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Home My WebLink AboutLarge Format - 2 of 2I RENTON DESIGN STANDARDS DENSITY (RMC TBL 4-2-11 O.A) MAX. 20 DWELLING UNITS/ ACRE PER RMC 4-9-065, MAX. DENSITY MAY BE INCREASED BY 30% (26 DU/AC MAX): • FOR EACH AFFORDABLE HOUSING UNIT PROVIDED, A BONUS MARKET-RATE UNIT MAY BE PROVIDED SETBACKS (RMC TBL 4-2-11 O.A) FRONT REAR SIDE 10 FT 10 FT 5 FT (15 FT WHEN ABUTTING SINGLE FAMILY ZONING) AN ADDITIONAL 1 FT IS REQ'D FOR EACH 10 FT OF HEIGHT ABOVE 32 FT HEIGHT (RMC TBL 4-2-110.A) 32 FT AND 3 STORIES LOT COVERAGE (RMC TBL 4-2-11 O.A) 70% NET LOT AREA IMPERVIOUS COVERAGE (RMC TBL 4-2-11 O.A) 75 % NET LOT AREA PARKING STANDARD PARKING SPACES SHALL BE 20'x9', AND COMPACT SPACES SHALL BE 16'x8.5'. COMPACT SPACES MAY ACCOUNT FOR 30% MAX OF REQ'D PARKING. 1.6 PARKING SPACES/ LARGE ATTACHED DWELLING UNIT 1.4 PARKING SPACES/ TWO BEDROOM ATTACHED DWELLING UNIT 1.0 PARKING SPACE/ ONE BEDROOM ATTACHED DWELLING UNIT 0.5 BICYCLE SPACES/ DWELLING UNIT A MAXIMUM OF 50% OF REQ'D PARKING MAY BE DESIGNATED FOR GUEST USE. SUCH PARKING SHALL BE CLEARLY IDENTIFIED AS SUCH AND NOT USED FOR ANY OTHER PURPOSE. PARKING SHALL NOT BE LOCATED BETWEEN A BUILDING AND THE FRONT PROPERTY LINE. PARKING SHALL BE SCREENED FROM VIEW. LANDSCAPING 10' OF ON-SITE LANDSCAPING IS REQ'D ALONG PUBLIC STREETS. 15' OF PARTIALLY SIGHT-OBSCURING OR 1 O' OF FULLY SIGHT-OBSCURING LANDSCAPING REQ'D WHERE PARCEL ABUTS A LESS INTENSE RESIDENTIAL USE. AMENITIES 150 SF PRIVATE AMENITY SHALL BE PROVIDED TO EACH UNIT. AT LEAST 100 SF OF THAT SPACE SHALL ABUT EACH UNIT. PUBLIC AMENITIES SUCH AS OUTDOOR GROUP SEATING, BENCHES, TRANSIT SHELTERS, FOUNTAINS AND PUBLIC ART SHALL BE PROVIDED. OTHER PERMITS (TO BE CONFIRMED) SEPA REVIEW COR BUILDING PERMIT SUBDIVISION ' SYMBOLS LEGEND MATERIALS LEGEND 1: BUILDING ELEVATIONS ($) OR SECTIONS 2: INTERIOR ELEVATIONS <@> t I L ' EARTH METAL CONCRETE tA[I :intiwl PLYWOOD b ' ~ STRUCT'L FILL STONE BATT INSULATION WOOD BLOCKING (SHIM) 3: ASSEMBLY REFERENCE 4: WALL SECTIONS/ DETAIL REFERENCE .,,.-- (o\ I ' ~ ) GRAVEL FINISH WOOD RIGID WALL INSULATION WOOD FRAMING (CONT.) , __ AREA MAP ~NTS ~t1GHU;i,wS PA'~k, P.U.D. ANALYSIS PROJECT NARRATIVE CONSTRUCT (15) TOWNHOMES RANGING FROM 1,000 SF TO 1,800 SF. .. THREE LEGAL LOTS WILL BE DEVELOPED UNDER A PLANNED URBAN ·pEVELOPMENT. ALL THREE EXISTING LOTS ARE CURRENTLY UNDEVELOPED. ZONING FOR THIS SITE IS RM-F. AT COMPLETION, THE SITE WILL BE DIVIDED INTO FEE SIMPLE LOTS VIA SUBDIVISION. FOUR TOWNHOME UNIT PLANS ARE PROPOSED. PRELIMINARY GROUND FLOOR LAYOUTS OF EACH TYPE ARE SHOWN ON SHEETS A2.1-A2.4, AND A UNIT COUNT BREAKDOWN IS SHOWN ON SHEET A1.1. ADDITIONAL IMPROVEMENTS TO THE SITE INCLUDE DRIVEWAYS, LANDSCAPING, SIDEWALKS AND RETAINING WALLS. CODE DEPARTURES PROPOSED CODE DEPARTURES ARE LISTED BELOW. REFER TO THE PROJECT COMPLIANCE STATEMENT FOR JUSTIFICATION. MIN. PROPOSED LOT WIDTH: PER RMC TBL 4-2-110(A), TOWNHOUSE LOTS ARE REQUIRED TO BE A MINIMUM OF 25 FEET WIDE. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROVIDES TOWNHOUSE LOTS OF VARYING WIDTHS RANGING FROM 15' TO 36'. PROPOSED ROAD RIGHT-OF-WAY: " PER RMC 4-6-060, A SHARED DRIVEWAY CANNOT ACCESS MORE THAN (4) RESIDENTIAL UNITS. AS THE PROPOSED DEVELOPMENT WOULD ACCESS MORE THAN (4) UNITS, IT CANNOT BE SERVED BY A SHARED DRIVEWAY. THE REQUIRED PUBLIC STREET WOULD CONFORM TO THE "LIMITED RESIDENTIAL ACCESS" STANDARD, WHICH REQUIRES A RIGHT-OF-WAY WIDTH OF 45'. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROPOSES A 26'-0" WIDE PRIVATE WOONERF. PARKING: PER RMC 4-4-080(F)(8), A MAXIMUM OF 30% OF REQUIRED PARKING MAY BE CONSTRUCTED AS COMPACT (8.5'x16') SPACES. THE REMAINDER MUST BE CONSTRUCTED AS STANDARD (9'x20') SPACES. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROPOSES ALL PARKING AS COMPACT SPACES. SETBACKS: PER RMC TBL 4-2-110A, TOWNHOUSE DEVELOPMENTS ARE REQUIRED TO PROVIDE 10' FRONT YARDS, 10' REAR YARDS AND 5' SIDE YARDS FOR UNATTACHED SIDES. NO YARDS ARE REQUIRED FOR ATTACHED SIDES. AS A WHOLE, THIS DEVELOPMENT PROVIDES THE REQUIRED YARDS. HOWEVER, IT DEPARTS FROM THIS REQUIREMENT AND DOES NOT PROVIDE FRONT, REAR OR UNATTACHED SIDE YARDS WITHIN THE INTERIOR OF THE DEVELOPMENT. VICINITY MAP ~NTS OPEN SPACE CALC 150 SF* 15 UNITS= 2,250 SF REQ'D PRIVATE OPEN SPACE (100 SF MUST BE ADJACENT TO EACH UNIT) 2,318 SF PRIVATE OPEN SPACE PROVIDED VIA YARDS/GARDENS 1,476 SF PRIVATE OPEN SPACE PROVIDED VIA BALCONIES/DECKS 3,794 SF TOTAL PRIVATE OPEN SPACE PROVIDED 5,341 SF ADDITIONAL COMMON OPEN SPACE PROVIDED VIA AMENITY AREAS LOT COVERAGE CALC 11,516 SF LOT COVERAGE/ 37,244 SF NET LOT AREA= 30.9% IMPERVIOUS COVERAGE CALC 21,161 SF LOT IMPERVIOUS AREA/ 37,244 SF NET LOT AREA= 56.8% PARKING CALC 15 LARGE UNITS* 1.6 SPACES PER UNIT= 24 SPACES REQ'D 15 LARGE UNITS* 0.5 BICYCLES PER UNIT= 8 SPACES REQ'D 30% (7 SPACES) MAY BE COMPACT. 50% (12 SPACES) MAY BE DESIGNATED FOR GUEST USE ONLY. 31 COMPACT SPACES AND NO LARGE SPACES PROVIDED. 1 SPACE DESIGNATED FOR GUEST USE ONLY. DENSITY CALC GROSS AREA OF PROPERTY: LESS DEDUCTIONS: -PUBLIC STREET DEDICATION (SUNSET) NET AREA (SF) NET ACRES (43,560 SF/ ACRE) ALLOWED UNITS (20 * 0.86) ALLOWED UNITS W/ 30% BONUS (26 * 0.86) PROPOSED UNITS LANDSCAPING COMPLIANCE 39,187 (1,943) 37,244 0.86 17 22 15 SF SF SF AC DU DU DU THE REQUIRED 10' FRONT SETBACK SHALL BE LANDSCAPED. THE SOUTHERLY PROPERTY LINE ABUTS SINGLE FAMILY RESIDENTIAL. THEREFORE, 10' OF SIGHT-OBSCURING LANDSCAPING SHALL BE PROVIDED AS A BUFFER FOR THE LESS INTENSE USE. REFER TO LANDSCAPE PLANS FOR ADDITIONAL DETAILS. PERCENTAGE OF LANDSCAPING: 16,083 SF LANDSCAPING AREA/ 37,244 NET LOT AREA= 43.2% PROJECT DIRECTORY PROPERTY OWNER TOTTENHAM, LLC 50116THAVE SE#111 BELLEVUE, WA 98004 CONTACT: JOE NOTARANGELO TEL: 425.898.2300 DESIGNER & APPLICANT CITIZEN DESIGN ' 46 ETRURIA ST #201 · ' SEATTLE, WA 98109 i CONTACT: JACOB YOUNG , TEL: 206.853.8055 I I EMAIL: JYOUNG@COLLABORATIVECO COM I SURVEYOR & CIVIL ENGINEER l . DUNCANSON COMPANY I 145 SW 155TH ST #102 i SEATTLE, WA 98166 ! CONTACT: HAROLD DUNCANSON 1 TEL: 206.244.4141 \ EMAIL: HAROLDD@DUNCANSONCO.COIVI LANDSCAPE ARCHITECT CRAMER DESIGN CONSULTANTS 1909 242ND ST SE BOTHELL, WA 98021 CONTACT: GAYLE CRAMER TEL: 425.241.6258 EMAIL: CDCLSA@FRONTIER.COM · ARBORIST ARBORISTS NW 1710 SW318TH PL #44D FEDERAL WAY, WA 98023 CONTACT:NEALBAKER TEL: 206.779.2579 ··· \ EMAIL: NEAL@ARBORISTSJ\j'vVCOM ,.,.,~k GEOTECHNICAL ENGINEE~\. ~.· 'it;"' ' MIGIZI GROUP (FORMERLY E3RA) \., ,. . , PO BOX 44840 . ·· ~-~ -z._ - TACOMA.WA 98448 -,., \. :, t{ CO~TACT: JIM BRIGHAM f . <'; - TEL. 253.537 .9400 l . , ' \ EMAIL: JBRIGHAM@MIGIZIGROU~ Of~ 1 : ' .· STRUCTURAL ENGINEER ,\ TBD GENERAL CONTRACTOR ·. \ ~- TBD \ i J ,, SHEET INDEX / ,. ( ARCHITECTURAL l I AO.O PROJECT INFORMATION \' Ao.1 GENERAL ARCH. NOTES r A1.1 SITE PLAN \ A1 .11 BUILDING RENDERINGS \ A1.12 BUILDING RENDERINGS \ A2.1 UNIT TYPE A FLOOR PLANS \ A2.2 UNIT TYPE B FLOOR PLANS \' A2.3 UNIT TYPE C FLOOR PLANS \ A2.4 UNIT TYPE D FLOOR PLANS \ A3.1 EXTERIOR ELEVATIONS \ A3.2 EXTERIOR ELEVATIONS \ A3.3 EXTERIOR ELEVATIONS \ A3.4 EXTERIOR ELEVATIONS \ CIVIL 1 OF 1 C1 C2 SV1 \' PRELIMINARY PUD (PLAT) GENERALIZED GRADING, UT\LITIES AND DRAINAGE PLAN PROFILES AND SECTIONS EXISTING SITE SURVEY SCOPE OF WORK PLANNED URBAN DEVELOPMENT OF (15) TOWNHOMES WITH ATTACHED GARAGES. CONSTRUCT TOWNHOMES AND SITE IMPROVEMENTS. SITE IMPROVEMENTS TO INCLUDE ROADWAY, WOONERF, UTILITIES, L'SCAPING AND SURFACE PARKING. DIVIDE PARCEL INTO FEE SIMPLE LOTS VIA SUBDIVISION. ESTABLISH USE AS TOWNHOMES AND OCCUPY, PER PLANS. PROJECT INFORMATION SITE ADDRESS 701-707 SUNSET BLVD NE RENTON, WA 98056 JURISDICTION RENTON, KING COUNTY, WASHINGTON PARCEL MAP NUMBERS 311990-0011,311990-0010,311990-0005 LEGAL DESCRIPTION HARRIES GARDEN HOME TRS TRACT 3 LESS N 50 FT TGW PORTION OF N 50 FT OF TRACT 2 DAF: BEGIN NE CORNER OF TRACT 2 BEING ON W MARGIN OF SUNSET BLVD NE SUNSET HIGHWAY SAID PT BEING A NON TANGENT POINT ON CURVE TO LEFT RADIUS BEARING S 78-23-41 E 985.37 FT TH ALONG SAID CURVE & MARGIN THRU C/A OF 2-57-18 ARC DISTANCE OF 50.82 FT TAP OF TANGENCY POINT OF RADIUS OF SAID CURVE BEARING S 81-20-59 E 985.37 FT ALSO BEING SE CORNER OF N 50 FT OF TRACT 2 TH S 89-51-00 W 185.11 FT TO SW CORNER OF N 50 FT OF TRACT 2 TH N 15-10-30 W 103.54 FT TO NE CORNER OF S 50 FT OF TRACT 3 TH N 89-51-00 E 126.55 FT TH S 00-09-00 E 50 FT TAP ON N LINE OF TRACT 2 TH N 89-51-00 E 94.47 FT TO POB AKA LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 95-154 LLA RECORDING NO 9511169011 LOT SIZE & ZONING 39,186 SQ FT Z.ONED: RMF LANDSCAPE/ ARBORIST TREE RETENTION PLAN L0.1 LANDSCAPE PLAN L0.2 LANDSCAPE PLAN STRUCTURAL RESERVED DOCUMENTS RESERVED l1ECEIVEC JAN 3 0 2017 CiTY Of mctrl01 I PLANNING OIV\~IOM z 0 -1--u ::> 0::: I-- Cf) z 0 0 0::: 0 ---------------------------------'u_ 1-- 0 z ·~ ."~~ I ~EE~dffA ~E.M'.M'&"&"~ CITIZEN DESIGN (f) w ~ 0 I z s 0 '° I-LO 0 <X) 0, <( w $ CJ z 0 0 I-z w w O:'. w (f) z z 0 -> 0 I-m I-I-u w ::J w O:'. (f) (J) I-z (J) ::J z z (J) 0 r-. u :::, 0 r-. $ ' w (f) 0 z r-. ,& Revision 1 01/27/17 FOR PLAi'INIMG DEPT USE ONLY PROJECT INFORMATION SCALE: AS NOTED AO.O .,-,.,.,-, • i ',, '""'" " di ' ,· ---~ ---- l- ,_ A.BBREVIATIONS @ AT LAM LAMINATE/LAMINATED ' CENTERLINE LAV LAVATORY I. PROPERTY LINE LF LINEAR FEET 0 DIAMETER LOC LOCATION # POUND OR NUMBER LP LOW POINT (E) EXISTING LT LIGHT (Ni NEW (X) DEMOLISH MAS MASONRY MAX MAXIMUM ABV ABOVE MB MACHINE BOLT ACC ACCESS MC MEDICINE CABINET ACOUS ACOUSTICAL MDO MEDIUM DENSITY OVERLAY AD AREA DRAIN MECH MECHANICAL AD,J ADJUSTABLE MEMB MEMBRANE Aff ABOVE FINISHED FLOOR MTL METAL AIB AIR INFILTRATION BARRIER MFR MANUFACTURER ALT ALTERNATE MIN MINIMUM ALUM ALUMINUM MIR MIRROR APPROX APPROXIMATE MISC MISCELLANEOUS ARCH ARCHITECTURAL MTD MOUNTED MTRL MATERIAL BD BOARD MUL MULLION BLKG BLOCKING BM BEAM N NORTH BO BOTTOM OF NIA NOT APPLICABLE BOT BOTTOM NIC NOT IN CONTRACT NO NUMBER CAB CABINET NOM NOMINAL CB CATCH BASIN NR NOISE REDUCTION CEM CEMENT NTS NOT TO SCALE CErl CERAMIC CIP CAST-IN-PLACE OA OVERALL CJ CONTROL JOINT oc ON CENTER CLG CEILING OD OUTSIDE DIAMETER CLKG CAULKING OFF OFFICE CLO CLOSET OH OVERHEAD CLR CLEAR OPNG OPENING CMU CONCRETE MASONRY UNIT OPP OPPOSITE CNrR COUNTER COL COLUMN PERF PERFORATED CONG CONCRETE PERP PERPENDICULAR CONN CONNECTION PL PLATE CONT CONTINUOUS PLAM PLASTIC LAMINATE CT CERAMIC TILE PLAS PLASTER CPT CARPET/CARPETED PLYWD PLYWOOD CTR CENTER PNL PANEL PR PAIR DBL DOUBLE PRCST PRE-CAST DEMO DEMOLITION PT POINT DF DOUGLAS FIR PTO PAINTED DIA DIAMETER PTN PARTITION DIM DIMENSION DN DOWN R RISER DO DOOR OPENING RA RETURN AIR DR DOOR RAD RADIUS DS DOWN SPOUT RB RUBBER BASE DTL DETAIL RD ROOF DRAIN DW DISHWASHER REF REFERENCE DWV DRAIN, WEST, VENT REFR REFRIGERATOR DWG DRAWING REINF REINFORCED REM REMAINDER E EAST REQ REQURED EA EACH RESIL RESILIENT EL ELEVATION REV REVISION/REVISED EF EXHAUST FAN RGSTR REGISTER ELEC ELECTRICAL RM ROOM ELEV ELEVATOR RO ROUGH OPENING ENCL ENCLOSURE EQ EQUAL s SOUTH EQUIP EQUIPMENT SAF SELF-ADHERED FLASHING EST ESTIMATE SAM SELF-ADHERED MEMBRANE EXIST EXISTING SC SOLID CORE EXP EXPANDED/EXPANSION SD SMOKE DETECTOR EXPO EXPOSED SCHED SCHEDULE EXT EXTERIOR SECT SECTION SF SQUARE FEET FD FLOOR DRAIN SG SAFETY GLASS FE FIRE EXTINGUISHER SH SHELF FF FINISH FLOOR SHT SHEET F-F FINISH TO FINISH SHT MTL SHEET METAL FIN FINISH SHTG SHEATHING FLASH FLASHING SHWR SHOWER FLR FLOOR/FLOOR OPENING SIM SIMILAR FLUOR FLUORESCENT SOG SLAB ON GRADE FOIC FURNISHED BY OWNER -SPEC SPECIFICATION INSTALLED BY CONTRACTOR SQIN SQUARE INCHES FOC FACE OF CONCRETE ss STAINLESS STEEL FOM FACE OF MASONRY STA STATION FOS FACE OF STUD STD STANDARD FOF FACE OF FINISH STL STEEL Ff, FRAME STOR STORAGE FRPF FIREPROOF STRUC'L STRUCTURAL F/P FIREPLACE SUSP SUSPENDED FT FOOT OR FEET SYM SYMBOL FURR FURRING FUT FUTURE T TREAD FW FULL WIDTH TB TOWEL BAR TC TOP OF CHORD GA GAUGE TEL TELEPHONE GALV GALVANIZED TER TERRAZZO GC GENERAL CONTRACTOR T+G TONGUE AND GROOVE GL GLASS TG TEMPERED GLASS GLAM GLUE-LAMINATED THK THICK GR GRADE TO TOP OF GWB GYPSUM WALL BOARD TOP TOP OF PAVEMENT TOS TOP OF SLAB/STEEL HB HOSE BIB TPH TOILET PAPER HOLDER HC HOLLOW CORE TYP TYPICAL HOO HIGH DENSITY OVERLAY HOR HEADER UNO UNLESS NOTED OTHERWISE HOWD HARDWOOD HOWE HARDWARE VB VAPOR BARRIER HEM HEMLOCK VCT VINYL COMPOSITION TILE HM HOLLOW METAL VEN VENEER HORIZ HORIZONTAL VERT VERTICAL HP HIGH POINT VT VINYL TILE HR HOUR HT HEIGHT w WEST HTF HAMMER TO FIT WC WATER CLOSET HVAC HEATINGNENTILATION/ WO WOOD AIR CONDITIONING WF WIDE FLANGE HW HOT WATER WG WIRED GLASS WH WATER HEATER ID INSIDE DIAMETER WL WATER LINE IN INCH W/0 WITHOUT INSUL INSULATION WIN WINDOW INT INTERIOR WP WATERPROOF WR WATER RESISTANT JB JUNCTION BOX WSG WIRE SAFETY GLASS JF, JT JOINT FILLER, JOINT WT WEIGHT - f\RCHITECTURAL GENERAL NOTES 1. ALL WORK SHALL BE IN CONFORMANCE WITH THE 2012 INTERNATIONAL RESIDENTIAL CODE (IRC), 2012 WASHINGTON STATE ENERGY CODE (WSEC), THE INTERNATIONAL STORMWATER, GRADING, AND DRAINAGE CONTROL CODE, ENVIRONMENTALLY CRITICAL AREA REGULATIONS (ECA), WA ADMINISTRATIVE CODE (WAC), UNIFORM PLUMBING CODE (UPC), AND WA VENT & INDOOR AIR QUALITY CODE (VIAQ). 2. ALL DEBRIS SHALL BE REMOVED FROM THE PREMISIS AND ALL AREAS TO BE LEFT IN CLEAN (BROOM) CONDITIONS AT ALL TIMES. 3. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BECOME FULLY AWARE OF ANY AND ALL CONDITIONS RELATED TO THE SITE AND EXISTING CONDITIONS THAT MAY AFFECT THE COST OR SCHEDULING OF CONSTRUCTION ACTIVITIES PRIOR TO SUBMITTING BID. 4. PRIOR TO COMMENCING WORK, THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE INCLUDING, BUT NOT LIMITED TO, SOILS AND EXISTING UTILITIES AND SHALL BE RESPONSIBLE FOR THE SAME. ALL DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT AND/OR DESIGNER & OWNER IMMEDIATELY. 5. THE CONTRACTOR IS TO VERIFY THE LOCATION OF ALL UTILITIES AND SERVICES TO THE SITE PRIOR TO BEGINNING ANY SITE IMPROVEMENTS. 6. THERE SHALL BE NO DEVIATION WHATSOEVER FROM THE CONTRACT DOCUMENTS WITHOUT THE ARCHITECT'S AND/OR DESIGNER'S WRITTEN APPROVAL THEREOF, CHANGE ORDER OR CHANGE DIRECTIVE. 7. DO NOT SCALE DRAWINGS OR DETAILS-USE GIVEN DIMENSIONS, CHECK DETAILS FOR LOCATION OF ALL ITEMS NOT DIMENSIONED ON PLANS, DOOR AND CASED OPENINGS WITHOUT DIMENSIONS ARE TO BE SIX (6) INCHES FROM FACE OF ADJACENT WALL OR CENTERED BETWEEN WALLS UNLESS NOTED OTHERWISE. 8. THE DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION, WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED, SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT AND STRUCTURAL ENGINEER. 9. BUILDING SYSTEMS AND COMPONENTS NOT SPECIFICALLY DETAILED SHALL BE INSTALLED, AS PER MINIMUM MANUFACTURER'S RECOMMENDATIONS. NOTIFY THE ARCHITECT OF ANY RESULTING CONFLICTS. 10. ALL WORK SHALL CONFORM TO APPLICABLE BUILDING CODES AND ORDINANCES. IN CASE OF ANY CONFLICT WHEREIN THE METHODS OR STANDARDS OF INSTALLATION, OR THE MATERIALS SPECIFIED, DO NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR ORDINANCES, THE LAWS OR ORDINANCES SHALL GOVERN. 11. INSTALL DUST BARRIERS AND OTHER PROTECTION AS REQUIRED TO PROTECT INSTALLED FINISHES AND FACILITIES 12. PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO ARCHITECTURAL DRAWINGS, IT SHALL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO CHECK WITH THE ARCH DRAWINGS BEFORE INSTALLATION OF THEIR WORK ANY DISCREPANCY BETWEEN ARCH. DRAWINGS AND THE CONSULTING ENGINEER(S) OR OTHER SUPPLEMENTARY DRAWINGS SHALL BE BROUGHT TO THE OWNER'S ATTENTION IN WRITING. 13. THIS PROJECT CONTAINS GLAZING THAT WILL BE SUBJECT TO FEDERAL AND LOCAL GLAZING STANDARDS AND THE GLAZING SUBCONTRACTOR SHALL BE RESPONSIBLE FOR ADHERENCE TO THESE REQUIREMENTS, IF THE GLAZING SUBCONTRACTOR FINDS ANYTHING IN THE DOCUMENTS NOT IN COMPLIANCE WITH THE STANDARDS, HE OR SHE SHALL BRING DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING 14. ALL GLAZING IN HAZARDOUS LOCATIONS, DEFINED BY THE 2012 IRC R308.4, SHALL BE SAFETY GLAZING, INCLUDING BUT NOT LIMITED TO THE SAFETY GLAZING IDENTIFIED IN THE CONSTRUCTION DOCUMENTS 15. THERE SHALL BE NO EXPOSED PIPE, CONDUITS, DUCTS, VENTS, ETC. ALL SUCH LINES SHALL BE CONCEALED OR FURRED AND FINISHED, UNLESS NOTED AS EXPOSED CONSTRUCTION TO THE DRAWINGS. OFFSET STUDS WHERE REQUIRED, SO THAT FINISHED WALL SURFACE WILL BE FLUSH. 16. CONTRACTOR SHALL PROVIDE TEMPORARY BRACING FOR THE STRUCTURE AND STRUCTURAL COMPONENTS UNTIL ALL FINAL CONNECTIONS HAVE BEEN COMPLETED IN ACCORDANCE WITH THE PLANS. 17. CARRY ALL FOOTINGS TO SOLID, UNDISTURBED ORIGINAL EARTH. REMOVE ALL UNSUITABLE MATERIAL UNDER FOOTINGS AND SLAB AND REPLACE WITH CONCRETE OR WITH COMPACTED FILL AS DIRECTED BY A GEO-TECHNICAL ENGINEER 18. ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO THE MINIMUM STANDARDS OF THE 2012 IRC. 19. ALL WOOD IN DIRECT CONTACT WITH CONCRETE OR EXPOSED WEATHER SHALL BE PRESSURE TREATED WITH AN APPROVED PRESERVATIVE UNLESS DECAY RESISTANT HEARTWOOD OF CEDAR OR REDWOOD IS USED, FASTENERS FOR PRESSURE TREATED WOOD SHALL BE HOT DIPPED GALVANIZED STEEL, STAINLESS STEEL, SILICONE, BRONZE OR COPPER 20. ALL WOOD LESS THAN 6 INCHES FROM THE GROUND OR 2 INCHES MEASURED VERTICALLY FROM EXTERIOR CONCRETE STEPS, PORCH SLABS, PATIO SLABS, AND SIMILAR HORIZONTAL SURFACES EXPOSED TO WEATHER SHALL BE A NATURALLY DURABLE WOOD OR PRESSURE TREATED WITH AN APPROVED PRESERVATIVE PER 2012 IRC R317. 21. PROVIDE FIRE-BLOCKING VERTICALLY AT CEILING AND FLOOR LEVELS AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET AND AS REQUIRED FOR CONCEALED SPACES UNDER 2012 IRC 502.13 & R602.8. 22. NAIL GYPSUM WALLBOARD TO ALL STUDS, TOP PLATES, BOTTOM PLATES AND BLOCKING WITH COOLER NAILS@ 7 INCHES O.C. MAXIMUM SPACING UNLESS SHOWN OTHERWISE. USE SD FOR 1/2" WALLBOARD AND 60 FOR 5/8" WALLBOARD. 23. PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS. 24. STRUCTURAL, ELECTRICAL, MECHANICAL AND ENERGY NOTES ARE LOCATED WITHIN THIS SET OF DRAWINGS. 25. NO MATERIALS FROM THE WORK ARE TO BE STOCK PILED ON THE PUBLIC RIGHTS-OF WAYS. ALL RUBBISH AND DEBRIS IS TO BE REMOVED FROM THE SITE. 26. ADJACENT PROPERTIES, STREETS AND WALKS ARE TO BE PROTECTED FROM DAMAGE AT ALL TIMES. 27. ALL DOWNSPOUTS AND ROOF DRAINS ARE TO BE CONNECTED TO THE POINT OF DISCHARGE SPECIFIED ON THE STANDARD DRAINAGE PLAN AND/OR SITE PLAN BY TIGHTLINE UNLESS SITE CONDITIONS ALLOW FOR DRYWELLS, SURFACE DRAINAGE OR UNLESS NOTED OTHERWISE IN CONSTRUCTION DOCUMENTS. 28 ALL DIMENSIONS ARE FACE OF STUD WALL, CENTER LINE OF COLUMN, OR FACE OF CONCRETE UNLESS NOTED OTHERWISE. 29 THE CONTRACTOR SHALL SECURE PERMITS REQUIRED BY THE FIRE DEPARTMENT PRIOR TO BUILDING OCCUPATION. 30. THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO ENSURE THE SAFETY OF THE OCCUPANTS AND WORKERS AT ALL TIMES DURING THE COURSE OF THE PROJECT. 31. APPROVED PLANS SHALL BE KEPT IN A PLAN BOX AND SHALL NOT BE USED BY ANY WORKMEN. 32. THE CONTRACTOR AND/OR THE SUB-CONTRACTOR SHALL APPLY FOR, OBTAIN AND PAY FOR ALL REQUIRED PERMITS AND FEES EXCEPT FOR THE BUILDING PERMIT. 33. ALL STAIRWAYS MUST MEET THE REQUIREMENTS OF 2012 IRC R311.7. 34 ALL EMERGENCY ESCAPES AND RESCUE OPENINGS FOR BEDROOMS AND BASEMENTS MUST MEET THE REQUIREMENTS OF 2012 IRC R310 35. ROOF VENTILATION MUST MEET THE REQUIREMENTS OF 2012 IRC R806. 36. CRAWL SPACE VENTILATION MUST MEET THE REQUIREMENTS OF 2012 IRC R408. 37 ALL SIDING METHODS MUST HAVE A WEATHER RESISTIVE BARRIER THAT MEETS THE REQUIREMENTS OF 2012 IRC R703.2. GENERAL WEATHER PROTECTION FOR THE ENTIRE PROJECT MUST MEET THE REQUIREMENTS OF 2012 IRC R903 38 SECURITY STANDARDS MUST MEET THE REQUIREMENTS OF 2012 IRC R329 39. ALL GUARDRAILS FOR DECKS, BALCONIES, AND OPEN RAILINGS MUST MEET THE REQUIREMENTS OF 2012 IRC 312. 40. ALL SKYLIGHTS AND SLOPED GLAZING MUST MEET THE REQUIREMENTS OF 2012 IRC 308.6. 41. ALL CEILING HEIGHTS MUST MEET THE REQUIREMENTS OF 2012 IRC R305. 42. ALL UNDER FLOOR AND CRAWL SPACE MUST BE ACCESSIBLE PER 2012 IRC R408.4. 43 ATTIC ACCESS MUST BE SIZED AND LOCATED ACCESSIBLY PER 2012 IRC R807.1. 44. ALL SHOWERS SHALL BE FINISHED WITH A SMOOTH, NON-ABSORBENT SURFACE TO 72" ABOVE THE DRAIN PER IRC SEC. 3072 45 THRESHOLDS AT EGRESS -LANDINGS OR FLOOR AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1±'. LOWER THAN THE TOP OF THRESHOLD. ELECTRICAL NOTES 1. ALL ELECTRICAL WORK IS TO BE DESIGNED BY THE SUBCONTRACTOR AND COMPLETED PER APPLICABLE CODES AND ORDINANCES, INCLUDING BUT NOT LIMITED TO THE CODES REFERENCED IN ARCHITECTURAL GENERAL NOTE #1. 2 ELECTRICAL CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THE PARTY'S SCOPE OF WORK. 3 WIRING METHODS SHALL BE AS PERMITTED BY "CODE" AND INSTALLATION PER ''NECA" STANDARDS. 4. USE OF ALUMINUM WIRE IS LIMITED TO SIZE #4 AND LARGER 5. ALL DEVICES TO BE SPECIFICATION GRADE. 6. ALL NEW ELECTRICAL PANELS OR LOAD CENTERS TO BE PROTECTED ON LINE SIDE BY CURRENT LIMITING FUSES. 7. ALL RECEPTACLES SHALL BE AT LEAST 15 INCHES FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE 8. ALL SWITCHES SHALL BE 42" FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE. 9. LOCATE RECEPTACLES PER 2012 IRC SEC E3801. 10. VERIFY ALL RECEPTACLES, SWITCH, AND FIXTURE LOCATIONS WITH OWNER PRIOR TO INSTALLATION. 11. ALL EXTERIOR LIGHTING TO BE SHIELDED AND DIRECTED AWAY FROM ADJACENT PROPERTIES. GARAGE NOTES 1. GARAGE SEPARATION SHALL BE PER IRC TABLE R302.6. GARAGES SHALL BE SEPARATED FROM THE LIVING AREA AND ITS ATTIC AREA BY NOT LESS THAN 1/2" GWB APPLIED TO THE GARAGE SIDE. GARAGES SHALL BE SEPARATED FROM HABITABLE ROOMS ABOVE BY NOT LESS THAN%" TYPE X GWB. WHERE THE SEPARATION IS A FLOOR-CEILING ASSEMBLY, THE STRUCTURE SUPPORTING THE SEPARATION SHALL ALSO BE PROTECTED BY NOT LESS THAN 5/8" TYPE X GWB OR EQUIV. 2. OPENINGS BETWEEN GARAGE AND LIVING SPACE SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB CORE STEEL DOORS NOT LESS THAN 1 3/8" THICK, OR 20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A SELF CLOSING DEVICE. 3. DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILING SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MIN N0.26 GAUGE SHEET STEEL OR OTHER APPROVED MATERIALS AND SHALL HAVE NO OPENINGS INTO THE GARAGE PER IMC 302.5.2 4 IN SEISMIC DESIGN CATEGORIES 01 & 02, WATER HEATERS SHALL BE ANCHORED TO RESIST HORIZ DISPLACEMENT DUE TO EARTHQUAKE MOTION. STRAPPING SHALL BE@ POINTS WITHIN THE UPPER ONE THIRD AND LOWER ONE THIRD PER 2012 IMC M1307.2. 5. PROVIDE OUTDOOR COMBUSTION AIR FOR WATER HEATER. 6. GARAGE FLOOR SURFACES SHALL BE APPROVED NONCOMBUSTIBLE MATERIAL AND THE AREA USED FOR THE PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY 2012 IMC R309.1. 7. GAS APPLIANCES LOCATED IN A GARAGE SHALL BE RAISED 18" MIN. ABOVE FINISHED FLOOR G2408.2 (305.3) PROVIDE COMBUSTION AIR (SEE SEC. 702, 703, 704, 705, IMC) EITHER ALL OUTDOOR AIR (MOST COMMON) OR IN GARAGE (ALL INSIDE AIR) 8. APPLIANCES LOCATED IN A GARAGE OR CARPORT SHALL BE PROTECTED FROM DAMAGE FROM VEHICLES. M1307.3.1. LIVING AREA NOTES 1. ALL INTERIOR WALLS TO BE 2X4@ 16" O.C. (U.NO.), EXCEPTING PLUMBING WALLS. 2. ALL EXTERIOR WALLS TO BE 2X6@ 16" O.C. (U.NO.) 3. HEADERS PER STRUCTURAL (U.N.O) 4. PROVIDE FIREBLOCKING AT ALL PLUMBING OPENINGS 5. PROVIDE SOLID BLOCKING OVER SUPPORTS. 6 WHEN THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1000 SF. DRAFT STOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS AND SHALL BE OF 1/2" GYP BOARD OR OTHER APPROVED MATERIALS INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS PER LOCAL RESIDENTIAL CODE. 7. PROVIDE FIRE-BLOCKING TO CUT OFF ALL CONCEALED HORIZONTAL AND VERTICAL DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. FIRE-BLOCKING SHALL CONSIST OF NOT LESS THAN 2" NOMINAL LUMBER OR OTHER APPROVED MATERIAL/ LOCAL RESIDENTIAL CODE. 8. ASPHALT-SATURATED FELT FREE FROM HOLES OR BREAKS, WEIGHTING NOT LESS THAN 14 POUNDS PER 100 SF AND COMPLYING WITH ASTM D 226 OR OTHER APPROVED WEATHER RESISTANT MATERIAL SHALL BE APPLIED OVER SHEATHING OF ALL EXTERIOR WALLS. APPROVED ALTERNATE WEATHERPROOF MEMBRANES SHALL BE USED FOR OPEN JOINT RAIN SCREEN SIDING. WEATHER RESISTANT MATERIALS SHALL BE APPLIED HORIZONTALLY PER MANUFACTURERS RECOMMENDATIONS, WITH THE UPPER LAYER LAPPED OVER THE LOWER LAYER NOT LESS THAN 2 INCHES AND NOT LESS THAN 6 INCHES WHERE JOINTS OCCUR/ LOCAL RESIDENTIAL CODE. 9. APPROVED CORROSION-RESISTIVE FLASHING SHALL BE PROVIDED IN THE EXTERIOR WALL ENVELOPE IN SUCH A MANNER AS TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDINGS SURFACE AND SHALL BE INSTALLED TO PREVENT WATER FROM REENTERING THE EXTERIOR WALL ENVELOPE. 