200 I I BEARING WALL ABOVE 16 I 1 1 1 5200 ( I I I 4 ' LONG 0 12" .c.l 1 1 SIM. i <• I •>-� I I I i �' (L� <r cp 1 { t8 ( I I <• • TB 04 (8' LONG e 12" o.c.) � I I I I � w 2 PILE GROUP I ( 1� I T. CM I <• � • 18" SPACING I •> I � I ' { = I 2 8200 I 1 UNDER COLUMN I---- ---�---------- I i -- -- -- -- L- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - —, • �-- --I • 1---� • 0 — — — — — — �I I {vl I I 16 n, 15 !— I I I I s200 s200 9 PILE5, EQUALLY 5PACED 1 �� i5 I IV' X 8" CONTINUOUS CONIC. FOOTING w/ 7 WITH(4) BATTERED EAST '- I 5200 cs� 2 04 CONTINUOUS AND (4) BATTERED WE5T PILES EQUALLY' I i • I +s — — — — — — — — — — — I ----------{ I SPACED At I 1----) L--- — --------- --- ---- — — — — — — — — — — — — STAIR TOWER { — — — —----T-------- e 4" DIA. PERF PLASTIC FDN. DRAIN -CONNECT TO STORM DRAIN C. 11 o lam li liul d) 52M $200 � 5'-113/4u 3'-101/4" 4" DIA. PELF PLASTICel FDN. DRAIN -CONNECT 82E 9'-10" TO STORM DRAIN ,i- &A5 REINEQRrgIWj EAST / WEST BBI 04 6 12" o c. 1" CLEAR FROM TOP OF SLAB 552 04 • 9" o G. I" CLEAR FROM TOP OF SLAB TB N4 • 12" oz. (8' LONG), III CLR FROM T.O.S. NORTH / SOUTH ALL 1 104 Q 12" cc., ON TOP OF EAST/WEST BARS 29'-4" PILE LEGEND a e DENOTES 2" DIAMETER SCHED 80 STEEL PIPE PILE <• DENOTES PILE BATTERED AT 1:4 IN DIRECTION OF ARROW 4" DIA, PERF PLASTIC FDN. DRAIN -CONNECT TO STORM DRAIN II 9 M N NOTE: EXISTING RETAINING WALL TO BE REPAIRED RETAINING WALL DURING CONSTRUCTION, GEOTECHNICAL ENGINEER SHALL APPROVE THE SOIL SUPPORTING THE WALL, WITH MINIMUM BEARING STRENGTH OF 2000 PSI. oundati'on Plan O d tAQm w0) to Q)Zz 0 oWo v¢Z _j W3. W wQ Z ~ LIU =W W JWLLI LIJU UN¢ cc:¢ L¢L_(n A200 1 PROJECT NO. 0516 02 /2 &/O8 6" WF BEAM U1 S B LD ECT 0 AA t� N TRANSLUCENT ROOF ABOVE e' T-11/2" 3'-011 'O' CLEARANCE METAL FIREPLACE Ea EQ. INEL E E i ICE L � g UNDER COUNTER SINK " Eli. EQ. E COUNTER utdoo itct —\ I —. rn—ngUND� � E BBQ °I sox so \ i m ( / SKYLIGHT \lid 12" DIA.— CC NC, COLUMN t TYP. 12" CHANNEL - REPLACE RETAINING -o Storage K1 _o I-1�i! 31-/ill M UP 9R jj UP T-91/4" V-51/4" 3'-11/2" 3'-0" TRELLIS ABOVE e Patio c0no Master Bedroom u ® O � Q7 3'-41/2" '0' CLEARANCE SD gtP METAL FIREPLACE W.I.C. I /2\ p w Living Dining , zj e M � N °" TB C o' orl _ Q = TILE FANO i SHIM50CFM n j Bath I u�i '� 13 M BU1 DSEi T I ° ° SEAT ON _ KitchenCIA Wc LAZY SUSAN 'a O 14 j LIN i I /° i O FANQ — — RED 61 — — — 50CFM 0 0; ° D � VICE l® / TP, OItAM BEAM L 7 3'-4" PANEL =d ( 3 "STOVE/OVEN W1 WOOD FAN U!/100 CFM IA\ ` B EL 2000 � r *- REPLACE RETAINING _ EXIST. REPLACE WALL T.O.UI. EL 203.0 REitAiNiNCz EXIST. WALL _ � DN 4R i F2O2 El 2X2 CONC. —� PAVERS 3'-9" 1 3'-31/2" 1 T-91/2" 1 5'-8" 1st Floor Plan/Gazebo 11A!! _ I'-o!l Plar a SQQ SQ. FT. rfi CU, ET. 12 oc> 52U 50 FT" 5/2- r- c 0 Y Lij Q � S � O U �� Y dN N000 W� m CIJ W �D (OZZ JN NQ� zi W W zQ Z~ =w WIW—�i :�Wui w=z� Q1 0 Q 0 A201 PROJECT NO. 056 02/28/0a 5400 Cax 1-5 Ll $40 CaXII.15 �71 xLOW CANOPY ROOF STEEL CWANNELS RUN EAU = 5'SP. CSXII.5 utd BUILD5ECT4j0--6 itcl N-AA/r i�� 01 'ER TO FRAME .-VATION - 5EE n/5400 W- oo nd Floor Framing/Gazebo Roof tl it 1/4 1 r- LU Li LLI <� LU co (ozz JN aLuo LU ZU) Z�- LLLI li :to LLI uj �- -JLLjLlj Uix fj)z� (D (1) occ M < LL 4= W WTIN PROJECT NO. 0518 02/20/Oa I " DIAMETER )VEWLOW SCUPPER TYP.- V 2" ABOVE .OW POINT OF RC ROOF DRAIN L :RICKET s6" RAIL TYP. 30 AA ell xls"x2" :ONC. PAYERS 1-1/2" DIAMETER WANDRAIL UP 36" N Y O O O O N cM i3 M O N t6 3 O Y N 00 LO U N 0 L y R." U LU 0) n al ttimc Plan/Gazebo Roof Plan L2 r 8 6l LU w ui Q w Q � _ � � U <KH m mD Z NZQO~ JN J wMZ w ZQ Lij Z~ w�� w= 05z� UNQ �Q ta�C/) A2031 PROTECT NO. 0515 02 /2 S/08 v 0 LO 0 0 00 0 0 N M a 0 N 0 Q 00 T- LO cn U N .o 4 T622 50TH SIDES - AT GLIB TO 6x12 T56x6x1/4 POST w/ SIMPSON CC POST CAP NUSTF HANGER �11 I LU5210-2 TYPIC JOIST HANGER FLUSH SEAMS u- :. ALIGN I.D. 5 (2) CS16 PROVIDE CONTINIOUS FULL WIDTH ROOF JOIST OVER SHEAR WALL. SPLICE IF _ REQ'D WITH (2) 5IMP50N C516 _ ......___ _ I � NORIZ. STRAPS, OVER 5EARING WALL 2x12 NF *2 a ■ Roof Framini 5CALE . 1/4" = 1' -0" Plan oof Plan r- B 0 to 0 W z Lij Q � S � Q U <<K QN NWT M M� N z Nz O~ J Q J w W WQ Z�- SW WFw� _1WW W= U52"- F ocr LL ¢ A204 PROJECT NO. 0516 02/28/08 E North Elevation SCALE: 1/4" = V-Oil :)ING-2100 ©S �w M UJ szz NWO Q � Z LU 7r �z_j UZ Q U_rzCD South Elevation SCALE:1/4" = P-O" A300 JEC? NO. )518 '28/OE West Elevation SCALE: I/4" = I'-(D" CsAZE80 West Elevation v .<cm �HN dN Nt(W W� M M? Z Z MZ JN NQ� W W�w Q 2W JWLLj W= M 0Q n East Elevation SCALE: I/4" = I'_O" CsAZE60 East Elevation SCALE- 1a .I'-011 A301 MWECTNO. 0516 02 /2 a/05 0 Roof TRI-PLY TORCH WELDED ROOFING MEMBRANE OVER 2a POUND BASE SHEET MECHANICALLY FASTENED TO 5/0" CDX PLYWOOD SLOPED 1/4" PER FOOT MINIMUM O/PRE-MANUFACTURED ROOM TRUSSES AT 24"O.C, W/R-38 FIBERGLASS BAT INSUL, 1/2" GW5. INSTALL ROOFING UNDER SUPERVISION OF ROOFING MANUFACTURE'S APPLICATION MANUAL SPECIFICATION TP-120-N, PROVIDE 12 YEAR MATERIAL AND WORKMANSHIP WARRANTY. Roof & Deck Soffit 2x FRAMING 6 24" O.G. FIBERGLASS SCREEN MESH WITH 1/2" x 1-1/2" CEDAR SPACED 3/4", NAILED OVER MESH, CO Attic Floor 3/4" T4G CDX PLYWOOD GLUED AND NAILED TO JOISTS alb"O.C., 1/2" GW5 (SMOOTH WALL LEVEL 5 FINISH), PAINT. 0 Exterior Wall (Stucco) BREATHABLE, ELASTOMERIC FINISH COAT OVER 3/4" STUCCO ON METAL LATH ON WATERWAY WEATHERBAMER DRAINING SYSTEM OVER BUILDING WRAP (VAPORSHIELD) ON 1/2" CDX PLYWOOD, R-21 FIBERGLASS INSULATION, 1/2" GW5 (SMOOTH WALL LEVEL 5 FINISH), VAPOR RETARDANT PAINT. V Interior Wall 1/2" GW5 (SMOOTH WALL LEVEL 5 FINISH) OVER ,2x4 OR 2x6 STUDS e 16" O.C. (SEE FRAMING PLANS) *NOTE: PROVIDE 5/S" TYPE-X GW5 AT GARAGE WALLS 4 CEILINGS COMMON TO DWELLING. (2 LAYERS 1/2" TYPE X WHEN TJI JOISTS SPECIFIED), LATEX PAINT. 