10. FLASHING SHALL BE INSTALLED BUT NOT LIMITED TO THE FOLLOWING LOCATIONS: -THE TOP OF ALL EXTERIOR WINDOW & DOOR OPENINGS -INTERSECTIONS OF FRAME WALLS AND MASONRY OR STUCCO -UNDER MASONRY, WOOD OR METAL COPINGS AND SILLS -CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM -WHERE EXTERIOR PORCHES, DECKS OR STAIRS ATTACH TO A 1/2 WALL -AT WALL AND ROOF OR SOFFIT INTERSECTIO~IS -AT BUILT-IN GUTTERS ROOF NOTES 1. SHADED AREAS INDICATE OVERFRAMING, 2X6@ 24" O.C. TYPICAL 2. SOFFIT, VENT, AND INSULATE ALL CANTILEVERED AREAS 3. PROVIDE SOLID BLOCKING OVER SUPPORTS 4. DS -DOWNSPOUTS (4" SOLID PIPE TIGHTLINED INDEPENDENT OF FOOTl~IG DRAIN) 5. ALL MANUFACTURED TRUSSES: -SHALL HAVE DESIGN DETAILS AND DRAWINGS ON SITE FOR FRAMING INSPECTION -SHALL BE INSTALLED AND BRACED TO MANUFACTURER'S SPECIFFICATIONS -SHALL CARRY MANUFACTURER'S STAMP ON EACH TRUSSES 6. FLASHINGS SHALL BE INSTALLED IN SUCH A MANNER AS TO PREVENT MOISTURE ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS, THROUGH MOISTURE PERMEABLE MATERIALS AND AT INTERSECTIONS WITH PARAPET WALLS AND OTHER PENETRATIONS THROUGH THE ROOF PLANE. METAL FLASHING SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.0019 INCH/ LOCAL RESIDENTIAL CODE. 7. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NO LESS THAN THE THICKNESS OF THE PARAPET WALL . · 8. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS HAVING THE SAME SIZE AS THE ROOF DRAINS SHALL BE INSTALLED PER LOCAL RESIDENTIAL CODE & THE INTERNATIONAL PLUMBING CODE. FRAMING NOTES 1. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE REQUIREMENTS OF THE DRAWINGS, NOTES, SPECIFICATIONS, AND ALL APPLICABLE CODES AND ORDINANCES. 2 ALL FRAME CONSTRUCTION SHALL CONFORM TO MIN STANDARDS OF IBC/IRC. FASTENING REQUIREMENTS TO BE IN ACCORDANCE TO SBC. SEE STRUCTURAL DRAWINGS GENERAL NOTES AND SPECIFICATIONS FOR ANY OTHER NOTES THAT MAY RELATE SPECIFICALLY TO GRADES AND SIZING OF ALL FRAMING MEMBER. 3. COLUMNS AND POSTS LOCATED ON CONCRETE OR MASONRY FLOORS OR DECKS EXPOSED TO THE WEATHER OR TO WATER SPLASH OR IN BASEMENT AND WHICH SUPPORT PERMANENT STRUCTURES SHALL BE SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING ABOVE FLOORS UNLESS APPROVED WOOD OR NATURAL RESISTANCE TO DECAY OR TREATED WOOD IS USED. THE PEDESTALS SHALL PROJECT AT LEAST 6 INCHES ABOVE EXPOSED EARTH ANO AT LEAST 1 INCH ABOVE SUCH FLOORS. 4. PER IRC R317, ALL WOOD OR WOOD PRODUCTS EXPOSED TO WEATHER OR IN DIRECT CONTACT WITH CONCRETE SHALL BE PROTECTED AGAINST DECAY PER 2012 IRC R317. 5 MAINTAIN ALL INTEGRITY OF REQUIRED 1 HOUR SEPARATION BETWEEN DIFFERENT OCCUPANCY TYPES. SEE DRAWINGS AND DETAILS FOR REQUIRED ONE AND TWO HOUR PARTY WALLS BETWEEN UNITS. GARAGE/ DWELLING PER R302.5 & 302. 6 6. WHERE INSTALLATION INCLUDES MANUFACTURED PRODUCTS, COMPLY WITH THE MANUFACTURER'S APPLICABLE INSTRUCTIONS AND RECOMMENDATIONS FOR INSTALLATION. VERIFY ROUGH-IN DIMENSIONS FOR EQUIPMENT AND PROVIDE BUCK-OUTS, BACKING AND JACKS AS REQUIRED. 7. ALL GUARDRAILS PER R312 TO BE 36" HIGH MINIMUM FROM FINISHED FLOOR LINE. OPENINGS IN RAILING ASSEMBLIES ARE NOT TO EXCEED 4" IN ONE DIRECTION. GUARDRAILS AND HANDRAILS TO WITHSTAND A 200 LB/SF CONCENTRATED LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP. GUARD IN-FILL COMPONENTS (ALL THOSE EXCEPT THE HANDRAIL), BALUSTERS AND PANEL FILLERS SHALL BE DESIGNED TO WITHSTAND A HORIZONTALLY APPLIED NORMAL LOAD OF 50 LBS ON AN AREA EQUAL TO 1 SQ.FT. THIS LOAD NEEDS TO ASSUMED TO ACT CONCURRENTLY WITH ANY OTHER LIVE LOAD REQUIREMENTS. HANDRAILS TO BE BETWEEN 1-1/2" DIA AND 2" DIA WITH CLEARANCE OF 1-1/2' BETWEEN RAIL ANO WALL SURFACE, MOUNT BETWEEN 34" AND 38" OFF STAIR NOSING. 8. DECKING ALL WOOD EXPOSED TO WEATHER, SUCH AS WOOD USED FOR DECK FRAMING INCLUDING DECKING, RAILINGS, JOISTS, BEAMS, AND POSTS SHALL BE PRESSURE TREATED OR OF WOOD WITH NATURAL RESISTANCE TO DECAY. 9. UNLESS NOTED OTHERWISE, DIMENSIONS ARE TO FACE OF STUDS, FACE OF FOUNDATION WALLS, CENTERLINE OF COLUMNS, CENTERLINE OF DOORS AND WINDOWS. WHEN EXTERIOR WALLS ARE DIMENSIONED 6", THEY INCLUDE 1/2" SHEATHING OVER 2X6 STUDS@ 16" O.C. WHOLE-HOUSE VENTILATION SYSTEM M·l507.3.1 SYSTEM DESIGN. WHERE PROVIDED, WHOLE-HOUSE VENTILATION SYSTEMS SHALL COMPLY WITH IRC SECTIONS M1507.3.4, M·l507.3.5, M1507.3.6, OR M1507.3.7. COMPLIANCE IS ALSO PERMITTED TO BE DEMONSTRATED THROUGH COMPLIANCE WITH THE INTERNATIONAL MECHANICAL CODE. M1507.3.2 CONTROL AND OPERATION 1. CONTROLS FOR ALL VENTILATION SYSTEMS SHALL BE READILY ACCESSIBLE BY THE OCCUPANT. 2 LOCAL EXHAUST SYSTEMS SHALL BE CONTROLLED BY MANUAL SWITCHES, DEHUMIDISTATS, TIMERS, OR OTHER APPROVED MEANS 3. CONTINUOUS WHOLE-HOUSE VENTILATION SYSTEMS SHALL OPERATE CONTINUOUSLY. EXHAUST FANS, FORCED-AIR SYSTEM FANS, OR SUPPLY FANS SHALL BE EQUIPPED WITH "FAN ON" AS OVERRIDE CONTROLS. CONTROLS SHALL BE CAPABLE OF OPERATING THE VENTILATION SYSTEM WITHOUT ENERGIZING OTHER ENERGY-CONSUMING APPLIANCES. A LABEL SHALL BE AFFIXED TO THE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)." 4. INTERMITTENT WHOLE-HOUSE VENTILATION SYSTEMS SHALL BE CAPABLE OF OPERATING INTERMITTENTLY AND CONTINUOUSLY. THE VENTILATION RATE SHALL BE ADJUSTED ACCORDING TO THE EXCEPTION IN SECTION M1507.3.3. THE SYSTEM SHALL BE DESIGNED TO OPERATE AUTOMATICALLY BASED ON THE TYPE OF CONTROL TIMER INSTALLED. THE SYSTEM SHALL OPERATE AT LEAST ONE HOUR OUT OF EVERY FOUR. THE SYSTEM SHALL HAVE A MANUAL CONTROL AND AUTOMATIC CONTROL, SUCH AS A24-HOUR CLOCK TIMER. AT THE TIME OF FINAL INSPECTION, THE AUTOMATIC CONTROL SHALL BE SET TO OPERATE ACCORDING TO THE SCHEDULE USED TD CALCULATE THE WHOLE HOUSE FAN SIZING. A LABEL SHALL BE AFFIXED TO THE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)." M1507.3.2.1 OPERATING INSTRUCTIONS INSTALLERS SHALL PROVIDE THE MANUFACTURER'S INSTALLATION, OPERATING INSTRUCTIONS, AND A WHOLE-HOUSE VENTILATION SYSTEM OPERATION DESCRIPTION M1507.3.3 MECHANICAL VENTILATION RATE. THE WHOLE HOUSE MECHA~ICAL VENTILATION SYSTEM SHALL PROVIDE OUTDOOR AIR TO EACH HABITABLE SPACE AT A CONTl~IUOUS RATE OF NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH TABLE M1507.3.3(1). ' TABLE M1507.3.3(1)-M11NIMUM VENTILATION RATES (CONTINUOUSLY OPERATING SYSTEMS) ' ' i O 1 BEDROOMS SQ FT 2-3 4-5 6-7 7+ <1500 1 30 45 60 75 90 1501-3000 145 60 75 90 105 3001-4500 .60 75 90 105 120 4501-6000 75 90 105 120 135 6001-7500 90 105 120 135 150 >7501 105 120 135 150 165 M·l507.3.3 INTERMITTENTLY bPERATING VENTILATION SYSTEMS. THE WHOLE-HOUSE MECHA~ICAL VENTILATION SYSTEM IS PERMITTED TO OPERATE INTERMITTENTLY WHERE THE SYSTEM HAS CpNTROLS THAT ENABLE OPERATION FOR NOT LESS THAN 25% OF EACH 4-HOUR SEGMENT AND THE VENTIL'°!TION RATE PRESCRIBED IN TABLE M1507.3.3(1) IS MULTIPLIED BY THE FACTOR DETERMINED IN ACCORDANfE WITH TABLE M1507 3.3(2) TABLE M1507 3 3(2)-VrNTILATION RATE FACTORS (INTERMITTENTLY OPERATING SYSTEM) RUNTIME% (4HR SEGMENT) 25% 33% 50% 66% 75% 100% FACTOR I 4 3 2 1.5 1 3 1.0 M·l5d6.2 EXHAUST OPENINGS.· ALL EXHA\;ST OPENINGS SHALL COMPLY WITH 2012 IRC SECTIONS R303.5.2 & R3D3.6. % ~ ,,_ •, '1't ~~ '~'\t, 1Jf'<'., ~ l 1 PLUMBING'NQTES ·,:,,. '• ; \_ 'I_ l. \ \. \ ' - 1. ALL PLUMBING WS'R{ IS Tp BE DESIGNED BY SUBCONTRACTOR AND SHALL COMPLY WITH ALL APPLICABLE CODE;S ",ND 9RDINANCES 2. PLUMBING CONTR,'c,CTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THE PARTY'S SCOPE OF. WORK. ' . 3. PROVIDE PRESSURE REllEF. VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT MG\,RE THAN TWO FEET NOR LESS THAN 6 INCHES ABOVE THE GROUND, POINTING DOWN. -.. · , . 4. HOT WATER TANKS'l;IAVING'FLEXIBLE PIPE CON~IECTIONS AND OVER 4 FEET TALL SHALL BE STRAPPED DOWN TO PREVENt OVE'1TURN IN THE EVENT OF AN EARTHQUAKE. 5. HOT WATER HEATE~.s ~OyATED IN GARAGES SHALL BE ELEVATED PER 2012 IRC P2801.6. 6. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL HOSE BIBS .-,_ ! 7. CONT~t\CTOR SHALL Pf,<OVIDE A DWV AND HOT WATER DISTRIBUTION RISER DIAGRAM FOR COUNTY AND,ARCHITECT REVIEW. 8. ,, EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEAN OUT AT ITS UPPER TERMINAL '9 CONTRACTOR TO PROVIDE HORIZONTAL DRAINAGE PIPING THAT MEETS UPC FOR SLOPE 1. 2. 3. REQUIREMENTS. \ I ) GRADING NOTES l CONSTRUCTION EROSIC)N CONTROL MEASURES MUST BE IN PLACE AND APPROVED BY LOCAL MUNICIPALITY PRIOR TCJ ANY EARTH DISTURBANCE. CALL THE LOCAL MUNICIPALITY TO SCHEDULE AN INSPECTION APPOINTMENT • NO SEDIMENT SHALL B~TRACKED INTO THE SITE OR ONTO PAVED SURFACES. SEDIMENT SHALL BE REMOVED FROM TRUCKS AND EQUIPMENT PRIOR TO LEAVING THE SITE. IN THE EVENT THERE IS A FAILURE OF AN EROSIO~ CONTROL SYSTEM RESULTING IN SEDIMENT BEING TRACKED ONTO PAVED SURFACES, THE CONTRflCTOR SHALL IMMEDIATELY IMPLEMENT MEASURES TO CORRECT THE SITUATION, AND STREEl; SWEEPING SHALL BE EMPLOYED ON AN EMERGENCY BASIS. IF STREET SWEEPING VEHICLES ARE UTILIZED, THEY SHALL BE OF THE TYPE THAT ACTUALLY REMOVES SEDIMENT FROM THE PAVEMENT. \ FOR SITES WITHIN AN E~VIRONMENTALLY CRITICAL AREA (ECA), GRADING MUST BE STABILIZED BY OCTOBER 31ST AND NO,EXCAVATION OR FILL PLACEMENT TO BE PERFORMED BETWEEN OCTOBER 31ST AND APRIL 1 ST. \ \ DRYWALL NOTES 1. PROVIDE 1/2" GYPSUM WALL BOARD FOR NON-RATED ASSEMBLIES ANO 5/8" TYPE X GWB FOR 1-HOUR RATED ASSEMBLIES WITH ALL EXPOSED JOINTS AND FASTENER HEADS SMOOTH AND FLUSH WITH SURFACE OF BOARDS, JOINTS TAPED AND PREPARED FOR APPLICATION OF FINISH, USE WATER-RESISTANT BOARD AT ALL WET AREAS TO 4' AFF. 2. "RECOMMENDED SPECIFICATIONS FOR THE APPLICATION AND FINISHING OF GYPSUM BOARD", LATEST EDITION, AS PUBLISHED BY THE GYPSUM ASSOCIATION (ALSO PUBLISHED AS ANSI 97. 1 AND" USING GYPSUM BOARD AND CEILING", LATEST EDITION). 3. WHEN GYPSUM BOARD IS USED AS A BASE FOR TILE OR WALL PANELS FOR TUB, SHOWER OR WATER CLOSET COMPARTMENT WALLS, WATER RESISTANT GYPSUM BACKING BOARD SHALL BE USED PER IRC SECTION R702.4.2 z 0 -1- () :J a:: 1- (/) z 0 0 a:: 0 LL l-o L..-----------------------'---------------------------------------------------------------------'z ,.,,.,,1,. (f) w ~ 0 I z s 0 "' I-LC) 0 co °' -<( w s:: (9 z 0 0 I-z w w n:: w Cf) z z 0 -> 0 r m I-u w I- :::i w n:: (f) (J) I-z (J) :::i z z (J) 0 ,-.. u :::::> 0 ,-.. s:: I w Cf) 0 z ,-.. ffi Revision 1 01/27/17 FOR PLA~l~IING DEPT use ONL y ARCHITECTURAL GENERAL NOTES SCALE: AS NOTED A0.1 ---~------------------------------- (f.) BUILDING (E.) BUILDING NEIGHBORING TAX PARCE.L 311990-0050 (E.) BUILDING - NEIGHBORING TAX PARCEL 311990-0020 + + + + + -------------------\______ / (E) GARAGE I I ----------------------------------- UTILITIES PER CIVIL \TYP) FOR RE.FERENCE ONLY rrrrn\ CwooNERF c------'-2'-0" MAX HT WALL • ·) + + + + + + + + .\.--1-+ + + ,_ + + + + + + + + + -TAX PARCEL+ -\-311990-0011 + --+·7· +~ + + ---.. , -·----•'---·· ---~----~ --, .. - + + + + + + + ' ,· ' -+ + -~r + + + + ' + + + T + + + + + _,_ - __ .,. + + + + + + + + ' T + + ---------- --------- -------- / I·/ --__. / ------\ _:r:;::r _LL . r- + + + + + 15[1 / / ·-\ UNIT TYPE C _ GARAGE FFE=17l.g'+ MAIN FFE=186.9'± - -----. ----1 BUILDING 4 \ 1-10·-0" PUBLIC UTILITIES EASEMENT NEIGHBORING TAX PARCEL 605650-01 oo --------------------------------------------------------- ---- UNIT TYPE A •. GARAGE FFE=172 4'+ , MAIN FFE=185 4 ;+ -. - / I I UNIT TYPED I I \ 1~RAGE FFE=173.6'± WER FFE=163.6'+ / UPPER FFE=183.8'± ----- __./ I I ---\---- BUFFER PLANTINGS PER [:SCAPE. NE.IGHBORING TAX PARCEL 605650-0400 / / / ( REFER TO SHEET A0.0 FOR ZONING AND P.U.D. ANALYSIS. \N / 15 UNITS PROPOSED: 3 TYPICAL UNITS (TYPE A) 5 TYPICAL UNITS (TYPE B) 6 TYPICAL UNITS (TYPE C) 1 TYPICAL UNITS (TYPED) ALL UNITS BUILTGREEN 4-STAR 0 5 ~---· 1" = 1 O' /J), Revis\on 1 011271'17 :z: 0 -\-- 0 :J 0:: \- (f) z FOR PLANNING DEP'f USE oNV/ 0 0 PRELIMINARY 0::: PUD LAYOUT 0 U- SCALE: AS NOTED 20 s \-A1 1 0 • z PRELIMINARY pUO LAYOUT .... •. .. . . . . . . . . . . .. .. . . . . . . ...... . .. . .. . . . ... . . . . SCALE: 1"" 10'-0" ----------~~ .. ,.•---··· , . . • . . . .. . ····• . . . .. . ······· . .. ... ... ... .. .. ···•· .. • .. I- () :J er: 1-- (l) z Cl) w ~ 0 I z s 0 '° I-~ 0- <( w ;;; (9 ~ 0~ w a:::. w z Cl) ~ 0 I--> -en t- u w 1-:::j w a::: Cl) (/) I-z (/) :) z z (/) 0 " u :J :2 ;;; Cl) ..!. W 0 z r-- ~ Revisi on 1 01127/17 ""°OR PL.Li.NNiNG DEPT USE ONL '( EXTERIOR RENDERINGS SCALE: AS NOTED A 1.11 l -f I \ z 0 -l-o :J a: 1-- (J) z 0 (.) 0:: 0 LL l-o z Cl) w ~ 0 I z s 0 '° I-~ <O "' <( w 3: C) ~ 0~ w n:- UJ ' Cl) ~ z -> e t-(l] u w 1-:::J w n: Cl) (/) I-z (/) :::J z z (/) 0 "' u::) R 3: Cl) ..!.. UJ 0 z "' ffi Revision 1 01/27/17 FOR P\-,C,N l"l iNG DEPT USE ONLY EXTERIOR RENDERINGS SCALE: AS NOTED ' I A1 .12 ~ ' b N ~ 0 ' b ~ --'le---· --36'-0" ______________________ _,, r ___________ _______,,_:-1 <::i GARAGE -~ ---r-- --~.-. ~-~~ --· -- -_-_· _· '_J-·--- ~81:i SF _J ~" Iw 0 O:'. w" 2 STOR. I I f]i D LDRY []IQ]] 5x12 ,l..-1--1-UP ,,L_jc_,r, " I \ 01,\ I ' ' \ I ', I \ I , ' I ' \ I , CLO. BED #1 []I@ 13x10 STOR. 11 g; I I t;; r 0 ' " -t~ ~ g r " I "' I ---t I '9 "' ----"!..-',,. 1 L l l 'l ,. ---------19'-5" ------------)(--·-5'-0" ----· 7'-0 1/2" ·-------6'-61/2" .!/-1 ______________ -··-----·---38'-0" -----·----} 1 --------------------40'-0" ----------------- t -----------36'-0"----------~=r--l 4-0'1 F e rn '" 1---8'-4' r--4'-6" --r--------·--------· 16'-3 1/2" I . ·-,--PANTRY ---+-1---~--"lc--"- r= Irr --olr ~ LJ· --'--, .---,u--,-DN1-+-1 >-ot--+-t-UP ·>-->-4-<n ~ 51~ ~ ~I~ ~ t, r "! b ~ .- ~ ~ ' b N 5.5,4 PWDR < o O < 91 0 'f IR203I m;o,i m 0 ,i st Ct'. "-w Ct'. ~- KITCHEN ~ I 16x15 [b ____ _ SECOND FLOOR Bx 4 LINE OF SOFFIT ----1 --t --(ABOVE) -------------------- ISLAND 10x3.5 -- i ' {/J=-~ I' ' ' ch--.· ,r -- b,I, ~I "=rt1. .,_-i"r ,1 ~' !--qr" I 'iJ.'I ' -~-1} LIVING/ DINING I R204 I 21x15 I~ u (0 _, " 1,-----.. ' _---71 I i i I I I I I --------·-----1 [--l-1 ] ----'--·-~- PROPOSED UNIT TYPE A FIRST FLOOR PLAN PROPOSED UNIT TYPE A SECOND FLOOR PLAN SCALE: 1/4" = 1 '-0" --------.. -1-3'--1-1/-2"----_·--.. _-_-_ -r "f '' -r-,,=~~~=-8-'-4-.. ---------11'-111/2"-f r I~ I I I ~1~ ~16 0 ~ N WLC. '" l!m DRESSER > _,, ~I .. l ~ I CJ --· - -·--1 . . 'I ii ii I LJ I DIN '' I I: 1 I·-·--t.:.:-:=~~~~-:::::--~~ - Iii ' M. i _ _) ' BED#3 i I R304 I 12x12.5 CJ --- SCALE: 1/4" = 1 '-0" \ r-------.. -47'-0' -----'------------r _, ~ () r ~ )> -" zZ ' om ('J "''~ -< " 1! " -r~--,---,---f---=-=--_-_ --=--=---~---=-=-----=-=--------=--.-=---__::,--=--=---_:__,__---=-=----1~--------'j- 1 L LINE OF PARTY WALL(BELOW) I I I I I I I I I lg "' ' b I~ ~ w 1s b ~ ' ('J I I I Li O I I WO:'. O~Wo:::: I N W ...._ 0... W 't""" t-c:>.....Jz N _) C ____ [ ,------, ~·--·- I ;;:t z ::J " s N <(0::::1-0 _J [L"' w I 32 r----I ' 111 11.,,__I - 11 J 1:1 I L ' ' BED#2 BA.#1 ~ I R302 I I 12.5x15 6x12 ' -·· ' - ! ----' ----~--··· LJioEJi1:J r-"-·-· ---! I ----,_ ----- ---6'-7 1/2" 9'-0 1/2' ------,. J~-· ---------------- I 00 [JO M.BA.#2 ~ LINE OF I R303 I I I I WALL 6x12 I (BELOW) I I ---~ -€ LL d I M.DECK --I R300 I WI.C. I 82 SF I I -------- -L4.-7'-. -----_J 6'-4 1/2" ---,(-3'-3 1/2" _[ 7'-8" 2'-5' -1 · ·------------40'-0" ----·-·-----·-·--·-·-·----- PROPOSED UNIT TYPE A THIRD FLOOR PLAN SCALE: 1/4" = 1 '-0" PLAN NOTES 1 ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N.O.) 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING UNO. ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAL POWER AND INTERCONNECTION PER CODE. SMOKE DETECTOR:@ 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. CARBON MONOXIDE DETECTOR: I@ COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 1 I b ' f.. I I I I L ____________ -------~ J LINE OF WALL (BELOW), TYP. ,.______ '-----~~~~~~~~_____________J ___ l 1 --------------------~ 47'-0" -·----l z 0 4 PROPOSED UNIT TYPE A ROOF PLAN A2. 1 SCALE: 1/4" = 1 '-0" 7. EMERGENCY ESCAPE A,ID RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. , MIN. 5.7 SF NET CLR OPENABLE AREA • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX. 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10 SAFETY GLAZING REQUIRED PER IRC R308.4. 11 ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. 12. LOCAL EXHAUST FANS· i) 50 CFM (MIN) ON SWITCH (ij;) 100 CFM (MIN) ON SWITCH 13 ALL INTERIOR WALLS W2 UNO 14 DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS UNO. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. 4 8 I __ __JI 1 /4 11 = 1 '-0 11 -1-- 0 :J er:: 1-- (/) ~---------Z f-U_N_IT_IN_FO_R_M_A_T_IO_N _______ -1 Q LIVING AREA: U FIRST FLOOR: 389 SF SECOND FLOOR: 737 SF 0::: THIRD FLOOR: 756 SF 0 TOTAL: 1,882 SF LJ_ GARAGE AREA: 386 SF 1-- 0 .__D_E_c_K_A_R_E_A_: ___________ 8_2_s_F__J z ffi Revision 1 01/27/17 FOR PLA,INING DEPT USE ONLY PROPOSED UNIT TYPE A FLOOR PLANS SCALE: AS NOTED A2.1 r ~ 0 ~ _, ,~ ,r--~-----r---------------------32'-51/2" ------1 ------ 46'-3" ------1 ----------------------~-,--10'-0" ------------r-3-9112' __ 1 r-~ MECll'L OFFICE __ AREA___ []i_QjJ 9_5xl 1 '° _, <D -------= __, -, -----" - I i-, - -------------------46'-3" --~------------1-------------------------27'-5 1/2" REFR rF------------------- 1 KITCHEN I ~ I 15,12 ,--~---~ £],---------, .. _._,_ - ' - ' - ---. ----" / I /DWI I ISLAND 8x3 --~12-6" r 3'-9 1/2" __ 1 2x4 OVERFRAMING LIVING IR2D41~ 15x11 L____=::---1 ~-=7 ' I \ \ ---r~ ----r-~ ~ ' Co -----\~z --------------' rn ~ i\~ q 2.\~ f.-~ rn r ~ ~\~ I -----r---~ GARAGE []i]gJ j I \ UP J -~ r]O 1 1 [J 1-11 PWDR i:" I \ ;:,I I R202 I I cj I ffi-1----1-DN l-----+-+--1 I-<-+--+-+--UP t-1r--t---(J) ~ ,__,__ LINE OF _ ~--9x3 ° _________ _ _ _ __ ____ _ __ __ _ _ _ ---+----L-----~~ ~~~~~ I ~ I q ------L-------- 10 452 SF I I ----4,-- -----15'-4" --------.?-------17'-7" ~~~4·_3 .. _L 2-9' __ l ------,,k---3'-0" ---,/'---------39'-11" --------- 42'-11" -----} ------42'-11" -----------------______________________________________ ,,_ -·-----· --- PROPOSED UNIT TYPE B FIRST FLOOR PLAN SCALE: 114" = 1'-0" ------------46'-3" ---------------------------------------------f 1 3-91/2" -r I I r i 12'-5 1/2" ---------r 5 7" r---~ 8'-8" -----r 5-9· ---r-------10'-0" rr I I ~ ' [::J I I~ I <D I ti 1-1 01 -Q'. ;;; u_ _, 0 "' WI ~z __, I~ I I __ J ! -rJ,._J[-________ M. BED#1 [@I] 12x15 I s (_) IMC M. BA #1 =~=lll I R302 I 9x9 CLO_ SHO\<\(ER 35x5~ ffi--l---l--+--+--1----1DN---1--l---l---l---<-------"" J__ ==+s -'} ~ _Fl ==--,! ~---=2::_x4:___:0:_:V::::_ERFRAMING --------wi I BA #2 I R303 I 5x9 -1 I 1 ! / _ JI I II -,] I __ BED#2 I R304 I 1 Ox13 -CJ -_ ----CLO -- I ' 10 LL~ 18 ; i \ I; I I§ [LINEOF CANOPY ----+Ir -r--- ===1===--J, :_'-_! 2 A2.2 SECOND FLOOR PROPOSED UNIT TYPE B SECOND FLOOR PLAN SCALE: 1/4" = 1 '-0" r r- 1 I ----------------------------49'-3" ------------------------ -LINE OF PARTY WALL (BELOW) I_ L, 0 w Q'. 01-Wcr N w <( 0... w ~ I-CD _i Z "' ~:::, <( s <(0:'.'!-0 (L Q'. w 02 0 --- i \ \ \ \ ' \ \ \ I r -------- r-- 1 I~ 1! Cil lj I~ 1s i __J I ---j L-10·-2·-- }--~~- ,,L-- 11'-1" _____ JL_ __ 5'-7" ___L_ __ 8'-5112" ----------,?' '-----------------------------_________ 1 -LINE OF PARTY _________ _._,W"-'A'='LL~,@ELO,_._W'_J_) ___ -----------------------49'-3" ' ----------40'-11" -------,f'-2'-0" -----42'-11" -----------------}- PROPOSED UNIT TYPE B THIRD FLOOR PLAN SCALE: 114" = 1 '-0" PLAN NOTES 1_ ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (UNO) 2_ SEE SHEET A0_1 FOR GENERAL ARCHITECTURAL NOTES_ 3_ ALL NEW EXTERIOR WALLS 2X6 FRAMING UNO ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O_ 4 CASEWORK NOT IN CONTRACT_ REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS_ 5_ SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314_ ELECTRICAL POWER AND INTERCONNECTION PER CODE_ SMOKE DETECTOR:@ 6_ CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. CARBON MONOXIDE DETECTOR: @ COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 4 PROPOSED UNIT TYPE B ROOF PLAN A2.2 SCALE: 114" = 1 '-0" 7_ EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310_ • MIN_ 5_7 SF NET CLR OPENABLE AREA • MIN_ 24" NET CLR OPENABLE HEIGHT • MIN 20" NET CLR OPENABLE WIDTH • MAX_ 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308-4_ 11_ ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U_N_O_ 12_ LOCAL EXHAUST FANS• (!;) 50 CFM (MIN) ON SWITCH i) 100 CFM (MIN) ON SWITCH 13_ ALL INTERIOR WALLS W2 U.N.O_ 14_ DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U_N_O_ REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS 15_ ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN_ FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS_ 4 8 i __ __JI 1 /4" = 1 '-0" UNIT INFORMATION LIVING AREA: FIRST FLOOR: SECOND FLOOR: THIRD FLOOR: TOTAL: GARAGE AREA: DECK AREA: 452 SF 623 SF 670 SF 1,745 SF 214 SF 44 SF z 0 -1--- 0 :::> ~ I- (J) z 0 0 ~ 0 LL 1-- 0 z U) lJJ ~ 0 I z s 0 '° I-I!) 0 0::, 0- <( lJJ ,§: - CJ z 0 0 r z w w O:'. w U) z z 0 -> 0 I-(D r u lJJ r :::, w O:'. U) Cf) r z Cf) :::, z z Cf) 0 ,-. u ::J 0 ,-. ,§: I w U) 0 z ,-. & Revision 1 01/27117 FOR PLANNING DEPT USE ONLY PROPOSED UNIT TYPE B FLOOR PLANS SCALE: AS NOTED A2.2 -'i,.--- 1 ' I I I I I I I I .,,._ __ ,~ I~ LLI &l ~I '.S ;';I 6: __J 0 lz I e's I I I I "k-----if- 1 I I I I ----, I ENTRY @:Qi] -------42'-11" ---------------------------------r D[J GARAGE []j]QJ 728 SF MECH'L AREA _ I _______ 6'-31/2" --_1______ -----18'-41/2" __ L_ 4'-0" --L-----------------38'-11" -------------------------------------} ----1~~------~l ----42'-11" ____________________ ,, ---------------} PROPOSED UNIT TYPE C FIRST FLOOR PLAN SCALE: 1/4" = 1 '-0" 1 ____________________ --------42'-11" -----=----------------------------------------r r u I U,f-' ---11-'-3'-' ~~===-r -,a-rH-5-'-9"--------,-----------------~ ,,. ff . .. -~ f 80 SF BALCONY ~~-=-=-=--~=-=-=--=-_-~ ---------------------'is- i I t.! -0 -I ' 0, I~- 0 LLl[O ~ 0 :::. -0 zlz ::J 0 0 0 N __J 1~ _J -----·------------ I~ [I] --------------42'-11" -------------------------,1'-r----5'-9' ---r -----------------15'-7" ______________ 1 ' ,---=------ .,, ,1 PWDR LIVING STOR. REFR ~ ~ -----~ IC I R203 I I R204 I ~ -y y -----1 ~ 5x6.5 12 5x19.5 . - KITCHEN I ~ I R202 I ,---1 -I Uf' '1 '" I 4.5x11.5 ( I C--fl-,-j ' I :] //-~\ · I ·1 1 io [f"ii ., -'I I 'I· i'cl ____ / '·· 1Hii ISLAND I ', I 'I ,--}ti 9.5x3 : ,c\ i' I I ' \ Gh,_ ~ -------------ii \I ' I I I \ I -,-r~'I" ----.1 ' ---.. ______ ,,/ -/ U) ' -j I ' -' -r I >-· I lift ' 'I ,, ,I ,, / 81 I Co ,.:,-<l..L_i.:,.1.'l.-J t ,I {~se'? I I ) 1!11! ,~J.-i:.uc~HJ ~/DW -c--. --rr c·-• -r, ' ~j--, iili! ' -------- r 1-( LL >-LLlJill J 0 (L I w 0 --I z .<>----<. ,::,.~;':::., z <( '-/f-.,:Cff\~CJ r 11 I io ::J 0 '/ ,, I/ ' DINING l,,_ h ijy-~ fli I""-9x11.5 =--ir I -.,---------1·----,,----y- ' I • ,\ )! ,I ':;;'::'.~~-:::, ,-<J:•=:;_.,:J N --0 ' 0 N r " // I -' UP DN a,- L ~ I I 2 A2.3 ,<'---7'-31/2" ---,f----------18'-10" -------__ J_ __ _ 3'-0" --,-----------------------------39'-11" ------------ ,f'-----------------------------------42'-11" ------------------ PROPOSED UNIT TYPE C SECOND FLOOR PLAN SCALE: 1/4" = 1 '-0" \ 13'-9 1/2" ------,i" ------} I ---·-)(- +--------·-----------------------45'-11" ------------- ---- I 1 --- -·------·----·-·-·-··- r 56 SF BALCONY -----·-------l \ r ' WIC BA #2 I R303 I 5x9.5 -- ----~1_ --1 ---L: q Io © I "- t_ I ~ LINE OF PARTY WALL (BELOW) I i ~I l \ f]: I I ____ ) 1~ Ii .I ---T--"" I ii ~I 1Y,: 12 [> l "7 I N M. BED #1 [@I] 1D.5x13 M. BA #1 I R302 I 7x11.5 I I BED#2 I R304 I 11x9.5 BED#3 I R304 I 9x9 5 I I 1~ a; I 0.- ;:1 •• ~ [I] __J I u_1iW 1" t:! el -~ ~ (0 ~ ' 0 ' "' N z :, I I I I PAINTED CORRUGATED METAL PER OWNER \ t I I \ t \ --3r,------=== I o_•fe. w'.I ===11s11 iJ I l \ { ------ I _J -I ; -=~ L I -_,,_-_ --~~7'--1-11/2-"~-----,i<---5'-31/2" _ 1~--=-=---12-101/2" ~:-~~-----"'""""-~:-~~--_-_-1-3'-9-1/2-" _-_-_::_~~-,;<- }~-------______ 39'-11" --------------------------+ PROPOSED UNIT TYPE C THIRD FLOOR PLAN SCALE: 1/4" = 1 '-0" PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (UN.O.) 2. SEE SHEET AO. 1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U_N_O_ ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAL POWER AND INTERCONNECTION PER CODE. SMOKE DETECTOR:@ 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL_ CARBON MONOXIDE DETECTOR: @ COMBO SMOKE/CARBON MONOXIDE DETECTOR:@ I L __________________ _ ~ -i- \ _J L_ ________________________________ _ 46'-11" --- I i \ ' \ • 4 PROPOSED UNIT TYPE C ROOF PLAN \ \ A2.3 SCALE: 1/4" = 1'-0" 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. , MIN_ 5.7 SF NET CLR OPENABLE AREA • MIN_ 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX. 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10_ SAFETY GLAZING REQUIRED PER IRC R308_4_ 11_ ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. 12_ LOCAL EXHAUST FANS ~ 50 CFM (MIN) ON SWITCH @ 100 CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U_N_O ' \ l 14. DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U_N_O_ REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. I~ If _, w !~ ~ 1~ I~ _J b! -S' "' N 0 2 4 -r..,..;1-1 1 /4" = 1 '-0" 8 I z 0 -1-u ::) a:: 1- (f) ,--------------__,Z 1----UN_iT_iN_FO_R_M_A_T_iO_N _______ -1 Q LIVING AREA: 0 FIRST FLOOR: 116 SF SECOND FLOOR: 794 SF 0::: THIRD FLOOR: 768 SF 0 TOTAL: 1,678 SF lL GARAGE AREA: 728 SF l-o ~D-EC_K_A_R_EA_: __________ 1_36_S_F__, z (/) w ~ 0 I z s 0 '° I-lD 0 a) °' -<( w $ - (.9 z 0 0 f--z w w 0:: w (/) z z 0 -> 0 1--al f--u w f-- :J w 0:: (/) en f--z en :J z z en 0 " u :J 0 " $ I w (/) 0 z " & Revision 1 01/27/17 FOR PLANNING DEPT USE O~IL'/ PROPOSED UNIT TYPE C FLOOR PLANS SCALE: AS NOTED A2.3 b ' i 0 ' 0 N 0 ~ ·' (0 9 (0 1---------------------------37'-91/2" ----------------------------------f r~--__ 5'-3" __ _,,_ •. ________ 1s·~:·;~2:· 12 -·-· ------"--,I'----"" ~~~F .,, ,., _,r-4-'-8~/4-f l_J [ -T\------, I ' I I I I I • I I I \ i I, I \ I \ .. i \ f---- [ • UP I I -·--· - BED #1 ~ 12_5x13 m ;><:~: A 00 [JO BATH #1 ! R206 ! 6x1 I I --I I I lb BATH #2 ! R206 ! 6x11 -- BED#2 ! R205 ! 11 _5x23 DESK D ------------~---1 / I~--- / I. ' I' / i' ; I ' ' I / ,' :::--=:....:-,, I i I I I I --------~/ ~! ~~ [J 9 ;, N \ \ I -----1 ·------------. ··----------i r-----12'-9112" _________ __,,.___ 6'-51/2" 3 7'- 9 ~-----6'-11" ----->'------11'-7112" ----------i PROPOSED UNIT TYPED FIRST FLOOR PLAN SCALE 1/4" = 1 '-0" ,,____ ___ 7'-1'' ---------·-- i I -f-------· -,------------ b I i DECK ·' I N I I !RZOD! 1-------t----1 l68SF '° I i a; I I 5' 0 N '" ' I I I I I I I I -r I I 1KITCHEN I~ 13x13 ~- I ' L__ ~_:=:;.,;;;;-;-, __J ___ l i I I I I I I I STORAGE ! R204 ! 6x3.5 I 2.5xl 3.5 f-- 1 . C I -----r~t I " en ' ;, --il-f--1 - ···---r- ~-+-+-+--DN+----+--+-~, PWDR ! R203 ! 6x5 00 ~ ___ j L LINE OF ROOF (ABOVE), TYP. LINE OF CANOP -,f--------9'-71/2" -----~Y---------12'-1 112" _,, ____ _/L _______ ,, __ 9'-5 1/2" ----------··· f---6'-7" ----+ ---------37'-9 1/2" ------·-------J, PROPOSED UNIT TYPE D THIRD FLOOR PLAN SCALE: 1/4" = 1 '-0" PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N..O.) 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES_ 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N_Q_ ALL NEW INTERIOR WALLS 2x4 FRAMING U.N..O 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314 ELECTRICAL POWER AND INTERCONNECTION PER CODE. SMOKE DETECTOR:@ 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL CARBON MONOXIDE DETECTOR: (@ COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 2 A2.4 t l-'s-- 1 I I I ~ 9 1 1 ~ ;;; I r I I I I r+..."':-- ,f----------------------37'-9112" ----- BED #1 [ij]fil 11.5xl3 -DN I (ABOVE) BA #1 []]]TI 7x5 ENTRY @:ill 10x6 0 COATS LINE OF CANOPY -(ABOVE)-- STORAGE []IQTI 9x3.5 ____ JI 9'-71/2" · ___ ,, __ -,i'-----9'-8 1/2" ___ ,__ ___ 9'-7112" ------------------· 8'-10" -----,/'- -}.'------------------------37'-91/2" -----·-·· --______________ J, PROPOSED UNIT TYPE D SECOND FLOOR PLAN SCALE: 1/4" = 1 '-0" r I' 't'---,---------------------------------~-----'k-,--------~ ---'L---'1.- 1 I I I 0 . ' (0 i T I , I I I I I I i b I ~ 1··-- 1 i I I I I I -•-3'-0" _t I I I I I I L ________ _ 0 w n'. 0 I:;: LlJ o::'. ('\J w ....... n... w ..-r-c.9_.1z '"":z::i<i:s N <(Ct.'.t-0 D.. n'. w 02 0 n- 1 _J ' I I i i \ \ \ I \ \ \ -'k---; L -1 I I I I I I I I I I I LINE OF PARTY __ J WALL (BELOW) I I _J 0 ' fj LINE OF WALL (BELOW), TYP. I --~------------------------*~---4:-------~--11 \ .L -----40'-9 1/2" UNIT TYPE D ROOF SCALE: 1/4" = 1 '-0" z 0 -r-u ::) __ 4 8 0::: l __ __jl r- 1/4" = 1'-0" lf) ______________ z f-U_N_IT_I_NF_O_R_M_A_TI_O_N ______ -1 Q 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. 12 LOCAL EXHAUST FANS: W 50 CFM (MIN) ON SWITCH @ 100 CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U.N..O_ LIVING AREA: 0 FIRST FLOOR: 794 SF • MIN. 5.7 SF NET CLR OPENABLE AREA • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX 44" FINISHED SILL HEIGHT , OP ENABLE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308.4. 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE 01' WALL OR 3" FROM CORNER U.N..O. 14 DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REl'ER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. SECOND FLOOR: 329 SF 0:: THIRD FLOOR: 784 SF Q TOTAL: 1,907 SF LL GARAGE AREA: 403 SF l-o .__D_Ec_K_A_R_EA_: __________ 1_6s_s_F___, z Cl) w ~ 0 I z s 0 -0 I-I.{) 0 co 0, <( w $ (9 z 0 0 I-z w w 0:: w (J) z z 0 -> 0 I-(0 I-I-u w ::, w 0:: Cl) (/) I-z (/) ::, z z (/) 0 r--u :::> 0 r-- $ I w Cl) 0 z r-- ffi Revision 1 01/27/17 FOR PLANt,iNG DEPT USE OclL Y PROPOSED UNIT TYPED FLOOR PLANS SCALE: AS NOTED A2.4 1 A3.1 2 A3.1 ROOF HEIGHT ~ 37'-2 1/2" (+ TBD')± THIRD FLOOR ~ +21 '-0" (+TBD')± SECOND FLOOR ~ +10 '-0 " (+ TBD')± FIRST FLOOR ~ +0'-0" (+TBD')± HARDI PANEL --- FIN ISH B UNIT TYPE A ELEVATIONS SCALE: 1/4" = 1 '-0" ROOF HEIGHT ~ 37'-21/2" (+TBD')± THIRD FLOOR ~ +21 '-0" (+TBD ')± SECOND FLOOR ~ +10'-0" (+ TBD')± FIRST FLOOR ~ +0'-0" (+TBD ')± -.'-.... '-- HARDI PANEL FINISH A HARDI PANEL FINISH B WHITE ALUMINUM PANEL UNIT TYPE A ELEVATIONS SCALE: 1/4" = 1 '-0" f----WHI TE WINDOW FRAME c----WHITE ALUMINUM PANEL --WHITE WINDOW FRAME --BLACK ALUMINUM -f'7';N Er---- --BLACKENED STEEL AWNING '--~ BLACK ALUMINUM PANEL f---CONCRETE FINISH BLACK ALUMINUM ---- PANEL VERTICAL HARDI LAP --- SIDING CONCRETE FINISH ---, WHITE ALUMINUM PANEL HARDI PANEL FINISH B ----------------------------- ' r---HARDI PANEL F INI SH B -"---·---- BLACK ALUMINUM PANEL tt-------WHITE WINDOW FRAME --------HARDI PANEL FI N ISH A z 0 ---1- () :J er.: 1- (f) z 0 ----------------------0 0 2 4 ~ I I 1/4" = 1'-0" 8 I ~ 0 LL l-o z CITIZEN DESIGN U) w ~ 0 I z s 0 -0 r If) 0 co O' <l: w 3: - (9 z 0 0 I-z w w 0:: w U) z z 0 -> 0 r m I-u w I- ::J w 0:: U) U) I-z U) ::J z z U) 0 r--u :::::, 0 r-- 3: I w U) 0 z r-- ffi. Revision 1 01/27/17 FO R PLAN NING DE PT USE ONLY BUILDING ELEVATIONS SCALE: AS NOTED A3.1 1 \'l, ' ROOF HEIGHT ~ +35'-10 1/4" (+TBD')± THIRD FLOOR ~ +21'-0 " (+TBD ')± SECOND FLOOR ~ +10 '-0" (+TBD')± HARDI PANEL -RNISH-1\-- ----BLACKALUMINUM PANEL f------STAINED CEDAR >------BLACKENED STEEL AWNING 'I el-----WHITE ALUMINUM PANEL -----BLACKENED STEEL f------CONCRETE FINISH HARDI PANEL FINISH A FIRST FLOOR ~ +0'-0" (+ TBD')± ------~-----------------------------------. - UNIT TYPE B ELEVATIONS SCALE: 1/4" = 1 '-0" ROOF HEIGHT ~ +35'-101/4" (+TBD')± 2 A3 .2 THIRD FLOOR ~ +21'-0' (+TBD')± SECOND FLOOR ~ +10'-0" (+TB D')± FIRST FLOOR ~ +0'-0" ( +TBD')± HARD I PANEL FINISH A UNIT TYPE B ELEVATIONS SCALE: 1/4" = 1'-0" ------WHITE WINDOW FRAME ?I------BLACK ALUMINUM PANEL HARDI PANELSOFFIT ---- HARDI PANEL----- FINISH A CONCRETE FINISH ---------------·------------ \ --------------------------------------------- 4 I 1 /4" = 1 '-0" 8 I --CONCRETE FINISH z 0 ------- 1- (.) ::) ~ 1- U) z 0 u 0::: 0 LL l-o z I I 11 ~ m [i •• ~i<. I' ,'J ~ I CITIZENDESIGN I en w ~ 0 I z s 0 '° I-LO 0 co 0- w <( :s: C) z 0 0 t--z w w 0:: -w en z z 0 -> 0 I-[D t--u w t-- ::J w 0:: en (/) t--z (/) ::J z z (/) 0 r-.. u :J 0 r-.. :s: I w en 0 z r-.. & Rev ision 1 01/27/17 FOil PLM•INING DEPT USE Ol~L Y BUILDING ELEVATIONS SCALE: AS NOTED A3.2 ROOF HEIGHT ~ +39'-1 314" (+TBD')± THIRD FLOOR ~ SECOND FLOOR ~ FIRST FLOOR ~ ------------- 1 UNIT TYPE C ELEVATIONS A3.3 SCALE: 1/4" = 1 '-0" @ ROOF HEIGHT ~ THIRD FLOOR ~ SECOND FLOOR ~ +10'-0" (+ TBD')± FIRST FLOOR ~ WHIT E W INDO FRAME HARDI PANEL FINISH A UNIT TYPE C ELEVATIONS SCALE: 1/4" = 1 '-0" --WHITE WINDOW FRAME --HARDI PANEL FINISH B --BLACKENED STEEL PANEL GUARD RAIL HARDI-PANEL SOFFIT f---STAINED CEDAR >---WHITE WINDOW FRAME f---BLACKENED STEEL AWNING WHITE WINDOW ----- FRAME WHITE ALUMINUM ---- PANEL HARDI PANEL ~.,.. FINISH A ' 2,-12- __ 4 8 I __ __.I 1 /4" = 1 '-0" HARDI PANEL FINISH B ------STAINED CEDAR :,t------HARDI PANEL F INISH B z 0 - en w ~ 0 I z s 0 '° I-U) 0 ro 0- <( w s: (9 z 0 0 I-z w w a::: w en z z 0 -> 0 I-00 I-u w I- ::::, w a::: en (/) I-z (/) ::::, z z (/) 0 ,..._ u ::> 0 ,..._ s: I w en 0 z ,..._ & Revision 1 01127/17 FOR PLANf\J!NG DEPT USE ON'... Y BUILDING ELEVATIONS SCALE: AS NOTED A3.3 ROOF HEIGHT ~ +35'-4" (+ TBD')± THIRD FLOOR ~ +21'-0" (+TBD')± HARDI PANEL ----- FINIS H B BLACKENED STEEL -~ AWNING SECOND FLOOR ~ +10'-0" (+ TBD')± FIRST FLOOR ~ +0'-0" (+ TBD')± 1 UNIT TYPED ELEVATIONS A3.4 SCALE: 1/4" = 1 '-0" 2 A3.4 ROOF HEIGHT ~ +35'-4" (+TBD')± THIRD FLOOR ~ +21'-0" (+TBD')± SECOND FLO OR ~ +10'-0" (+TBD')± FIRST FLOOR ~ +0'-0" (+ TBD')± HARDI PANEL----- FINISH B BLACKENED STEEL --- PANEL GUARD RAIL HARDI PANEL ----- FINISH A WH ITE ALUMINUM -------, PANEL WHITE METAL ----- DOOR ----------- UNIT TYPED ELEVATIONS SCALE: 1/4" = 1'-0" HARDl •PANEL FINISH B --------------------- HARDI PANEL ------ FINISH A ------------------ ' 0 ~ 2 4 8 I I I 1/4" = 1'-0" '"-----STAINED CEDAR SOFFIT 1,------HARDI PANEL FINISH A STAINED CEDAR ,------BLACK GARAGE BLACKENED STEEL PANEL GUARD RAIL HARDI PANEL FINISH B DOOR z 0 -l-o :::> er: 1-- (J) z 0 u a:: 0 LL l-o z CITIZEN DESIGN (J) UJ ~ 0 I z s 0 -0 I-LO 0 co c:,. <( UJ s: C) z 0 0 I-z w UJ a:: w (J) z z 0 -> 0 I-CD I-u UJ I- :::, w a:: (J) (/) I-z (/) :::, z z (/) 0 " u ::J 0 " s: ' w (J) 0 z " ffi Revision 1 01 /27/17 FOR PLANNING DEPT USE ONLY BUILDING ELEVATIONS SCALE: AS NOTED A3.4 • ·-( \ \ \ \ SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. PRELIMINARY PLANNED UNIT DEVELOPMENT .... ,, RENTON 701 TOWNHOMES l /' ~ ~ ;t\ ,[_~;-~_:~~----~ .~-'I <o hl ~----r--1 n ___ L _ _J-) l m.nu,un, J QJ/Jf / I I \ \ \ , ' l 11;c? 1;c? o .., /;t:Y \ \ \ '.._ "-.. . I 1' ·-l :j ~ :,'J '% --f,· ri ---i? t ~ ·-.. __ f ---' I ) NE 9TH \ I 1 \ \ \ \ , \_ _ , \1 ~ _.,. \ , TAX PAl;/CfL \ \ \ / ; ) 1 /!-!:. \ \ I \ \~ \ \ \ \ \\ \\ \\ \\ ~55 ~ \ \ 3119900\20 \ \ 1 .".' \ EX 1\p, UTIL ~ASEMENl\ 11 \ \ Rus·>, \ \ \ '\ . 5·'-P0BLIC WAT R EsM\ \ Hous::I / I REq # 7709060794 I \ \ r \ \ I I L "/ ) \ \ \\ \ ,,;:~\ \ \ \ \ \ I ,ix PARC[J t:~:::L I \I ·--~---~/ :... ·,r-J· =-I --I II II I II -i\ \ \ I / \ I /'"''"7 Jc, .. --. '";1~;,c _,,,,, --I I 7----VICINITY MAP NOT TO SCALE CONTACT INFORMATION ·1 EX 110' UTI~ EASEME~T I I I I I / / /! / ' -, 4;-1 . -' -, / R~C # 7709060791 1 1 r· / / 1 / . 1i 1 \ \ I / . I I I J15 / // / , / /738 I I OWNER: " TOTTENHAM, LLC 5D 116TH AVE SE, STE 111 BELLEVUE, WA 98004 425-898-2300 1 1 1 1 1 1 11 , 1 86 l 1 !\ r / , / 1 . ;1 ~ I I \ i I r-; i , ; / I RUSH / ~ / / 7~8 i _, ,, J I I I l I i ' ' I ~ I ~ /1 4// / / / / / ,;: I ? ;! f I I \ I ILi, '/ // 8~4 < / y 3 > ?-gEg·1,~~-N -f' ____..\?P~'·,,1i· 1 · APPLICANT: CITIZEN DESIGN COLLABORATIVE CONTACT: JACOB YOUNG 46 ETRURIA STREET, SUITE 201 SEATTLE, WA 98109 206-853-8055 JYOUN G@COLLABORA Tl VECO. COM I I 10· BSBL _ I I , / / / ~ // / ~ \._ ---~ I I / / -\ '-i --~11 1; LI. ·,-----.,r{,---/ T~ A :-~:.7 ----30' I / 15' PUBLIC SEWER 'EASEMENT, T1YP '/ / / I II /( / / ib'.008 SF / · \ V, ~ 30· --J/ I I I I I\ I II I ' I /: I L...L --10' :::B ~, Ii ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 E 1 1 \ ·'P,1 \ 11 11 1 1 n 1 1 1 3 43 • . 'if 1 \Lt I I I ·c-1 <" / I I I I / I I . f lAX PARC[L I ~ I I I ~ ~ ;\ I I I I , '/ 864 ± I Jl/9900010 I -~ SITE INFORMATION SITE LOCATION: 701-707 SUNSET BOULEVARD NE RENTON, WA 98056 I I Z-I' I I I I I I '-R45' I / --,......,.._. I .~ ~t~~~it8 0 II /·:t 1 ·: I\ t11\ , ... I '" -::} \ -~'~ ~~:!8 l-. -t "'n" TAX LOTS: SITE AREA: NET SITE AREA: (AFTER DEDICATIONS) 311990-0011 & -0010 & -0005 39,187 SF (0.90 AC) 37,244 (0.86) AC 20 0 10 F-.•. \ I \ 11 \ \ 1: \ \ \ 11 I \ +-----'-~.__ __ -1--r- l \ ~ \ \ \ \ I \ \ '~61 ! , \ 5 , , ' I \ \ \ \ I \ I \ ~ 737 ·, '\ ' ~ I ,w • I \ 1 \ I ~\ ,\~ \ '" \ ~I ) , "''6 I/"~ ff; \_-_/i I ZONING: RMH PROPOSED UNITS: PROPOSED DENSITY: 15 17 DU/AC LEGAL DESCRIPTIONi TAX PARCEL 3119900005: I er\ \ \ \\ \ \ I ~\ 24' ·1 '7 ·, / ., \ 1 \, \ I \ TAX PARCEL co , / l '\\ ', \ l\\\/ . \, I 3119900005 ~ 738 \ TAX PARCEL 3119900010: I . 9 THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF \\ \ \ \ \\\ \~ \, .\ 909 ~ ix, 1 b BRUSH \ 1 \ .... , 7&"' 1 RECORDED IN VOLUME 34 OF PLATs.1 PAGE(S) 38. RECORDS OF KING COUNTY. WASHINGTON. TRACT 1, HARRIES GARDEN HOME TRf,CTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING \COUNTY, WASHINGTON . '-._ '\ \ \''' "''-1<J d; o 8 ~ \ 39.5' I ,t::!J TAX PARCEL 3119900011: I .,, \ • \ /' ' \ "\ ' '•, \ ('J -1 ,,..,_ v~'-'• , , , , '· '··;> , /, / iJ ALL THAT PORTION OF TRACT 3, HAR!RIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF 0 \··,, · , \\ \ , \ , "-', .~:" 11, ·,.. 808 n \ \ J / RECORDED 1N voLuME 34 oF PLATS, PAGE 38, 1N KING couNTY, WASHINGTON; , " \' , , , :"\16' 't> , · l"J) - \ \ \ ·, 11 • ' ·,'-0 '-'· '·, ··,, 40' \ <" -EXCEPT THE NORTH 50.oo FEET THERI EOF: \ \ \, '\ ' ' ' ,, ' ...... -h .... ··;;;: ' \ \ 't-"-._ ""'::-'<-"'"'", ·106(''-~-:-,-.:::_-, ---··--:::::... -. .1! ', ___ , __ . ~' I ---AND THAT PORTION OF THE NORTH so FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO \ \ '\",ii&:' ~,,~-76 '<1,= . .:::_, :..-:-·1---:--==~ '--.. --'• \ ;· -/J ---------THE PLAT THEREOF RECORDED IN VO~UME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE \ 0 ,\ ' ~ '6'o'-/6'o ·-.... '-.. • ,. ··-. '" -... •._ \ , PARTICULARLY DESCRIBED AS FOLLO'\VS: ~ I , · ··--.,, '" • ·112. 76' ..... _ '" ...... _ --.... • , ' \ : -I ( \\ \\ \ \ N\89•3f_f\4"w.··-',,, ' '15: B'·s'--..BL . ', \ ', \ • ---~--, . /°' ,-. ----------·· BEGINNING AT THE NORTHEAST CORN.ER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN " '\ , , , OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON \ \ \ I / '-TANGENT POINT ON A CURVE TO THE: LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH I \ \ \ \ \ \ \ \ , 78"23'41" EAST AT 985.37 FEET; ; I \ \ \ ) 1 \ \ 1 / \ ...... THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A \ \ \ . · ' ( ( \ \ ,C? ..._ CENTRAL ANGLE OF 2'5718", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM ·, \'-. ----WHICH POINT THE RADIUS OF SAID c'uRVE BEARS SOUTH 81·20·59" EAST AT 985.37 FEET, SAID POINT I ) "\. ~ -BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2·, ~ ,____ '~ ----THENCE SOUTH 89.51 oo" WEST, ALO~G THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE -;'. .':f --.... ,, /.. ,____ -----A/,!:.:' 7-,t----,,.,-_ SOUTHWEST CORNER OF SAID NORTH 1 50 FEET; !. ----C 1r"J.1 ,. _ THENCE NORTH 15·10·30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 GRAPHIC SCALE .. -, -,.-'-------',,' ---!...\;7. ',.;.:, l_. ------A't:::--?!_____u sr FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; zo 41° alo · ":'. I ----1 V,:;;; 17 THENCE NORTH 89"51 '00" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; I THENCE SOUTH 00"09 '00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; THENCE NORTH 89.51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. (!NFEET) / '-.\ \ ---I " • ( ) TAX PARCEL i• : ~g. (~f~~l 6056500400 / / ALSO KNOWN AS LOT 2 OF CITY OF \RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. 1 UTILITY INFORMATION EARTHWORK ESTIMATES SHEET INDEX WATER: SEWER: FIRE: SCHOOL: ELECTRICITY: GAS: PHONE: CABLE: CITY OF RENTON CITY OF RENTON CITY OF RENTON RENTON SCHOOL DISTRICT NO. 403 PUGET SOUND ENERGY PUGET SOUND ENERGY CENTURY LINK COMCAST AREA TO BE DISTURBED = ±0.9 AC ROAD GRADING QUANTITIES: CUT= 900 CY FILL = 3,400 CY PUD1 C1 C2 SV1 PRELIMINARY PLANNED UNIT DEVELOPMENT GENERALIZED GRADING, DRAINAGE & UTILITY PLAN PROFILES AND SITE SECTION SITE SURVEY Know what's below. Call 48 hours before you dig. X:\PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375 MODEL 2017.DWG DUNCANSON Company, Inc. 145 SW 155th Streer, Suite J 02 Seattle, Washington 98166 Phone 206.244.414/ Fax 206.244.4455 rn z 0 -rn -> w a: ~ <( I z w >-ro z 0 ;:: a. Cl'. 0 (/) w 0 w f-..,: 0 ci z I ,..... U) ow " ::E zo OI ..... z z 3: Wo a: ..... DRAWN: DCI NO: I ~ Woo 00 0) w <( ~ 3: :c ~ I-w <O ::::> ..-> ..-w 0 _J LO _J ~ 1~ (/) f-z w :::; :::; 10 0 >-f- 0 Cl'. w a. ' r-- ~ '-r-- N '-~ ~ ~ <( ~o ~ ::> :J a.. w a: a.. HMO 15375 DATE: 10/26/16 PUD1 1 OF 1 SHEETS GRADING NOTES AND LEGEND 1. THE GRADING SHOWN IS ROUGH GRADING FOR SITE AND ACCESS IMPROVEMENTS. DETAILED FOUNDATION, BASEMENT AND CRAWLSPACE EXCAVATION IS NOT SHOWN AT THIS TIME. 2. ALL SITE WORK SHALL COMPLY WITH THE RECOMMENDATIONS CONTAINED IN THE GEOTECHNICAL ENGINEERING REPORT PREPARED BY E3RA (PROJECT NO. T15034, APRIL 16, 2015) GARAGE FINISH FLOOR MAIN FINISH FLOOR SPOT ELEVATION TOP WALL (TW) BOTTOM WALL (BW) GF 176.0 MF 185.0 175.0 TW 166.0 BW 166.0 FINISH GRADE CONTOUR RETAINING WALL (PRECASE OR CIP) ---------J(TIQ)I----- I I R/W 8' DEDICATION -j CONCRETE SIDEWALK PLANTER STRIP EX PAVEMENT 1 • I----+--8' ----8' --/...j ~-----22' -----i---1 VERTICAL CURB & GUTTER SUBGRADE 11 • __ .._...,___ 6' TRAVEL ·/, ./·/, 1' MIN SAWCUT & SEAL 2" HMA CL 1/2 2" CSTC OVER 4" CSBC I \ I \ I SUNSET BOULEVARD NE rl01--------------~ NTS TRACT TRACT 1-----------26'-32' ---------....! -·--·--L 8" FLUSH ~ 1----4' --l 1------VARIES __ c_u_RB __ _, REMOVE FILL FROM TOP OF _ __:::~- SLOPE SO THAT RELIEF OF >40% IS LESS THAN 15' HIGH 18' MIN PERMEABLE PAYERS 6" PERMEABLE BALLAST TOWNHOUSE FOUND A TlON 4" HMA CL 1/2 2" CSTC OVER 4" CSBC ' . BUILDINGS AND SITE AMENITIES PER ARCHITECTURAL INTERNAL DRIVE ®1--------------- N TS UTILITY NOTES 1.EACH UNIT SHALL HAVE ITS OWN DCVA ASSEMBLY DOWNSTREAM OF THE WATER METER. 2.EACH UNIT SHALL HAVE AN INDEPENDENT SEWER SERVICE. NOT SHOWN FOR CLARITY. X: \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375 MODEL 2017.DWG Know what's below. Call 48 hours before you dig. \ \ 20 0 ~-- \ \ \ \ -· (J) 0 I \ \ I f .• ', \ .... ,) : GRAPHIC SCALE 10 20 40 80 1--,--1-----1 ( IN FEET ) 1" = 20' (22x34) 1" = 40' {11X17) ~.. . .-> (I] r,J \ I I I .-> (I] .,, .. /i ~,, \ I ~-. I I \ .._/ID./_ //-.. ;Y I I -_ _L - 35.78' I ------~. ---·-·-·--- 0 -7 1------EX FIRE HYO ' '7 ,~ r .. TYPE 1 CATCH BASIN, TYP 149.12' 12" STORM DRAIN, TYP ---------- CONNECT TO EX CATCH BASIN fB t1 ,, \ '----.... I:; I I ',::,,_ -. . T ---- -------- -- I -- ' ·,/ \ -------- -- DUNCANSON Company, Inc. 145 srv 155th Street, Suite 102 Seattle, Washing/on 98166 Phone 206.244.4141 Fax 206244.4455 00 z 0 -00 -> w lI :? <( I z w >-en z 0 f-- CL Q'. u (/) w 0 w f-- <( 0 ci z I ,-Cl) ow "" :? zo OI I-z z 3: Wo 0: I- DRAWN: DCI NO: :8 w oo Cl) 0) w <l'. ~ s: I -I-w (0 s :;::: w ~ :I w m I I I 0 ::;;: I (/) f--z w ::;;: ::;;: 0 u >-f-- u Q'. w CL " ~ ' ~ 0~ w <l'. N a: -0 <i! 0 a: z w <( z Cl) Ww 0 i= ::J 5 " N ' ~ ~ HMO 15375 DATE: 10/17/16 C1 1 OF 2 SHEETS X:\PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375 MODEL 2017.DWG 195 190 185 180 175 170 165 ENTRANCE RAMP PROFILE I I fi'VI STA: 2+]_2,99 j 1-----r-·--------------,-------,------+--------rv17:L~'i.06*:85------·-i;,"J;1V, '1s'[:fo' . . -~1-"'---+-------+- ,- LVC 25.0 A: 17.00% <ll~ 01 ~I;:'. ~ ~ LV 25.00 ~..,: st: ol r-,; '° ro ro "' ~ ~ I t1:! ~ ~ ____ 1 ______ , ____ --·-··-«·--·--;,-----~---1---+-----~~i~ !: ------~~--~-~ ----1·-··---~! , ________ _ II ~ W ~ W N .. N .. <X::w > > _J _J a::: _j <(0.. 0.. i:,W i:,W C>W f-"' I > > U1 m n. CL >----·-----:-I ----+-----1-------f-----------~ ;;::_ ~ FINISH CENlERLINE -·----__ ·------->--~->----+----,-., w r--PROFILE-~ -·-,2.00% _4 .0Q~ -.:1 ____ ....... ) ,-r--------------=-+-c::-=----e:-·~o ~%::_• -- v· -------+-·----------;--------·---f-r-+-------+-----+-----+-------·------------1----------+---------------1--/ rl- 1 ··--·---------~--------~ ----r-----~-r------------+----------------------f-----+-----------------f-- 1 I ---------.-----------T ' I 195 190 185 180 175 170 165 160 !---·----+------··--·--· / --r---------f-------1--------------1------------+------·-+1------+----1----+-I 160 I I / 155 ______ -:-~---/-/-+-------·------,~-------~-------________ ---·-r·------~-------------f--------f--155 1 51 1 +Loo--=---:::.~_1_+.J..2_0 ___ 1 +_,_4_0 ___ 1_+,...60 ___ 1_+.,_a_o ___ 2+-'-o-o---2-+'-2-o---2,...+-"-4"'o---=-2+'"'s"'o=-----:2,-+J.:,8.,..o---3=-+""o'"'o---=3-'+.,..20,,..----:3=-+""'4""o---=-3+...cB,=1©64 151 SITE SECTION , ' ic~------------------------------------------ ~ , - INTERNAL LANE PROFILE I 9~ ------t---------~-------~--·----e---------------·---1-----+----------1-------~---------f---------19 I I~ HIGH PT. STA: 7~42.88 8j_+·,-------------+--o-o, Hl~~T:LE/~4; ~~~35 -o ~-1---------------------~---------,--~5--------18 or-, or-N ..,: l!1 P " ELEV: 17; 29 ..,: "' j; 11 r--t---A: -16. 077.l N r-- + ~ LVC 50.00 + -<( r--.. ('. .. II I-_J _J <( 1U1~· i-:.-:w ~w r-0 8"' ------~t---· -~=r=-~g,--+-----18 <e;::: -~ !~ ,..... .,, ~ --------·----~--~-~ --~ r:::: 1m / ----n::~ lwll _...-~ ....._ ·--~-m I~~ , ;;_---------------------·----1, ~ ! T~ .,,,~, _ ~---f-----------------~-~-,,. --,_~~-1--1-----~1-7 '}1+------+----->------~-----f-------------------1-----t-------,f----------+----";-,-1-7 \ \ I 6,--------· ----------f------·-1-----+----l------1·---1-----1'--\ -~15 i \ 6"'----l-----+------~-----~------+-----------------1-------e------_, __ \_~,s -~ ~ I -•• 81 ~20 8+00 7+80 7+60 7+40 7+20 7+00 6+80 6+60 6+40 6+20 6+00 ---------- GRAPHIC SCALE ---------,--,, 0 __ Y----r _______ ~r ( IN FEET ) 1" = 20' Horizontal 1" = 5' Vertical Know what's below. Call 48 hours before you dig. DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, ·washingtun 98166 Phone 206_244Al41 Fax 206.2#-1455 (/) z 0 -(/) -> w a: ~ <( I z w >-m z 0 f- 0.. Cl'. 0 (/) w 0 w f-<( 0 ci z ..-CJ) ow ~~ zo OI I-z z 3:: Wo a: I- I t8 w co Cf) 0) w <( ~~ I -I-w co :::> ,-> ,-w 0 ...I I{) ...I lH I 0 :::;: I (/) f-z w :::;: :::;: 0 0 >-f- 0 Cl'. w 0.. r-- ~ '-. r-- N '-. - ~ Oz zo <( i= Cf) () Ww d en 11. w 0 I-a: -D.. Cf) DRAWN: HMO DCI NO: 15375 DATE: 10/26/16 C2 2 OF 2 SHEETS / /, ... /'.l7''77:7?7'.77'71 FOUND REBAR & CAP "c&c" L.S. #18077 0.15'W & 0.55'N OF CALC'D 10' PUBLIC UTILITIES EASEMENT \ \ I I I ~ .... FOUND 1 /2" REBAR, NO CAP \ \ BUILDING \ \ \ \ \ \ \ \ \ \ I ( \ BENT W'LY-SHOT AT BEND--...1_---@'--r\ 0. 05'W OF CALC'D BOUNDARY I I ,;}' .... ® 1 O' PUBLIC UTILITIES EASEMENT TAX PARCEL 6056500100 \ \ __. \ 0' & ~ \ 1 O' PUBLIC UTILITIES \ \ EASEMENT \ .,. \ \.; ----i ~ 20 0 TRANSMISSION ---1 TOWER \ FOUND IRON Pf PE BENT N'L Y-SHOT AT BEND 0.58'W & 0.42'5 OF CALC'D GRAPHIC SCALE 10 20 4-0 (IN FEET) l ineh = 20 n. l in.;h 40 ll (l lxl7 SHEET) Q) 0 ... It) --d\ - \ BO I -::, c> \ \ \ I ... If) - \ CRYSTAL HEIGHTS TOWNHOM[S \ \ BUILDING ffiASH ENCLOSURE / µ:.::.:.::.::.:.::.C<J Q) ~ 0 RETAINING WA:!. \ \ \ \ \ \ \ \ ----------------------- FOUND LEAD & TACK W/WASHER L.S. #18077 0.69'W & 0.60'N OF CALC'D / / TAX PARCEL 3/19900020 / GARAGE / BUILDING / FOUND IRON Pl PE 0.09'E & 0.92'N OF CALC'D HOUSE I I I I I 7 I ~ ~ F20 ._-;--_-_--/-__ --_-- .. '. . ' ... ---f --_- I I I I I I LEGAL DESCRIPTION TAX PARCEL 3119900005: / TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900010: THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900011: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50.00 FEET THEREOF; AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78'23'41" EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2"5718", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81"20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89'5100" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; I I I I I -_ 1'-"I, _-_-_ -_·_·_.-_t --.r·_·.-_--__ -_-_-_ .. 7&e --/----. . . ..... _. THENCE NORTH 15'10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; THENCE NORTH 89"51 '00" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00'09'00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; / THENCE NORTH 89'51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. \ \ \ I I \ I / / TAX PARCCL 3119900010 I I / / / -•••• ASPHALT_.<-- . . ... . -- I t, 4-I ~ // . "' !~ o; . ~ -...., • I 7·-·-<-~•-· . · .... ._.· ·.· .·· . ' -' ' . . ' ' . . . . . : . . . . . ----I . : ·. ·: .. : :-· ·. X I X j_ -_--\ I \ . \ I ----\ X ---\ . . .... --------_-~ _, .. --~----- \ \ \ -::, 6' \ STEEP SLOPE ( 40% SLOPE CREA TER \ THAN ~-FOOT VERTICAL) AREA -5,485 S. F. " "' TAX PARCEL ) .J/19900005 \ I g - BRUSH FOUND REBAR & CAP "EWING" L.S. #11926 0.40'E & 0.50'S OF CALC'D QI MPfe:, '6> " "CAUTION GAS Pf PEL/NE" SIGN TAX PARCEL 6056500400 ABOVE-GROUND "CAUTION GAS PIPELINE" BOX TELEPHONE \RISER #701 \ \ \ \ \ POSSIBLE GAS MANHOLE I I SITE DETAIL \ \ \ \ ----.J-----__ -- --. . .. .... .. ' . .. ' .. \ / -_ -_--i-1 _- > I --:,;g .. ·_ .