0 Exterior Deck I5"X18'X1-314'' HYDRAPRESSED CONCRETE PAVERS, OVER 4xa HEM -FIR PRESSURE -TREATED JOISTS e la" O.C. PRESSURE TREAT ALL EXPOSED POSTS, BEAMS 4 JOISTS, PROVIDE FASTENERS APPROPRIATE FOR TYPE OF PRESSURE TREATING, SOFFIT PER ASSEMBLY UB OG Deck Rail TEMPERED SAFETY GLASS W/1-1/2" POWDER COATED ALUMINUM PIPE SPACED MAXIMUM 4" APART ON 1-1/2" POWDER COATED PIPE SUPPORTS 6 5' -0" O.C. . ATTACH VERTICALS TO PT SOLID BLK'G. WI(2) 1/2"x6" DIA, SS AB.'S PAINTED TO MATCH VERTS. DECK RAILING SYSTEM TO BE REVIEWED AND INSTALLED UNDER GUIDANCE OF WATERPROOFING CONSULTANT. PROVIDE WRITTEN WARRANTY TO OWNER. MINIMUM RAILING HEIGHT 36" FROM FINISHED DECK. 0 Floor - Concrete 3/4" STONE (TRAVERTINE) OVER 4" CONCRETE SLAB WITH IN FLOOR HEAT ON .006 POLYETHYLENE OVER R-10 RIGID INSULATION OVER FREE DRAINING FILL. 0 Foundation Drain 4" DIA. PERFORATED PLASTIC FOOTING DRAIN WITH CLEANOUTS, T'S 4 L'S AS REQUIRED, SEE CIVIL DRAWINGS. BACKFILL WITH 12" MIN. OF 5/a" WASHED GRAVEL. PROVIDE RIGID PVC WHEN SITE 15 LOCATED IN ENVIRONMENTALLY SENSITIVE OR CRITICAL AREA. CONNECT FOUNDATION DRAIN TO STORM DRAINAGE SYSTEM. Concrete Wall Below Grade a" CONCRETE WALL PER FOUNDATION DETAILS, (2) COATS WATERPROOFING (GRAYWALL), 4" DIA, PERFORATED PLASTIC FOOTING DRAIN WITH CLEANOUTS AT L'S 4 T'S AS REQUIRED. BACKFILL WITH 12" MINIMUM OF 5/5" WASHED GRAVEL. R-10 6 INTERIOR OR R-10 RIGID INSUL. 6 EXTERIOR. OK Roof Fascia lx2 VG CEDAR W/24 GA. METAL CAP. ATTACH WITH CLIPS MOUNTED TO VERTICAL FACE, WRAP TOP OF WALL WITH GRACE 'VICOR'. Bu'ildi'n 0 Roof Drains CAST IRON TWO-STEP NO -NUB DRAIN, FRANK PATTERN MANUFACTURING 853N OR 8535N. RECESS ROOF SHEATHING FOR "SUMP" INSTALLATION. INSTALL IN ACCORDANCE WITH ROOF MANUFACTURER'S RECOMMENDED DETAILS. CONNECT TO INTERIOR PVC DOWNSPOUT SYSTEM. MU Windows INSULATING GLASS WITH ALUM. FRAMES WITH INTEGRAL WEATHERSTRIPPING. MITRE AND WELD ALL CORNERS. INSTALL WITH NAILING FLANGE. STARLINE SERIES OR APPROVED EQUAL. INSTALL WITH SELF SEALING ADHESIVE FLEXIBLE FLASHING AT SIDES AND BOTTOM. VAPROSHIELD OR APPROVED EQUAL. PROVIDE SCREENS FOR ALL OPERABLE `WINDOWS AND SLIDING DOORS U = 0.40 FOR VERTICAL GLAZING. 0 Exterior Stair PRECAST EXPOSED AGGREGATE CONCRETE TREADS ON STAINLESS STEEL PREFABRICATED CIRCULAR STAIR FRAME. Section 0 Paver On Grade (Exterior) la"xV' PAVERS SET ON SAND AND CEMENT. `.J Foundation Wall 1/2" GW5. 2x4 STUD e 16" O.G. SEE FRAMING PLANS, R-10 RIGID INSULATION, 8" CONCRETE WALL PER FOUNDATION PLANS, FREE DRAINING GRANULAR BACKFILL. 4rn `O�;v Q<w N N LL1 co Cl) 0 c4 mZZ Jo oQ0 w =z w wQ ZF w�� _ JWLj W= WZ� CCQ LLLL-(j L�Wi A302 5CALE: 3/8 = 1'-0" PROJECT NO. 0515 02/28/08 Buildin Section r-- 0 0 W Z uj Q CC = 0 0 0 d `nQC)) N N W 0 M M O zz O W J W Wei ZF- 2W F- W _lWu,j W= U5Zr crQ Q*-co SCALE: 1/2" - V-0" GAZEBO PROJECT NO. 0518 02/28/08 Schedule I Plumbing Fixture Schedule Hardware Schedule � MFR Electrical Schedule ITEM I MFR & MODEL # IREMARKS C 44, 0 N 0 r 0 0 0 N M 3 0 0 a� N 0 U N O LL. Room Finish Schedule FLOOR WALLS CEILINGS ROOM MAT'L FINISH BASE MAIL FINISH MAT'L FINISH REMARKS Miscellaneous Electrical Key 0 =�> EXIT SIGN 4 DIRECTION FAN 5 50CFM VENTILATION FAN (FIFE FIRE EXTINGUIvHER A FIRE ALARM ASP STANDPIPE (40LA55) --� SLOPE 0 FD/RD FLOOR/YARD DRAIN © WINDOW TYPE DOOR TYPE SWITCH (DIMMER/POLES) OUTLET 120Y 210 OUTLET 210Y OUTLET FLOOR LIGHT FIXTURE (SURFACE) R LIGHT FIXTURE (RECESSED) R-LV LOT FIXTR (KCE55ED LOW vaTAGF) LIGHT FIXTURE (WALL) EMEfrjENCY LIGHT FIXTURE (WALL) (�)51D SMOKE DETECTOR —t P TELEPHONE OUTLET -OTV TELEV15ION OUTLET STAKE — • • — • ° — PROPERTY LINE o Q -- BUILDING GRID — o- FLOOR ELEVATION m+ HB HOSE 5155 4-- DETAIL BUBBLE SECTION CUT REV16ION CLOUD t NUMBER INT INTERCOM _ _ = FLUORE6CENT LW (WALL) L 0 FLUM5CENT LW (SURFACE) FAN FORCED HEATER BASEBOARD HEATER = _ =TRACK Appliance Schedule ITEM MFR & MODEL # REMARKS Mechanical Schedule Door Schedule Max U: 0.20 RESIDENTIAL * SIZE TYPE REF MATERIAL FINISH REMARKS QTY AREA TOTAL 3'-O"x 6'-8"xl3i4 STORE UJ/TRANS I ALUM NATURAL LUSTRIP, THRESHOLD D-BOLT 4 5FT GL 1 20.0 20.0 a 3'-011x 4'-8"x13%. SC FLUSH 2 METAL PAINT LUSTRIP, THRESHOLD, D-BOLT 1 14.0 140 c 2'-6"x V-8"01 5C FLUSH 2 BIRCH PAINT 4 16.6 66.4 2'-4"x 6'-811x1318 5C FLUSH 2 BIRCH PAINT PRIVACY HARDWARE 1 155 15.5 E 3'-0"x 6'-8"xi3/ BIFOLD/FLUSH 3 BIRCH PAINT 1 20.0 209 F 2'-6"x 6'-VXI3i BIFOLD/FLUSH 3 BIRCH PAINT 1 16.6 1610 c; (PR)2'-6"x 6'-8"xI31 ALUM/FLU5H 4 METAL PAINT UBTRIP, THRESHOLD, D-BOLT 2 33.2 66.4 Door Types « NOTE: ALL DOOR HARDWARE TO BE STAINLESS STEEL, SECURE DOOR 5UTT5 WITH STAINLESS STEEL SCREWS. 1 2 3 4 *NOTE: PIELD ME ,45URE WINDOW 51ZE5 Window Schedule VERTICAL MAX U--OAO - OVERHEAD MAX U458 o GLAZ'D } SIZE TYPE REF MTRUFIN FRAME/FIN REMARKS QTY AREA TOTAL i ,_ 11 ,_ 114'_ it CME C ALUM ALUM t 1 12.0 12.0 3 11 11 Y 216 23.3 '- 11 4'- "X ,_ it SAFETY I 4 4 FOLDINGALUM Y A I -, it I II 11 FX/BOTTOMA SAFETY GLASS EGRE55 11 1 3,40"XV-10"X3,401, SAFETYA I i 1 13 " i II -GLA 14 31-3"XV-1011 FX H 1 222 222 Iro '- " " '-i " FX DI 1 41 4 20 IIX II 19 5 to.2 24 i _ II I IIX t II 12 * NOTE: ALL EGRESS WINDOWS TO MEET REQUIRED MIN. CLEAR OPENING PER 55C 1025.2. PROVIDE MIN, 20" WIDTH x 24" HEIGHT 4 44" AFF. FOR MIN CLEAR OPENING. TOTAL WINDOW GLAZING Glazing Calculation -DOORS 20.0 -UJINDOU5 60632 TOTAL 5F GLAZED 62632 TOTAL 5F HEATED SPACE 626.32-f-808.25 x100=71.5% GLAZING Window / Glazed Door Types *NOTE: FIELD MEASURE WINDOW SIZES CORNER CORNER 5G SG i Al B D CORNER CORNER wNu ��Ri=ss DI E fd" MIN CL CORNER CORNER i i i G H SG SG J F i i I L iz Z /I Z L2 �IC-0r CV N LtJrn M MW � 0 0ZZ ,110 Jv v¢Z W W WQ Z�- wLu- : zW -Jww w= �Z U (iNd CrQ LL�(O PROJECT NO. 0518 02/28/OS r-- •� 0 STUCCO OVER DRAINAGE MEDIUM p 1-1/2" DIA. POWDER COATED ALUMINUM 1� 2„ i 2x4 STUDS OR (4x4 PER OBUILDING WRAP ® o PIPE SPACED MAXIMUM 4" APART ON �` r STRUCTURAL) 6 16" O.G. z W I" DIA. POWDER COATED PIPE 4" PER FRAMING PLANS L� Lu Y SUPPORTS m V -0" O.G. MAX. j n o v ;. 12 TEMP SAFETY GLASS I 'Z2 if „ 1 (1) LAYER I/2 GWB ATTACHED E.S. ROOFING i ! NOTE: PROVIDE 5/8" TYPE X e GARAGE MEMBRANE SLOPE ti/4„�T A„ ' l WALLS COMMON TO RESIDENCE j IiII 24 GA. GALv, PREFN(SHED METAL � Mi MAX. • � I O/BLUESKIN WRAPPED OVER TOP OF WALL 2x4 PT PLATE `'� If2" CDX Y v (1) LAYER PLYWOOD SHEAR F STUCCO OVER DRAINING MEDIUM I'° 3, _0„ WALLS PER STRUCT. PLANS i<n O/BU(LDING WRAP (VAPORSH(ELD) O/ 4 i MAX. 1/2" CDX PLYWOOD I _ NOTE: VERIFY NAILING PATTERN Wf SHEAR I ; ' r , WALL REQUIREMENTS, PER STRUCTURAL i ROOF TRUSSES W/R-38 INSUL. PT 2x4 a 16" O.C. w i PLANS I s I = -- i IX2'S SPACED 3/4" O/ SCREENED VENT '/2 Go F R-21INSUL. i ! VARIES if( STUCCO OVER DRAINING MEDIUM I O/BUILDING WRAP (VAPORSHIELD) fps I Railingo Deck Parapet Wall Typical Interior Wall 0/1/2" COX PLYWOOD PER STRUCT. _ 1'-0" SCALE 1-�/Z 0" = 1'-" O12X6 STUDS 16" O.G. SCALE 11/2 Exterior Wall o Roof SCALE -1 :. NOTE: ALL FASTENERS t0 BE STAINLESS C iQCi i> STELL OR HOT DIPPED GALVANIZED. > I WATERPROOF MEMBRANE DRAININGSTUCCO OVER MIN HEADROOM OBUILDINC: WRAP CLEARANCE 1ap 0/ 1/2" GDX PLYWOOD'�a�i O/2X6 STUDS a 16" O.C. f 1 1i2 ° m HANDRAIL STUCCO OVER DRAINING MEDIUM ` i R-21 INSUL. d N N W 0) 18"XI8'!Xl-5/8" OBUILDING WRAP 0 �, CONCRETE PAVERS BOTTOM PRECAST i, " �, w CONC. STAIR o owo as a ° ° a a a TREADS /2 CAB W/ VAPOR 10" RETARDANT PAINT w I MIN - W WQ WATERPROOF = w w LL MEMBRANE I 34" MIN / 38" MAX �� NOTE: FIRESTOP WALLS ujm co 2X12 PT STRINGER 8 0 WHEN WALLS ARE o� ¢ow ^r j LAG TO BLOCKS IN OVER 10'-0" HIGH. �¢ -co -- WALL W/ SS LAGS TA-S STAIR ANGLES 6 EA TREAD >. (INSTALL UPSIDE ^ Exterior Wall DOWN) L Exterior Stair (Open Risers SCALE . 11/2" _ 1'-0" SCALE 3i4„ _ 1'-0" GDX T4G PLYWD i y ' I I s 1 'i2 " 0 HANDRAIL TJI S PER StRUCt TRUSS 1X2'S SPACED � 3/4" O/ SCREENED VENT v Skylight o Gazebo Roof SOLID BLOCK PER STRUCT. co SCALE 1t12 1'-0" 1 �/2 „ 10„ ., MIN i f/2„ G 2X6 IV 16" O.C. KALWALL Exterior Wall o Attic Floor I } �`' (X SCALE 11/2" , 1'-0" i 4X4XI/4 'L' ANGLE r I SLOPE 1/4"/FT • RE INFORCEMENT PER PER STRUCT. # 1 a CONC. PER STRUCT. 10 2x&616" O.C. 12" CHANNEL I Exterior Stair grade R-21 INSUL. 7 _ , ANCHOR BOLTS I t p SCALE 3/4„ - I -0„ PER STRUCTURAL ! Kalwali Connection (STAINLESS STEEL) ! I 11 SCALE : 11/2i,_ 1'-0" j t CREATED 2X PLATE PER STRUCT. e 2) 15 CONT PER STURCT. I ' STONE F 14 GA GALv - 4"' SLAB ON GRADE, O/ t I c I — DAMPROOFING ° ° s FFEFNISHED METAL CLIPS _ � 006 POLYETHYLENE,s 24" O.C. N 2 04 CONTINUOUS FLASHING R-10 RIGID INSUL. ao BARS GRACE VICOR — ¢ 00 c� SX8XI6 GMU WRAPPEDOVER SLOPE ��4 "/PT ' :' ' 4" COARSE SAND OR WASHED GRAVEL I� !'�'� TOP OF WALL MIN j il STAINLESS STEELco r , : a V �► 8X8X6 ACCENT BLOCK SCREW MIN. FINISH GRAE MIN fA..L }. i vi 2) LAYERS m — — 4"m PERF F(LtERWRAPPED I I } �♦ 60 MIN PAPER I I Qj CEDAR SHIM FOUNDATION DRAIN W/ 12�� �_� a `�� WRAPPED OVER GRAVEL BACKFILL O O v 0 O TOP OF WALL ''0 0 0 0 l ��0000 °00000000 a o a o 0 0 0 0 0 •1•__'•-. _ j I ; STUCCO OVER J6C?0C5a00000Ca7©0r aaaaoao � E , DRAINING MEDIUM 00000000000000000o0oV 1 p i ?Oa 0 0 00000 0 0 _5 ,C 1 VARIES, SEE STRUCT.;, 0 0 0 0 0 0� 8 N �10000000000000 o0J00000a000aa�r I WALL CAP o RAILING 0 0 0 0 0 0 ° •- - Q 0 0 a o 0 0 a 0i G �a0ao0aoo00a�a0aa, __� 4 SEE STRUCT FOR REINFORCMENT 00 Accent Detail o CMU Wall SCALE : 3/4" - I' , a 0 0 - 0 - 0 - 0 - 0 - 0 - 0 - 0 0 a o o a o 0 a 12 o SCALE 11/2 I, _ 1' -0„ _ 4„ � 8„ 41 A800 0 Foundation & Slab o let Floor PROJECT NO. CL SCALE 051e) 02/20/05 Window/Door Installation 1 (A) INSTALL (1) LAYER CONTINUOUS 60 MINUTE GRADE D BUILDING PAPER ACROSS WALL FIELD 4 INTO ROUGH OPENING. ,- NOTE: - e (B) LAP BUILDING PAPER 4" MIN a HORIZONTAL LAPS 4 12" MIN a e PROVIDE MINIMUM CLEARANCE AROUND ENTIRE INSIDE PERIMETER VERTICAL LAPS o OF WINDOWS AND HEAD AND JAMBS OF PATIO DOORS PER — — — — INSTALL SILL FLASHING w Z 1, MANUFACTURER'S REQUIREMENTS (TYPICALLY 1/4") . Lu PAPER BOTTOM OF o o WINDOW I WINDOW ROUGH OPENING, STAPLE I. SET WINDOW ON CONTINUOUS PERMANENT SHIM FOR INTERNAL I OPENING ALONG TOP EDGE 3�s" SUPPORT.zvv I FROM BOT OF PAPER, I LEAVE BOT EDGE 2. MAKE SURE WINDOW IS LEVEL, PLUMB AND SQUARE WITH 1/4" - - - - - UNATTACHED FORWATER CLEARANCE. SECURE THROUGH NAIL -FLANGE AT JAMBS AND ER RESISTANT BARRIER I SILL ONLY. --- ---- _-----------= 12" 12" INSTALLATION TO GO I - ,j UNDERNEATH FLASHING 3. DO NOT OVER NAIL BUT ALLOW NAILING FIN TO FLOAT ON HEAD �K PAPER. OF NAIL, 4. DO NOT NAIL THROUGH FLANGE AT HEAD. DRIVE FINISH -NAIL 1/2" 10 (A) APPLY (o" STRIP SBS MODIFIED SELF-ADHESIVE, 51TUTHENE 6 (A) NEXT FASTEN REMAINDER OF WAX COATED VAPOR BARRIER. 2 (A) INSTALL 6" WIDE REINFORCED WAX COATED VAPOR BARRIERS ABOVE FLANGE AND BEND OVER THUS ALLOWING FOR HEADER WATERPROOFING TO JAMB NAIL FLANGE 4 OVER GRADE "D" 60 JAMB NAIL FLANGE 4 BOTTOM NAIL FLANGE. SILL, DEFLECTION. MIN. PAPER a WINDOW JAMBS. (B) EXTEND WAX COATED VAPOR BARRIER 12" MIN. PAST ROUGH (B) 51TUTHENE SHALL BE APPLIED TO I"= ON EXPOSED JAMB OPENING a EACH SIDE. 5. BE SURE TO CAULK LIBERALLY UNDERNEATH SILL ON PATIO NAILING FLANGE 4 LAP ONTO GRADE "D" 60 MIN. PAPER. (C) FASTEN ALONG TOP EDGE ONLY UNDER ROUGH OPENING, I DOORS. (C) 51TUTHENE SHALL BE APPLIED 4" MIN. ABOVE WINDOW UNIT 4 (D) LEAVE 12" MIN. LOOSE a EA. END TO ALLOW GRADE "D" 60 MIN, 6, CAUTION: WHEN USING STUCCO EXTERIOR ALLOW 3/8" EXTEND 12" MIN. BELOW WINDOW UNIT. PAPER TO BE TUCKED UNDERNEATH WAX COATED VAPOR CLEARANCE AT TOP BETWEEN STUCCO AND FRAME THEN FILL BARRIER a STEP 41E WITH FLEXIBLE MATERIAL. 