·_· ..... I I I I I I I I "LIGHTING" !UTILITY BOX - ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. EASEMENTS ffi (l) (jJ CORRESPONDS WITH ITEM NUMBER IN 'SCHEDULE B' OF TITLE REPORT. THE FOLLOWING EASEMENTS FROM THE REFERENCED TITLE REPORT CONTAIN SUFFICIENT INFORMATION TO BE DEPICTED ON THE PLAN. OTHER EASEMENTS OR ENCUMBRANCES, IF ANY, MAY AFFECT THE PROPERTY, BUT LACK SUFFICIENT INFORMATION TO BE SHOWN. ® TAX PARCEL 3119900005: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060792 -SHOWN TAX PARCEL 3119900010: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060790 -SHOWN TAX PARCEL 3119900011: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060791 -SHOWN PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060794 -SHOWN UNDERGROUND COMMUNICATIONS LINE EASEMENT PER KING COUNTY RECORDING NO. 9007131302 - AFFECTS ADJACENT PARCEL, NOT SHOWN NOTES 1) 2) 3) 4) TITLE FOR TAX PARCEL 3119900005 PER ORDER NO. 4202-2319854 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED SEPTEMBER 11, 2014. TITLE FOR TAX PARCEL 3119900010 PER ORDER NO. 4202-2338553 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED OCTOBER 21, 2014. TITLE FOR TAX PARCEL 3119900011 PER ORDER NO. 4202-2338561 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED OCTOBER 20, 2014. FIELD WORK CONDUCTED IN JUNE, 2015. BASIS OF BEARING: WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE (NAD83). I UNDERGROUND UTILITIES SHOWN HEREON, IF ANY, WERE DELINEATED FROM SURFACE EVIDENCE AND/OR UTILITY COMPANY RECORDS. CRITICAL LOCATIONS SHOULD BE VERIFIED PRIOR TO DESIGN AND CONSTRUCTION. ) NE 9TH en Cl z 0 :a; Cl w ~ ,,_ I \ VICINITY MAP -NOT TO SCALE - LEGEND ----------SUBJECT BOUNDARY LINE ---------RIGHT-OF-WAY CENTERLINE -RIGHT-OF-WAY LINE -ADJACENT BOUNDARY LINE --SECTIONAL BREAKDOWN LINE ----DP----OVERHEAD POWER LINE ----UP BURIED POWER LINE ----G GAS LINE ----OT OVERHEAD TELEPHONE LINE ----UT BURIED TELEPHONE LINE ----vi WATER LINE ----ss SANITARY SEWER ----SD STORM DRAIN -· · -· · -· · -DITCH LINE/FLOW LINE c•=•::>=•:,:o=ccc=c•= ROCK RETAINING WALL VEGETATION LINE 0 CHAIN LINK FENCE D WOOD FENCE X BARBED WIRE/WIRE FENCE ~ TRANSFORMER y FIRE HYDRANT :i::i: UGH T STANDARD ~ GATE VALVE [£] POWER VAULT EB WATER METER IZI UTILITY BOX A FIRE STAND PIPE p UTILITY POLE D CATCH BASIN, TYPE I E--POLE GUY WIRE @ CATCH BASIN, TYPE II m GAS VALVE ..D.. SIGN !:! GAS METER 0 BOLLARD [jJ TELEPHONE VAULT c:, MAIL BOX D TELEPHONE RISER 234.21 SPOT ELEVATION NOTE: ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL (AMSL) AND ARE REFERENCED TO THE NAVD88 DA TUM. TREE LEGEND DECIDUOUS TREE 0 AL12 -TRUNK DIAMETER (IN) j TYPE EVERGREEN TREE * DF18 195.2 AL=ALDER MP=MAPLE DS=DECIDUOUS MA=MADRONA OK=OAK CH=CHERRY CE=CEDAR DF=DOUGLAS FIR HE=HEMLOCK Pl=PINE EVG=EVERGREEN j~--HEIGHT AGL IF MEASURED NOTE: TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. SITE INFORMATION TAX LOT NUMBER SITE ADDRESS SITE CONTACT PHONE NUMBER ZONING TOTAL LOT AREA 331990-0005, 0010 & 0011 701/703/707 SUNSET BLVD. NE RENTON, WA 98056 RM-F (CITY OF RENTON) 39,187± S.F.(0.90 AC.) BENCHMARK IS "SMAI" NGS GPS CORS STATION. ELEV = 449.6' SURVEY REFERENCE 1) RECORD OF SURVEY, KING COUNTY RECORDING NO. 8104159008 2) RECORD OF SURVEY, KING COUNTY RECORDING NO. 8712089027 3) RENTON FILE NO. LUA-95-154-LLA, KING COUNTY RECORDING NO. 9511169011 4) RECORD OF SURVEY, KING COUNTY RECORDING NO. 9609239013 5) RECORD OF SURVEY, KING COUNTY RECORDING NO. 20000127900014 6) PLAT OF HARRIES GARDEN HOME TRACTS PER VOL. 34 OF PLATS, PG. 38, RECORDS OF KING COUNTY CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE-CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 .u· ,. ·I, DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washingwn 98166 Pho11e 206_244.4141 fax 206.244.4,/55 ..-..... 0 ,- w 'q" _J ~ $2 _J -00 w 0) ~ en <C ~ w 3: <( ::> z -I WW z ~~ w ::c _J I-I-_J 0 co w += ID I-~ >-m en z 0 z f- [l_ 0 Cl:'. u en -w en Cl -> w er ~ <( Cl ci z :::E >-3:: -w w ~ fc IO <( z =>CJ en z IO w a: z I-I--_z wz en C') I-w ('J (\I (L 0 a: z ~ 65 I->< a:i WO w en FLD. CREW: PN/KB FLD. BOOK: 378/39 DRAWN BY: JMB JOB #: 15375 DATE: 9/29/15 SV1 1 OF 1 ·, ·,_ a. ,•-1" "" , ; , ,,l."H:'lf• ~-. ",,.,,-., "' PLANT SCHEDULE TREES BOTANICAL NAME/ COMMON NAME Co lvmnor Dec.idvovs Tree Dec.idvovs Tree Evergreen Tree Street Tree Sk~ F'enc.il I lex Feather Reed 6rcass Bronze F lax DY<orr Fovntoin 6rose, 6old Corex 6vlf Stream Ncandinca Blac.k Mondo 6ross Angelino Sedlvm V'<hite Vine.a 6olden, Smoketree SHRUBS BOTANICAL NAME/ COMMON NAME 0 Evergreen Hedge PLANT 6ROUF'IN6S BOTANICAL NAME/ COMMON NAME Native slope retention planting Shrvbs and 6rovndc.overs BOTANICAL NAME/ COMMON NAME Pio~ Chips 50D/SEED BOTAN ICAL NAME/ COMMON NAME LAV'<N _s~EU-01 SHEET L-02--_ -----l ----·- '· ' .. ' /~?' ------ --------- ' -L .j / / ---. EN'C.H \ -- \ \ ',. ' - ' ·, ' .,,_ -------~. ',, · LAY'lN ',. --- ' ' - \ \ \ ' / \ \ O' STREET FRONTAG>E LANDSC.AFI NG> . ~ ... / / ! .. r· ~· ·.··•• .•. ·.·"", .,.... ''' .\ .. , w . ', ', ·: ',' . ' '.·~·-.·, ·-?.-, ... "· ~. ~:: •. ·.'1-.. ' • ' -- •" 25 '·0" DRIVEWAY ---11 I - ! i -- __ ... -,·· S.'-6'~ · .DEDJ. / ----,.__ -- ,/ Nondlno Japonesb Maple DoY<~ck Fvrple Beach Chcantlc.leer Fear Kotsvro Tree . '.: .. (' . ~ _ . .;·_ _,/ / / / ' / --- ! · LAJIIIN ,Y ' i I ~,, ;--- ' --- / ./ / / / / i': Cl ~ ;at ~ -3' ~ --- GRAPHIC. SC.ALE _LA_ND_· _S_C_A_P_E_P_L_A_. N _____ __________,-,~~ SC ALE: I " I O' O" LIii=-::! ! / / I / / I I / 0 .( .,/ / , 5 I r "'""'' lnc.h = 10 f'eet / ·-· _, .. 20 ' • I --------. I I -------! / / I / I / / !\ I '_! / / I ! I I i / ' ; / i Q~ .FIJLl::Y ', '~I <SHT-OBSC.URI N<S VISUAL BARRIER / ' SOLID FENC.E ---· ' . / I r .. ---- \ " -- ' -liJ -- ' STATE OF WASHINGTON REGISTERED NDSCAPE ARCHITECT CERTJFICATE NO 634 z 0 I-~ z -ill - I lll ll) [ ~' Oo I rt z~ 3~ od \-Ill 1--.-Ill 0 Ul I'-z ::) z Ul ~ 0 () \-I'- z z lll 0 (1 I-z Ul (1 SHEET L-01 OF 2 SHEETS --- 168 /;r----' !/ !/( ,,.._ - ) " ( \; ~~11 .. ,,.-,,- \I ,ti 1, \ / / / / ------ ENCH ~ ---- \ -~~ ., \ __ ': "~ )< i____y --'· \ ·~--\ \ \ \ ' '· \ \ \ \ \ ' \ \ \ ' ' \ -~- \ -- \ \ \ \ \ ' ' ' ' \ w G 3,J 1 BU/LOIN \ \ \ \ ' ' \ "\ \ \ \ ' ' \ ~ \ ..... --- \ \ '· ' \ ·, \ ' ' \ w ', ' ' I ' ' ' ' I ---- ' ·,, ' I -- ~ ------------ / I J BUILDING 4 -Uf'-J' -- 10'-0" PUBLIC UTILITIES EASEMENT - / / / / / / ; --- ' - I I ?: ~ ;;i ,/ / / I -' I / I / -~ q> ----/ / I / "' / l / / , / I I - ,. ----- I ,.. / - .. - , / / 1 • ~ w / -· / / ,., -· / w ~-F ,/ \. -/ -,· -· i::J --- -· / --/ /- I I -'-.! I I / / I / / / / / I ; I I I I / / I I ,. / I / / I / / / I / I / I I I \ ----/;· ---APPROXIMATE DRIP \ \ ~---::.,,-LINE BASED ON DBH . .-· ---~ ..-:;:::,.-;,/ ' XISTIN6 TREES TO REMAIN (TY8-)/· / SEE TREE PROTECTION DET,4,l'L / - / / / / ' SOLID FENCE / / / / CANOPY DRIP LINE 'NO TRESPASSING PROTECTED TREE' SIGN POSTED EVERY 50 FEET (MINI MUM OF 2). ------------- ----·-· -------- 5' PARTIALLY Sl6HT-OBSCURIN6 VISUAL BARRIER 10'-0" PUBLIC UTILITIES EASEMENT ! I PROTECTED ROOT ZONE WITHIN THE CANOPY DRIP LINE - AC T UAL FEEDER ROOTS EXTEND WELL BEYOND DRIP LINE PROTECTION MEASURES DURING CONSTRUCTION 1 CONSTRUCTION STORAGE PROHIBITED: DO NOT FILL, EXCAVATE, STACK OR STORE ANY EQUIPMENT, DISPOSE OF ANY MATERIALS, SUPPLIES OR FLUIDS, OPERATE ANY EQUIPMENT, INSTALL IMPERVIOUS SURFACES, OR COMPACT THE EARTH IN ANY WAY WITHIN THE AREA DEFINED BY THE DRIP LINE OF ANY TREE TO BE RETAINED 2. FENCED PROTECTION AREA REQUIRED :PRIOR TO DEVELOPMENT ACTIVITIES A 6' HIGH CHAIN LINK TEMPORARY CONSTRUCTION FENCING AROUND THE DRIP LINES OF ALL RETAINED TREES OR AT A DISTANCE SURROUNDING THE TREE EQUAL TO ONE AND ONE-QUARTER FEET FOR EVERY ONE INCH OF TRUNK CALIPER WHICHEVER IS GREATER , OR ALONG THE PERIMETER OF A TREE PROTE6TtON TR AC T PLACECARDS SHALL BE PLACED ON FENCING IF LESS THAN 50' I NDICATING T HE WORDS, 'NO TRESPASS IN G-PROTECTED TREES' OR ON EACH SIDE OF THE FENCING IS LESS THAN 50'. SITE ACCESS TO IND IVIDUAL LY PROTECTED TREES OR GROUPS O F TREES SHALL BE FENCED AND SIGNED. INDIVIDUAL TREES SHALL BE FENCED ON 4 SIDES. 3 . PROTECTION FROM GRADE CHANGES : IF THE GRADE LEVEL ADJOINING TO A TREE TO BE RETAINED IS TO BE RAISED, A DRY ROCK WALL OR ROCK WELL S HALL BE CONSTRUCTED AROUND THE TREE. THE DIAMETER FO THIS WALL OR WELL MUST BE EQUAL TO THE TREE'S DRIP LINE 4 MULCH LAYER REQUIRED; ALL AREAS WITHIN THE REQUIRED FENCING SHALL BE COVERED COMPLE TELY AND EVENLY WITH A MIN IMUM OF 3" OF BARK MULCH PR IO R TO INSTALLAT ION OF THE PRO TECTIVE FENCING . '1'r--:-=R::-EN_T_O_N_T_R_E_E_P_R_E_S_E_R_VA;....:.T.:._l...::..O.:._N....:D:....:E:....:..T.:.....::A:..::IL~------------------- \._V NTS V'lh ite 5no>'<berr~ 154 GRAPHIC SCALE _LA_ND_S_G_A_PE~P_L_A_N _____ ~-'~1-5 1 10 ,,._,, SGALE: I 11 10' -0 11 i::.:::..::l · lnGh = la Feet Red Dogv,ood NATIVE SLOPE RETENTION AND VISUAL BARRIER PLANTS V'lestern Red Cedar 20 Douglae Fir / / / I I / / I I I / / ---/ 'SOLID FENCE / ~ " -· ---· ---/-----()-: \'¢'· ,.,.--,---·- / \ I f J ' ! / -· -= 16 0 ---· -·-- / -v'---E~T L-OJ SHEET--r;-;Q2 _:-::: -=:: ·--- / -~ .. -~ -····-..,--~ ·-~· ""-·· ---- PLANT SCHEDULE TREES 5HRUB5 0 PLANT 6ROUFIN6S 5QD/5EED BOTANICAL NAME/ COMMON NAME Columnar Dec.lduous Tree De<.lduou,; Tree Evergreen Tree Street Tree BOTANICAL NAME/ COMMON NAME Evergreen Hedge BOTANICAL NAME/ COMMON NAME Native "lope retent ion planting Shrubs and Groundc.overs BOTANICAL NAME/ COMMON NAME Fla~ Chip,; BOTANICAL NAME/ COMMON NAME LAV'lN STATE OF WAS HINGTON REGISTERED NDSCAPE ARCHITECT CERTIFICATE NO . 634 U) Ul [ Oo I oc zJ 3~ 06 1-11) I- r-lll 0 U) I'-z :::) z U) 0~ 1-z Ul ri SHEET L-02 z 0 I- ll) z I U\ ~ z ~ z Ul oc OF 2 SHEETS SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. PRELIMINARY PLANNED UNIT DEVELOPMENT RENTON 701 TOWNHOMES 5" BSB~ 'r-,--4.,1.---',,---"-,r--;-'t,-~r-:-:':''f-i·......:~...,_.="""'ccl~ EX 10! UTIL EASEMENT . REC '# 7709960794 EX ,10' UTltl EASEME~T _ REC # 77.09060791 f-lHIVA ll: ACCl::SS ESMT (LOTS 14 & 15). 459 SF 20 0 10 ~; GRAPHIC SCALE 20 40 i ; ( lN FEET ) t» = 20' (22=-:34) 1· = 40' {1007) TR 8 5,4-95 SF BO i 862 SF) )\)356 SF (~62 SF) ~852 SF) 2 3 1,356 SF 1,:50L SF : coMMo : AcCEss & " UTIL E MT 2.362 SF / l . I ;1 ,:. 1,270 SF l__~I 75' I .. ·· , . · 12 • ,.; ' }985 SF "' I ; 25' ~I . :r .-· 14 . ... / /1,516 SF , -J(i.,1s sn_) _f·~ I -27_1a·_ 46' Nag· 31' 46"W 65.47' ,,1lfPU8[1C1NATFR --- EASEMENT TR A: '<,' 2,033 " , ... / 0 N 5 // io 6 i' 7 ~ 8 ·; 1,112 SF R/W 6,913 SF 11 r ·-.2~~73_~ . 6B' _N89.' 31', 46"W ls' BSBL I sa; ,;·/ ,,· .. I ./ i I I L a':ow1cAT10N I '1,6.42 SF I UTILITY INFORMATION EARTHWORK ESTIMATES SHEET INDEX WATER: SEWER; FIRE; SCHOOL: ELECTRICITY: GAS: PHONE: CABLE: CITY OF RENTON CITY OF RENTON CITY OF RENTO~ ~ENTON SCHOOL DISTRICT NO. ?UGET SOUND ENERGY PUGET SOUND ENERGY CENTURY LINK COMCAST X:\Pi.OJ,,.CTS\2015 PROJECTS\15.375 TOTTENHA\! RFNTON\15.175 C.30\15375-MODF:L CFfHFR DRl'/f.JWG 403 AREA TO BE DISTURBED = ±0.9 AC ROAC GRADING QUAN 11 IILS: CUT = 900 CY FILL ~ 3,400 CY PUD1 C1 C2 SV1 PRELIMINARY PLANNED UNIT 0[\l[LOPM[NT GENERALIZED GRADING, DR/\JNAGE & UTILITY PLAN ?ROFILES AND SITE SECTION SITE SURVEY I I VICINITY MAP NOT TO SCALE CONTACT INFORMATION OWNER; APPLICANT; TOTTENHAM, LLC 50 116TH AVE SE, STE 111 BELLEVUE, WA 98004 425-898-2300 CITIZEN DESIGN COLLABORATIVE CDNTACT: JACOB YOUNG 46 ETRURIA STREET, SUITE 201 SEATTLE, '/IA 98109 206-853-8055 JYOU N GOCOLLABORA TIVECO.COM ENGINEER/SlRVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH s·1REET, #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 SITE INFORMATION SITE LOCATION; TAX LOTS; SITE AREA: NET SITE AREA; (Af ltR UtUICAIIONS) ZONING; 1-'HO~USllJ UNI IS: PJ-WJOSED DENSITY: PUB_ICL Y DEDICATED STREETS 701-707 SUNSET BOULEYI\RO NE RENTON, WA 98056 311990-0011 & -0010 & -0005 39,187 SF (0.90 AC) 30,632 SF (0. /0 AC) RMH 16 22.9 UU/AC B,555 sr (0.20) LEGAL DESCRIPTION IAX 1-'AHCEL .5119900005: IRACI 1, IIARRl[S GARDEN 110~.E IRACIS, ACCORDING 10 IIIE "LAr IIICREOF RECORDE,J IN VOLUME 34 OF _JLATS, PAG[ 38, R[CORDS OF KING COUNTY, WASHJ.'IGTON. TAX PARCEL 3119900010: THE SOU TH 50 FFFT OF TRACT 2, HARRIES GARDEN HO\fE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, R::CORDS o=-KING COUNTY, WASHINGTON. fAX PARCEL 31199000~1: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO fH:: PLAT THEREOF RECORDED JN VOLUME 34 OF PLATS, PAGE 38, II\ KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50.00 FEET THEREOF; ANO THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, Hr\RRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF R':COROED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGll\NING AT THE NORTHEAST CDRNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVAKU N.E. (SUNSET HWY.). AS NOW ESfAc:JLISH!:::lJ ANL) SAID POINT BEING A NON TANG~NT POINT ON A CURVE TO THE LEFT FROM WHICH i--lUINT ·1HE RAlJIUS OF SAID CL.RYE BEARS SOUTH 78"23'41" EAST AT 985.37 FEf'.T; THE\ICE ALONG THE EAST UNE OF SAID TRACT AND N ... ONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE CF 2'57'18", AN ARC )]STANCE OF 50.82 FEET TO A POINT Of NON TANGENCY FROM WHICH f--'UINI IHI:_ RAlJlUS 0-SAID CURYC: 01::ARS SOUIII 81'2059" IAST Ar 905.S/ FEEL SAllJ 1-'0INI BEING ALSO lHE SOUIHEASI CORNER OF Ill[ SAID NORIII 50 l[[T or TRACr 2; TI-lENCE SOUTH 89'51'00" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO lHE SOUTHWEST CORNER OF SAID NORTH 50 FEET: TI-lENCE NORTH 15"10'JO" WEST ALONG THE WEST ~INE OF StdD TRACTS 2 AND 3, A DISTANC~ o:= 103.54 FEET TO THE NORTH\\1'ST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3: IJl[NC[ NORTII 89'51'00" EASI ALONG IIIE NORTH LINE THEREOF 126.55 ffFT; THENCE SOUTH oo·og oo" EAST 50.00 FEET TO A POINT ON ·1HE NORTH LINE CF SAIC TRACT 2; THENCE NORTH 8'if51 'Ul;" EAST ,'\LONG Sf\lU LINE 94.4/ FEET TO THE POIN r "Of-l::fr ... GINNING. ALSO KNOWN AS LOT 2 OF CITY CF REN roN LOT LINE ADJUS IMEN I NO. LUA 95 154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9b11H:i':l011, IN IHE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. iijl Know whafs below. Call 48 hours before you dig. DUNCANSON Cumpiilly, Im;. J-!5 S,r 155th Strffr. Suite 102 Semite. H"m/ii•l/!(OII V:-!16~ Flww 100.1.U-. .JJ.ll F'ar ](J(j_J.J.; .. J.J55 U) z 0 00 5 w [( ~ <: I z w ~ ~ ,.. w z 0 <= n. °' V "' w D le 4' D ci z T""" (J) ow "'~ zo OI I-z z 3: Wo er: I- DRAWN: DCI NO: IO IO w Iii U) O> w <( ~ 3: I -I-w (0 :::J ..... > .-w 0 _J LO _J w ID HMD 15375 DATE: 10/26/16 PUD1 OF 1 SHEETS 10, PUBL'" I\., " ,_,...rJ,,;' UTILITiES.,.--. EASEMENT FOUND l/2" F.'EEIAR, NO CAP BfNT W'L Y SHOT Al tl[ND..,.. . ...,,_,...,..~. 0.05'W OF CALC'D BOUNUAi?Y 10' PUBUC l)TlWllES i:'/\StMEtt! TAX JJfif?t:Ei.. 605650[}10;] I I l Tree Key .. = Tree ''RA 11 1· 1c· ,.l .. '! f-lJ :·\ . t e ~')-r, .. : . ... , ... .J CPf.1 TA. t?fi:ii"';!.: -r rJwiJc10},1:s A 80\lt-GROUND 'CAU l)(W GAS;,-. TAY PAf1;Cfi PIPEUNE" 80X r.;nr,_:::.,~r!on\r; . l· -,· . • ,\;""""• . YU, .. /· ... . . / ,,,.•. ' .. o. POSS/BL[ GA5 M/\NHOL[ _J . I f r I I I / / :/ ; r I i k l . ·.J' .. ' .. ! .I f .l ! I { :i ., l l ) ' f J I J:.61,_p N<CQ. ;31 l 9;l0fil!Q2,: TRACT , , HARRIES GARDEI\' HOME. H"tACTS, ACCORDING TO THE PLA'i THE Rt.Or f<[CQRD[D IN VOLUME 34 / FAGE 38, RECORDS OF KING COUN:f'i', WASHINGTON U,X PARCEL 3119.900010; OF f'LATS, THE SOUTH 50 FEET OF Tf~AC I 2, HARRIES GARDEN HOME TRACTS, ACCORDiNG TO VOLUME 34 OF PLATS, PAGE(S) 38. RECORDS OF KING COUNTY, WASHINGTON, THE PLAT THERFOF RECORDED IN -.,, .. ,_._ . . ....... ,·-·. ,,,,,.,,,-4.,.,·~-'"'·'~'"''~"~'"""-·"":.-,<"""'"~..,,__;,,,,,.,,,~.--,-,,""''°"'''""'~,i-""'4··,;,-,,,~'i,o-;,,~..,.~~~'-'·"""-""""'""'''"~,.,,,;,..,.-,,,,.;,.,.,.,,.,~,,~,· -.-_. ... ,.._._ _ _,.,....,. ____ SUBJEC" BOJ~:DAR'' LINE -.-~·~""' f-W3HT·--OF ·•·· WAY CENTERUNE ! 2 ....;..,,,'1,-' t-ADJACEt'1 BOUNDARY i.lNE SECT!OI\AL BREAKDOWN LINE OVERHEAD POWER LINE - t f ~----~~~---QC" -----~--- TAX PARGCL 3119900011.: l ·· -··--···---·UP--·-·-·------EllJRIED POWER LINE ~~ ...... .,.,.. -~~.,.,:_-_ .... ~-"- ' £;;,.i,i/jfiHYi,Y· -.fffr:: I ,llL THAT 0 PClRTION or 1RAC1 3, HARRIES GN,DEN \IOUJM[ ,34 or PLATS, PAGE 38, IN KING COLJl,iTY, HOME Ti-U1CTS, ACCORDING TO THE PLAT THD!EOF flECORDED 11, 'NASHINGTON; !- ' GAG UNF . ' EXCEPT THE NORTH 50;00 FEET THEREOF: t·~-'',<;'i" '_\!;,:..,,'_'.,·,?{ BURi[D TELEPHONE LINE WAT[R UN£ ';J".;p.;, 1if.J: AND THAT PORTION OF TH[ NORTH 50 FEET or TRACT 2, PL/\T THEREOF RECOr<OED IN VOLUME 34 OF PLATS, PAGE DESCRIBED AS FOLLOWS: HARRIES GARDEN HOME TRACTS, ACCQRDING 10 THE 38, IN i<JNG COUNTY, WASHINGTON, MORE PAIH/CULARL Y BEGINNING AT THE NORTHEAST CORNEf1 OF SAID TRACT 2, SAID. POINT BEING ALSO ON THE WEST ,AARGJN Of SUNSET BOULEVARD NJ:., (SUNSET HW'Y,} AS NOW ESTABLISHED /1ND SAIO POINT BEING A NON TANGENT POINI ON A CUHVE TO THE LEFT FROM WHICH POINT THC: RADIUS Of' Sl',ID CUF,vt BEARS SOUTH 78"23'41" EAST AT 98S.]7 FEFT; T'iENCE ALONG THE EAST UNE OF SAID TRACT AND ALONG SAID CURVE. A~JD MARGIN, THROUGH A CENTRAL ANG~[ OF 2'5718", A~' ARC DISTANCE OF 50,82 FEET TO 1\ PO!Nl OF NON TANGENCY FROM WHICH POINT THE RAlJIUS OF SAID CURVE BEARS SOUTH 81'20'59" EAST AT 985.37 FEET, S/\ID POINT BEING ALSO THE SOUTHEAST COilNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89'5i 00" WEST, ALONG THE SOUJH UNE or SAID NOR,!! 50 FEET, 185,11 FEET TO THE SOUTr!WCST CORNER OF SAID NORTH 50 FEET; THENCE NORTH 15'10'30" WEST .ALONG TH[ WEST LINE or SAID TRACTS 2 AND 3, A DISTANCE OF 10.).51, FEE, TO THE NORTHWEST CORNER OF THE SOUTH 50,00 FEET or SAID lHAC/f 3; THENCE NORTH B9'51 00" EAST ALONC TIIE NORTH LINE THEREOF 126;55 ff:ET; THENCE SOUTH OU-09-00" EAST 50.00 FEET TO A POiNT ON THE NORTH LINE Of SAID TRACT 2; THENCE NORTH 89'51 '00" EAST Ai.ONG S/110 LINE 94 47 FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS LOT 2 OF CITY OF RENTON i..OT L/NF. ADJUSTMENT NO .. LUA 95-154 LLA fJECORDED ON NOVEMBER 16, 1995 AS RECORDING NO, 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON, ---·-----.-y -~~--------- -------ss -------SANITARY SEWER STORM DRAIN ---'.._ DITCH LINE/FLOW UNE ROCK RETA!NING WALL VEGETATION UNE j --·--·-~ c,~-.. ~"'-.-. ·_,...,_ .. WOOD FENCE ' -----·--····-·---x -···---·-BARBED. WIRE/WIRE FENCE ! ~ TRANSFORMER -(,)-FIRE HYDRANT ):{ LIGHT STANDARD !X1 GATE VALVE fpl l--~ [C fJ E-- POWEFi VAULT UTIUTY BOX UTILITY POLE PO~E GUY \lt1RE GAS VALVE GAS METER TELEPHONE VAULT fJ. WATER METER FIR[ STAND PIPE CATCH BASIN, TYPE i CATCH 8.1\SIN, TYPE il SIGN 80LLAHC MAIL BOX f{ mf ~> il'.\ ® (jJ . CORRLSPONDS WITH ITEM NUMB.ER IN 'SCrlEDW.E B' OF TITLE REDORT .,.,. ...... ~---\t,r,...,.,.,., ..... -~;,,,;,,,.~~----·---~;,_,.,.;.;,,,.,..,~.--~~~--).,.~_-_...,;_ __ ,.,:,.,,,,.,,_..,,.,,.,,,._ . ...,._,~-~-... ,-... ---=-'"""'____ ~-~ .. i Tl IE. FOLi.OWiNG EASDAENTS FROM THE REFERENCED TITLE REPORT CONTAIN SUFFIC!EN, INFORMATION TO BE I ).34,21 SPOT ELEVATION TELEPHONE RISER DEPICTED ON THE PLAN, OTHER EASEMENTS OR ENCUMBRANCES, IF ANY, MAY AFFECT THE PHQPERTY, BUT LACK j NOTE: a l SUFFICIENT INFORMATION TO 8[ SHOWN, ' ® .TAX PARCEL 3JJ990Q005: PUl3UC UTILITIES EASEMENT PER K'NG COUNTY RECORDING NO, 7709060792 -SHOW1\i PUBLIC UTILITIES EASEMENT PEfl KING COi)NTY RECDRlJINC NO, i'709050790 -SHOWN PUBLIC UTILITIES EASEMENT PER KINC COUNTY RECORDING NO, 7709060i'cl1 -SHOWN PUBLIC VTILITIES EASEMENT PFR KING COUNTY RE(;ORDING NO. 7709060794 -SHOWN $/TE - 1 ; ' lie *" II! ~Iii . 11; ·1~1 ____ _____.. ill SITE CONTAC'f PHONE NUMBER ZONING TOTAL LOT AREA . RM-r (CITY or RENTON) .39, 187± S.F.(0.90 AC.) BENCHMARK IS "SMA!" NGS GPS C:ORS STA T!ON .• ELEV = ",49.,5' r---,--.-.,-,---""-... """-·"·~., .. , ... ,,., __ ,._. --~-:"'~,<{--~·"'."""'·-·";"~·-, t ~r:tt~:· i -I 1.·· I ! 1) RECORD OE SURVEY, K/r4G C:OUNTY RECORDING NO I , .: I a,041 s9oos 1 , l 2) RECORD OF SURVEY, KING COUM,Y f/ECORDING NO.. i , 8712089027 . " 1 ! 3) RENTON FILE NO, LUA-95-\S4-LLA, KING COUNTY 1 , l Rf CORDING NO. 9511 l 09011 j l i. 4) ~~g¥i;9 g;3 SURV[Y, KING COUNTY RECORDl~:G NO,. j l j I!· S) RECOfW OF SURVEY, K!NC COUNTY RECORDING NO, ! \ 1 20000i 27900014 l i 6) PLAT OF HARRIES GARDEN HOME TRACTS PER VOL ' ! I 34 OF PLATS, PG. 38, RECORDS OF KING COUNTY l f ~, ... ,,,,.,u.~· .·.,..-.:.....-:.....-.,,.~-•~;..:;,..,..,..;._;..,_-.-.· .. -,._,) 1.. f"''"'"'-~"':'-"'"""~~·~"""""''="~""---. ~;:;.~'"':'~"'"~""""""''"=«·=-.,.,.,..-:<--'"-''-""~~~ -f , ---(fC)f' 1 , · UTILITY INFORMAT!ON SHOWN MAY BE INCOfAPLETE ... J,' .. FLD. CREW: . DRAWN BY: . •• JOB II' i ;= l ,..... ' ' ~-. ' ,];_! .. · I UNDERGROUND UTillTlfS EXIST !N THE AREA. AND i.' ••. [ s·:ATI LAW REQUIRES THAT CONTRACTOR CONTACT THE ' !.: ONE-CALL UTILITY LOCATE SERVICE /\T LEAST 48 j j , HOURS BEFORE STARTING ANY CONSTRUCflON. ! SV1 11 :sst 1 .1 ,,.,,,~ .. ~--,--c_:_~_ . ...;:..c_;_c_;_~. ;,...:.;....;....._...:.;...,...:.:..,.,.:~.......,.....,. OF 1 ,JMB.· J SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. "lU.TCOJI PRELIMINARY PLANNED UNIT DEVELOPMENT RENTON 701 TOWNHOMES z w w D 0:: w rn <( SKAGIT ,,..,,,,. > -------<( lltFFERSON EX 1 O' UTIL EASEMENT ' REC# 7709060794 ,: ' 41', ---,-,- BHUS 862 ~F) ' I · .. 1 • :£356 SF 16' , _, ' (862 ' SP.) (862 SF) 2 3 1,356 SF 1,362 SF / )} ---:'- 5' BSBL --i i.'.J;.;,::::.: :.:._· ()\ 26'. --11 ' , I I' ~ (1 ,j1i1 S ) . ~ I ~, ro r·· -··--i en .. '' , 85.47' I I .~7--..•. i I . ' ! I ! EX 10' UTIW EASEMENT REC # 7709060791 ,1CJPIJ8J;IC-WATER/-TR EASEMENT A1 I./ t 8' I ' 1 10' BSBL ·-• i \ ' ' . j • COMMO' ACCESS & UTI~ E MT 2,362 ;,F ' . ' ' ! / / / i ! ' f ' ! ' / 11 ,3J' I . . 1,270 SF, / '/ 25' t~\;--;jff.775~· --1----J=L~ I ·-~1 ~ \ ; r~'.:17.~ ~ 4 ,------ ""· . .· 1 516 SF I 7'>, 1 : (1,175 Slf) ;_ Iii., "'/ "' / 58'• 0 5 / "' 1,161 SF / . 6 (() -· ' . 897 SF ' / . 7 (() ;- 887 SF 8 A1,112 SF ~r::i~I ::tf~: -.;·~5z7~· .:.·=====J"' !::. · .. PRIVATE ACCESS -~--~~~r'.\i\.\, ,\ t5-'--;\:-.. ----..,_j ESMT (LOTS 14 & 15). 459 SF rl · .. 1,353 SF en R/W ,, ., -'I' · .. ,· \ . ' . ' ', . ' I ' . • ., ' GRAPHIC SCALE 20 0 10 20 40 80 ~ 1_1--1 __ -----"I ( IN FEET ) 1" -20' (22x34) I" -40' (11X17) UTILITY INFORMATION WATER: SEWER: FIRE: SCHOOL: ELECTRICITY: GAS: PHONE: CABLE: CITY OF RENTON CITY OF RENTON CITY OF RENTON RENTON SCHOOL DISTRICT NO. 403 PUGET SOUND ENERGY PUGET SOUND ENERGY CENTURY LINK COMCAST X, \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375-MODEL CENTER DRIVE.OWG en 6,913 z (,1,Q21 SF) 60' r---27.18' --1 ·,, ', 46' 'NS9' 31' 46"W EARTHWORK ESTIMATES AREA TO BE DISTURBED = ±0.9 AC ROAD GRADING QUANTITIES: CUT= 900 CY FILL = 3,400 CY ((l SF g' 1,145 SF 10 891 SF_ ', 68'·. .N89'. .31'-. 46"W \5• BSBL ( f() ',;,,, ,., 33.63' I I I I .J / ' I .. 8'/DEplCATION 1,6/42 SF ' . I /. I ! ! c-,'-"-_".J,,/'/'(' ('.) o,' (() II -J t-""" , I \ : -· ,.,t· ! I (( ' I I ' ·- I 0) ~ en\ ") ' ,kl -- :,- OJ z . I : \ --·· ..... --___ ,. .. i--~-60' ,' --- '; !' I j I I I -~--- I I I I ' ' ; ' • // ,(; ! fi ; -, _! ' /'; / !: I l/ --/. ·~!(-;, ' ,. C SHEET INDEX PUD1 C1 C2 SV1 PRELIMINARY PLANNED UNIT DEVELOPMENT GENERALIZED GRADING, DRAINAGE & UTILITY PLAN PROFILES AND SITE SECTION SITE SURVEY 9TH PL. ) NE 9TH SITE VICINITY MAP NOT TO SCALE CONTACT INFORMATION OWNER: APPLICANT: ENGINEER/SURVEYOR: TOTTENHAM, LLC 50 116TH A VE SE, STE 111 BELLEVUE, WA 98004 425-898-2300 CITIZEN DESIGN COLLABORATIVE CONTACT: JACOB YOUNG 46 ETRURIA STREET, SUITE 201 SEATTLE, WA 98109 206-853-8055 JYOUNG@COLLABORA TIVECO.COM DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 #102 SITE INFORMATION SITE LOCA Tl ON: TAX LOTS: SITE AREA: NET SITE AREA: (AFTER DEDICATIONS) ZONING: PROPOSED UNITS: PROPOSED DENSITY: PUBLICLY DEDICATED STREETS 701-707 SUNSET BOULEVARD NE RENTON, WA 98056 311990-0011 & -0010 & -0005 39,187 SF (0.90 AC) 30,6':b-2-c-SF-(0~7G-AG-}---·-------·------------------"'·"- RMH 16 22.9 DU/AC 8,555 SF (0.20) LEGAL DESCRIPTION TAX PARCEL 3119900005: TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900010: THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900011: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50.00 FEET THEREOF; AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78'23'41" EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2'57'18", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81'20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89'51 ·oo" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; THENCE NORTH 15'10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; THENCE NORTH 89'51 '00" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00'09'00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; THENCE NORTH 89'51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. Know what's below. Call 48 hours before you dig. DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 U) z 0 -U) -> W-a: ~ <( I z w >-m z 0 ;:: Q_ 0:: 0 VJ w D w f-- <( D ci z ,-Cf) ow I'-.. ~ zo OI I-z z s: Wo a: I- DRAWN: DCI NO: LO LO w oo ro en w <( ~ 3: I -I-w (0 ::::) ,.... > ,.... w 0 ..J LO ..J ~ <( w rn Zo ~ ::::) ::J CL w a: CL HMD 15375 DATE: 10/26/16 PUD1 1 OF 1 SHEETS (E) BUILDING (E) BUILDING NEIGHBORING TAX PARCEL 311990-0050 (E) BUILDING - I I ""· --1.