611 INSTALL JAMB FLASHING f� 1. DO NOT USE EXPANDING FOAM AROUND PERIMETER OF WINDOWS PAPER a SIDES OF �. r _ _ OPENING, TWO ROWS OF e �I OR DOORS, - - STAPLES. DO NOT 8. REMOVE FOREIGN MATERIALS BEFORE THEY SET TO PREVENT STAPLE BELOW ROE OF I z' STAPLES a SILL. LEAVE a Lu SURFACE DAMAGE. - — — —`~I BOT EDGE UNATTACHEDzVV �? /VVROUGH FOR WATER RESISTANT 'B. CLEANING. DO NOT USE ANY 5OLVENT51 USE SOAP AND WATER WINDOW Q, ONLY. D WINDOW OPENING BARRIER INSTALLATIONVV\ >au TO GO UNDERNEATH I FLASHING PAPER. NOTE: - — — — —01 12" FLASHING PAPER TO BE COATED VAPOR ----� BARRIER, REINFORCED, a° GRADE A OR B. M M W ZZ Z OLLIJN NQO W WZ (AQ WJ 11 (A) INSTALL GALVANIZED METAL FLASHING a HEAD 7 (A) APPLY S" STRIP SBS MODIFIED SELF-ADHESIVE, 51TUTHENE 3 (A) INSTALL 6" WIDE REINFORCED WAX COATED VAPOR BARRIER a w _jzW (B) FLASHING SHALL HAVE 4" MIN. UPTURNED LEG 4 SHALL EXTEND WATERPROOFING TO SILL NAIL FLANGE. WAX COATED VAPOR JAMBS. [_ BEYOND JAMB OF WINDOW FRAME EACH SIDE. BARRIER 4 ONTO GRADE "D" 60 MIN PAPER a WINDOW JAMB. (5) START 4" MIN ABOVE ROUGH OPENING 4 EXTEND 12" MIN PAST °Q a�CD (C) NOTE: GALVANIZED FLASHING SHALL BE CONTINUOUS OVER (B) EXTEND SBS MODIFIED SELF-ADHESIVE, 51TUTHENE ROUGH OPENING LAPPING OVER WAX COATED VAPOR BARRIER GROUPED WINDOWS. WATERPROOFING 12" MIN. PAST WINDOW UNIT. a SILL, (D) SET GALVANIZED FLASHING IN CONTINUOUS BED OF SEALANT 4 NOTE: (2) LAYERS 60 MINUTE GRADE "D" BUILDING PAPER SHALL BE (C) FASTEN ENTIRELY ALONG BOTH EDGES EXCEPT 4" MIN. ABOVE ATTACH TO SHEATHING, BOTTOM EDGE OF ROUGH OPENING. APPLIED t0 BUILDING FIELD. FIRST LAYER SHALL EXTEND AROUND (D) LEAVE 16 MIN. LOOSE a BOTTOM TO ALLOW GRADE "D" 60 MIN ROUGH OPENING 4 UNDER WINDOW WRAP. SECOND LAYER SHALL SOLDER ALL SEAMS 12" 12" EXTEND OVER NAIL FLANGE AROUND WINDOW FRAME. LAP ALL' PAPER TO BE TUCKED UNDERNEATH WAX COATED VAPOR /--y� — BUILDING PAPER JOINTS PER NOTE #I. BARRIER a STEP 4. �o I I - - - < INSTALL "NAIL -ON" f WINDOW. WINDOW WINDOW I WINDOW I I I i I >1 26 GA. GALV METAL FLASHING - RUN BLDG ( I - < N PAPER OVER FROM ABOVE I i I SET IN DBL STRIPS OF CAULKING I- - s . a SET IN SINGLE STRIP OF CAULKING 12 (A) APPLY 6" STRIP SBS MODIFIED SELF-ADHESIVE, 51TUTHENE 8 (A) NEXT HORIZONTAL GRADE "D" 60 MIN. PAPER COURSE SHOULD 4 (A) INSTALL WINDOW WATERPROOFING OVER GALVANIZED METAL FLASHING a HEAD LAP DOWN 4" MIN OVER PREVIOUS GRADE "D" 60 MIN. PAPER, (g) SECURE WINDOW BY JAMB NAIL FLANGE. TO SHEATHING. VAPOR BARRIER 4 WINDOW UNIT. (g) EXTEND 51TUTHENE 12" MIN. PAST WINDOW JAMB a EACH SIDE. (B) LAP GRADE "D" 60 MIN PAPER ONTO JAMB NAIL FLANGE I/2" MIN. (C) LEAVE TOP 4 BOTTOM FLANGE LOOSE TO ALLOW GRADE "D" 60 LEAVING A 1"± MIN. SPACE OF JAMB NAILING FLANGE EXPOSED MIN, PAPER TO BE TUCKED UNDERNEATH WAX COATED VAPOR FOR ATTACHMENT OF SBS MODIFIED SELF-ADHESIVE, 51TUTHENE BARRIER a STEP 4 2 Flashing Detail WATERPROOFING. SCALE None BEND COMERS (WHERE REQUIRED) - — — 26 ga. GALV METAL FLASHING -RUN BLDG i `' PAPER OVER FROM ABOVE 1 I � \ IUELD ALL SEAMS WINDOW WINDOW I I WINDOW I WINDOW �� o 1 0 0 I BELOW DASHED LINE PLACE SLEEVE I 1 I O/BLDG PAPER I --- --- I ---- �� II I I h SET IN-DBL STRIPS OF CAULKING 4VO >04 13 (A) CONTINUE SHINGLING GRADE "D" 60 MIN. PAPER OVER HEAD 9 (A) APPLY 6" STRIP SBS MODIFIED SELF-ADHESIVE, 51TUTWENE 5 (A) SHINGLE GRADE "D" 60 MIN. PAPER FROM BOTTOM TO TOP. <C9 'C FLASHING SBS MODIFIED SELF-ADHESIVE 51TUTHENE WATERPROOFING a ANY TWO ADJOINING JAMB NAILING FLANGES ,a WATERPROOFING 4 UP THE SIDE OF THE BUILDING. ADJACENT to EACH OTHER (INTERIOR MULLIONS) (B) GRADE "D" 60 MIN. PAPER COURSE AT BOTTOM OF WINDOW UNIT. START BY CUTTING GRADE "D" 60 MIN., PAPER 4 TUCK amp (g) EXTEND 51TUTHENE 12" MIN, PAST WINDOW JAMB a EACH SIDE, UNDERNEATH THE REINFORCED VAPOR BARRIER 4 WINDOW UNIT LAPPING PAPER UP SIDES 4" MfN, UNDER VAPOR BARRIER, A801 3 lashing Detail _ 1 Window Wrap Detail SCALE : None E.1/2 - 1 0 PAPER 4 WATER RESISTANT BARRIER (PAPER_ _) PROJECT NO. 0518 02/28/08 STRUCTURAL NOTES: Applicable Codes and Standards: 2003 International Building Code (IBC) and other applicable local building codes. 2003 Seattle Building Code (SBC) and other applicable local building codes_ National Forest Products Association - "National Design Specification for wood Construction". American wood Preservers Bureau - AUPB Standards for Pressure Treated Material. American Concrete institute - ACI 315, ACI 318, ACI 301, ACi 301. American Institue of Steel Construction - "Specification for the Design, Fabrication, and Erection of Structura I Steel." American welding Society = AwS Structural welding Code. Structural design shall be in accordance with the latest edition of above codes and standards. Contractor shall comply with the latest edition of all applicable codes and standards. Design Loads: Live load: roof 25 psf (snow) floors 40 psf Floor live load decks 60 psf Floor live load wind load: Basic wind speed S5 mph, exposure D (3 Second gust) per IBC Section 160E Building Category: Enclosed, wind Important Factor 1w = 1.0, KzT=1,08 Refer to calculation page LI for design wind forces. internal pressure 5 psf, Components and cladding design per 1609l0.12 Seismic loading per IBC Sections 1603 and 1613 through 1622, Site Class D. The basic structural type is a bearing wall system with light framed walls with shear panels. Rw = 65 (wood structural panels), soil type D. Seismic importance Factor 1.0, Seismic Use Group I Design and Analyals by Simplified Design Procedure Peak Ground Accelerations (PGA) based on USGS Hazards Program 2003, by Lat/Lon. PGA I sec = 05221 PGA.2 sec = 1.4951 Foundations: Soil parameters (assumed): Vertical allowable soil pressure: 20W psf All soil conditions are to be field verified during construction. Footings shall bear on firm natural soils or on structural fill placed over Firm natural soils, and inspected In place. Footings shall extend IS inches minimum below adjacent exterior finished grade and shall extend 12 inches minimum below existing interior grade unless otherwise noted on plans. Structural fill shall be placed in 12-inch maximum horizontal lifts (loose thickness) and compacted to W percent of maximum dry density in accordance with ASTM D-1551. Imported structural fill shall be granular material containing no more than 5 percent fines, passing no. 200 sieve. Structural fill in place shall be tested by a licensed soil engineer or approved by the building inspector. Cast in Place Concrete: Concrete shall attain a minimum compressive strength of 2,500 pal at 28 days (5-1/2 sack mix). An alternate mix provided by the concrete supplier and pre -approved by the building department is acceptable. Reinforcing steel shall conform to ASTM A-615, Grade 40 (Fy=40000 psi) For all bars except retaining wall vertical bars, which shall be Grade 60 (Fy=60,000 pal). Provide all wall and footing horizontal bars with 2'-0" x 2'-0" corner bars of the same size at all corners and wall intersections. Minimum lap splice 30 bar diameters. Concrete protection For reinforcement shall be. Concrete exposed to earth or weather IV (05 t smaller) Concrete cast against earth 3" Slabs, walls, Joists 0.15" Structura I Steel: Plates and shapes, ASTM A36. Bolts which are used in connections of steel beams to other steel beams or to the concrete supporting structure shall conform to ASTM A325. All other bolts and anchor bolts (AB) shall conform to ASTM A301. welding: Use E10xx electrodes For welding. All fillet welds shall be 3/16" or equal to minimum thickness of member being welded, whichever is greater, unless otherwise shown. All welding shall conform to the provisions of AwS and shall be performed by welders certified in accordance with AW5 and wABO.' Lumber: All sill plates and other wood framing which is In contact with concrete or masonry must be pressure treated. For anchor bolts connecting wood sill pla+es to concrete or masonry, provide galvanized steel washers on top of the sill, minimum size 3" x 3" x 1/4" thick Unless noted otherwise, the following grades and sl,.-�ecles shall be used for structural lumber: 2x Joists Hem -Fir 02 2x, 3x, and 4x studs DF/L standard for plywood or U1SP shear walls Hem -Fir standard for ;;:Iher walls 4x and bx beams DF-L "1 Parallam lumber 2.0 wS, Flo = 2WO psi, Fv = 2W psi (minimums) Glu-lam lumber 24F-V4 or 24F-VS as applicable Plywood Thickness, Grade, and Nailing: Install plywood sheets with face grain perpendicular to framing. Stagger joints in adjacent sheets. if not otherwise noted, use nailing schedule, Table 2304.9.1 of the IBC. Manufactured Floor Joists: Floor joists specified on the plans are prefabricated products manufactured by the Trus-Joist Corporation. The contractor shall submit shop drawings and stamped structural design calculations For review. Joist design and shop drawings shall include location and weight of all equipment being supported by these joists. Other suppliers may be used, upon approval by the engineer of record. Metal Framing Connectors: Metal Framing connectors shall be manufactured by the Simpson company, or approved equal. Unless noted otherwise, use U-serles Joist hangers to match Joist size (eg, U210 for 2x10 Joist). Provide HI or 1-125 hurricane ties, or other connectors with similar capacity, at every other roof Joist, and H6 or H1 at ends of roof beams. where supported by wood posts, wood beams shall be connected to the tops of the posts using Simpson AC, PC or FCC post caps, and to the bottoms of the posts bearing on wood framing using Simpson AC connectors. Provide Simpson PB post bases to connect posts to concrete foundations. ►� r, 4 O 6 kh O O O O N tz M O 3 6 O 0 0 a� ru <C U U} O L O 5HEAR WALL 5CHEDULE (Lumber for shear walls is i-IM or better unless otherwise noted) TYPE MATERIAL EDGE FIELD EDGE A.B. SiZE/ PLATE RiM A35 SHEAR NAIL NAILING BLKG SPACING NAILING JOIST SPCG CAPACITY SW-1 15/32" aP Sd a foil 8d a 12" Yes 1/2" diam. 2-16d m 2x 241104. 210 plF One Side a 4811oc. 12'bc. 6w-2 15/32" wSP Sd a 4" 8d s+ 12" Yes 1/2" diam. 2-Ibd a 2x 16"o.G. 310 plF One Side a 32"oc. 8"oc. Note: For 6111-3 and greater,l0d nails are required at wSP panel edges. SW-3 15/32" wSP 10d a 35" Sd a 12" Yes 1/2" diam. 2-16d m 2x 16"oc. 430 pif One Side a 32"oc. 8"o.c. Note. For 6111-4 and greater: 3xiia minimum studs and plates are required at wSP panel edges. Refer to Notes 6 and 1 below. Note: For shear walls with 2 layers of sheathing.. Both layers of sheathing may be installed on the same side of the shear wall, provided the joints between sheathing panels for the two layers are offset. End studs and top and bottom plates must be 4x lumber. Nails should be staggered evenly in rows so that no two nails are closer than 1-1/2" apart. Top and bottom plates may be 2x lumber if the sheathing extends up or down past the plates to a continuous rim Joist, and is nailed there. SW-4 15/32" 1.116P Sd a 5" Sd a 12" Yes 5/8" diam. 5/8" X 8" lag 3x 10"o.c. 525 pif Two Sides a 16 "o.c. 616"oc. (note (0,1) 6111-1 15/32" U)SP Sd 9 25" Sd m 12" Yes 3/4" diam. 3/4" X 8" lag 3x 5"o.c. 960 plF Two Sides 6 12"o.c. a 8"o.c. (note (0,1) ROOF AND FLOOR DIAPHRAGM 5CHEDULE TYPE MATERIAL EDGE FiELD EDGE REMARKS NAILING NAILING BLKG Roof 15/32" COX 24/0 8d Q 6" O.C. Sd 0 12" oz. No Minimum Standard Floor 23/32" COX 48/24 Sd a 6" o.c. Sd a 10" oc. No Minimum Standard HOLD DOLUN NOTES, Convention for showing shear walls and hold downs:Shear walls for a particular Floor are typically shown on the framing plan for the floor above. (For example, first Floor shear walls will be shown on the second floor framing plan, and the shear walls for the topmost floor will be shown on the roof framing plan.) Hold downs which are indicated at the ends of a shear wall are located at the bottom of the shear wall, and connect the end of the shear wall to wall Framing or a structural beam located in the floor below. Contact the engineer of record for clarification if needed. Hold downs for each