____ I --:" -------- NEIGHBORING TAX PARCEL 311990-0020 (E) GARAGE ----- SF AMENITY -~ -_ ~:g: WI PLAY - ---\__ STRUCTURE ----\ , O" PUBLIC UTILITIES EASEMENT --10 - ' . ·, + + -'-- ---------- , MAX HEIGHT 10± WALL RETAINING ~ "" ,, ~ I " ~ -- ----- / / / / ---------'i. SUNSET BL VD. NE = """'- .~ / ---- (E) TREE AIN TYP. TO REM ' NEIGHBORING TAX PARCEL 605650-0 100 SHEET AO.O REFER TO ANALYSIS. AND P.U.D FOR ZONING SITE PLAN ARCHITECTURAL @ . 1/4"=1'-0" A3.1 SCALE. -~-.. __ , _ _,._, ... , ~ s WILL IN I - I I - CIVIL, TYP. GRADING PE~CE ONLY) (FOR REFER ~---, I 11 ,( ' : . ; J I - I I SIG HT-OBSCURING Gs PER V""1 · PLANTIN """'\ =' - L'SCAPE (FO~NL Y) . REFERENCE !-·,~----/ l ie=-: __ ' ~- / _/ I I \ ,,.....--~ / -.1 I 16 UNITS PROPOSED: TS (TYPE A) TYPICAL UNI TYPE 81) NEIGHBORING TAX PARCEL 605650-0400 { TYPICAL ~~II~~ (TYPE 82) 2 TYPICAL NITS (TYPE C) 7 TYPICAL ~NITS (TYPED) 2 TYPICAL 4-ST AR ALL UNITS ~~lc~t~~{t PROVIDED (2) AFFORD 5 0~ •• ••• 10 1" = 20 ' 10' ... ,·~.··~·. ,-,1· -' _(/_ . ITIZENDESIGN Cf) w ~ 0 I z $ 0 -0 I-~ °' -<( w~ (.9 g O ifi w o::_ w z Cf) 0 z -> 0 I-(D I-w 1-u w :::, (f) 0:: Cf) z I-:::, Cf) z (f) z " 0 ::J o u " ' ~ Cf) 'f2 z ARCHITECTURAL SITE PLAN NOTED A1 .1 RENTON DESIGN STANDARDS DENSITY (RMC TBL 4-2-110.A) MAX. 20 DWELLING UNITS/ ACRE PER RMC 4-9-065, MAX. DENSITY MAY BE INCREASED BY 30% (26 DU/AC MAX): • FOR EACH AFFORDABLE HOUSING UNIT PROVIDED, A BONUS MARKET-RATE UNIT MAY BE PROVIDED SETBACKS (RMC TBL 4-2-11 O.A) FRONT REAR SIDE 10 FT 10 FT 5 FT (15 FT WHEN ABUTTING SINGLE FAMILY ZONING) AN ADDITIONAL 1 FT IS REQ'D FOR EACH 10 FT OF HEIGHT ABOVE 32 FT HEIGHT (RMC TBL 4-2-11 O.A) 32 FT AND 3 STORIES LOT COVERAGE (RMC TBL 4-2-110.A) 70% NET LOT AREA IMPERVIOUS COVERAGE (RMC TBL 4-2-110.A) 75 % NET LOT AF{EA PARKING STANDARD PARKING SPACES SHALL BE 20'x9', AND COMPACT SPACES SHALL BE 16'x8.5'. COMPACT SPACES MAY ACCOUNT FOR 30% MAX OF REQ'D PARKING. 1.6 PARKING SPACES/ LARGE ATTACHED DWELLING UNIT 1.4 PARKING SPACES/ TWO BEDROOM ATTACHED DWELLING UNIT 1.0 PARKING SPACE/ ONE BEDROOM ATTACHED DWELLING UNIT 0.5 BICYCLE SPACES/ DWELLING UNIT A MAXIMUM OF 50% OF REQ'D PARKING MAY BE DESIGNATED FOR GUEST USE. SUCH PARKING SHALL BE CLEARLY IDENTIFIED AS SUCH AND NOT USED FOR ANY OTHEH PURPOSE. PARKING SHALL NOT BE LOCATED BETWEEN A BUILDING AND THE FRONT PROPERTY LINE. PARKING SHALL BE SCREENED FROM VIEW. LANDSCAPING 10' OF ON-SITE LANDSCAPING IS REQ'D ALONG PUBLIC STREETS. 15' OF PARTIALLY SIGHT-OBSCURING OR 10' OF FULLY SIGHT-OBSCURING LANDSCAPING REQ'D WHERE PARCEL ABUTS A LESS INTENSE RESIDENTIAL USE. AMENITIES 150 SF PRIVATE AMENITY SHALL BE PROVIDED TO EACH UNIT. AT LEAST 100 SF OF THAT SPACE SHALL ABUT EACH UNIT. PUBLIC AMENITIES SUCH AS OUTDOOR GROUP SEATING, BENCHES, TRANSIT SHELTERS, FOUNTAINS AND PUBLIC ART SHALL BE PROVIDED. OTHER PERMITS (TO BE CONFIRMED) SEPA REVIEW COR BUILDING PERMIT SUBDIVISION SYMBOLS LEGEND MATERIALS LEGEND 1: BUILDING ELEVATIONS ~ OR SECTIONS 2: INTERIOR ELEVATIONS ~ Cf I L EARTH , -- PLYWOOD METAL CONCRETE 3: ASSEMBLY REFERENCE ~ STRUCT'L FILL STONE BATT INSULATION CZ] WOOD BLOCKING (SHIM) 4: WALL SECTIONS/ DETAIL REFERENCE "--(0\ _ _J ' ~ ) GRAVEL FINISH WOOD RIGID WALL INSULATION WOOD FRAMING (CONT.) '--- AREA MAP 00 NTS P.U.D. ANALYSIS PROJECT NARRATIVE CONSTRUCT (16) TOWNHOMES RANGING FROM 1,000 SF TO 1,800 SF. THREE LEGAL LOTS WILL BE DEVELOPED UNDER A PLANNED URBAN DEVELOPMENT. ALL THREE EXISTING LOTS ARE CURRENTLY UNDEVELOPED. ZONING FOR THI$ SITE IS RM-F. AT COMPLETION, THE SITE WILL BE DIVIDED INTO FEE SIMPLE LOTS VIA SUBDIVISION. FIVE TOWN HOME UNIT PLANS ARE PROPOSED. PRELIMINARY GROUND FLOOR LAYOUTS OF EACH TYPE ARE SHOWN ON SHEETS A2.1-A2.6, AND A UNIT COUNT BREAKDOWN IS SHOWN ON SHEET A1.1. ADDITIONAL IMPROVEMENTS TO THE SITE INCLUDE DRIVEWAYS, LANDSCAPING, SIDEWALKS AND RETAINING WALLS. CODE DEPARTURES PROPOSED CODE DEPARTURES ARE LISTED BELOW. REFER TO THE PROJECT COMPLIANCE STATEMENT FOR JUSTIFICATION. MIN. PROPOSED LOT WIDTH: PER RMC TBL 4-2-110(A), TOWNHOUSE LOTS ARE REQUIRED TO BE A MINIMUM OF 25 FEET WIDE. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROVIDES TOWNHOUSE LOTS OF VARYING WIDTHS RANGING FROM 15' TO 36'. PROPOSED ROAD RIGHT-OF-WAY: PER RMC 4-6-060, A SHARED DRIVEWAY CANNOT ACCESS MORE THAN (4) RESIDENTIAL UNITS. AS THE PROPOSED DEVELOPMENT WOULD ACCESS MORE THAN (4) UNITS, IT CANNOT BE SERVED BY A SHARED DRIVEWAY. THE REQUIRED PUBLIC STREET WOULD CONFORM TO THE "LIMITED RESIDENTIAL ACCESS" STANDARD, WHICH REQUIRES A RIGHT-OF-WAY WIDTH OF 45'. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROPOSES A 26'-0" WIDE PRIVATE ROADWAY. PARKING: PER RMC 4-4-080(F)(8), A MAXIMUM OF 30% OF REQUIRED PARKING MAY BE CONSTRUCTED AS COMPACT (8.5'x16') SPACES. THE REMAINDER MUST BE CONSTRUCTED AS STANDARD (9'x20') SPACES. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENT AND PROPOSES ALL PARKING AS COMPACT SPACES. SETBACKS: PER RMC TBL 4-2-110A, TOWNHOUSE DEVELOPMENTS ARE REQUIRED TO PROVIDE 10' FRONT YARDS, 10' REAR YARDS AND 5' SIDE YARDS FOR UNATTACHED SIDES. NO YARDS ARE REQUIRED FOR ATTACHED SIDES. AS A WHOLE, THIS DEVELOPMENT PROVIDES THE REQUIRED YARDS. HOWEVER, IT DEPARTS FROM THIS REQUIREMENT AND DOES NOT PROVIDE FRONT, REAR OR UNATTACHED SIDE YARDS WITHIN THE INTERIOR OF THE DEVELOPMENT. VICINITY MAP OONTS OPEN SPACE CALC 150 SF* 16 UNITS= 2,400 SF REQ'D PRIVATE OPEN SPACE (100 SF MUST BE ADJACENT TO EACH UNIT) 1,900 SF PRIVATE OPEN SPACE PROVIDED VIA YARDS/GARDENS 1,550 SF PRIVATE OPEN SPACE PROVIDED VIA BALCONIES/DECKS 3,450 SF TOTAL PRIVATE OPEN SPACE PROVIDED 3,200 SF ADDITIONAL COMMON OPEN SPACE PROVIDED VIA AMENITY AREAS LOT COVERAGE CALC 11,706 SF LOT COVERAGE/ 37,550 SF NET LOT AREA= 31.2% IMPERVIOUS COVERAGE CALC 24,195 SF LOT IMPERVIOUS AREA/ 37,550 SF NET LOT AREA= 64.4% PARKING CALC 16 LARGE UNITS* 1.6 SPACES PER UNIT= 26 SPACES REQ'D 16 LARGE UNITS* 0.5 BICYCLES PER UNIT= 8 SPACES REQ'D 30% (8 SPACES) MAY BE COMPACT. 50% (13 SPACES) MAY BE DESIGNATED FOR GUEST USE ONLY. 34 COMPACT SPACES AND NO LARGE SPACES PROVIDED. 4 SPACES DESIGNATED FOR GUEST USE ONLY. DENSITY CALC GROSS AREA OF PROPERTY: LESS DEDUCTIONS: -PUBLIC STREET DEDICATION (SUNSET) -PUBLIC STREET DEDICATION (ACCESS) NET AREA (SF) NET ACRES (43,560 SF/ ACRE) ALLOWED UNITS (20 * 0.72) ALLOWED UNITS W/ 30% BONUS (26 * 0.72) PROPOSED UNITS* * TWO AFFORDABLE UNITS PROVIDED LANDSCAPING COMPLIANCE 39,186 (1,636) (6,226) 31,324 0.72 14 19 16 SF SF SF SF AC DU DU DU THE REQUIRED 10' FRONT SETBACK SHALL BE LANDSCAPED. THE SOUTHERLY PROPERTY LINE ABUTS SINGLE FAMILY RESIDENTIAL. THEREFORE, 10' OF SIGHT-OBSCURING LANDSCAPING SHALL BE PROVIDED AS A BUFFER FOR THE LESS INTENSE USE. REFER TO LANDSCAPE PLANS FOR ADDITIONAL DETAILS. PROJECT DIRECTORY PROPERTY OWNER TOTTENHAM, LLC 50116TH AVE SE #111 BELLEVUE, WA 98004 CONTACT: JOE NOTARANGELO TEL: 425.898.2300 DESIGNER & APPLICANT CITIZEN DESIGN 46 ETRURIA ST #201 SEATTLE, WA 98109 CONTACT: JACOB YOUNG TEL: 206.853.8055 EMAIL: JYOUNG@COLLABORATIVECO.COM SURVEYOR & CIVIL ENGINEER DUNCANSON COMPANY 145 SW 155TH ST #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON TEL: 206.244.4141 EMAIL: HAROLDD@DUNCANSONCO.COM LANDSCAPE ARCHITECT CRAMER DESIGN CONSULTANTS 1909 242ND ST SE BOTHELL, WA 98021 CONTACT: GAYLE CRAMER TEL: 425.241.6258 EMAIL: CDCLSA@FRONTIER.COM ARBORIST ARBORISTS NW 1710 SW 318TH PL #440 FEDERAL WAY, WA 98023 . CONTACT:NEALBAKER .,\ TEL: 206.779.2579 -.. ---: EMAIL: NEAL@ARBORISTSNW.COM GEOTECHNICAL ENGINEER MIGIZI GROUP (FORMERLY E3RA) 1 PO BOX 44840 - TACOMA, WA 98448 " "' CONTACT: JIM BRIGHAM " -TEL: 253.537 .9400 EMAIL: JBRIGHAM@MIGIZIGROUP.COM STRUCTURAL ENGINEER ' \ . TBD ·,. GENERAL CONTRACTOR TBD SHEET INDEX '. ARCHITECTURAL AO.O PROJECT INFORMATION A0.1 GENERAL ARCH. NOTES A1.1 SITE PLAN A1.11 BUILDING RENDERINGS A1.12 BUILDING RENDERINGS A2.1 UNIT TYPE "A" FLOOR PLANS A2.2 UNIT TYPE "81" FLOOR PLANS A2.3 UNIT TYPE "B2" FLOOR PLANS A2.4 UNIT TYPE "C" FLOOR PLANS A2.5 UNIT TYPE "D" FLOOR PLANS A2.6 UNIT TYPE "D" FLOOR PLANS A3.1 EXTERIOR ELEVATIONS A3.2 EXTERIOR ELEVATIONS A3.3 EXTERIOR ELEVATIONS A3.4 EXTERIOR ELEVATIONS CIVIL 1 OF 1 C1 C2 SV1 PRELIMINARY PUD (PLAT) GENERALIZED GRADING, UTILITIES AND DRAINAGE PLAN PROFILES AND SECTIONS EXISTING SITE SURVEY SCOPE OF WORK PLANNED URBAN DEVELOPMENT OF (16) TOWNHOMES WITH ATTACHED GARAGES. CONSTRUCT TOWNHOMES AND SITE IMPROVEMENTS. SITE IMPROVEMENTS TO INCLUDE ROADWAY, UTILITIES, L'SCAPING AND SURFACE PARKING. DIVIDE PARCEL INTO FEE SIMPLE LOTS VIA SUBDIVISION. ESTABLISH USE AS TOWN HOMES AND OCCUPY, PER PLANS. PROJECT INFORMATION SITE ADDRESS 701-707 SUNSET BLVD NE RENTON, WA 98056 JURISDICTION RENTON, KING COUNTY, WASHINGTON PARCEL MAP NUMBERS 311990-0011, 311990-0010, 311990-0005 LEGAL DESCRIPTION HARRIES GARDEN HOME TRS TRACT 3 LESS N 50 FT TGW PORTION OF N 50 FT OF TRACT 2 OAF: BEGIN NE CORNER OF TRACT 2 BEING ON W MARGIN OF SUNSET BLVD NE SUNSET HIGHWAY SAID PT BEING A NON TANGENT POINT ON CURVE TO LEFT RADIUS BEARING S 78-23-41 E 985.37 FT TH ALONG SAID CURVE & MARGIN THRU C/A OF 2-57-18 ARC DISTANCE OF 50.82 FT TAP OF TANGENCY POINT OF RADIUS OF SAID CURVE BEARINGS 81-20-59 E 985.37 FT ALSO BEING SE CORNER OF N 50 FT OR TRACT 2 TH S 89-51-00 W 185.11 FT TO SW COR"(ER OF N 50 FT OF TRACT 2 TH N 15-10-30 W 1,03.54 FT TO NE CORNER OF S 50 FT OF TRACl\3 TH N 89-51-00 E 126.55 FT TH S 00-09-00 E 50 F'T TAP ON N LINE OF TRACT 2 TH N 89-51-00 E 94.47 FT TO POB AKA LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO LUA 95-154 LLA RECORDING NO 9511169011 LOT SIZE & ZONING 39,186 SQ.FT ZONED: RMF LANDSCAPE/ ARBORIST TREE RETENTION PLAN L0.1 LANDSCAPE PLAN L0.2 LANDSCAPE PLAN STRUCTURAL RESERVED DOCUMENTS RESERVED RECEIVED NOV 1 5 2015 •.. , .. :·-J H.)).,. ''')I\: FOF< Pi. . .<\NNJNG DEPT USE 0"-JLY PROJECT INFORMATION SCALE: AS NOTED AO.O ABBREVIATIONS @ AT LAM LAMINATE/LAMINATED ' CENTERLINE LAV LAVATORY • PROPERTY LINE LF LINEAR FEET 0 DIAMETER LOC LOCATION # POUND OR NUMBER LP LOW POINT (E) EXISTING LT LIGHT (N) NEW (X) DEMOLISH MAS MASONRY MAX MAXIMUM ABV ABOVE MB MACHINE BOLT ACC ACCESS MC MEDICINE CABINET AGOUS ACOUSTICAL MOO MEDIUM DENSITY OVERLAY AD AREA DRAIN MECH MECHANICAL ADJ ADJUSTABLE MEMB MEMBRANE AFF ABOVE FINISHED FLOOR MTL METAL AIU AIR INFILTRATION BARRIER MFR MANUFACTURER ALT ALTERNATE MIN MINIMUM ALUM ALUMINUM MIR MIRROR APPROX APPROXIMATE MISC MISCELLANEOUS ARCH ARCHITECTURAL MTD MOUNTED MTRL MATERIAL BD BOARD MUL MULLION BLKG BLOCKING BM BEAM N NORTH BO BOTTOM OF NIA NOT APPLICABLE BOT BOTTOM NIC NOT IN CONTRACT NO NUMBER CAB CABINET NOM NOMINAL CB CATCH BASIN NR NOISE REDUCTION CEM CEMENT NTS NOTTO SCALE CER CERAMIC CIP CAST-IN-PLACE OA OVERALL CJ CONTROL JOINT OC ON CENTER CLG CEILING OD OUTSIDE DIAMETER CLKG CAULKING OFF OFFICE CLO CLOSET OH OVERHEAD CLR CLEAR OPNG OPENING CMU CONCRETE MASONRY UNIT OPP OPPOSITE CNTR COUNTER COL COLUMN PERF PERFORATED CONC CONCRETE PERP PERPENDICULAR CONN CONNECTION PL PLATE CONT CONTINUOUS PLAM PLASTIC LAMINATE CT CERAMIC TILE PLAS PLASTER CPT CARPET/CARPETED PLYWD PLYWOOD CTR CENTER PNL PANEL PR PAIR DBL DOUBLE PRCST PRE-CAST DEMO DEMOLITION PT POINT DF DOUGLAS FIR PTO PAINTED DIA DIAMETER PTN PARTITION DIM DIMENSION DN DOWN R RISER DO DOOR OPENING RA RETURN AIR DH DOOR RAD RADIUS DS DOWN SPOUT RB RUBBER BASE DTL DETAIL RD ROOF DRAIN ow DISHWASHER REF REFERENCE DWV DRAIN, WEST, VENT REFR REFRIGERATOR DWG DRAWING REINF REINFORCED REM REMAINDER E EAST REO REQURED EA EACH RESIL RESILIENT EL ELEVATION REV REVISION/REVISED EF EXHAUST FAN RGSTR REGISTER ELEC ELECTRICAL RM ROOM ELEV ELEVATOR RO ROUGH OPENING ENCL ENCLOSURE EQ EQUAL s SOUTH . EQUIP EQUIPMENT SAF SELF-ADHERED FLASHING EST ESTIMATE SAM SELF-ADHERED MEMBRANE EXIST EXISTING SC SOLID CORE EXP EXPANDED/EXPANSION SD SMOKE DETECTOR EXPO EXPOSED SCHED SCHEDULE EXT EXTERIOR SECT SECTION SF SQUARE FEET FD FLOOR DRAIN SG SAFETY GLASS FE FIRE EXTINGUISHER SH SHELF FF FINISH FLOOR SHT SHEET F-F FINISH TO FINISH SHT MTL SHEET METAL FIN FINISH SHTG SHEATHING FL/\SH FLASHING SHWR SHOWER FLR FLOOR/FLOOR OPENING SIM SIMILAR FLUOR FLUORESCENT SOG SLAB ON GRADE FOIC FURNISHED BY OWNER -SPEC SPECIFICATION INSTALLED BY CONTRACTOR SQ IN SQUARE INCHES FOG FACE OF CONCRETE ss STAINLESS STEEL FOM FACE OF MASONRY STA STATION FOS FACE OF STUD STD STANDARD FOF FACE OF FINISH STL STEEL FR FRAME STOR STORAGE FRPF FIREPROOF STRUC'L STRUCTURAL FIP FIREPLACE SUSP SUSPENDED FT FOOT OR FEET SYM SYMBOL FUl,R FURRING FUT FUTURE T TREAD FW FULL WIDTH TB TOWEL BAR TC TOP OF CHORD GA GAUGE TEL TELEPHONE GALV GALVANIZED TER TERRAZZO GC GENERAL CONTRACTOR T+G TONGUE AND GROOVE GL GLASS TG TEMPERED GLASS GLAM GLUE-LAMINATED THK THICK GF< GRADE TO TOP OF GWB GYPSUM WALL BOARD TOP TOP OF PAVEMENT TOS TOP OF SLAB/STEEL HB HOSE BIB TPH TOILET PAPER HOLDER HC HOLLOW CORE TYP TYPICAL HOO HIGH DENSITY OVERLAY HOR HEADER UNO UNLESS NOTED OTHERWISE HDWD HARDWOOD HOWE HARDWARE VB VAPOR BARRIER HEM HEMLOCK VCT VINYL COMPOSITION TILE HM HOLLOW METAL VEN VENEER HORIZ HORIZONTAL VERT VERTICAL HP HIGH POINT VT VINYL TILE HR HOUR HT HEIGHT w WEST HTF HAMMER TO FIT WC WATER CLOSET HVAC HEATING/VENTILATION/ WO WOOD AIR CONDITIONING WF WIDE FLANGE HW HOT WATER WG WIRED GLASS WH WATER HEATER ID INSIDE DIAMETER WL WATER LINE IN INCH W/0 WITHOUT INSUL INSULATION WIN WINDOW INT INTERIOR WP WATERPROOF WR WATER RESISTANT JB JUNCTION BOX WSG WIRE SAFETY GLASS JF, JT JOINT FILLER, JOINT WT WEIGHT ARCHITECTURAL GENERAL NOTES 1. ALL WORK SHALL BE IN CONFORMANCE WITH THE 2012 INTERNATIONAL RESIDENTIAL CODE (IRC), 2012 WASHINGTON STATE ENERGY CODE (WSEC), THE INTERNATIONAL STORMWATER, GRADING, AND DRAINAGE CONTROL CODE, ENVIRONMENTALLY CRITICAL AREA REGULATIONS (EGA), WA. ADMINISTRATIVE CODE (WAC), UNIFORM PLUMBING CODE (UPC), AND WA VENT & INDOOR AIR QUALITY CODE (VIAQ). 2. ALL DEBRIS SHALL BE REMOVED FROM THE PREMISIS AND ALL AREAS TO BE LEFT IN CLEAN (BROOM) CONDITIONS AT ALL TIMES. 3. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO BECOME FULLY AWARE OF ANY AND ALL CONDITIONS RELATED TO THE SITE AND EXISTING CONDITIONS THAT MAY AFFECT THE COST OR SCHEDULING OF CONSTRUCTION ACTIVITIES PRIOR TO SUBMITTING BID. 4. PRIOR TO COMMENCING WORK, THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE INCLUDING, BUT NOT LIMITED TO, SOILS AND EXISTING UTILITIES AND SHALL BE RESPONSIBLE FOR THE SAME. ALL DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT AND/OR DESIGNER & OWNER IMMEDIATELY. 5. THE CONTRACTOR IS TO VERIFY THE LOCATION OF ALL UTILITIES AND SERVICES TO THE SITE PRIOR TO BEGINNING ANY SITE IMPROVEMENTS. 6. THERE SHALL BE NO DEVIATION WHATSOEVER FROM THE CONTRACT DOCUMENTS WITHOUT THE ARCHITECT'S AND/OR DESIGNER'S WRITTEN APPROVAL THEREOF, CHANGE ORDER OR CHANGE DIRECTIVE. 7. DO NOT SCALE DRAWINGS OR DETAILS -USE GIVEN DIMENSIONS, CHECK DETAILS FOR LOCATION OF ALL ITEMS NOT DIMENSIONED ON PLANS, DOOR AND CASED OPENINGS WITHOUT DIMENSIONS ARE TO BE SIX (6) INCHES FROM FACE OF ADJACENT WALL OR CENTERED BETWEEN WALLS UNLESS NOTED OTHERWISE. 8. THE DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION, WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED, SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT AND STRUCTURAL ENGINEER. 9. BUILDING SYSTEMS AND COMPONENTS NOT SPECIFICALLY DETAILED SHALL BE INSTALLED, AS PER MINIMUM MANUFACTURER'S RECOMMENDATIONS. NOTIFY THE ARCHITECT OF ANY RESULTING CONFLICTS. 10, ALL WORK SHALL CONFORM TO APPLICABLE BUILDING CODES AND ORDINANCES. IN CASE OF ANY CONFLICT WHEREIN THE METHODS OR STANDARDS OF INSTALLATION, OR THE MATERIALS SPECIFIED, DO NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR ORDINANCES, THE LAWS OR ORDINANCES SHALL GOVERN. 11. INSTALL DUST BARRIERS AND OTHER PROTECTION AS REQUIRED TO PROTECT INSTALLED FINISHES AND FACILITIES. 12. PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO ARCHITECTURAL DRAWINGS, IT SHALL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO CHECK WITH THE ARCH. DRAWINGS BEFORE INSTALLATION OF THEIR WORK. ANY DISCREPANCY BETWEEN ARCH. DRAWINGS AND THE CONSULTING ENGINEER(S) OR OTHER SUPPLEMENTARY DRAWINGS SHALL BE BROUGHT TO THE OWNER'S ATTENTION IN WRITING. 13. THIS PROJECT CONTAINS GLAZING THAT WILL BE SUBJECT TO FEDERAL AND LOCAL GLAZING STANDARDS AND THE GLAZING SUBCONTRACTOR SHALL BE RESPONSIBLE FOR ADHERENCE TO THESE REQUIREMENTS, IF THE GLAZING SUBCONTRACTOR FINDS ANYTHING IN THE DOCUMENTS NOT IN COMPLIANCE WITH THE STANDARDS, HE OR SHE SHALL BRING DISCREPANCIES TO THE ATTENTION OF THE ARCHITECT BEFORE PROCEEDING. 14. ALL GLAZING IN HAZARDOUS LOCATIONS, DEFINED BY THE 2012 IRC R308.4, SHALL BE SAFETY GLAZING, INCLUDING BUT NOT LIMITED TO THE SAFETY GLAZING IDENTIFIED IN THE CONSTRUCTION DOCUMENTS. 15. THERE SHALL BE NO EXPOSED PIPE, CONDUITS, DUCTS, VENTS, ETC. ALL SUCH LINES SHALL BE CONCEALED OR FURRED AND FINISHED, UNLESS NOTED AS EXPOSED CONSTRUCTION TO THE DRAWINGS. OFFSET STUDS WHERE REQUIRED, SO THAT FINISHED WALL SURFACE WILL BE FLUSH. 16. CONTRACTOR SHALL PROVIDE TEMPORARY BRACING FOR THE STRUCTURE AND STRUCTURAL COMPONENTS UNTIL ALL FINAL CONNECTIONS HAVE BEEN COMPLETED IN ACCORDANCE WITH THE PLANS. 17. CARRY ALL FOOTINGS TO SOLID, UNDISTURBED ORIGINAL EARTH. REMOVE ALL UNSUITABLE MATERIAL UNDER FOOTINGS AND SLAB AND REPLACE WITH CONCRETE OR WITH COMPACTED FILL AS DIRECTED BY A GEO-TECHNICAL ENGINEER. 18. ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO THE MINIMUM STANDARDS OF THE 2012 IRC. 19. ALL WOOD IN DIRECT CONTACT WITH CONCRETE OR EXPOSED WEATHER SHALL BE PRESSURE TREATED WITH AN APPROVED PRESERVATIVE UNLESS DECAY RESISTANT HEARTWOOD OF CEDAR OR REDWOOD IS USED, FASTENERS FOR PRESSURE TREATED WOOD SHALL BE HOT DIPPED GALVANIZED STEEL, STAINLESS STEEL, SILICONE, BRONZE OR COPPER. 20. ALL WOOD LESS THAN 6 INCHES FROM THE GROUND OR 2 INCHES MEASURED VERTICALLY FROM EXTERIOR CONCRETE STEPS, PORCH SLABS, PATIO SLABS, ANO SIMILAR HORIZONTAL SURFACES EXPOSED TO WEATHER SHALL BE A NATURALLY DURABLE WOOD OR PRESSURE TREATED WITH AN APPROVED PRESERVATIVE PER 2012 IRC R317 . 21. PROVIDE FIRE-BLOCKING VERTICALLY AT CEILING AND FLOOR LEVELS AND HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET AND AS REQUIRED FOR CONCEALED SPACES UNDER 2012 IRC 502.13 & R602.8. 22. NAIL GYPSUM WALLBOARD TO ALL STUDS, TOP PLATES, BOTTOM PLATES AND BLOCKING WITH COOLER NAILS@ 7 INCHES O.C. MAXIMUM SPACING UNLESS SHOWN OTHERWISE. USE 50 FOR 112" WALLBOARD AND 60 FOR 518" WALLBOARD. 23. PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS. 24. STRUCTURAL, ELECTRICAL, MECHANICAL AND ENERGY NOTES ARE LOCATED WITHIN THIS SET OF DRAWINGS. 25. NO MATERIALS FROM THE WORK ARE TO BE STOCK PILED ON THE PUBLIC RIGHTS-OF WAYS. ALL RUBBISH AND DEBRIS IS TO BE REMOVED FROM THE SITE. 26. ADJACENT PROPERTIES, STREETS AND WALKS ARE TO BE PROTECTED FROM DAMAGE AT ALL TIMES. 27. ALL DOWNSPOUTS AND ROOF DRAINS ARE TO BE CONNECTED TO THE POINT OF DISCHARGE SPECIFIED ON THE STANDARD DRAINAGE PLAN AND/OR SITE PLAN BY TIGHTLINE UNLESS SITE CONDITIONS ALLOW FOR DRYWELLS, SURFACE DRAINAGE OR UNLESS NOTED OTHERWISE IN CONSTRUCTION DOCUMENTS. 28. ALL DIMENSIONS ARE FACE OF STUD WALL, CENTER LINE OF COLUMN, OR FACE OF CONCRETE0 UNLESS NOTED OTHERWISE. 29. THE CONTRACTOR SHALL SECURE PERMITS REQUIRED BY THE FIRE DEPARTMENT PRIOR TO BUILDING OCCUPATION. 30. THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO ENSURE THE SAFETY OF THE OCCUPANTS AND WORKERS AT ALL TIMES DURING THE COURSE OF THE PROJECT. 31. APPROVED PLANS SHALL BE KEPT IN A PLAN BOX AND SHALL NOT BE USED BY ANY WORKMEN. 32. THE CONTRACTOR AND/OR THE SUB-CONTRACTOR SHALL APPLY FOR, OBTAIN AND PAY FOR ALL REQUIRED PERMITS AND FEES EXCEPT FOR THE BUILDING PERMIT. 33. ALL STAIRWAYS MUST MEET THE REQUIREMENTS OF 2012 IRC R311.7. 34. ALL EMERGENCY ESCAPES AND RESCUE OPENINGS FOR BEDROOMS AND BASEMENTS MUST MEET THE REQUIREMENTS OF 2012 IRC R310. 35. ROOF VENTILATION MUST MEET THE REQUIREMENTS OF 2012 IRC R806. 36. CRAWL SPACE VENTILATION MUST MEET THE REQUIREMENTS OF 2012 IRC R408. 37. ALL SIDING METHODS MUST HAVE A WEATHER RESISTIVE BARRIER THAT MEETS THE REQUIREMENTS OF 2012 IRC R703.2. GENERAL WEATHER PROTECTION FOR THE ENTIRE PROJECT MUST MEET THE REQUIREMENTS OF 2012 IRC R903. 38. SECURITY STANDARDS MUST MEET THE REQUIREMENTS OF 2012 IRC R329. 39. ALL GUARDRAILS FOR DECKS, BALCONIES, AND OPEN RAILINGS MUST MEET THE REQUIREMENTS OF 2012 IRC 312. 40. ALL SKYLIGHTS AND SLOPED GLAZING MUST MEET THE REQUIREMENTS OF 2012 IRC 308.6. 41. ALL CEILING HEIGHTS MUST MEET THE REQUIREMENTS OF 2012 IRC R305. 42. ALL UNDER FLOOR AND CRAWL SPACE MUST BE ACCESSIBLE PER 2012 IRC R408.4. 43. ATTIC ACCESS MUST BE SIZED AND LOCATED ACCESSIBLY PER 2012 IRC R807.1. 44. ALL SHOWERS SHALL BE FINISHED WITH A SMOOTH, NON-ABSORBENT SURFACE TO 72" ABOVE THE DRAIN PER IRC SEC. 307.2 45. THRESHOLDS AT EGRESS· LANDINGS OR FLOOR AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORE THAN 1±" LOWER THAN THE TOP OF THRESHOLD. ELECTRICAL NOTES 1. ALL ELECTRICAL WORK IS TO BE DESIGNED BY THE SUBCONTRACTOR AND COMPLETED PER APPLICABLE CODES AND ORDINANCES, INCLUDING BUT NOT LIMITED TO THE CODES REFERENCED IN ARCHITECTURAL GENERAL NOTE #1. 2. ELECTRICAL CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THE PARTY'S SCOPE OF WORK. 3. WIRING METHODS SHALL BE AS PERMITTED BY "CODE" AND INSTALLATION PER "NECA" STANDARDS. 4. USE OF ALUMINUM WIRE IS LIMITED TO SIZE #4 AND LARGER. 5. ALL DEVICES TO BE SPECIFICATION GRADE. 6. ALL NEW ELECTRICAL PANELS OR LOAD CENTERS TO BE PROTECTED ON LINE SIDE BY CURRENT LIMITING FUSES. 7. ALL RECEPTACLES SHALL BE AT LEAST 15 INCHES FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE. 8. ALL SWITCHES SHALL BE 42" FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESS NOTED OTHERWISE. 9. LOCATE RECEPTACLES PER 2012 IRC SEC E38D1. 10. VERIFY ALL RECEPTACLES, SWITCH, AND FIXTURE LOCATIONS WITH OWNER PRIOR TO INSTALLATION. 11. ALL EXTERIOR LIGHTING TO BE SHIELDED AND DIRECTED AWAY FROM ADJACENT PROPERTIES. GARAGE NOTES 1. GARAGE SEPARATION SHALL BE PER IRC TABLE R302.6. GARAGES SHALL BE SEPARATED FROM THE LIVING AREA AND ITS ATTIC AREA BY NOT LESS THAN 112" GWB APPLIED TO THE GARAGE SIDE. GARAGES SHALL BE SEPARATED FROM HABITABLE ROOMS ABOVE BY NOT LESS THAN%" TYPE X GWB. WHERE THE SEPARATION IS A FLOOR-CEILING ASSEMBLY, THE STRUCTURE SUPPORTING THE SEPARATION SHALL ALSO BE PROTECTED BY NOT LESS THAN 518" TYPE X GWB OR EQUIV. 2. OPENINGS BETWEEN GARAGE AND LIVING SPACE SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB CORE STEEL DOOF<S NOT LESS THAN 1 318" THICK, OR 20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A SELF CLOSING DEVICE. 3. DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILING SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MIN N0.26 GAUGE SHEET STEEL OR OTHER APPROVED MATERIALS AND SHALL HAVE NO OPENINGS INTO THE GARAGE PER IMC 302.5.2 4. IN SEISMIC DESIGN CATEGORIES 01 & D2, WATER HEATERS SHALL BE ANCHORED TO RESIST HORIZ. DISPLACEMENT DUE TO EARTHQUAKE MOTION. STRAPPING SHALL BE@ POINTS WITHIN THE UPPER ONE THIRD AND LOWER ONE THIRD PER 2012 IMC M1307.2. 5. PROVIDE OUTDOOR COMBUSTION AIR FOR WATER HEATER. 6. GARAGE FLOOR SURFACES SHALL BE APPROVED NONCOMBUSTIBLE MATERIAL AND THE AREA USED FOR THE PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY 2012 IMC R309.1. 7. GAS APPLIANCES LOCATED IN A GARAGE SHALL BE RAISED 18" MIN. ABOVE FINISHED FLOOR. G2408.2 (305.3) PROVIDE COMBUSTION AIR (SEE SEC. 702, 703, 704, 705, IMC) EITHER ALL OUTDOOR AIR (MOST COMMON) OR IN GARAGE (ALL INSIDE AIR). 8. APPLIANCES LOCATED IN A GARAGE OR CARPORT SHALL BE PROTECTED FROM DAMAGE FROM VEHICLES. M1307.3.1. LIVING AREA NOTES 1. ALL INTERIOR WALLS TO BE 2X4@ 16" O.C. (U.N.O.), EXCEPTING PLUMBING WALLS. 