floor must be continuously connected to hold downs on the floor (or to other wood Framing where applicable), until they are finally connected to the concrete foundation. Hold downs In any particular shear wall shall be installed so as to be as Far apart as is reasonable. Hold downs may be located on either the near side or the Far side of the post or double stud to which they are attached. in no case shall a hold down bolt be located farther than 6" from the and of the shear wail, except with the approval of the engineer. Refer to the latest edition of the Simpson Catalog for details. CS or 2CS denotes a vertically oriented strap hold down consisting of one or two Simpson C616 vertical strap ties, connecting the and stud of the shear wall indicated to new or existing studs in the wall framing below, or to a wood beam supporting the shear wall, where applicable. PHDx denotes a new Simpson PH02 or 5 hold down. For the hold down bolts at existing concrete foundations, a 5/8" diameter threaded steel rod may be used, which shall be epoxy grouted into a 3/4" diameter by 9" deep hole, drilled into approximately the center of the existing concrete perimeter foundation wall. 1-1008 denotes a new Simpson HDOS-5082B hold down. For the hold down boltsat existing concrete foundations, a 1/8" diameter threaded steel rod may be used, which shall be epoxy grouted into a 1" diameter by 12" deep hole, drilled Into approximately the center of the existing concrete perimeter foundation wall. HHDQII denotes a new Simpson HHDQIi-SDS2.5 hold down. For the hold down bolts at existing concrete foundations, a 1" diameter threaded steel rod may be used, which shall be epoxy grouted into a 1-1/8" diameter by 16" deep hole, drilled into approximately the center of the existing concrete perimeter foundation wall. 1-11-10014 denotes a new Simpson HHD014-6D625 hold down, as above. Speclal Note: All holes for hold down bolts which are drilled into new or existing foundations must be infected prior to the installation of the hold down Either the building Inspector, the structural engineer of record or the sl2ecial Inspection agency must perform the inseection_and_ amrove it_before _the bolts_mau be epoxy arouted into the holes. The epoxy�.rout use must also be approved, The contractor must verify that the existing foundation is continuous and in good condition within 5 feet of any shear wall or hold down, in any direction. Contact the engineer of record prior to proceeding if any of these requirements are not met, or if the installation of the hold downs result in any visible damage to the existing foundation. 5HEAR WALL 5CNEDULE NOTE5 1. "wSP" refers to Vood Structural Panel", either plywood or other wood materials. 2. Provide double stud minimum at both ends of all shear walls. 3. At the roof or top level of any shear wall, "A35/Toenail spacing", and all other relevant connector specifications, apply to assemblies at both the top and bottom of the shear wall. At lower levels, they apply to the bottom of the wall only. 4. Provide floor diaphragm edge nailing per diaphragm schedule through floor plywood into blocking, parallel Joist framing, or top plates (whichever applies) of all shear walls. 5. Provide 3x or 2-2x plates, and 4x rim Joists, where lag screws are specified for plate mailing. 6. where shear wall edge nails are spaced closer than 3" o.c., foundation sill plates and all framing members receiving edge nailing from abutting panels shall not be less than a single nominal 3 inch member. Double 2x members are acceptable if nails are divided equally, located at center of individual studs or plates. Attach lower plate to floor, upper plate to lower, and paired studs, with plate nailing per this schedule. Nails in single members, with 3" or closer spacing, shall be staggered. where the shear wall load capacity is 600 pif or less, the sill plate may be a 2x member if the number of anchor bolts provided, as required by the Shear wail Schedule, is doubled. 1. inhere panels are applied on both faces of a wall and nail spacing is less than 6 Inches oc, on either side, panel Joints shall be offset horizontally and vertically to fall on different framing members, or all framing supporting panel edges shall consist of 3 inch nominal or thicker members and the position of nails on each side shall be staggered vertically. 8. Provide 4x or double 2x framing where A35 angles are used on both sides of one piece of wood. 9. where a shear wall terminates above the foundation level (no shear wall below), provide minimum 4x blocking or double Joist framing (as applicable) below the shear wall. Plate nailing per this schedule shad be nailed into this blocking at the bottom of the shear wall. 10. Shear wall nails shall be placed no closer than 3/6" from a panel edge or perpendicular face of stud. 11. Maximum spacing between nails shall not exceed 12". 12. Shear wall nailing shall be common or galvanized box nails. 13, where hold downs are specified, they shall be located within 6 inches of the end of the shear wall, unless otherwise approved by the engineer of record. Minimum and studs shall be as specified in the most recent Simpson catalog. 14, Shear wall edge nailing shall be provided into all studs attached to a hold down. 15, Minimum depth of embedment for shear wall anchor bolts shall be as specified in 15C Table 19122. <� V ail w M Na0) M= cB -ozz NaO .Jjv ' w w wQ zr w3 wr w= U5z� 00 ON °Q Gov PROJECT NO. 051$ 02/28/O8 1 c N 0 r 66 0 0 N M 3 0 0 N N a aD Q 0 0 v N d F'c = 300OPSI F'c = 4000PSi F'c = 5000PSI BAR SIZE LAP CLASS TOP 'OTHER TOP ,OTHER TOP OTHER BARS BARS BARS ;BARS BARS BARS q 17 ! 