2. ALL EXTERIOR WALLS TO BE 2X6@ 16" O.C. (U.N.O.) 3. HEADERS PER STRUCTURAL (U.N.O) 4. PROVIDE FIREBLOCKING AT ALL PLUMBING OPENINGS. 5. PROVIDE SOLID BLOCKING OVER SUPPORTS. 6. WHEN THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1000 SF. DRAFT STOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS AND SHALL BE OF 112" GYP BOARD OR OTHER APPROVED MATERIALS INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS PER LOCAL RESIDENTIAL CODE. 7. PROVIDE FIRE-BLOCKING TO CUT OFF ALL CONCEALED HORIZONTAL AND VERTICAL DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. FIRE-BLOCKING SHALL CONSIST OF NOT LESS THAN 2" NOMINAL LUMBER OR OTHER APPROVED MATERIAL I LOCAL RESIDENTIAL CODE. 8. ASPHALT-SATURATED FELT FREE FROM HOLES OR BREAKS, WEIGHTING NOT LESS THAN 14 POUNDS PER 100 SF AND COMPLYING WITH ASTM D 226 OR OTHER APPROVED WEATHER RESISTANT MATERIAL SHALL BE APPLIED OVER SHEATHING OF ALL EXTERIOR WALLS. APPROVED ALTERNATE WEATHERPROOF MEMBRANES SHALL BE USED FOR OPEN JOINT RAIN SCREEN SIDING. WEATHER RESISTANT MATERIALS SHALL BE APPLIED HORIZONTALLY PER MANUFACTURERS RECOMMENDATIONS, WITH THE UPPER LAYER LAPPED OVER THE LOWER LAYER NOT LESS THAN 2 INCHES AND NOT LESS THAN 6 INCHES WHERE JOINTS OCCUR/ LOCAL RESIDENTIAL CODE. 9. APPROVED CORROSION-RESISTIVE FLASHING SHALL BE PROVIDED IN THE EXTERIOR WALL ENVELOPE IN SUCH A MANNER AS TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDINGS SURFACE AND SHALL BE INSTALLED TO PREVENT WATER FROM REENTERING THE EXTERIOR WALL ENVELOPE. 10. FLASHING SHALL BE INSTALLED BUT NOT LIMITED TO THE FOLLOWING LOCATIONS: • THE TOP OF ALL EXTERIOR WINDOW & DOOR OPENINGS -INTERSECTIONS OF FRAME WALLS AND MASONRY OR STUCCO • UNDER MASONRY, WOOD OR METAL COPINGS AND SILLS -CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM -WHERE EXTERIOR PORCHES, DECKS OR STAIRS ATTACH TO A 112 WALL -AT WALL AND ROOF OR SOFFIT INTERSECTIONS -AT BUILT-IN GUTTERS ROOF NOTES 1. SHADED AREAS INDICATE OVERFRAMING, 2X6@24" O.C. TYPICAL 2. SOFFIT, VENT, AND INSULATE ALL CANTILEVERED AREAS 3. PROVIDE SOLID BLOCKING OVER SUPPORTS 4. DS -DOWNSPOUTS (4" SOLID PIPE TIGHTLINED INDEPENDENT OF FOOTING DRAIN) 5. ALL MANUFACTURED TRUSSES: -SHALL HAVE DESIGN DETAILS AND DRAWINGS ON SITE FOR FRAMING INSPECTION -SHALL BE INSTALLED AND BRACED TO MANUFACTURER'S SPECIFFICATIONS -SHALL CARRY MANUFACTURER'S STAMP ON EACH TRUSSES 6. FLASHINGS SHALL BE INSTALLED IN SUCH A MANNER AS TO PREVENT MOISTURE ENTERING THE WALL AND ROOF THROUGH JOINTS IN COPINGS, THROUGH MOISTURE PERMEABLE MATERIALS AND AT INTERSECTIONS WITH PARAPET WALLS AND OTHER PENETRATIONS THROUGH THE ROOF PLANE. METAL FLASHING SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.0019 INCH I LOCAL RESIDENTIAL CODE. 7. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NO LESS THAN THE THICKNESS OF THE PARAPET WALL. 8. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS HAVING THE SAME SIZE AS THE ROOF DRAINS SHALL BE INSTALLED PER LOCAL RESIDENTIAL CODE & THE INTERNATIONAL PLUMBING CODE. FRAMING NOTES 1. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE REQUIREMENTS OF THE DRAWINGS, NOTES, SPECIFICATIONS, AND ALL APPLICABLE CODES AND ORDINANCES. 2. ALL FRAME CONSTRUCTION SHALL CONFORM TO MIN STANDARDS OF IBC/IRC. FASTENING REQUIREMENTS TO BE IN ACCORDANCE TO SBC. SEE STRUCTURAL DRAWINGS GENERAL NOTES AND SPECIFICATIONS FOR ANY OTHER NOTES THAT MAY RELATE SPECIFICALLY TO GRADES AND SIZING OF ALL FRAMING MEMBER. 3. COLUMNS AND POSTS LOCATED ON CONCRETE OR MASONRY FLOORS OR DECKS EXPOSED TO THE WEATHER OR TO WATER SPLASH OR IN BASEMENT AND WHICH SUPPORT PERMANENT STRUCTURES SHALL BE SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING ABOVE FLOORS UNLESS APPROVED WOOD OR NATURAL RESISTANCE TO DECAY OR TREATED WOOD IS USED. THE PEDESTALS SHALL PROJECT AT LEAST 6 INCHES ABOVE EXPOSED EARTH AND AT LEAST 1 INCH ABOVE SUCH FLOORS. 4. PER IRC R317, ALL WOOD OR WOOD PRODUCTS EXPOSED TO WEATHER OR IN DIRECT CONTACT WITH CONCRETE SHALL BE PROTECTED AGAINST DECAY PER 2012 IRC R317. 5. MAINTAIN ALL INTEGRITY OF REQUIRED 1 HOUR SEPARATION BETWEEN DIFFERENT OCCUPANCY TYPES. SEE DRAWINGS AND DETAILS FOR REQUIRED ONE AND TWO HOUR PARTY WALLS BETWEEN UNITS. GARAGE/ DWELLING PER R302.5 & 302. 6 6. WHERE INSTALLATION INCLUDES MANUFACTURED PRODUCTS, COMPLY WITH THE MANUFACTURER'S APPLICABLE INSTRUCTIONS AND RECOMMENDATIONS FOR INSTALLATION. VERIFY ROUGH-IN DIMENSIONS FOR EQUIPMENT AND PROVIDE BUCK-OUTS, BACKING AND JACKS AS REQUIRED. 7. ALL GUARDRAILS PER R312 TO BE 36" HIGH MINIMUM FROM FINISHED FLOOR LINE. OPENINGS IN RAILING ASSEMBLIES ARE NOT TO EXCEED 4" IN ONE DIRECTION. GUARDRAILS AND HANDRAILS TO WITHSTAND A 200 LB/SF CONCENTRATED LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP. GUARD IN-FILL COMPONENTS (ALL THOSE EXCEPT THE HANDRAIL), BALUSTERS AND PANEL FILLERS SHALL BE DESIGNED TO WITHSTAND A HORIZONTALLY APPLIED NORMAL LOAD OF 50 LBS ON AN AREA EQUAL TO 1 SQ.FT. THIS LOAD NEEDS TO ASSUMED TO ACT CONCURRENTLY WITH ANY OTHER LIVE LOAD REQUIREMENTS. HANDRAILS TO BE BETWEEN 1-112" DIA. AND 2" DIA. WITH CLEARANCE OF 1-112' BETWEEN RAIL AND WALL SURFACE, MOUNT BETWEEN 34" AND 38" OFF STAIR NOSING. 8. DECKING: ALL WOOD EXPOSED TO WEATHER, SUCH AS WOOD USED FOR DECK FRAMING INCLUDING DECKING, RAILINGS, JOISTS, BEAMS, AND POSTS SHALL BE PRESSURE TREATED OR OF WOOD WITH NATURAL RESISTANCE TO DECAY. 9. UNLESS NOTED OTHERWISE, DIMENSIONS ARE TO FACE OF STUDS, FACE OF FOUNDATION WALLS, CENTERLINE OF COLUMNS, CENTERLINE OF DOORS AND WINDOWS. WHEN EXTERIOR WALLS ARE DIMENSIONED 6", THEY INCLUDE 112" SHEATHING OVER 2X6 STUDS@ 16" O.C. WHOLE-HOUSE VENTILATION SYSTEM Ml507.3.1 SYSTEM DESIGN. WHERE PROVIDED, WHOLE-HOUSE VENTILATION SYSTEMS SHALL COMPLY WITH IRC SECTIONS M1507.3.4, M'l507.3.5, M1507.3.6, OR M1507.3.7. COMPLIANCE IS ALSO PERMITTED TO BE DEMONSTRATED THROUGH COMPLIANCE WITH THE INTERNATIONAL MECHANICAL CODE. M1507.3.2 CONTROL AND OPERATION. 1. CONTROLS FOR ALL VENTILATION SYSTEMS SHALL BE READILY ACCESSIBLE BY THE OCCUPANT. 2. LOCAL EXHAUST SYSTEMS SHALL BE CONTROLLED BY MANUAL SWITCHES, DEHUMIDISTATS, TIMERS, OR OTHER APPROVED MEANS. 3. CONTINUOUS WHOLE-HOUSE VENTILATION SYSTEMS SHALL OPERATE CONTINUOUSLY. EXHAUST FANS, FORCED-AIR SYSTEM FANS, OR SUPPLY FANS SHALL BE EQUIPPED WITH "FAN ON" AS OVERRIDE CONTROLS. CONTROLS SHALL BE CAPABLE OF OPERATING THE VENTILATION SYSTEM WITHOUT ENERGIZING OTHER ENERGY-CONSUMING APPLIANCES. A LABEL SHALL BE AFFIXED TO THE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)." 4. INTERMITTENT WHOLE-HOUSE VENTILATION SYSTEMS SHALL BE CAPABLE OF OPERATING INTERMITTENTLY AND CONTINUOUSLY. THE VENTILATION RATE SHALL BE ADJUSTED ACCORDING TO THE EXCEPTION IN SECTION M1507.3.3. THE SYSTEM SHALL BE DESIGNED TO OPERATE AUTOMATICALLY BASED ON THE TYPE OF CONTROL TIMER INSTALLED. THE SYSTEM SHALL OPERATE AT LEAST ONE HOUR OUT OF EVERY FOUR. THE SYSTEM SHALL HAVE A MANUAL CONTROL AND AUTOMATIC CONTROL, SUCH AS A 24-HOUR CLOCK TIMER. AT THE TIME OF FINAL INSPECTION, THE AUTOMATIC CONTROL SHALL BE SET TO OPERATE ACCORDING TO THE SCHEDULE USED TO CALCULATE THE WHOLE HOUSE FAN SIZING. A LABEL SHALL BE AFFIXED TO THE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)." M1507.3.2.1 OPERATING INSTRUCTIONS INSTALLERS SHALL PROVIDE THE MANUFACTURER'S INSTALLATION, OPERATING INSTRUCTIONS, AND A WHOLE-HOUSE VENTILATION SYSTEM OPERATION DESCRIPTION. M1507.3.3 MECHANICAL VENTILATION RATE. THE WHOLE HOUSE MECHANICAL VENTILATION SYSTEM SHALL PROVIDE OUTDOOR AIR TO EACH HABITABLE SPACE AT A CONTINUOUS RATE OF NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH TABLE M1507.3.3(1). TABLE M1507.3.3(1) • MINIMUM VENTILATION RATES (CONTINUOUSLY OPERATING SYSTEMS) BEDROOMS SQ FT 0-1 2-3 4-5 6-7 7+ <1500 30 45 60 75 90 1501-3000 45 60 75 90 105 3001-4500 60 75 90 105 120 4501-6000 75 90 105 120 135 6001-7500 90 105 120 135 150 >7501 105 120 135 150 165 M1507.3.3 INTERMITTENTLY OPERATING VENTILATION SYSTEMS. THE WHOLE-HOUSE MECHANICAL VENTILATION SYSTEM IS PERMITTED TO OPERATE INTERMITTENTLY WHERE THE SYSTEM HAS CONTROLS THAT ENABLE OPERATION FOR NOT LESS THAN 25% OF EACH 4-HOUR SEGMENT AND THE VENTILATION RATE PRESCRIBED IN TABLE M1507.3.3(1) IS MULTIPLIED BY THE FACTOR DETERMINED IN ACCORDANCE WITH TABLE M1507.3.3(2). TABLE M1507.3.3(2) -VENTILATION RATE FACTORS (INTERMITTENTLY OPERATING SYSTEM) RUN TIME% (4HR SEGMENT) FACTOR M1506.2 EXHAUST OPENINGS. 25% 33% 4 3 50% 66% 75% 2 1.5 1.3 ALL EXHAUST OPENINGS SHALLCOMPLY WITH 2012 IRC SECTIONS R303.5.2 & R303.6. PLUMBING NOTES 100'.l/o 1.0 1. ALL PLUMBING WORK IS TO BE DESIGNED BY SUBCONTRACTOR AND SHALL COMPLY WITH ALL APPLICABLE CODES AND ORDINANCES. 2. PLUMBING CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THE PARTY'S SCOPE OF WORK. 3. PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDING WITH DRAIN END NOT'MORE THAN TWO FEET NOR LESS THAN 6 INCHES ABOVE THE GROUND, POINTING DOWN. 4. HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER 4 FEET TALL SHALL BE STRAPPED DOWN TO PREVENT OVERTURN IN THE EVENT OF AN EARTHQUAKE. 5. HOT WATER HEATERS LOCATED IN GARAGES SHALL BE ELEVATED PER 2012 IRC P2801.6. 6. PROVIDE AN APPROVED BACK FLOW PREVENTION DEVICE AT ALL HOSE BIBS. 7. CONTRACTOR SHALL PROVIDE A DWV AND HOT WATER DISTRIBUTION RISER DIAGRAM FOR COUNTY AND ARCHITECT REVIEW. 8. EACH HORIZONTAL DRAINAGE PIPE SHALL BE PROVIDED WITH A CLEANOUT AT ITS UPPER TERMINAL. 9. CONTRACTOR TO PROVIDE HORIZONTAL DRAINAGE PIPING THAT MEETS UPC FOR SLOPE REQUIREMENTS. GRADING NOTES 1. CONSTRUCTION EROSION CONTROL MEASURES MUST BE IN PLACE AND APPROVED BY LOCAL MUNICIPALITY PRIOR TO ANY EARTH DISTURBANCE. CALL THE LOCAL MUNICIPALITY TO SCHEDULE AN INSPECTION APPOINTMENT. 2. NO SEDIMENT SHALL BE TRACKED INTO THE SITE OR ONTO PAVED SURFACES. SEDIMENT SHALL BE REMOVED FROM TRUCKS AND EQUIPMENT PRIOR TO LEAVING THE SITE. IN THE EVENT THERE IS A FAILURE OF AN EROSION CONTROL SYSTEM RESULTING IN SEDIMENT BEING TRACKED ONTO PAVED SURFACES, THE CONTRACTOR SHALL IMMEDIATELY IMPLEMENT MEASURES TO CORRECT THE SITUATION, AND STREET SWEEPING SHALL BE EMPLOYED ON AN EMERGENCY BASIS. IF STREET SWEEPING VEHICLES ARE UTILIZED, THEY SHALL BE OF THE TYPE THAT ACTUALLY REMOVES SEDIMENT FROM THE PAVEMENT. 3. FOR SITES WITHIN AN ENVIRONMENTALLY CRITICAL AREA (ECA), GRADING MUST BE STABILIZED BY OCTOBER 31 ST AND NO EXCAVATION OR FILL PLACEMENT TO BE PERFORMED BETWEEN OCTOBER 31 ST AND APRIL 1 ST. DRYWALL NOTES 1. PROVIDE 112" GYPSUM WALL BOARD FOR NON-RATED ASSEMBLIES AND 518" TYPE X GWB FOR 1-HOUR RATED ASSEMBLIES WITH ALL EXPOSED JOINTS AND FASTENER HEADS SMOOTH AND FLUSH WITH SURFACE OF BOARDS, JOINTS TAPED AND PREPARED FOR APPLICATION OF FINISH, USE WATER-RESISTANT BOARD AT ALL WET AREAS TO 4' AFF. 2. "RECOMMENDED SPECIFICATIONS FOR THE APPLICATION AND FINISHING OF GYPSUM BOARD", LATEST EDITION, AS PUBLISHED BY THE GYPSUM ASSOCIATION (ALSO PUBLISHED AS ANSI 97. 1 AND" USING GYPSUM BOARD AND CEILING", LATEST EDITION). 3. WHEN GYPSUM BOARD IS USED AS A BASE FOR TILE OR WALL PANELS FOR TUB, SHOWER OR WATER CLOSET COMPARTMENT WALLS, WATER RESISTANT GYPSUM BACKING BOARD SHALL BE USED PER IRC SECTION R702.4.2 .._ _______________________________ ...._ _______________________________ ..... ________________________________________________________________ ... r u 0::: 0 LL r () Cl) w ~ 0 I z s 0 -0 I-lD 0 co °' <( w s: (9 z 0 0 I-z w w O:'. w Cl) z z 0 -> 0 I-m I-u w I- ::::J w O:'. (/) Cf) I-z Cf) ::::J z z Cf) 0 ,.... u :::> 0 ,.... s: I w (/) 0 z ,.... RECEIVED NOV 1 5 IG\6 FOR PLA~JNING DEPT usr ON: y ARCHITECTURAL GENERAL NOTES SCALE: AS NOTED A0.1 (E) BUILDING (E) BUILDING NEIGHBORING TAX PARCEL 311990-0050 (E) BUILDING _J _J ~ (!) z z ;s w o:'. NEIGHBORING TAX PARCEL 311990-0020 I, (E) HOUSE (E) CONCRETE 6'± MAX HEIGHT -i--i RETAINING WALL (TYP) (E) GARAGE I ----:------:-:::-~r-N00"58'44"E 50;..00' --, __ .,... ----=-·T -~--;,,- i .. ,.,,,.---' 0 I --.----~--T-AX-PA-R-CEL--~- ,.-11,-· 311990-0011· .--·I .--·-·.--------~-~ lr- 11 IL I -·--10'-0" I 11 1 I 1L I ir- 11 IL I 11 I 1 IL / 1 ti! . inn cm j1 ~) .11 :--. ·-: UNIT #4 ~ t ~ I . . TYPEC --·---~------·1. • GARAGE FFE 171.8'± 1343 SF ti~i UNIT#2 TYPE C GARAGE FFE 169.2± 1343 SF . " )I 10) O~( /11 OJ :f:_:: /~: ,......,.., l .... /"/ ,,/' ----+ . ·-~;··, ~-··--- GARAG~2~~:61°:::,..--:9_~j ~11 i~w ta1 · 11 cr) 1 r ~ 1343 S_,F ___ _ + + T T ·r- -f-+ + -1- -;-+ + + -i + ' I I _. \·t· [-.-\ +- " ·r1 ' +-I+ 1\ \ '' c,,· "' + 0 ,- \ .:::._ur \ ' ' • '-, '• ~ I . ( ASPHALT DRIVr (TYP)) I .---~,T-'---t-1------'---J IL·. ======\ \,__ I -- ·,,, -----~ ~ - !{'I )1~) ,j . . .. · UNIT #13 TYPE C MAIN FFE 176 0'± 1343 SF L _J ~ O~t )11[) r ••• "\ • ~-· ~AX PARCEL ~------ . ~\J.) .. ... ·~1-~ ... ----- I / / -- GRADING NOT SHOWN FOR CLARITY REFER TO CIVIL FOR DETAILS. IF CONFLICTS BETWEEN BUILDING FFEs AND CIVIL GRADING PLAN OCCUR, CONTACT ARCHITECT IMMEDIATELY. + .•~ ;. ... ' . . ' - UNIT #14 TYPE C MAIN FFE: 176.5'± 1343 SF UNIT #15 TYPE C MAIN FFE: 176.0'± 1343 SF - \ ----- \ --r::._L J- ROW AND SITE PLANTINGS PER LANDSCAPE, TYP. (FOR REFERENCE ONLY) , -io?.-'>" \ ~46"\J'J \ -1'1~4°0 _ Jr--- -\ __ 10'-0" PUBLIC UTILITIES EASEMENT -------- i I .rill] = -----·- ---NEIGHBORING TAX PARCEL 605650-0100 -- 10'± MAX HEIGHT RETAINING WALL REFER TO SHEET AO.O FOR ZONING AND P.U.D. ANALYSIS. -- Ci. SUNSET BL VD. NE I . ~·" - ~ .. / / _./ -... -, __ --------..... ---- TAX PARCEL 311990-0005 . . ·---... --- (E) TREE TO REMAIN, TYP. IT IS ASSUMED THAT SPRINKLERS WILL NOT BE REQUIRED IF PROJECT IS CONSTRUCTED UNDER IRC. @ ~~,C~,!!,~~TURAL SITE PLAN IN ·-·,c .. ,. ,,..., ' I 1 - - I GRADING PER CIVIL, TYP. (FOR REFERENCE ONLY) I I I ---fj}----- ( ,! / - I I I NEIGHBORING TAX PARCEL 605650-0400 -----------.-~---- / 16 UNITS PROPOSED: 4 TYPICAL UNITS (TYPE A) 1 TYPICAL UNIT (TYPE B1) 2 TYPICAL UNITS (TYPE B2) 7 TYPICAL UNITS (TYPE C) 2 TYPICAL UNITS (TYPED) ALL UNITS BUil TGREEN 4-STAR (2) AFFORDABLE UNITS PROVIDED 0 5 1 D 20 •~n•.-,-..r-· · ____ \ 1" = 1 O' CITIZEN DESIGN Cf) w ~ 0 I z s 0 ,0 I-~ a, RECEIVED NOV l 5 2016 ARCHITECTURAL SITE PLAN SCALE: AS NOTED A 1.1 RECEIVED NOV 1 5 2016 ~.:.i\HUt,i '')\J EXTERIOR RENDERINGS SCALE: AS NOTED A 1.11 ------------------- RECEIVED NOV 1 5 IO'io . . ' EXTERIOR RENDERINGS SCALE: AS NOTED A1 .12 1-t- l I I I I a w ~ J -J'----------------------... -···-····-· ...... ------·--------.. 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I 1--------------------------------------19'-5" -------·-------------________ 40·-o· _ ____ __ _ __ :: ---~-:-~ 13~~--~~:--==-~-~-::=:~:-~_-o } UNIT TYPE "A" FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" 1----------.. ·-----------------------------------------------------------------------40'-0" ------------------- ?-----------_ --13'-1112" __________ -----r-2'-7" 1 --4'-0" ----r----------------8'-71/2" --------,-.-------------------11'-6" ~ LINE OF CANOPY ':' 0 N i "k---'k----- i I 2 A2.1 4' --------------------------------40'-0" ---------- J----------------------------------------------------------------------------36'-0" --------- " -------------. " . """"jj"" ···············------ 1 i;;;::=--==-=::....:=:...:--- PANTRY I R202 I 6_5x4 ~DR ------------------i----: ·-'k-'j,., T -1 1 , <Ir-+-ON 1-t--1 1--t---+---t--UP -l--f---1---(1) ~ I-LINE OF II ~ ,Ii ----- 5 1/2" ·----- 3'-0" f /I /ow KITCHEN I [Efil I 16,1 s ~.,------<, ''e""""J""::;,' ,, I!,,, ------- I R203 I 8x4 ISLAND 10x3_5 LINE OF SOFFIT I (ABOVE) ---5 1/2" __ I ~-"a.t·~ ' ,, I jJ I ~: i'" -ob, l .... ,\'o i )1- , -, ~~ ... {L ' . I ! I LIVING/ DINING I R204 I 21xl5 I\ I I ' ' FLOOR --i (ABOVE) I ', ( I I U) g 0 J I ---------------'}. I 1--rr N ' 0 N I @ I --+------1-----t ~ I J a I : I ···-·-·-----i---·i ...... i 1SHJ _____ _ -----------------------21 '-3 1 /2" -------------------,r I --------------36'-0" -- I ,(---------· --------------------------------40'-0" ---- -__ -----------J 2'-0' i UNIT TYPE "A" SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" ,I' ------------------···· .. , .. ___ 47'-0" --------... .. ·····----------------------------------------,f I I I I I r-·1---i=-__ -_ i-~-~-===-===-~-===-~-~-~-~-~)-~1-==-~;--~-~-=-~r-~-~-::;;:::-~I :::;-~-~-~-~-~-. -~3--_J~ ---~_t. l---'j,s- 9 I 7 6'-' ------==--~=-w __ -_1._c __ ==-6" ··1 d I ~ ill-+-+-+--1-DIN +-+--l---l---111 [~ -,c--_--_:r[_-J ------~---t I 7 I kl1 2'-6" -)'-------6'-8" --r-2·-5· 1. ;;, '7 ,--1 ! ~ LINE OF PARTY WALL (BELOW) I t---,-----,-~-=--=---==--~=---~---_--=__-_-=--=---==--~-=---::-_-_--=__-_-=--=----==--~-=---::--~~e----=-=----,,---------~---_--_-_--::_-::__-==---1----- 1 --'is- • ic l 1 • ------• -II 5112" _j l i----BE~-#3 11 DRESSER • ~ 7 ~ --6'-6" ~ !1~:10;51 <' 1.· ! 1 1 ~ ~ -Ii ~ ~ i ~ I s I J 5112"--,~ \ ! ~ ~ ";I -,., 0 --' 0 - ! j I , I , --3'-0" ---,} I I 0 WO:: ,, N ~ I 1 ,('---3'-0" -t-2'-10" -, L 3'-0" -1 3'-0" --f ---~-1. co I I N I -I ,I 'f. -·--·--··----tl I I I I Ot;LUo::: rN w-.....a..w ,,... 1-(9....JZ ~. z_ ::, -> ,r:; ..-x:o:::j:::o> 0.. D:'. w 0 :a: 0 BED #2 @ill 12_5x15 .. -- 1---- ---_ , .t·,.·_: ___ -----~.I f ----------1. /-, , jl . ..!it __ ; ·--1 LINE OF ROOF (ABOVE) BA. #1 [Eo2J 6x12 a[] ---6'-3 1/2" - [JO M. BA. #2 ! R303 I 6xl2 I I "' <D l1=--~i--. -d I W.I.C. LV I i --I I 1---LINEOF WALL ' I (BELOW) I 1 M.DECK [filQQJ 82 SF _J -------· ····---40'-0" -···--··----------····---·-·· ·------------------------------------------,( ---4'-0" ------·--· 44'-0" --------------------· -----------------··--------- UNIT TYPE "A" THIRD FLOOR PLAN SCALE: 1/4" = 1'-0" PLAN NOTES 1-ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U_N_O.) 2_ SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES_ 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N.0-ALL NEW INTERIOR WALLS 2x4 FRAMING LJ_N_O_ 4. CASEWORK NOT IN CONTRACT_ REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALAl1MS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314_ ELECTRICAL POWER AND INTERCONNECTION PER CODE_ SMOKE DETECTOR:@) 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. CARBON MONOXIDE DETECTOR: @) COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 7_ EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE '1TH STORY PER 2012 IRC R310_ • MIN. 5_7 SF NET CLR OPENABLE AREA • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX_ 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308.4. 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O_ I ' ! ----'k-'k I I I I L __ _ LINE OF WALL (BELOW), TYP. ~ ' N ! L_ ------------------·-··-·-······----------· .. ---------------·-----··--· 47'-0" ---------------···----------- 4 UNIT TYPE "A" ROOF PLAN 12_ LOCAL EXHAUST FANS: ~ 50 CFM (MIN) ON SWITCH @ 100 CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U.N_O_ A2.1 SCALE: 1/4" = 1'-0" 14_ DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.0. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMeNSIONS. 15_ ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN_ FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS_ WALL LEGEND NEW FRAMED WALL E -~ NEW PARTY WALL (1-HR FIRE RATED MIN.) ----··- i I I I J 1-----4'-0" - I I I I I _J ··---------1 __ 4 6 I __ ___Ji 1/4" = 1 '-0" UNIT INFORMATION LIVING AREA: FIRST FLOOR: SECOND FLOOR: THIRD FLOOR: TOTAL: GARAGE AREA: DECK AREA: 364 SF 695 SF 685 SF 1,744 SF 364 SF 82 SF (f) w ~ 0 I z s 0 -0 r LO 0 co "' <( w :s: - (.9 z 0 0 I-z w w O:'. w (f) z z 0 -> 0 r <II I-I-u w :::J w O:'. (f) (/) I-z (/) :::J z z (/) 0 r---u :::, 0 :s: r--- I w (f) 0 z r--- riECEIVED NOV l 5 20\6 ~~,\,HJi.'<I '""\~j UNIT TYPE "A" FLOOR PLANS SCALE: AS NOTED A2 • 1 ' -_, ro ,r --------------------------------------··· 46'-3" ------"'--"- t -,/'------------------------------------------------------------------------32'-11" - ' --------42'-11" ---------------------f----3'-4" - 10'-0" ---------1 ----·--·--·····--··-··---·s---------- ' ----------------------------- MECH'L OFFICE AREA []ji[] 9.5x11 2x4 OVERFRAMING -5112" 5 112" · I l --4'-2" i 4'-8 112" -, _2'-9" 1-3'-0' 15'-4" --------------------_(-----------------12'-111/2" ----------1 --:t=:~----~--=------------------------=~=-:_--_-:=:-_--_---_--_-_-_--_-·_·-_-_--_--__ :::-_·---_--39_·-~1·~~.:;;-. ------ UNIT TYPE "B1" FIRST FLOOR PLAN SCALE: 1/4" = 1 '-0" · · · · ·-·-·--···-···---.. ------· ·-46 '-3" ----·-·-·-·-·----------------·---· · ------ -------------·------·---------·--42 '-11" · ------------· I ,f' ---·-····----.. ---12'-5 112" --·---······----------' ---------5'-7" -------,(---------------9'-1 112" -----------' I I --- ' --------5'-0" _________ 1 ___________ 10'-9" __ _ _ --r I ----is· i 0 ' f-. "' -' "' -L----------------=~:-------_-_-__ ------------==~:--_-_--_--_--------=--------------------4 __ 6_'--3"_ ------------------------------------=------------------------------------------------------------·-===-----------,,,------3'--4'--.-.. ·.-_-t_,-, -------------------------------42'-11" ------------· J --------------------·-15'-5112" -----------r -----12'-0" _____ _ -r a· -r ---------12'-11 112" -------------------REFR. ---------~====a;===' A: '.: /I 1 DWI I [JO KITCHEN [Eill t _l_Sx_lz __ n==--IS-LA_N_D_ 9 8x3 "' ' -t--------~~--\~/ ~~ ,'?-:~:".:"'.'~~,} { S PWDR 111[} "I/ I R202 I '" I 9x3 5 __ , __ _ ---- L DINING [filQ[] 12,12 5 112" -1 (J)----t----t--D N .___.___,____, e-+---+---+---UP t--t----,---{D --_1_ ---------- I I ---- LIVING IR204r 1 15x11 L ____ ;:_:J 2x4 OVERFRAMING __ j r---T---1----i I 11 __ __ __j I_ l 1 V. ····--·-··-· .. ··-·-·-·-·-·-·-·-·-·-·--------·-·-·-·······-·-·-·-·-·---------·-···-·-·-·-·-.. -'' ---- ,r------9'-5112" ----------2'-7" ___ , --3'-9" -/---------· ---12'-6" -------------------------1-------------11'-71/2" ----------------. 1 39' -11 " ... -------------------------,r _______ ---------------·:-_--_---_--: ______ -_______________ 42'-11" --------------,i' 3'-0" J ----------------------------------------------------___ --J 2 UNIT TYPE "B1" SECOND FLOOR PLAN A2.2 SCALE: 1 /4" = 1 '-0" I I Ir:: z -\6 l,, -n 2.1'?!. !9 s 0 1~ \---, I -r I , I l I ~ I : ~ _ l ______ J_J _ -t-l LINE OF CANOPY (ABOVE) ,y '----------·--·----··---········ --49'-3" I -LINE OF PARTY WALL (BELOW) 1----------,----,-I==-----+--------------------------------------~ -----4 --------------------------------------~-- f-. _, "' - , L 3'-0" --f- :::ll i ~I z 0 llJ "' 0 I-LI..J 0:::: N w<Ca..w ..,.... I-<..? ....J z M Z=:l<(> -<( "' f-> o._o:::wO 02 0 ,-- I -,r-----3'-4" -- ~: i _J I I i---------------------------~ --,-----'----'----------+------------------------------------------'--------'----'le I }c ---------------------· 10'-2" -·-------------------)' · 2'-7" I }' I I J 3'-0 112" J _____________________ 11'-1" ----------------------k--------5'-7" _______ J --------· -· 42'-11" ------8'-5 112" ---------------___ J_ 2'-0" t 1 ----------··---------------}-2'-10" _J ____ 3'-4" ------ }---------- -LINE OF PARTY WALL (BELOW) -----··-·--·-·-·-------------------------------- I ----------------------------------,!" ----49'-3" - 3 UNIT TYPE "B1" THIRD FLOOR PLAN A2.2 SCALE: 1/4" = 1 '--0" PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N.O.) 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N.O. ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. 4. CASEWORI< NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAL POWER AND INTERCONNECTION PER CODE. SMOKE DETECTOR:@ 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. CARBON MONOXIDE DETECTOR:@) COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THI.: 4TH STORY PER 2012 IRC R310. • MIN. 5.7 SF NeT CLR OPENABLE AREA • MIN. 24" NET (;LR OPENABLE HEIGHT • MIN. 20" NET (;LR OPENABLE WIDTH • MAX. 44" FINISHED SILL HEIGHT • OPE NAB LE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308.4. 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. 4 UNIT TYPE "81" ROOF PLAN 12. LOCAL EXHAUST FANS: (Ii) 50 CFM (MIN) ON SWITCH @ 100 CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U.N.0. A2.2 SCALE: 1/4"=1'--0" 14. DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. WALL LEGEND NEW FRAMED WALL E -::I NEW PARTY WALL (1--HR FIRE RATED MIN.) __ 4 8 l __ _,J 1/4" = 1 '-0" UNIT INFORMATION f---------------"" ____ . LIVING AREA: FIRST FLOOR: 207 SF SECOND FLOOR: 613 SF THIRD FLOOR: 622 SF TOTAL: 1,442 SF GARAGE AREA: 448 SF BALCONY AREA: 45 SF - Cf) w ~ 0 I z s 0 -0 I-LD 0 co O' <! w 's: -- CJ z 0 0 f--z w w Q:'. w Cf) z z 0 -> 0 I-0) f--f--u w :::J w Q:'. Cf) (/) f--z (/) :::J z z (/) 0 " u :::::> 0 " 's: ' w Cf) 0 z " RECEIVED NOV 1 5 2016 ,::.1'.l il,.J'j',! -,-,~-i UNIT TYPE "B1" FLOOR PLANS SCALE: AS NOTED A2 • 2 42'-11" -----_---_-_-_------------~-----_ -__ -_-----=--=-~-~------_--_-_-_-----------, l'----3'-0" + I .?