14 15 12 14 12 #3 B 23 17 20 15 18 14 _14— q 23 18 20 16 18 #4 B 30 23 26 20 23 18 A 29 22 25 19 22 17 #5 B 37 1 29 32 25 29 22 q 35 j 27 30 23 27 21 #6 B 45 35 39 30 35 27 #7 q 63 48 54 42 49 37 B 81 63 70 54 63 49 A 72 55 62 j 48 55 43 #8 B 93 72 80 62 72 55 A 81 62 70 j 54 63 48 #9 B 105 1 81 91 70 81 63 1. LENGTHS SHOWN ARE IN INCHES. 2. TENSION LAP SPLICES SHALL BE CLASS B UNLESS ONE HALF OR LESS OF THE TOTAL REINFORCEMENT IS SPLICED WITHIN THE REQUIRED LAP LENGTH. 3. TOP BARS ARE HORIZONTAL BARS WITH MORE THAN 12" OF CONCRETE CAST BELOW THE BARS. 4. TENSION LAP SPLICE SHOWN ABOVE ARE FOR CONCRETE COVER > BAR DIAMETER AND CENTER TO CENTER SPACING >TWO BAR DIAMETERS (SPACING AND COVER CASE 1). 5. INCREASE LAP SPLICE LENGTH BY 1.5 FOR EPDXY COATED REINFORCEMENT. 6. INCREASE LAP SPLICE LENGTH BY 1.3 FOR LIGHT WEIGHT CONCRETE. 7. COMPRESSION LAP SPLICES SHALL BE A MINIMUM OF 30 BAR DIAMETERS UNLESS OTHERWISE SHOWN ON THE DRAWINGS. 1 LAP SPLICE SCHEDULE -TYP. STUCCO (2) #4 TOP FINISH GRADE 1 Q ¢ SLAB ON GRADE. I I #4 0 18 O.C. G ° HORIZ. & VERT. G '�— / 00 FOUNDATION DRAINAGE j • I �' ' G 0) BY OTHERS (3) #4 BARS 6" 8" 6" HORIZ, CONT. 1'-8" AT BOTTOM I 14 SCALE: 3/4" = 1'-0" 8 TYP. EXTERIOR FTG. (S. 0, G,) NEW INTERIOR SHEAR OR BEARING WALL WHERE APPLICABLE SLAB ON GRADE G 12 c 1 a i (3) #4 BARS CONT. AT CENTER SCALE: 3/4" = 1'—O" 11 TYP, N TERIOR FTG. (S. O. G. NEW INTERIOR SHEAR (2) #5 BARS OR BEARING WALL CONTINUOUS WHERE APPLICABLE (TOP AND BOTTOM) SLAB ON GRADE SEE PLAN FOR REINF. L7 G=*--- —°—�-- �� ------ --- (0 G 7 ° G � �` G•l STEEL PIPE PILES PER PLAN BATTER AS INDICATED 1511 SCALE: 3/4" = 1'-O" 16 INTERIOR FOOTING. w/ PILE SEE PLAN FOR[--1/8" X 1 1 /2" PREMOLDED SLAB THICKNESS CONTINUOUS MASTIC JOINT AND REINFORCING STRIP OR PREMOLDED (TYP.) ' CONSTRUCTION JOINT (MAY BE SAW -CUT AT CONTRACT- OR'S OPTION). i I r— � 0 00 CUT ALT. WIRES i-- COMPACTED SUBGRADE AT JOINT AND GRANULAR FILL PER SOIL ENGINEER'S RECOMMENDATIONS PROVIDE CONTROL OR CONSTRUCTION JOINTS IN RECTANGULAR GRADE 4 A ARAREAS OF00 SQUAREE ETTOR LESS. AREAS TO BE APPROX, SQUARE AND HAVE NO ACUTE ANGLES. JOINT LOCATIONS TO BE APPROVED BY THE ARCHITECT. I SCALE: 3/4" = 1'—O" 2 TYP, CONTROL JOINT 4DE I FOUNDATION (3) #4 CONT. DRAINAGE 6 8" 6" AT BOTTOM BY OTHERS 1'-8$$ SCALE: 3/4" = 1'-0" 7 TYP, EXTERIOR FTG. (S. 0, G.) 0 0 (2)#5 TOP a ol Ili °.1 I #5 @ 12" O.C. HORIZ & VERT GRADE ° I L I #5 @ 12" O.C. [-FOUNDATION DRAINAGE =1 I=) I =_ • I BY OTHERS '' I I) e' G) JO r °° —_L L0 0 — dd ° G ° ` c 1 G O Y cv i • #5 © 12" O.C. (5) #5 CONT. i BARS I 1'-0f1 8„ 21-0" 3'-8" SCALE: 3/4" = 1'—O" 17 RETAINING WALL SECOND POUR SEE PLAN FOR SLAB THICKNESS AND REINFORCING (TYP.) ° FIRST POUR BURKE "KEYED KOLD" JOINT. STOP REINF. CLR. OF JOINT EACH SIDE G G G ( 0 0 O O 0g 0 nn n nQ OJ0000C9P o(n \ COMPACTED SUB GRADE AND GRANULAR FILL PER SOIL ENGINEER'S RECOMMENDATIONS I 'PROVIDE CONTROL OR CONSTRUCTION JOINTS !IN SLABS ON GRADE TO BREAK UP SLAB INTO 'RECTANGULAR AREAS OF 400 SQUARE FEET OR !LESS. AREAS TO BE APPROX, SQUARE AND HAVE NO ACUTE ANGLES. JOINT LOCATIONS TO BE APPROVED BY THE ARCHITECT. SCALE: 3/4" = 1'—O" 3 TYP. CONSTRUCTION JOINT HOEDOWN v HOLDOWN PER PLAN PER PLAN — HOLDOWN FASTENERS AND WOOD STUDS PER 0 PLAN AND HOLDOWN SCHEDULE —0 0 a ° _ ! I 'CP-' #4 CONT. G c Iil�i a I G ootpa° o0o c W.K.o A: STRAP TYPE SCALE: 3/4" = 1'-0" 8 TYP. E G ° 3� Iliol �IIiI' I Ii ill- 11= G �o_0 0. a Ooow p � O 80 00000� B: HD TYPE XTERI OR HOLDOWN r -- ROOF CANOPY MATERIAL BY OTHERS 9"A.B. (6)#5 VERTICAL BARS G _ AND # 3 CLOSED TIES 12" DIAMETER °,, • AT 9" O.C. G •1 COLUMN SECTION ��•`�,,< SEE PLAN FOR STEP LOCATION (2) #4� 1 (1) #4� @ BOTTOM yr FND. WALL T _ SCALE: 3/4" = 1'-O" 4 TYPICAL STEPPED FOOTING 5/8" DIA. SEE SHEARWALL PLAN FOR SPACING 1-10d ® 2" O.C., STAGGER 1 /2" j 3/4" PLYWOOD a a FRAMING PER PLAN a —PSL 2-11 /16x11-7/8 w/5/8" DIA. KWIK BOLT II @ 16" O.C. a EMBED 5" INTO CONC. PROVIDE PAPER BETW'N CONC. WALL & PSL. f 8" CONC. WALL SEE 13/S2 FOR ADDITIONAL INFO. PERPENDICULAR 2'—O" #4 © 12" (1) #4 EA. NOS v 0 ° x 1 MIN. • 0 °17 y/ / o ° o •I it — #4 ® 18" EA. WAY -III _n I IT I ICI (2) #4 SEE ARCHITECTURAL I° DRAWINGS FOR • ADDITIONAL INFO. 5 TYPICAL STAIR ON GRADE 5/8" DIA. SEE SHEARWALL PLAN FOR SPACING 10d 0 3" O.C.-7 —TJI BLOCK @ PANEL EDGES 48" O.C. MAX. W/10d Q 3" O.C. PSL 2-11 /16x11-7/8 w/5/8" DIA. KWIK BOLT II ®16" O.C. EMBED 5" INTO CONC. PROVIDE PAPER BETW'N CONC. WALL & PSL. 8" CONC. WALL SEE 13/S2 FOR ADDITIONAL INFO. PARALLEL SCALE: 3/4" = 1'-0" SCALE: 3/4" = 1'—O" 9 TYP, FLOOR TO CONC. WALL CON N. 10 TYP. FLOOR TO CON C. WALL CON N. GLB PER PLAN SLAB ON GRADE STUCCO (SEE PLAN FOR REINFORCING) SIMPSON CCO ry TO BASE PLATE (2) #4 TOP Q J Z C) m i I — — — —� • 7 G G ' -_ � (0 •�-rr-rr1• 1/2"x6"x6" BASE PLATE (� °; w/(2) 5/8" DIA. x 8" c� GRADE •I G —_ L I _ WELDED STUDS, AND ((_ 11= I I SIMPSON CCO I I I WELDED AT TOP ` G j V ( 1 I I =1 I I) ! i 00 % N tz o (6)#5 VERTICAL BARS a I I � z AND # 3 CLOSED TIES G AT 9" O.C. 12 DIAMETER i. G•1 FOUNDATION COLUMN SECTION ��°.,% DRAINAGE BY OTHERS STEEL PIPE PILES LJ PER PLAN SCALE: 3/4" = 1'—O" SCALE: 3/4" = 1'—O" 13 GAZEBO COLUMN (Low Canopy) 14 GAZEBO COLUMN ROOF (6)#5 VERTICAL BARS G _ AND # 3 CLOSED TIES AT 9" O.C. 12" DIAMETER G •� COLUMN SECTION r- SLAB ON GRADE GRADE ' II 3"CLR.00 TYP. I I I I 1 1 I� (3) #6 BARS 1'-3" TOP AND BOTTOM AND #3 CLOSED TIES 0 15" o.c. SCALE: 3/4" = 1'-0" 18 GAZEBO COLUMN FOOTING CANTILEVERED STEEL CHANNEL PASSES THRU 12" CONCRETE COLUMN "PROVIDE 3/4" RADIUS QUARTER CIRCLE CHAMFER AROUND CHANNEL (6)#5 VERTICAL BARS AND # 3 CLOSED TIES 12" DIAMETER °� �;� AT 9" O.C. COLUMN SECTION SCALE: 3/4" = 1'—O" 19 GAZEBO COLUMN DETAIL MIN. 18" BATTER AS INDICATED SCALE: 3/4" = 1'-O" 15 STEEL PIPE PILE AT FOOTING 1 /2"x4"x4" PLATE /4 /-1-7/8" ROUND x 8"LONG 1 2" DIAMETER X—S 7-7 (SCHED 80) PIPE SEGMENT I� i /-1-7/8" ROUND x 12"LONG V4 WELD ALL AROUND—" 2" DIAMETER X—S (SCHED 80) 23434 PIPE SEGMENT I I � 1111: SCALE: 1-1/2" = 