--------------------------------------------------------------39'-11" --- ' r -------15'-4" -----------------/~-----------12'-11/2" --------r,, -r·-, ,,,--;-----_ .. _,. 1'-4'' --------------8'-8 1/2" -----------r-,r~- 1 ; / -42'-11" -----------j: I r-1--c-=--=---MAE~~ - ------------...... ----::a -----------,--,,-"'T-"'ilP--"'i-9---,-,1e1;_,==""'.,,,;;;,;,.___-=r"'t-I/ __ -=_ ::;1 ·-::..11~112::'.: .. '-"iil GARAGE []j]QJ ----'le I LINE OF CANOPY} (ABOVE) ~ --' --------r t I I 1" Ii I I L 279 SF ·-5 1/2" t, ~ 9 "' ~--_j /H/ -+--I U Pl-+--+-{D <D-~ '---i =ii _ ~ I ~ 1 id --+ ~ I J 51/2"-_J 0 • "' J BED #1 []jfil 1 l.5x11 ~ 1 ~ ';-;,- -r-1 I ' ~ i :; 1' ~ (0 ~ l) -I ·····-I I ~ ~ ! ---------·-···----1, ~ STOR/ : ~ 2x4 OVERF~A-tlNG ! ~ D LORY ,; --'::c:::::::_---i, 7 I Cfilfil i I j r 1 1, , WID 11.5x8_5 :_[.__ ' _ ____J IL _____ 1111!!11 ----~ I _!::::::::::=c'.._--------~',---'11-------''~' _J:1 ===:.-=.--.... --.....:. -----·-.... , _ _.;;:; ' ' i 4-------=----=---=---===---=-=-==--=-------..... ---...... -------____ ,., .... , ... .,,------~ i-·---~- 1'-2" -.J -------------------------------18 '-5 1 /2" ----------------------i ''jj'L.,_ ___ _ 12'-4 1/2" -- ---------42'-5 1/2" ---- -7------------------------------------------------46'-3" -----------------------·---------------------------------- 1 UNIT TYPE "82" FIRST FLOOR PLAN A2_3 SCALE: 1/4" = 1'-0" i:------1-~'--2" -------_: __ -__ -r---~'-7:1-___ 3'-0;~;1_---------------~~::;,'.":~:_-__ --_-__ -_-___ -1-__ -_ _:::-____ 5'-7" ---------r---5'-11/2" -r---3'-4" --r ,-0 f ' ,o : H , : I I i I I I I -1s.--i----------=--=-l;~:::::=::::::=::::::::::::::::::::::::~;=~=;;;::::~==:;~~~~~~~:=.=;:::;~~:::;;:::::::::::;~~~~======~===:=:~t==-=~:......:-==~~-----i ____ ,, --------------------------'k---, I I I ------, CJ -_CLO __ --Ii I I I (J)-+-+-+-+-+--1 D N --+--+--+--+--+--+.. II I II =~===== ci --' ' u "' + 0 -' "' --' en ~ ~ ~ ' "' --·---·------------------~--.. ·-··------- BED #3 ! R204 ! 10x13 1 :JI WIC SHOWER , 11 t _ : . M. BED #2 -! '-CJ "i ~;, ,,~ {]i ·~ 1 ; ~ 11 : ! - ~ ' --' "' 'R201' '? 8_5x9 ~ -~ _, "-t:J -9 "' - "' ~ ~ -[JO BA.#2 ' ] 12x15 "' I R203 I f 1-----'j' 00 5x9 \ I] . ! -_-_--_c=_l _= ___ = __ :..Jr...:[::;--~::;-~:..--·-=··-=--'::;="'_J::;L::;,~::..-"...:---·-= ____ ::;-::..J.::_::;, =--=:....:=-=~J ,:-==-=-==-----S-HE_L_F _____ :::::_-_-_-_-c ----•_'...:i~~-----·---L~-2-x4_0_V_E_R'-F'-R'-A-M-IN_G_ -c -c 4=---c~-/--=i -_ -,j ~1 II_ ! x----------12'-5 112" ------------,r J I -5'-3 1/2" --___ J _ ---------l ii I 9'-5" -----------------,f-----5'-3 112" -----J----------10'-5 1/2" _______________ J __ -3'-4" ----~ } .... -------··-----46'-3" 3 UNIT TYPE "B2" THIRD FLOOR PLAN A2_3 SCALE: 1/4" = 1 '-0" PLAN NOTES 12_ LOCAL EXHAUST FANS: "' -· "' '\.--- 1 _ ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U_N_O_) 2_ SEE SHEET A0_1 FOR GENERAL ARCHITECTURAL NOTES_ 3_ ALL NEW EXTERIOR WALLS 2x6 FRAMING U_N_O_ ALL NEW INTERIOR WALLS 2x4 FRAMING U_N_O_ 7_ EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310_ • MIN_ 5_7 SF NET CLR OPENABLE AREA ilb) 50 CFM (MIN) ON SWITCH @ 100 CFM (MIN) ON SWITCH 13_ ALL INTERIOR WALLS W2 UNO_ r:::--- ' I ' ' fJ ---~ -LJ I I 9 I "' l!c~Jcl~=~~~~=c-=F=!!c==.. ' 0 ~---' N 15 SF COVERED PORCH I / I ' I ,, 2x4 OVERFRAMING ~ LIVING ! R204 ! 14_5xl 1 - I : ~ I "' ~ ___ __J_ I ~ ~E ~~ _, I I I 0 -' 0 - ---------------------ii ....... --------- • --1'-2" - I *//'-"=========-----:::= ~~-·-5_11_2"_:=-:_-.:_--_--_-_-=-__------=-=---=----_-_-_il~=-~,----===--==--42'-; ~';;,:· -===------=-------__ -_ -__ -_-_,_-}/,_:-:_-:__-___ -_-____ -___ -_--_-_-_ -:_1_4'-5~---------------=----------------1--3 '-9 1 /2" -, " 4-------------------------------------46'-3" -------------------------------·----·-----·-________ ,, __ _ 2 UNIT TYPE "B2" SECOND FLOOR PLAN A2_3 SCALE: 1/4" = 1'-0" ,•--------------------------------------------------------____ , 49'-3" ----------------,I' -LINE OF PARTY WALL (BELOW) I ,----,1=----=---=--~---=---=----=---=---=---=---=----=---=---=---=---=----=---=---=-_--,----1-------, ----1 I I i I ) L, ~:1 ,t ~I jl 1 ~I z :JI I 0 UJ D:'. o ~w er: w ....... 0... w ~ t-0_Jz "' :;:: ::i <( s <(D:'.f--0 (L D:'. w 0 :;; 0 \7 .1.__ ,i 1 3'-4" ------~ -,~ 3'-0" --t L~-= j r----------------------------- : L--------- -LINE OF PARTY WALL (BELOW) ---------------------49'-3" -------------------------------------------·--------- UNIT TYPE "82" ROOF PLAN / __ ~I 0 2 ~I 4 8 4 A2_3 SCALE: 1/4" = 1'-0" 1/4" = 1 '-0" WALL LEGEND UNIT INFORMATION t----------------- LIVING AREA: NEW FRAMED WALL FIRST FLOOR: SECOND FLOOR: 4_ CASEWORI( NOT IN CONTRACT_ REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS_ 5_ SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314_ ELECTRICAL POWER AND INTERCONNECTION PER CODE_ • MIN_ 24" NET CLR OPENABLE HEIGHT • MIN_ 20" NET CLR OP ENABLE WIDTH 14_ DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U_N_O_ REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS_ E -3 NEW PARTY WALL (1-HR FIRE RATED MIN_) THIRD FLOOR: SMOKE DETECTOR:@) 6_ CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL_ CARBON MONOXIDE DETECTOR: @ COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ • MAX_ 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 1 O_ SAFETY GLAZING REQUIRED PER IRC R308.4_ 11-ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER UNO_ 15_ ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN_ FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS_ TOTAL: GARAGE AREA: BALCONY AREA: 374 SF 616 SF 622 SF 1,612SF 279 SF 45 SF U) w ~ 0 I z s 0 "' r ID 0 00 °' <( w ;;: CJ z 0 0 1--z w w D:'. w U) z z 0 -> 0 r m 1--1--u w :::J w D:'. U) U) 1--z (/) ::::, z z U) 0 f'-, u :) 0 f'-, ;;: ' w U) 0 z f'-, RECEIVE[) NOV 1 5 2016 t'.:Fd!Uls; ·,;,,_i FOF'. PLANN!NG DEFT l.JSE Oi·\!_ Y UNIT TYPE "82" FLOOR PLANS SCALE: AS NOTED A2 • 3 a w ! i ' "' ~. ' N -; "' ' -' I "' I ' ! io -a w ! T---",c----- 1 t! I ; ! - ! ' I c~) sk-t· r I I I I I I 7 --------...,.. ---------------- ~-r I - i I I I ENTRY [filill -- ' ;;tct:~=:,~;r:·=~~•:•;?:at~il;; ::::· >\ ---r ·-·-· .,, ,, --··1 ''\ '-. ,. ---.:.,-~!\.. l_t i'/ I \ :j , \_\ v:i~\ 1. i O ' i : ,;... '. '1 ',,!1.,1' . I ...-i: I I'' ' ' (I I• 1' \ '1 : C, I : :.1· 11' . '' ' I' ,,I I q \f\ . : j i ! './ 1.u;1 '. 1 1 "· • , I ,: , 1 ,'! 1 f..· -1'-31/2" ,, 51/2 .. j DD 5 1/2" --···· D W 0 _, .. ill-+-+-+UP+-+-+--r ------------------- -- GARAGE []]]QJ 553SF MECH'L AREA -- i~ LL I a, 0 ,:;, w >-z z :JI§ a w ,:;{ t:! ----·--------~--Tl)----; io I - I _J a ) W I I : ____ 1_1 LINE OF CANOPY (ABOVE) LINE OF 1 FLOOR I (ABOVE) r=----------24'-8" --·----------~~ J_······-------------14'-3" -· --------·--------- -------·--------------------------38'-11" ·-- -------------------·-----42'-11" 1 UNIT TYPE "C" FIRST FLOOR PLAN A2A SCALE: 1/4" = 1'-0" ____ ::_ 42'-11" --------------t --------··-·--···------·--···------------ r.----------5'-0" --·---·+---------------·----------·------· -------·· -------37'-11" ---·--·--·--·····------·------------------------------)' I _____ 11 '-9" ________ .. ·············-·--2'------·-·-·-----··· ··--· -· _ 10'-5" ____________ ,, ___________ 5'-0" ·-r----_____ 10'-9" _____________ _ '!s'f.'\· 1------ . I i ~ : I ~~~,, ~ ------·-----=_;:=_;:=--..--==....,...====--=:::===--: , ----------------------------·,-.: --- I fil I I c--------·1--i (-~~-----: -I ----___ ....:..:..:..:::·1 :---- I [ : I I ! I -··-) 1----_ _, ! l M. BA. #1 [ R302 [ 10x8 =€51/2" " i ----------! - 1 --------. ' J BA. #2 ~ L----1 1 --1· f--- £:! ..... I I : ___ I __ I I i ~ I I t-4------ / I I ---------r ( 'r "' + b -! "' ----· -·-·-----------"" I I I ,,r--2'-4" -,¥---2'-9" ""• , 11--+-+-+-+-DNl-+-+-+---+-,n I I C 2'-0" J}-2'-4" -,!' --------5'-10" ------ =~=±~=~=~=======','=~=~=!II ;,- I . _/ l ~ _11_ -••• J 1 \ BED#2 ! R304 ! 10x13.5 =i ------·r rl. I . I ' I ! I~ 0 .J~ ... LL .: I~ I~ 15; -f---- 1 >-!, z,, o'· ul------ _J 'S ca:lo ~ ,,...1 .,... LL; W © 0: rg. I w "' ----=---=:::::_·_,_-,,.---~ __ lJ _____ --' .. ----"<c- ~ I I J CLO. ---· WIC ~, --N -====--====--==--==--==--==--=''==--_;:= ____________________________ -_..__-_----=.=J -------~r-,·----i\. ""' ornooe ~· ~~·· I----- (ABOVE) , +-3'-0" t~---: ,t' ... 3'-6" ----l --------10'-9" · --------------16'-2 1 /2" --······-···-----· · 9'-5 1/2" -----------------·-- -------42'-11" UNIT TYPE "C" THIRD FLOOR PLAN SCALE: 1/4" = 1 '-0" PLAN NOTES 12. LOCAL EXHAUST FANS: 1-···---·-----------------------------------------------------------.. -. 46'-11" _________ , -----1 r. ____ : ___ ----____ .--··. ::::::::-~-4-'-6-1;;.: :::::::=------·-·-·~-:--------:~~~11" ----=~-:-=::_~~=-----r~-----------~~:::·1~; .. =~::._----=-----_----·1 H I 1 ·-2.. • I ---i+····· ----------- I {---------- ----- REFR I~ 15' ---------' - [JC PWDR [ R203 [ 5x4.5 -,------~ r ·-·~ r~ -------1~,-~ -- LIVING ! R204 ! 12.5x15.5 b ·' " r 2 A2A STOR. --- --- l==;i;,=.=cF'f,;-1,£!"'~· =c..=i~~~~~==;i KITCHEN ta - [ R202 ! . .· ~:_ 14.5x11.5 1-'i·---1s-L-AN_D___ Fl'/ .. ~w~/ ~8 I L 7 _ _ 8x3 __ _!_c_ 3'-0". , :~, ,.}I l ! I L,,j, f-:: --5 1/2" .,_,. -·-'' J ,.;):~c!:-:':;;']:.o "c,--_,,.-B I --...... ----------- ------8'-4" ----------------J __ EQ __ J_ ' (_ ~ J -------_J Ii ! .: .... ~. I 1-1-1\ I '? <~--~ I L I . LJ ----', "' '? '" t ~ -"I "' ---------l i · ------8'-4" -------·--1-------4'-0" _r EQ ·A' --13'-4" ------------------·*------------------14'-3" 3'-0" ----}----·-.. --------... ----39'-11" -----------------42'-11"------------------~ UNIT TYPE "C" SECOND FLOOR PLAN SCALE: 1/4" = 1 '-0" 1 --------------·------------- -LINE OF PARTY WALL (BELOW) ----------------------------------46'-11" ----------------------- L_ -T------------------------ o.: I ~I ~I ::: I ;Ji 1Y,:12 -_J I f I I~ ~ Ii ~wl ~ PAINTED 17 j ::i z CORRUGATED ;Ji :JI METAL PER I ~w OWNER z 40 SF BALCONY 3'-0" "' Lt. I J l:J I ~--.----4'-0" --~ -------------------------_ J J ~----~------------------------------------------------------~ 4 A2.4 -LINE OF PARTY WALL (BELOW) ----·------------··--·-·--·-----------------------------------46' -11 " -------------------·-···· · · ·------------ UNIT TYPE "C" ROOF PLAN SCALE: 1/4" = 1 '-0" I --------------··--------,f- 2 __ 4 8 I l __ ~I 0 ~ 1 /4" = 1 '-0" WALL LEGEND UNIT INFORMATION ----·-- 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N.0.) 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N.O. ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. lib) 50 CFM (MIN) ON SWITCH ~ 100 CFM (MIN) ON SWITCH NEW FRAMED WALL LIVING AREA: FIRST FLOOR: 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. • MIN. 5.7 SF NET CLR OPENABLE AREA • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH 13. ALL INTERIOR WALLS W2 U.N.O. 14. DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. SECOND FLOOR: THIRD FLOOR: a w 106 SF 619 SF 579 SF 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAL POWER AND INTERCONNECTION PER CODE. SMOKE DETECTOR:@ 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. • MAX. 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308.4. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. E --I NEW PARTY WALL (1-HR FIRE RATED MIN.) TOTAL: GARAGE AREA: RECEIVEt7°4 SF NOV 1 5 2016 563 SF 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. CARBON MONOXIDE DETECTOR: @) COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ BALCONY AREA: .,cc,·,nUl100 SF ,...,~.; Cl) w ~ 0 I z s 0 -0 I-LD 0 ro °' <( w :§: (9 z 0 0 I-z w w 0:: w Cl) z z 0 -> 0 I-en I-u w I- :::J w 0:: Cl) (/) I-z (/) :::J z z (/) 0 ,--. u ::J 0 :§: ,--. I w Cl) 0 z ,--. UNIT TYPE "C" FLOOR PLANS SCALE: AS NOTED A2.4 f =~==--11'-11112" ::· ------------------------;:-;.----37'-10 112 " ----__ ____-:-__ -___ -___ -__ --~8'-4" ----------------------------------·---------------------,,,. LINE OF DECK -1k-· I 9 0 N I i ---------------1---(ABOVE) ------------------ I , I I I I I I I I CJ CT rr---+---------------13'-2" -----------··· BED #1 I []}ill I ll ---------I I "' I I I ENTRY I []jfil I 1 Dx6 BA #1 [[[ill 7x5 : -2'-9" - I Id I 5112"---- 3'-3 1/2" I s 5 112" .. {. --·1,---- STORAGE UD]IJ 5.5x5.5 IL --------____ J LINE OF CANOPY --- I I I J ______ 4'-2" --------J ________ 5'-7 112" --------J----.... ---------9'-7 1/2" ............ . I ' (ABOVE) 9'-0" --------........................ -if- +-------------9'-51/2" -----------------,/'-----------------9'-9 1/2" ---------.i~---------18'-71/2" ---------------------·---------if- -/-----------------------------------. ---·--····-----··---------------------37'-10 1/2" ---------------------------------------------------········-------------------------)'- 1 UNIT TYPE "D" FIRST FLOOR PLAN A2.5 SCALE: 1/4" = 1'-0" PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N.O.) 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N.O. ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAi. POWER AND INTERCONNECTION PER CODE. SMOKE DElECTOR:@ 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. • MIN. 5.7 SF NET CLR OPENABLE AREA • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX. 44" FINISHED SILL HEIGHT • OPENABLE W/0 KEYS OR SPECIAL TOOLS 10. SAFETY GLAZING REQUIRED PER IRC R308.4. " 0 ' b N 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. CARBON MONOXIDE DETECTOR: I@ COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ 9 "' N : t-r---·--- 9 b N I i----- . . I I I 1 Ll ----- ------------37'-10 1/2" -----f ---------------------·-·-·-·----31'-4 1/2" --------------------------------_----~-~6" =-=-1-----6'-6" --.. t i I I =-==i======i==------=·-·-·----·--==+====d==--==z: DECK ! R2UO ! 188 SF / I / I KITCHEN I//DWI ~ ---13x13 'f] I I I c.~-:;:;~:,,;:~;), ,; '\ ' ----------. ISLAND 7x4.5 := i-- ,-------- ' ------ 'f"""{ [ __ - DINING I R202 I ···-- I I I I ' I I I i I ' ' I 0 -' "' -------- i I I ~ --i\ ! "j; I ; 8: ),,=-{fa 0 _, ,-.. I STORAGE I R204 I 5.5x5.5 LIVING I R204 I 12.5x13.5 r -- ·,----·-----// I : 1' ! I r-----------1 I ···· -... 1 i i , ... 10x12 ~=~'1? I ' ], : 1[ "' I lbc~~=,b ,I ~=~"'===i i \ -·-------------~-r_} ,, '" ,11'-"--+i,---i_ : ___ • ___ :~.I 1;2_--=·l;C =-·==i:--1,....,- ( .. ei . ' I\ ,f ":,~_';;') 1----·-·-·---e- I ---------------------il3r , --------------t ; ------------ 1 Ii c.... DNI-<' I -------12'-4" i.... ----·· r-;•,li;• i I "' ------------' ro _) PWDR ~ 6x5 '----------------------------------' ------- --;'-----------·------12'-1" .. ------------.. -L---------LIN::: ~::.0-PY __ _ --~t-.. -1-1'-0" ----} ··-··--· 27'-3 1/2" ----·- ------------------37'-10 112" UNIT TYPE "D" SECOND FLOOR PLAN 0 2 ~: 2 A2.5 SCALE: 1/4" = 1 '-0" b -· ro 9 "' ! ----')c 4 8 ! __ __,I 1/4" = 1'-0" 12. LOCAL EXHAUST FANS: llj;) 50 CFM (MIN) ON SWITCH @ 1 DO CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U.N.0. 14. DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIMENSIONS. WALL LEGEND NEW FRAMED WALL -------UNIT INFORMATION LIVING AREA: FIRST FLOOR: SECOND FLOOR: THIRD FLOOR (REF. 1/A2.6): 364 SF 686 SF 686 SF 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. E -3 NEWPARTYWALL (1-HR FIRE RATED MIN.) TOTAL: RECEIVED'736 SF GARAGE AREA: NOV 1 5 2016 377 SF DECK AREA: 0 - (f) w ~ 0 I z s 0 -0 I-I.() 0 00 °' <( w 3: (9 z 0 0 I-z w w 0:: w (f) z z 0 -> 0 I-m I-u w I- :::) w 0:: (f) Cf) I-z Cf) :::) z z Cf) 0 "' u ::> 0 3: "' ' w (f) 0 z "' UNIT TYPE "D" FLOOR PLANS SCALE: AS NOTED A2.5 PLAN NOTES t:! 0 II ~ 9 """" ~ i I I I 9 0 N ITT ' <D t.~ l ... f--. ~;; =::_-:-1;,: ---~::::~:::: :: ::f ~, "'~, '"~.--=-~-W ·~r~~~ ~ ~-----------~---~------------T----------------1-------1 1 I' !' 'I 1 1 I I I: I I I I I - LINE OF DECK (BELOW) --·--=,,-=====--=--------===----=,=-~,=="='---------===== ---=------=-,-------.. --------. I ---'f. t : i II 11:ff 1/: I '-------------------I ! ---------• I ~--··------J Ill ~'-7" --+-+-+-DNt-+-+--{IJ L I NOOK I ; I I I I I I I I I 1', ' I ~ 1" I ' BED #3 _ -M. BED #4 I ,1 I R302 I 3', I R303 I 1 Ox9.5 ! m ', 15.5x13 :-~-;;:6" -~ •. ! 1\~ : ~, ~ BAM#3 CJ[] i ) : 1 5 112" • • ,, j R305 j -_/ I I~ '"'" I R Q Q ~w~,c ~ __ i_Jl "' -' <D I! : IL! , ! I ! ------------~-------'--------------------------------~ J __ Ll~EOFR:.~:1(:~0VE),TYP. E~t~~J 3~:~"-7'-11/2~~0112: _J ____ ?~:~_11~~'-111/2"_ ~-'-"· J ____ 6'-10. ~I 4--------------------------------37'-10 112" ------------------l 1 UNIT TYPE "D" THIRD FLOOR PLAN A2.6 SCALE: 1/4" = 1'-0" 1. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION (U.N.O.) 7. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY PER 2012 IRC R310. 12. LOCAL EXHAUST FANS: 2. SEE SHEET A0.1 FOR GENERAL ARCHITECTURAL NOTES. 3. ALL NEW EXTERIOR WALLS 2x6 FRAMING U.N.O. ALL NEW INTERIOR WALLS 2x4 FRAMING U.N.O. • MIN. 5.7 SF NET CLR OPENABLE AREA i!h) 50 CFM (MIN) ON SWITCH {i) 100 CFM (MIN) ON SWITCH 13. ALL INTERIOR WALLS W2 U,N.O. r ---41'-2112" --- '}.-' --r----------------------------------... 1,-------, I a w I i I I I I I ------_LINE OF WALL (BELOW), TYP_. -----------J I ~-~~- I I I I I I -r-r ! a w ~ _ ------t--1 ______________________________________________ 1 ___ -l ----+ ~ M I I I "' a w I I I @er I I O t:: L1J n:: I N W-.... 0... W ...-1-0._Jz I ~~~:~ I 1---LINE OF PARTY WALL (BELOW) I I u ________ _ u LINE OF WALL (BELOW), TYP. ·t I I I _J a w 1-l--~-------------------------~,-----------------' I __ LJ~ 41'-2 112" --------------- 2 UNIT TYPE "D" ROOF PLAN SCALE: 1/4" = 1 '-0" 0 2 4 8 ~-1-1 __ ~1 A2,6 1 /4" = 1 '-0" WALL LEGEND NEW FRAMED WALL 4. CASEWORK NOT IN CONTRACT. REFER TO CASEWORK SHOP DRAWINGS FOR DIMENSIONS AND DETAILS. 5. SMOKE ALAl<MSIDETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREA OUTSIDE THE SLEEPING ROOM AND IN OTHER LOCATIONS PER IRC SECTION R314. ELECTRICAL POWER AND INTERCONNECTION PER CODE. • MIN. 24" NET CLR OPENABLE HEIGHT • MIN. 20" NET CLR OPENABLE WIDTH • MAX. 44" FINISHED SILL HEIGHT 14. DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURER FOR ROUGH OPENING DIM~NSIONS. 15. ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING AND BE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS. E --3 NEW PARTY WALL (1-HR FIRE RATED MIN.) RECEIVED SMOKE DETECTOR:@) 6. CARBON MONOXIDE DETECTORS SHALL BE LOCATED OUTSIDE OF ALL SLEEPING ROOMS AND ON EACH LEVEL. CARBON MONOXIDE DETECTOR:@) COMBO SMOKE/CARBON MONOXIDE DETECTOR: @ • OPENABLE W/0 KEYS OR SPECIAL TOOLS NO~ l 5 '/G\ii 10. SAFETY GLAZING REQUIRED PER IRC R308.4. 11. ALL DOORS AND WINDOWS LOCATED AT CENTERLINE OF WALL OR 3" FROM CORNER U.N.O. J, .. Cl) w ~ 0 I z s 0 '° r ID 0 00 0- <( w 3: C) z 0 0 I-z w w O'.'. -w Cl) z z 0 -> 0 r m I-I-u w ::, w O'.'. Cl) (/) I-z (/) ::, z z (/) 0 r--u ::J 0 r--3: I w Cl) 0 z r-- FOR PLA>l:-JIHG DEPT I_J)f UNL..':' UNIT TYPE "D" FLOOR PLANS SCALE: AS NOTED A2.6 -------~------------------------ ROOF HEIGHT ~ 37'-2112" (+TBD')± THIRD FLOOR ~ +21 '-0" ( + TBD')± SECOND FLOOR ~ +10'-0" (+ TBD')± HARDI PANEL-+---__,_. (GRAY) ---------.--.-.-,·.' . . . '' '.' '. 12 2%r- ,-. . ' ------ 10----+---WHITE WINDOW FRAME --',-'---+--'--METAL PANEL (BLACK) ,------+-FINAL GRADE (APPROXIMATE) FIRST FLOOR ~ --------....L.;""-'-..;..c------------------""""""'_,_ _____ _ +0'-0" (+ TBD')± 1 BUILDING TYPE 'A' ELEVATIONS A3.1 SCALE: 1/4" = 1'-0" 2 A3.1 ROOF HEIGHT ~ 37'-2112"(+TBD')± THIRD FLOOR ~ +21'-0" (+TBD')± SECOND FLOOR ~ +10'-0" (+TBD')± FIRST FLOOR ~ +0'-0" ( + TBD')± HARDI PANEL --+--------r- (WHITE) HARDI PANEL--+----~ (GRAY) METAL PANEL (BLACK) HARDI PANEL ---;-- (BLACK) FINAL GRADE _ _j'-'--'.~=''l'====- (APPROXIMATE) BUILDING TYPE 'A' ELEVATIONS SCALE: 1/4" = 1'-0" --WHITE WINDOW FRAME --HARDI PANEL (BLACK) --AWNING --HARDI PANEL (BLACK) ----1+1---HARDI PANEL (GRAY) ~---------------------------------------------------,------- HARDI PANEL ------ (BLACK) AWNING ----~ VERTICAL HARDI LAP ----t-+<o SIDING HARDI PANEL --~ (GRAY) ------------------------------------~----------------------------------------------------------------~--~ o-----t--HARDI PANEL (WHITE) -----------------------------1-,-'-~~-+e---t---------------------------------------------------------------------------------------------------------- -' ; : ' HARDI LAP SOFFIT ---,i+,---~' -. I _i HARDI PANEL ------1-'-c-'-'-c-~- (GRAY) -------------------------·------·-·----------·-, .... ,-,-- -~ ..,.-,-~-. -,~-. ----------,-,-~ -. .-. . ' ' . ' ' ' . . ' . ' . ' ' . ' . ---:---;-------:.-_________ ---;e·: I 1'============'1 ~+--FINAL GRADE (APPROXIMATE) ~-1-------WHITE WINDOW FRAME .-+------HARDI PANEL (WHITE) ~---HARDI PANEL (GRAY) WOOD STAIRS FINAL GRADE~:~~~~l=-l-~~-~-=-=-=--=-:-=--=-=-=-=-~=--=~=--====---=~~~L==---..t==ei----(APPROXIMATE) ----· ·-·-------------------·---·-----------------------·-------............ -----------·----·---------·-· ....... ,______ ---·-----------··----------------------------~-·---------· --·~ RECEIVED 0 2 4 8 NOV 1 5 Z0\5 ~-I I ; ,-.~: 1 /4" = 1'-0" LL 1-- 0 Cl) w ~ 0 I z s 0 -0 I-lD 0 co °' <t w s: (9 z 0 0 I-z w w 0:: -w Cl) z z 0 -> 0 I-m I-u w I- :::i w 0:: Cl) U) I-z U) :::i z z U) 0 r---u ::::> 0 r---s: I w Cl) 0 z r--- FOR PLJ\f\JN!NG )FPT USE ONLY BUILDING ELEVATIONS SCALE: AS NOTED A3.1 ROOF HEIGHT THIRD FLOOR ~ SECOND FLOOR ~ +10'-0" (+TBD')± FIRST FLOOR ~ ROOF HEIGHT ~ THIRD FLOOR ~ +21'-0" (+TBD')± SECOND FLOOR ~ +10'-0" ( +TBD')± FIRST FLOOR ~ +0'-0" ( + TBD')± HARDI PANEL _,___,_ _ _. (WHITE) FINAL GRADE ---t~ (APPROXIMATE) D !l ... 1. •!l ill 1±1 HARDI PANEL -+-----e (WHITE) FINAL GRADE ---1~ (APPROXIMATE) 12 3,--- 12 =-,3 ~~~~--HARDI PANEL (BLACK) .____,_ __ HARDI LAP SIDING .,,,,._ __ WHITE DOOR FRAME --GUARDRAIL (BLACK) o---------11---HARDI PANEL (GRAY) I~;;;;;...~~-+---WHITE WINDOW FRAME ---+--HARDI PANEL (BLACK) @ ~~El•L8 .. '~.~ TYPE 'B' ELEVATIONS ~---------------------------------------------------,···-------· -----......... . I HARDI PANEL _,__ __ --e (WHITE) FINAL GRADE ---t~ (APPROXIMATE) HARDI LAP SOFFIT ----+-rll / HARDI PANEL ----+-'--'---'--~Hl+--·11--e (WHITE) GUARDRAIL --~ (BLACK) HARDI PANEL---++-------. (GRAY) 0 ~-8 i 1 /4" = 1 '-0" AWNING l=~f--WOOD STAIRS ,----FINAL GRADE (APPROXIMATE) RECEIVED NOV 1 5 2016 ,~,.:;,,. i'V, V GC (/) w ~ 0 I z s 0 '° r ID 0 00 "' <[ w s: (9 z 0 0 f-z w w (l'. -w (/) z z 0 -> 0 r [IJ f-f-u w ::J w (l'. (/) V) f-z (/) ::J z z (/) 0 r--u ::) 0 r--s: I w (/) 0 z r-- FOR ?LJ\h:hJING DEPT USF Dhi Y BUILDING ELEVATIONS SCALE• AS NOTED A3.2 1 A3.3 2 A3.3 ROOF HEIGHT ~ +38'-2" (+ TBD')± THIRD FLOOR ~ +21'-0" (+ TBD')± ' -----+--WHITE WINDOW FRAME ---1----HARDI PANEL (GRAY) ----+---METAL PANEL (BLACK) SECOND FLOOR ~ +10'-0" (+ TBD')± ODD FIRST FLOOR ~ +0'-0" (+ TBD')± BUILDING TYPE 'C' ELEVATIONS SCALE: 1/4"=1'-0" ROOF HEIGHT ~ +38'-2" (+ TBD')± THIRD FLOOR ~ +21'-0" (+TBD')± SECOND FLOOR ~ +10'-0" (+ TBD')± FIRST FLOOR ~ +0'-0" (+ TBD')± HARDI LAP --~ SOFFIT WHITE WINDOW --+-it----_,. FRAME _tlf\RP l PAl'!s1 -=--=---=--~·=--1=-c-:= ... =-----.~ (WHITE) FINAL GRADE -- (APPROXIMATE) BUILDING TYPE 'C' ELEVATIONS SCALE: 1/4" = 1'-0" FINAL GRADE (APPROXIMATE) 11-'----t---HARDI LAP SIDING 1---+--~--f---WHITE WINDOW FRAME -t-----AWNING HARDI PANEL (BLACK) HARDI PANEL -+------""" (GRAY) FINAL GRADE -+-, (APPROXIMATE) ,-~------- . " . li. ii . :!· : ii . i: ·: i HARDI LAP SIDING ----+--1 " . d ' ii ., ' ; ii . 1:.· ., i I :1 i ' :1 !: ' :1 :1. q ii 'I HARDI PANEL --+---+--+---e (GRAY) I I 1 12 1Y, ,.---- . • I i I I o--+------HARDI LAP SIDING i.-t-~-1-------WHITE WINDOW FRAME -------f--HARDI PANEL (BLACK) o----+---HARDI PANEL (WHITE) --------;--HARDI PANEL (BLACK) -- ~-METAL PANEL (BLACK) er: HARDI PANEL --+--e ~HITE) 00 FINAL GRADE --t-- (APPROXIMATE) 0 ~-RECEIVED NOV 1 5 2016 2 I 4 8 '--~' 1 /4" = 1 '-0" (j) w ~ 0 I z s 0 '° I-L[) 0 00 CJ' <( w 5'. CJ z 0 0 I-z w w O:'. w (j) z z 0 -> 0 I-m I-u w I- :::, w O:'. (j) (f) I-z (f) :::, z z (f) 0 " u :::> 0 " 5'. I w (j) 0 z " BUILDING ELEVATIONS SCALE: AS NOTED A3.3 ROOF HEIGHT ~ +39'-7" (+ TBD')± THIRD FLOOR ~ ---- +21'-0" (+ TBD')± SECOND FLOOR ~ +10'-0" (+ TBD')± FIRST FLOOR ~ +0'-0" (+ TBD')± HARDI PANEL------+--<> (GRAY) AWNING ----~ HARDI PANEL ------+-__., · (WHITE) 12 2J2r- ot-,-----------+---WHITE WINDOW FRAME HARDI PANEL ---+~-e FINAL GRADE ~~-RA::_ _ _ _._ __ ..._ ___________________________ __._ ... l_(_AP~ROXIMATE) 1 BUILDING TYPE 'D' ELEVATIONS A3.4 SCALE: 1/4"=1'-0" ROOF HEIGHT ~ +39'-7" (+ TBD')± THIRD FLOOR ~ +21'-0" (+TBD')± SECOND FLOOR ~ +10'-0" (+ TBD')± HARDI PANEL --------1--. (GRAY) HARDI PANEL ----1-------~---+-----e (WHITE) HARDI PANEL-----+~ (BLACK) FINAL GRADE -- (APPROXIMATE) -- ---------- o----+-HARDI PANEL (GRAY) ------:-~~--:-.