1'—O" EXPLODED DIAGRAM 20 TYP.STEEL PIPE ASSEMBLY 0 w Y uj O � U N �- N d� �Qrn w M Mw =z z JN NQ� w W W Q z~ LW__ cc: �ZJ LuU �5ZI- UNQ �Q u-Oco 8200 PROJECT NO. 0518 02/28/,a8 (3) 1Od —WALL PLATE AND SHEAR WALL NAILING JOISTS PER PLAN PER SCHEDULE ADD RIM JOIST/BLKG AS REQUIRED BY SHEARWALL SCHED. oil LSL RIM JOIST BLKG. @ 48" O.C. PARALLEL SHEATHING PER SHEAR WALL SCHEDULE SCALE: 3/4" = 1'-0" 1 TYP, EXT, WALL TO FRAMING CTDAD TVDC .INE r'CR t�LF'\IVJ SCALE: 3/4" = 1'-0" 6 TYPICAL HOLDOWN DETAIL UNLESS HANGERS/HARDWARE ARE SHOWN ON PLANS, BEAMS BEARING ON STUD WALLS SHALL BE ANCHORED W/(4) 8d TOENAILS BEAM ��� BEAM PER PLAN PER PLAN — (2) 8d TOENAILS EACH SIDE (2) 8d TOENAILS EACH SIDE (2) STUDS U.N.O. ON PLANS EXTERIOR INTERIOR WALL WALL NOTE: PROVIDE WEB STIFFENERS SCALE: 3/4" = 1'-0" IF REQUIRED BY MNFR. 11 TYPICAL BEAM TOENAILING 0 co O O c M O O O M i Zi O N N Q i co T_ Lo a. 11 JOIST PER PLAN (TYP.) PARALLEL PLATE NAILING - SEE SHEAR WALL SCHED. DOUBLE JOIST SHEATHING PER SHEAR WALL SCHED. (TYP.) SCALE: 3/4" = V-0" 2 TYP, IN T. WALL TO F METAL STRAP APPLIED OVER SHEATHING NOT SHOWN SHEATHING FOR CLARITY — CUT HOLES HOLDOWN NAILING ONDIT ONR SCHEDULE T & B 'k SHEAR WALL I SHEATHING �_ BUNDLED STUDS *SEE HOLDOWN SCHEDULE FOR ADDITIONAL INFO. JOIST PER PLAN - TYP. ADD RIM JOIST/BLKG AS REQUIRED BY SHEARWALL SCHED. PLATE NAILING - SEE SHEAR WALL SCHED. OCKING SHEATHING PER SHEAR WALL SCHED. (TYP.) PERPENDICULAR SCALE: 3/4" = 1'-0" RAMIN G 3 TYP, IN T® WALL TO F 7 TYP. INTERIOR HOLDOWN SHEATHING ATTACH PER SCHEDULE (1) RIM JOIST MIN. (3) 10d PER BLOCK SOLID BLOCKING-V�' SHEATHING I ATTACH PER SCHEDULE r—O" MAX PERPENDICULAR METAL STRAP SHEATHING NOT SHOWN APPLIED OVER FOR CLARITY SHEATHING C - HOLDOWN NAILING SCHEDULE T & B'I` SHEAR WALL SHEATHING - BUNDLED STUDS *SEE HOLDOWN SCHEDULE FOR ADDITIONAL INFO. PLYWOOD JOIST PER PLAN - TYP. ADD RIM JOIST/BLKG AS REQUIRED BY SHEARWALL SCHED. SCALE: 3/4" = 1'-0" RAMING 4 TYP, EXT. WALL 8 TYP. EXTERIOR HOLDOWN TOP PLATE SPLICE SEE 5 THIS SHT. PANEL BLOCKING STUDS AT 16" O.C. TYP. U.N.O— —� KING STUD-TYP. PLATE NAILING - SEE SHEAR WALL SCHEDULE (2) 16d @ 12" O.C. MIN. PLYWOOD NAILING 4'-0" 20) 16d LSL RIM JOIST —PLATE NAILING - SEE SHEAR WALL SCHEDULE (2) 16d @ 12" O.C. MIN. PLYWOOD NAILING STUDS NOTE: NOTE: 1. SECURE JOIST TO WALL PLATE W/ 8d NAIL EACH SPLICE & NAIL TOP PLATES SIDE, 1 1 /2" MIN. FROM END. AS SHOWN @ ALL EXTERIOR, PLUMBING, PARTY & SHEAR 2. SECURE RIM JOIST TO WALLS @ EA. FLOOR LEVEL JOIST W/ 8d NAIL @ TOP & AND AT ROOF. BOTTOM. SCALE: 3/4" = 1'-0" TO FRAMING 5 TYPICAL TOP PLATE SPLICE kT BEARING WALLS AT NON BEARING WALLS LEADERS: HEADERS: 3� 2X8 @ 2X6 WALLS (2) 2 4 MIN. )THERWISE PER PLAN FACE NAIL W/ (2)16d@12"0 TYP. AT BEARING WALLS TRIMMER STUDS:_// �12� @ OPENINGS UP TO 5'-0" WIDE @ OPENINGS 5'-1" & GREATER UNLESS NOTED OTHERWISE PLAN SCALE: NONE -AT NON -BEARING WALLS NOTE: PROVIDE WEB STIFFENERS (1) TRIMMER STUD IF REQUIRED BY MNFR. A: FLUSH BEAM SCALE: 3/4" • V-0" LAP JOIST 4" AND USE (3) 8d NAILS AT SOLID BLOCKING Tn nrALI K B: DROPPED BEAM 9 TYPICAL HEADER AT WALL 10 TYP. CON N. TO WOOD BEAM PLATE NAILING DOUBLE JOIST SEE SHEARWALL SCHEDULE STAIR STRINGER — U.N.O. PER PLAN (2) 16d @ 12" O.C. MIN. / (4) 2 X 6 STUDS 1 1 1 /8" PLYWOOD TREADS , OR (3) 2 X 4 S GLUED AND SCREWED U.N.O. BY HOLDOWN SCHEDULE 1 —HOLDOWN PER PLAN 16d @ 8" TYP. I SHEATHING PER SHEATHING PER 1 I i SPEAR WALL PLAN SHEAR WALL PLAN —CANTILEVER JOIST/BEAM JOIST HANGER PER PLAN REINFORCE WEB PER R LSSU JOIST HANGER — JOIST MANUFACTURER (2) 16d @ 8" O.C. REQUIREMENTS \ \ 0 » (2) 16d @ 8 O.C. 2 X 4 W/ (2) 16d @ 12" _WALL OR HEADER PER PLAN - 5 1 /2" MIN. 2X12 @ 12" FOR 6' MAX. SPAN _ 7 1/2" MIN. 2X14 @ 12" FOR 9'-6" MAX SPAN SCALE: 3/4" = 1'-0" 12 TYP. EXT® WALL TO FRAMING 13 A: WITH HOLDOWN B: WITHOUT HOLDOWN SCALE: 3/4" = 1'-0" TYPICAL STAIR FRAMING 14 TYP, EXT. CORNER DETAIL SHEATHING PER SHEAR WALL PLAN DBL 2X W/ 16D @ 8" O.C. EXTERIOR WALL (2) 16d @ 8" O.C.Ll \\ 16d @ 8" O.C. TYP. INTERIOR SCALE: 3/4" = 1'-0" 1` WALL 15 TYP. INT. TO EXTERIOR CONN, r 6l 0 45 0 W 2 Y a i a a v dN Nwm m CO D �a szz Jv CM J w w z< wQ 2W JwW 00 �Q VNQ tat_�CA PROJECT NO, Ma 02/28/OE I- 77 CU 0 N M .O co 0 d' O ;C N O Q 00 T- LO Co U v a r 1 NOT USED 2 NOT USED 3 NOT USED SIMPSON A35 AT TO tAL) GONTINIOUS ONE 6" oz, (8 PIECE 2x12 RIM JOIST I L 4x4x1/4x6 LONG WITH (2) 5/8" DIAM. BOLTS THROUGH EACH LEG I � 7 4x6 PLATE 7 I kk _ I I 3" A301 AS. AT 1/4 I I STEEL CHANNELS PER 8" oz. l4 TOTAL) / I L 4x4x1/4xb LONG WITH PLAN (CHAMFER AS REQ'D) I (2) 5/8" DIAM. BOLTS I STEEL CHANNELS, THROUGH EACH LEG COPE FLANGES AS I TS6x6 OMIT / / I tSbx6 I REO'D TO FIT I At SIMILAR I / ( SCALE: 1" = 1'—O" SCALE: 1" = 1'-0" SCALE: 1" = 1'—O" 6 FRAME AT LOW CANOPY ROOF 7 FRAME AT LOW CANOPY ROOF 8 WIND GIRT DETAIL AT ROOF TS6x4 PERP. I I II AT SIMILAR 1 I I TYP r=� TSbx4 POST I— TSbxb POST SCALE: 1" = 1'-0" 11 TUBE STEEL FRAME (PLAN) /—TS6x4 It I/4"x1"x9" WITH (2) 3/4" o x5" LAG SCREWS CANT, SEAM END (TRIM SEAM END AS REOV) SCALE: 1" = 1'—O" 16 TUBE STEEL FRAME (PLAN) xb, OMIT SIMILAR )ST SCALE: 1" = 1'-0" SCALE: 1" = 1'-0" 12 TUBE STEEL FRAME (Corner) 13 WIND GIRT DETAIL OST OST H= TO R SCALE: 1" = 1'—O" 17 TUBE STEEL FRAME T66x6, OMIT / AT SIMILAR TS6x6 3/4" DIAM. A325 I I / 1/4 A.S. EMBED 12' MIN. I 3/4"x5" SASE DRY PACK GROUT PLATE d C j d• C d a.. J' • a• u . , a . CONCRETE c FOUNDATION SCALE: 1" = 1'—O" 18 WIND GIRT DETAIL AT BASE 3/4" A301 5OLT WITH 5"x5"xl/4" PLATE WASHER TRIM AS REO'D TS 6x6 POST 4 NOT USED 3'-6" 6 S $400 5400 SCALE: 1 /2" = 1'—O" 19 VERTIVAL WIND GIRT ELEVATION �� 1/4 CONCRETE FOUNDATION TS6x6 1/4" SIDE PLATES I (FLUSH) I 0 TRIM GI-5 END fit 11/2" 0 ( I 1/4"xb It 6" 1/4 NOT USED r 0 0 W Z Y Q c� 2 � � U Wrn M MW �zz OQO JO J W Lu w . z� � W F- UNQ ccrL Q LL PROJECT NO. O518 02/28/Oa ia