~+_F~-~D-~)-:--...~-.-----... --------____ ..__.._ _____ ....._ _____________________ _._ __ _._ ____ --------------- HARDI PANEL -r-~~ (BLACK) HARDI PANEL -+--'-~------ (GRAY) FINAL GRADE -r-, (APPROXIMATE) ! : ! i ' i ) ' ' ' . ,,__+--------+-,___-HARDI LAP SOFFIT : . , . : ! 1 ! 1.: i --: : . : ; ; "--'--,-~--~--+----+-e-· ,,__--+-~t--------------t---HARDI LAP SIDING o-----+--HARDI PANEL (WHITE) .i------+---WHITE WINDOW FRAME --· ------------.1....1------------'-----------------------------------'------ HARDI PANEL ----+------------lt-------tffi (BLACK) HARDI PANEL ----+---e (WHITE) I ! HARDI PANEL -----+-------------Hf----ll--1, (BLACK) HARDI PANEL -----+---e (GRAY) lid" J;;! D ~-4 8 I __ ____,; 1 /4" = 1 '-0" -------- WHITE WINDOW FRAME ------· - HARDI PANEL (BLACK) HARDI PANEL (GRAY) -~--+--AWNING iEI---HARDI PANEL (BLACK) FINAL GRADE (APPROXIMATE) _._..,________ ---- RECEIVED NOV l 5 2016 :'.,::1.'-.:i!Uli., 'Jf\J r if) z () (.) 0 LL J-- 0 ~-,-~-~ ~ ~ ~~ J !~A ~- CITIZENDESIGN (J) w ~ 0 I z s 0 '° I-LO 0 ro °' <[ w s: (9 z 0 0 f-z w w D:'. w (J) z z 0 -> 0 I-en f-u w f- ::::, w D:'. (J) (/) f-z (/) ::::, z z (/) 0 r----u :::> 0 r----s: I w (J) 0 z r---- BUILDING ELEVATIONS SCALE: AS NOTED A3.4 SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. 1f/LU'COJ/ PRELIMINARY PLANNED UNIT DEVELOPMENT RENTON 701 TOWNHOMES z w w 0 O'.'. w co <( SKWT EX 1 Qi UTIL EASEMENT , REC'# 7709Q60794 EX 11 o· UTIG EASEMENT REC # 7709060791 ~M-,-,.,,,.,., • ., ... fl••••• . ' • S89' Q1' 16"E \ , ..• .... z ... z·: · ;;::-:.:r ._,, 41'. _ ~ -,-16' ,16' 16' , 26'. \ • t-1;\ .-t-t-1--~· ----1LJ-.L_....L.t,-L__J_,'ll ~ET SF, IF \ \ \_I 5' BSBl AtfLICABLE ~ \ \ \ \ . . ~ ~ . , I\ "" ' TR B ' (862 SF) (~62 SF\) (862 SF) (1 Jg1 S ) ' ~ 5,495 SF , J )i "":.• clRiJ', 1 . 2 3 4 I "' :. :£356 SF 1,356 SF J:r,i!i/\i)\9;70 SF I Ul! - I . . , ' \ I f,3/)!LLHN:~,: ' ' . , ' CON!cF?E l 1-; S89'01 '16"E ' ' I . COMMO ACCESS &. ... \.j=' , . 85.47' / 1VPOBµIC-WATER /-TR A .. ···· ,_""' EASEMENT/ /.! "/ ,/ 2,033 1 I ": I ti / 2;,.,,:,::.,:.,.,~.:32~_;4-5~. ~~~~7"'r 0 !__-::;r--5:Sss8;.71!_,/_. ri'"/l_j I ./ 1,161 SF UTll E MT 2,362 ;,r . 10' BSBL / / \ I / / ; ; j f ; i i ! • ,'1 Gin'. : / 12 / 985 SF 25' I',) _.,.. / / ,: ., . ':-I/ / ~~--1..~~\·7/ ~,L. 7, 0:7i1 ·:?~7~0~;5fF~i--":.._ ___ _j:~1/ V' f ,!\ / ; . 75' rl ,' i ' ' f:=,. 1: .l I / j : ,.o· ':". .I 1 · ./ /7 . 1 4 'IJ"'_ ";:1 ';; ' .' . / (1,516 SF,1 • /, "'· ' ' ' , l',175 sn c:; _tl,, z'.,~1t: ~: ~r.J"· t•· .JS~~· ~'· ====j "' i\ PRIVATE ACCESS ,-~--~r,:,~J_-+tCJ '\t5·-\---._,._J; ESMT (LOTS 14 & 15). 459 SF \353 SF z: (r1,021 SF) ', \ \ ' \ 60' \\ ' . ; ', ', , ' I . ,, I R/W 6,913 SF ::-. Q, '" r---27.18' ---1 . <O /, / 6 897 SF / / / 7 887 SF 8 A 1,112 SF 55' N83" 27' 12' W 33.63' I I ?J' 1,145 SF I 10 891 SF,, ~_,_-,L '. -, f I / . / ,/ >: I \ '"' ', ' ' I I 0) "' lO\ "' . - ,lcJ ---;<t OJ z ; ';! ' I I • , , .. ;'.] oi (0 II _, r---...:'::'.'.Y.:.'.,l:'.::'5::_'h2$t5'~,l_~r--_~J-f----L..,-1 O'/ BSBL . / i \ 8'; DE\)ICATION ' 1,6,42 SF I i \ J y ,. i '- ; . / "\ ! ' • ~ § fg /.,.... bf I ' § I (/'J I / I ' I I f, I I t • /\ I \ ' ; \ i \ I I GRAPHIC SCALE 20 0 10 20 40 80 Ll,,..,-..... ~-... 1_1 l ___ --"I ( JN FEET ) 1" -20' (22x34) 1" -40' (llXl 7) UTILITY INFORMATION . 46 , 'N89' .31' 46"W ' \ ' ! ' EARTHWORK ESTIMATES .. N89' 31'. 46''W 15' BSBL ' \ I I I / ' I I SHEET INDEX I \ ' ' I I // • I '1 ! \ N£ .. ?~.,~~-., .. , , /'7 sr WATER: SEWER: FIRE: CITY OF RENTON CITY OF RENTON CITY OF RENTON AREA TO BE DISTURBED = ±0.9 AC ROAD GRADING QUANTITIES: CUT= 900 CY FILL = 3,400 CY PUD1 C1 C2 SV1 PRELIMINARY PLANNED UNIT DEVELOPMENT GENERALIZED GRADING, DRAINAGE & UTILITY PLAN PROFILES AND SITE SECTION SCHOOL: ELECTRICITY: GAS: PHONE: CABLE: RENTON SCHOOL DISTRICT NO. 403 PUGET SOUND ENERGY PUGET SOUND ENERGY CENTURY LINK COMCAST X: \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375-MODEL CENTER DRIVE.DWG SITE SURVEY ' ' 9TH PL. ) NE 9TH SITE VICINITY MAP NOT TO SCALE CONTACT INFORMATION OWNER: APPLICANT: TOTTENHAM, LLC 50 116TH AVE SE, STE 111 BELLEVUE, WA 98004 425-898-2300 CITIZEN DESIGN COLLABORATIVE CONTACT: JACOB YOUNG 46 ETRURIA STREET, SUITE 201 SEATTLE, WA 98109 206-853-8055 JYOUNG@COLLABORA TIVECO.COM ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE. WA 981 66 CONTACT: HAROLD DUNCANSON 206-244-4141 SITE INFORMATION ST. SI TE LOCA Tl ON: 701-707 SUNSET BOULEVARD NE RENTON, WA 98056 TAX LOTS: SITE AREA: NET SITE AREA: (AFTER DEDICATIONS) ZONING: PROPOSED UNITS: PROPOSED DENSITY: PUBLICLY DEDICATED STREETS 311990-0011 & -0010 & -0005 39,187 SF (0.90 AC) 30,632 SF (0.70 AC) RMH 16 22.9 DU/AC 8,555 SF (0.20) LEGAL DESCRIPTION TAX PARCEL 3119900005: TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON, TAX PARCEL 3119900010: THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900011: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50.DD FEET THEREOF; AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78"23'41'' EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2"57'18", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81'20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89'51 'DO" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; THENCE NORTH 15"10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.DD FEET OF SAID TRACT 3; THENCE NORTH 89'51 ·oo" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00'0900" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; THENCE NORTH 89'51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. Know what's below. o c::z. ZJo 'LL' Call 48 hours before you dig. DUNCANSON Compm1y, h1c. 145 SW J.'ijth Streer, S11ite 102 Seattle, fVashington .98166 Phone 206.244.4141 Fax 206.244-4455 Cf) z 0 -Cf) -> w er ~ <( I z w ~ 0 J-- >-co z 0 f- 0. O'.'. 0 U) w 0 w f- <( 0 ci z ..-CJ) ow r-.... ~ zo OI J--z z :?: Wo a: J-- DRAWN: DCI NO: ~ w oo Cl) O> w <( ~ :: I ~ I-w <O ::, ..-> ..-w 0 ...I LO ...I >-a: <( w CD ~o ~ ::, :J a.. w a: a.. HMO 15375 DATE: 10/26/16 PUD1 1 OF 1 SHEETS RECEIVED NOV 1 5 2016 ,·t.~i~iVL, .,.)'\) GRADING NOTES AND LEGEND 1. THE GRADING SHOWN IS ROUGH GRADING FOR SITE AND ACCESS IMPROVEMENTS. DETAILED FOUNDATION, BASEMENT AND CRAWLSPACE EXCAVATION IS NOT SHOWN AT THIS TIME. 2. ALL SITE WORK SHALL COMPLY WITH THE RECOMMENDATIONS CONTAINED IN THE GEOTECHNICAL ENGINEERING REPORT PREPARED BY E3RA (PROJECT NO. T15034, APRIL 16, 2015) GARAGE FINISH FLOOR MAIN FINISH FLOOR SPOT ELEVATION TOP WALL (TW) BOTTOM WALL (BW) FINISH GRADE CONTOUR RETAINING WALL (PRECASE OR CIP) R/W GF 176.0 MF 185.0 175.0 TW 166.0 BW 166.0 , _______________ 38' ________________ _, 2 1 i-::: 8' DEDICATION -1 CONCRETE SIDEWALK VERTICAL CURB & GUTTER SUBGRADE PLANTER STRIP EX PAVEMENT 1---7'± ---1------15'± _ _,... _ _, / / '/ i'" ;· ., ':,;· 1' MIN SAWCUT & SEAL 2" HMA CL 1/2 4" HMA CL 3/4 / SUNSET BOULEVARD NE fA'1--------------~ NTS R/W R/W 1--------------27'-32' --------------, , ___ 5' ----+--3' ' ' 2% 2% ' ' ' ~. • CONCRETE SIDEWALK 2" HMA CL 1/2 TOWNHOUSE FOUNDATION 4" HMA CL 3/4 INTERNAL ACCESS ROAD ®f-------------N TS l_ ------1 BUILDINGS AND SITE I AMENITIES PER ARCHITECTURAL [.JU!LD!/'40 \ l 6" SAN SEWER. CONNECT TO EX SSMH I PROPERTY BOUNDARY . ' REMOVE FILL FROM TOP OF SLOPE SO THAT RELIEF OF >40% IS LESS THAN 15' HIGH TREE TO BE REMOVED. TYP -,.166 B SF . \ ' ' ' l • \ '\ ' i OS2) I \ • \ \ \ \ \ \ \ \ \ '< 1 /2\ 1,356 SF /356 SF \ \ I ' .-i ·1.~4., _·_ . ·: :(-, ·._:\ :. t::. : .. J.' .. \ 20 0 ~--- i)l)f[ f)fNG CONNECT TO EX WATER MAIN STUB \ I\ i 1 O" WATER MAIN 3 1,362 SF \4 2,0, I '·' Fl--+I ~\ -I--1/o' P\JBLIC WATER ESf,jT I ' FIRE HYDRANi . '\' '' .. , ..... -.::::: __ ._._·.: -:· ; .. ·. I I !· .. . ·:,r: . I .'----/ ' . I Gr ' . S ' ', -,, s . \)Ir ' 4- W TER GRAPHIC SCALE 10 20 40 i i J IN FEET ) !" 20' (22x34) !" ~ 40' (11X17) \ 9 11,145 4F I 10 s 891 S1. RVICE, TYP \ 80 i \ • I ' OUiLDfN(.:; l • I I + ~-I \ • .. , ,. : '['. I 278' TO NEXT HYD ' • i •• I I ' I ! I I ' I SITE BENCHMARK MONUMENT IN CASE. TOP OF MON ELEV = 184.38 i ' ! _I l ii---------EX FIRE HYD 1_;: j,_" . -1 i , Cl; TYPE 1 CATCH --BASIN, TYP 12" STORM DRAIN, TYP CONNECT TO EX CATCH BASIN BENCHMARK IS "SMAI" NGS GPS CORS STATION. ELEV = 449.6' 811 .. 9/ I I Know what's below. Call 48 hours before you dig. DUNCANSON Company, inc. 145 SW 155th Street, Suite 102 Seattle, Wushington 98166 Phone 206.244.414! Cl) z 0 -Cl) -> w a: Fux 206.244.4455 ~ <( I z w >- [D z 0 i= 0.. ii u (/) w 0 w f-- <( 0 ci z ' I I : I I . I . ! : I I : I : ~ w oo (J) 0) w <x: ~~ I -I-w (0 :::> ,-> ,-w 0 _J lO _J • I j : • I . • I I w m ' . ' • . I I . • i i I I I i DRAWN: HMO DCI NO: 15375 DATE: 10/26/16 C1 1 OF 2 SHEETS X: \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375-MODEL CENTER DRIVE.DWG RECEIVED NOV l 5 2016 .. ;;i'dJVL, . ...,.., 190 185 0 0 0 0 U) ci <D 0 " + ~ 180 II <{ > w f-....J (/) w .00% 175 ENTRANCE ROAD PROFILE 0 CJ) U) • "N r<J co CJ) +~ _4 ___ 0 .. 8 ... 9 .. % ............ ' ....... . • .... -................... . 190185 180 185 180175 170 175 0 0 ;::: U) CJ) LO (!) <D +~ " II II <{ > f-':':J UlW 170 1 +';;0-;;0----'------'------'------'-------'-------'----_J 170 165 2+00 2+39 190 185 180 175 170 165 160 155 I 150 PROP LINE RETA;INING WALL SITE SECTION3 PROFILE BACK OF WA(.K ISH (SITE PiREP) GRADE' • i ··)"" . EXISTING GRADE~·-· __ ., INTE~NAL ROAD : 160 155 150 R/W )'''' : STA: 7+69.11 ELEV: 153.57 7+69 7+60 7+40 190 185 180 175 170 165 160 155 150 I I' 145 o+-'rio:no------"------'--------------:;-:";::-;::----'------'------'-------L----L---L_J 145 1 +00 2+00 2+27 I i X: \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375-MODEL CENTER DRIVE.DWG SITE SECTION -1 A"% ,i /I ' . / I ("""" I • I I I 7+20 7+00 20 0 10 ~-d i INTERNAL ROAD PROFILE i I • : : I INTERSECTION . WITH I EN1RANCE DRIVE THROAT I I • I r J . ···[·"· I ! I L . ···- I I ~"' I 6+80 6+60 6+40 6+20 6+00 5+80 5+60 5+40 GRAPHIC SCALE 20 40 80 i i i ( IN FEET ) 1'' = 20' Horizontal 1" = 5' Vertical i I I I I I • I '4 4 . 1· :8% ,J "I r . I ! I I I I 5+20 185 0 oO ot0 ci .,f or---180 +~ U) II II <{> f-':':J (J)W 175 170 165 160 155 5+00 150 811 . . . ·.•. r_ ,, DUNCANSON Company~ Inc. 145 SW 155th Stred, Suite 102 Seattle, fVashington 98166 Phone 206.244.4141 Fax 206.244.4455 Cl) z 0 -Cl) -> w er: ~ <( I z w l:= 0 I- >- [D z 0 ;::: 0.. Ct:'. u (/) w D w f- <( D 0 z ,-Cl) ow "' ~ zo OI I-z z s: WO a: I- DRAWN: DCI NO: I() I() w 00 Cf) 0) w <( > <( s: I w to ::::, > .,.... w .,.... 0 _J I() _J w m Oz zo <( - Cf) t; ww d Cf) u. w 0 l-a: -a.. Cf) HMO 15375 DATE: 10/26/16 i'IJf Know what's below. C 2 Call 48 hours before you dig. 2 OF 2 SHEETS RECEIVED NOV 1 5 201, __ , ___ _ FOUND REBAR & CAP "C&C" L.S. #18077 0.15'W & 0.55'N OF CALC'D / / / \ \ BUILDING \ \ \ \ \ \ \ \ :/. / / / / N8 '07'16"W 126.55 \ \ \ {[08 \ \ \ \ \ \ \ \ \ \ \ Pl2~ \ U{fSTAL HEIGHTS /CV/1\/,/ !OMrs \ \ / ro BUILDING TRASH ENCLOSURE / / ;"' 0 RETAINING WAQ \ \ \ \ \ \ \ / % FOUND LfAD & TACK W/WASH[R L.S. #18077 / ~ / 0.69'W & 0.60'N OF CALC'D / ;:. / / // T J,,X PARCEL J:199UUU2U \BRUSH\ \ \ *\ \ ~~~ / / / BUILDING /// / / / / / FOUND IRON PIPE 0.09'E & 0.92'N OF CALc'D HOUSE -1 I F20 I I I I I ro I ro ~ j I I I I I I I I LEGAL DESCRIPTION TAX PARCEL 3119900005: TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900010: THE SOUTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900011: TO THE PLAT THEREOF RECORDED IN ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON; ACCORDING TO THE PLAT THEREOF RECORDED IN EXCEPT THE NORTH 50.00 FEET THEREOF; AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEl~IG A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78'23'41'' EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2·57'18", AN ARC DISTANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81 '20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89'51 '00" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185.11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; 1 o· PUBLIC UTILITIES EASEMENT I I I I \ \ I I \ \ \ I rix ~Af!CU I / N / / ,, '" I a \\ \ \ \ \ //311990o;y )L,-. "7"/,:;::r,;:;::/-/-/-f--'-_;::" 7/ '"":,,~c~o~ER~~~~· E~/--:-'=k;=dJ.JI> I I Ii\ 1 1 ~7/~~1 ~~~~C THENCE NORTH 15'10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; THENCE NORTH 59·51 ·oo" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00'09'00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; / THENCE NORTH 89'51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. FOUND 1 /2" REBAR, NO CAP BENT W'LY-SHOT AT BEND----'s----<lJL- 0.05'W OF CALc'D BOUNDARY I I I 2" YELLOW I I I I I // / / / / / / / / // / VERTICAL PIPE \ I I I I / / / EXTENOING 6.5' AGL ( / / / / I I I / / / /.'.'. / FOUND REBAR &! CAP I / / BRUSH / / "C&C" L.S/#18077 I / / / // // / / / / / / OJJB'E & 080',YF CALC'D I /// // / / / I // / / / / /, ~\ -/",//_//_ // __ 7- / .,,.,- i /\ / / / / I / \ X I I I ,;:y I I I I X 20 - ® 1 O' PUBLIC UTILITIES EASEMENT T1\X P/1RCI/~ 0056S00l0:J '::, cl' \ \ ,> \ cl' I IA ,_, \ 10' PUBLIC UTILITIES \ \ EASEMENT \ .,, \ \..: ~ 0 TRANSMISSION ---1 TOWER \ FOUND IRON PIPE BENT N'L Y-SHOT AT BEND 0.58'W & 0.42'S OF CALC'D GRAPHIC SCALE 10 20 40 (IN rEET) J inch -20 l't. I inch=40 fl.(llx17SHEET) \ I & - I "' {/) - \ \ ' BO \ ".'.; O' \ I "i- {/) - \ \ I (0 {/) - I I \ ~\ I 0::, {/) - \ ".'.; cP 51 l:0'9C.JG,'C I I \ STEEP SLOPE ( 40% SLOPE CREA TER \ THAN 15-FOOT VERTICAL) AREA ; 5, 485 S. F. "" "' ASPHALT ,i/1X PA!rCf-L 3-r19.9:JOOG5 BRUSH TELEPHONE \RISER #701 I 0 CJ> - FOUND REBAR & CAP "EWING" L.S. #11926 0.40'E & 0.50'S OF CALC'D MP40 0 MP/8 ............... -----0 -......... -......... -......... -......... ---""----. ----..: ----..: 2.36' 0 MP!~ "CAUTION GAS PIPELINE" SIGN TAX .~,~RCE.L 60565001/00 \ ~ 0 ABOVE-GROUND "CAUTION GAS PIPELINE' BOX POSSIBLE GAS MANHOLE \ \ \ \ \ SITE DETAIL \ / \ I \, \ \ \ \ -!- I ' I I I I I / r?o / I j I '-; -- I I ' ~· ---. 784 I \ I I "" M ' M ~ ~· irf J...... I bf s Cf) -, I I I Qi I I "UGH f/NG" 1UTILITY BOX I -¢/ I I I PEDESTRIAN PUSH-BUTTON POLE "SIGNALS" ' UTILITY BOX STORM MANHOLE RfM; - ...... - ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NO. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. EASEMENTS (jjJ CORRESPONDS WITH ITEM NUMBER IN 'SCHEDULE B' OF TITLE REPORT. THE FOLLOWING EASEMENTS FROM THE REFERENCED TITLE REPORT CONTAIN SUFFICIENT INFORMATION TO BE DEPICTED ON THE PLAN. OTHER EASEMENTS OR ENCUMBRANCES, IF ANY, MAY AFFECT THE PROPERTY, BUT LACK SUFFICIENT INFORMATION TO BE SHOWN. ® (jJ © @ TAX PARCEL 3119900005: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060792 -SHOWN TAX PARCEL 3119900010: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060790 -SHOWN TAX PARCEL 3119900011: PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060791 -SHOWN PUBLIC UTILITIES EASEMENT PER KING COUNTY RECORDING NO. 7709060794 -SHOWN UNDERGROUND COMMUNICATIONS LINE EASEMENT PER KING COUNTY RECORDING NO. 9007131302 - AFFECTS ADJACENT PARCEL, NOT SHOWN NOTES 1 ) 2) 3) 4) TITLE FOR TAX PARCEL 3119900005 PER ORDER NO. 4202-2319854 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED SEPTEMBER 11, 2014. TITLE FOR TAX PARCEL 3119900010 PER ORDER NO. 4202-2338553 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED OCTOBER 21, 2014. TITLE FOR TAX PARCEL 3119900011 PER ORDER NO. 4202-2338561 ISSUED BY FIRST AMERICAN TITLE INSURANCE COMPANY, DATED OCTOBER 20, 2014. FIELD WORK CONDUCTED IN JUNE, 2015. BASIS OF BEARING: WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE (NAD83). UNDERGROUND UTILITIES SHOWN HEREON, IF ANY, WERE DELINEATED FROM SURFACE EVIDENCE AND/OR UTILITY COMPANY RECORDS. CRITICAL LOCATIONS SHOULD BE VERIFIED PRIOR TO DESIGN AND CONSTRUCTION. 9TH PL. ) NE 9TH ST. 1/) 0 z 0 2 0 w KLJCJUT.t7' VICINITY MAP -NOT TO SCALE - LEGEND ----------SUBJECT BOUNDARY LINE --RIGHT-OF-WAY CENTERLINE -RIGHT-OF-WAY LINE -ADJACENT BOUNDARY LINE --SECTIONAL BREAKDOWN LINE -----DP-----OVERHEAD POWER LINE -----UP-----BURIED POWER LINE -----G -----GAS LINE -----OT-----OVERHEAD TELEPHONE LINE -----UT-----BURIED TELEPHONE LINE -----',/-----WATER LINE -----ss-----SANITARY SEWER -----SD-----STORM DRAIN --DITCH LINE/FLOW LINE ==cco ROCK RETAINING WALL VEGETATION LINE ----o CHAIN LINK FENCE 0 WOOD FENCE X BARBED WIRE/WIRE FENCE ~ TRANSFORMER y FIRE HYDRANT :0: LIGHT STANDARD txl GATE VALVE [E] POWER VAULT EE WATER METER 0 UTILITY BOX A FIRE STAND PIPE p UTILITY POLE D CATCH BASIN, TYPE I E--POLE GUY WIRE @ CATCH BASIN, TYPE II m GAS VALVE -"-SIGN \QI GAS METER 0 BOLLARD DJ TELEPHONE VAULT c::, MAIL BOX D TELEPHONE RISER 234.21 SPOT ELEVATION NOTE: ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL (AMSL) AND ARE REFERENCED TO THE NAVD88 DATUM. TREE LEGEND DECIDUOUS TREE 0 AL12 -TRUNK DIAMETER (IN) AL=ALDER MP=MAPLE DS=DECIDUOUS MA=MADRONA OK=OAK CH=CHERRY ~--TYPE EVERGREEN TREE * DF18 195.2 CE=CEDAR DF=DOUGLAS FIR HE=HEMLOCK Pl=PINE EVG= EVERGREEN ~--HEIGHT AGL IF MEASURED NOTE: TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. SITE INFORMATION TAX LOT NUMBER SITE ADDRESS SITE CONTACT PHONE NUMBER ZONING TOTAL LOT AREA 331990-0005, 0010 & 0011 701/703/707 SUNSET BLVD. NE RENTON, WA 98056 RM-F (CITY OF RENTON) 39,187± S.F.(0.90 AC.) BENCHMARK IS "SMAI" NGS GPS CORS STATION. ELEV = 449.6' SURVEY REFERENCE 1) RECORD OF SURVEY, KING COUNTY RECORDING NO. 8104159008 2) RECORD OF SURVEY, KING COUNTY RECORDING NO. 8712089027 3) RENTON FILE NO. LUA-95-154-LLA, KING COUNTY RECORDING NO. 9511169011 4) RECORD OF SURVEY, KING COUNTY RECORDING NO. 9609239013 5) RECORD OF SURVEY, KING COUNTY RECORDING NO. 20000127900014 6) PLAT OF HARRIES GARDEN HOME TRACTS PER VOL. 34 OF PLATS, PG. 38, RECORDS OF KING COUNTY CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE-CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 NOV 1 5 2016 ,:r..;cu\l ,v1 ,-.,.,, DUNCANSON Company, Inc. 145 SH' 155th Street, Suite 102 Seo!tle, Washingron 98166 Phune 206.244.4141 Fax 206.244.4455 0 ..J ..J ~ ~ <( I z w l-o I- ~ <( z IO z 1-w z I-w 0 a: I- w -.::I" I-0 U) ,.... -00 w 0) U) <( ~~ z -WW > :::> <( [LJ I _J I-_J (0 w ;::: CD g ~ >-:: w w EJ: LO :::> Cl U) z w a: -I:: z U) C? C, C\I a.. z ~ ~ -00 >< w () w U) FLD. CREW: PN/KB FLD. BOOK: 378/39 DRAWN BY: JMB JOB #: 15375 DATE: 9 /29 /15 SV1 1 OF 1 PLANT SCH!!D ULE !aOTANIC A L NAMJ; I CQMMON NAHi: Evergreen 'Tree GE;ptJNt> GQV!:R.5 i;aQTAN ICAL NAM!; / q.QMMON NAM!; EXl5TIJ\li:1 VE&l;TAT!ON ' ·' --- ----,------ j --·· I I I ', ,, \ \ \ I . I .ENCJi , .. , ' --. - UN IT #4 r:·f)it~'l1~f {t?.·:·:·, .. ,.,;·,,·.:.,.,.: ' : ,, ·,1 "~ . ~; ·~t:.": ~ '------~=L-...::..::;;,.;;:;._.,...,--_".J]'; t;tSJ . ,,(," '·','(', ;, ~ '>· •4, ' ·-~:·:~t: k:;~':"<i-j--,..--~..,...;.:;...---------'------.....,l-·~·(~!1 ' UNIT . . {?fl: tt::=,_ I AJ1L ,i,AA'l'Alf :.liJ;ft\ I~,;.<:-•· 1 ·.!JNIT #5 ., \ \ ' \ b 1 STI<.eET f'RONTAGE LAND5&AP !N6 UNIT #6 -- UNIT #1 ' ' UNIT #12 ' ' I l I j UNIT #8 I SUNsE;~f~L · l..:)VD ,,' '. ' . . . . ' . UNIT #Cf ---. ....____ --~-,~ UNIT .:l*IO/··/ / , -- UNIT #I I I .. Jo (ti.Plllrl'J l 1n.;>i ,.. 10 fa;,t l / j ,· ~~ -= =>.• ~-.,,.,·*~_,_,. =-0 r -~•--· -~-£, O.~ .f"l.!1...1:.:.i" . . .. • . ,. '.51GH'l'-065CUR INt;;, /'f Vl5U~L SAR~'.~:., .?1 J 1· ' ,~· --- REC E\\/ED .. ' NOV,, -. "' SHEET L-01 z () \-z lU l'l OF2SHEETS I ---I rr -""""'"'--~--....-~ --:-;:.::.:::::=·~-"'-----__;! ----~---==-V ,.,,.-I ... l 'I I , ii 1 1. :.i,. UN I T .. ··· I #4 .. · ',. I i '.t:;;~..,_~'--"~"":-"~·::..r .:..?'~· ---~~~~~....,..~~....!- '. If · u~ 1Tr-· ..........-..........----,..,-~-J'~ #9 F'i ,~~~'""---~-.,,..---------r '. t. .• » UNIT *t,2 . ._·· -----,--1.......--..c...-JI: . __ ,- d .o--~ ·-10!.p• FU£LiC UTIU TIE ~ fiA,SE MENT .~---~·-~ .,,,, ,-~-~--:, __ ,. ~.,,,, -~- ' .... "'' ,,._.-.. ,._, ... ' $>' PARTIAW. Y Sl6HT--06SCV~IN6 Vl$!JAI.. 5.AF.RU:R \ ' ,, \; .UNIT #12 ' · APPROX. LIMit OF DIS~ANC,J;; "'' ""'-' ';,~ NATlVE 5LOF'.E RETENT ION AND V ISLJ AL eARRl eR PLANTS • • ' ." ·. ' ' . • ' . ' ' c'· ' ' .•, '' ·,' :, . ·:' ' ' • ' ·., :,, ,' -' . . . ' C ,; ,,' ,'_'. •· ... _._:,· -.. ~. ,, ~-·· ~I ~4 PARTIALL"f :$!&HT ....:o5SCIJR1Ne Vl;,UAL 6AAA!~ ·, ' UN l t #Fi rSTIH~ TREE$ .To ~MAIN ,r''' F?Pf.WX , LIM IT OF I . !?lS11)RBAN<;;,E \ PLANT SCHEDULE ~,, 5ffil&la A V ' 6.Alit ~Bla!fltm'> ' .,-.. , h i ~ i;!lQJ'&t!l!<M. AAMe t ~ti !:W!!.I;; ev~r<;lr'~<><> Hoage, ' ' , '1,£ t, Cll A!jfi!l <:Ell'l'lf!JlM! HQ, ffi SHEET L .. 02 z a 1- \,') z -I I z 0 1-z lll (i <lF 2 SHEltTS -------------- (E) BUILDING (E) BUILDING -- NEIGHBORING TAX PARCEL 311990-0050 (E) BUILDING -- (E) HOUSE NEIGi-lBORING TAX PARCEL 311990-0020 = (E) GARAGE I - - \, 'I j' 1" /1, r 5•.o·· ·-~-· SIDE .l-. ,:v "t'-·) ~rv ~tM~10: 0 ' \r1L,) d )' ~ ~ '~u1 t :~~~ _:\_Iii ' ,,._, '' ,, ' ' . ' • > •• • ----· ---····· . -- RELOCATE (E) STREET LIGHT PER CIVIL -- : -="----~· . -I -."' ., . ~; ·--~ . , ,! I\ i \ j \ " . . . . '' , •, ,, ., ,·.·_<,,. .. ,' . . -. - 9'-6'' ROW r -oEDICATION -I 1··," ' ... ; Ii. SUNS -ET BLVD .NE •. 148'-0'' TO ' NE 7TH STREET \ \. j· •, ·-' ' -. 'J ·: .>' .1 ..• ~-+, ,'='-'-_'--., ~-' . i ' i• ~ . /. "., dJ~J \ \ :' ... :: . : . ' . ' '' -. ; ' : : ' ,., -' . _/ U,il-,__-:_:,:··:·/,;·:, '' -. ·, ·-. : NEIGHBORING TAX PARCEL 605650-0100 1 PRELIMINARY PUD LAYOUT \11 ::: 10'-0" A1.1 SCALE·. / / ·~··. ~· .. ~~· II I I i~?J#'A ~· C\l\Zt:NDES\GN /:."···--· ----•.. ---••.. ---------------------··------J . STREET TREE PER L'SCAPE . ' ,· ,, ,: : .-· .. '. ' - . ' ., ~ ( / / REFER TO $\-\EEi A0.0 FOR ZONING ANO P u.o. ANALY$1S. \N / 15 UNliS PROPOSED: 3 iYPICAL UNliS (iYPE A) 5 iYPICAL UNliS (TYPE B) 6 iYPICAL UNITS (iYPE C) 1 iYPICAL UNITS (TYPE 0) /\LL UNITS BUILTGREEN 4-SiAR ",;Jl-,:::.::::::11 ___ !1 1" == 1 O' &. Re\/lsion 1 01127117 PRELIMINARY pUO LAYOUT SCALE·. AS NOTED A1 .1 -------·------ SECTION 8, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. PRELIMINARY PLANNED UNIT DEVELOPMENT RENTON 701 TOWNHOMES EX 10' UTIL tASEMENT REG# 7709060794 / l"""""S .. ••••• cm \ \ . i S89"01 '16"E 126.55' . -'t- \ .____ - \ \ \ . . i--~--'lf-15'·Pt)BLIC WAT~R ESMT ' 5' BSBL "·"' "' re i sii'9"01'.3,i'.E ..... . \ EX ,1 O' UTI~ EASEMENT Rte# 7709060791 : 1 o' f/,-n-r-+--L-L :15 / . · 864 / 15' PUBLIC SEWER EASEMENT, TYP / / i ' ! •, ~~·::· -::-:::--' ! IL ' 43' 1 : r · .. 1 3 ,,. , , ,, : f , F' ! ! I ' / 864 .' _r I ' "' I .... , ,1 / L;_ I .I r • ! / I r /\/;//, f / / i co I I'). ' ' ., . . ' ~ ' j • '/<{ ·, :-:-: ~ \ _.__ ; ')-;--•--. ... I J,_ ( / / TR/A • 25,008 SF .. • N89"31'.~4"W •.. GRAPHIC SCALE ( IN FEET ) !" -20' (22x34) !" -40' (11X17) I . ( 83.93' / 46' 1 / 7.38 / I/ // 2 "' ~ 738 / / / .3 ·f/807 7 738 8 808 "''" i 5' BSBL ( \:i I / j ;' J • -\ UTILITY INFORMATION EARTHWORK ESTIMATES WATER: SEWER: FIRE: SCHOOL: ELECTRICITY: GAS: PHONE: CABLE: CITY OF RENTON CITY OF RENTON CITY OF RENTON RENTON SCHOOL DISTRICT NO. 403 PUGET SOUND ENERGY PUGET SOUND ENERGY CENTURY LINK COMCAST X: \PROJECTS\2015 PROJECTS\15375 TOTTENHAM RENTON\15375 C3D\15375 MODEL 2017.DWG AREA TO BE DISTURBED = ±0.9 AC ROAD GRADING QUANTITIES: CUT = 900 CY FILL = 3,400 CY ·1 I /. /I l. ,, ,, --:;- I l I :/ I I \ I I I ~....,, "'' ·"'·""'~ ·:;a'·'··'::-"'' li I ,./!(. '. \ ; ' i : I /'' /,i' i ' ; '; f \ / ' / • ' / I I ii I .... -- / I I l I I I I !>) t . ///!2~ /\. • i i • j f f---R955.37' I I ! oi ID I I co (Q // 0) ....J II Q:: I / \ ; 'r l.i 9.5' F,/W DEDICATION • • . ' ! ,, . i l I hi . :~ ': ,f /I ,30' . 14-__ 30' --l 3# /\ j ····~ ... / I co r .. f !1 I i I ,.,.,/ \// i, ,. n •. !/" ' / • i i I L,!j r-~.. .! ! j '/ r - -/-"""'''''' I .., , _________ I I I SHEET INDEX I ·1 ·, ('.; I PUD1 Cl C2 SV1 PRELIMINARY PLANNED UNIT DEVELOPMENT GENERALIZED GRADING, DRAINAGE & UTILITY PLAN PROFILES AND SITE SECTION SITE SURVEY I --- SITE : VICINITY MAP NOT TO SCALE CONTACT INFORMATION OWNER: APPLICANT: ENGINEER/SURVEYOR: TOTIENHAM, LLC 50 116TH AVE SE, STE 111 BELLEVUE, WA 98004 425-898-2300 CITIZEN DESIGN COLLABORATIVE CONTACT: JACOB YOUNG 46 ETRURIA STREET, SUITE 201 SEATTLE, WA. 98109 206-853-8055 JYOUNG@COLLABORA TIVECO.COM DUNCANSON COMPANY, INC 145 SOUTHW~ST 155TH STREET, ~6~~l~f: w:,AR6t6 6 gUNCANSON 206-244-4141 #102 SITE INFORMATION SITE LOCATION: TAX LOTS: SITE AREA: NET SITE AREA: (AFTER DEDICATIONS) ZONING: PROPOSED UNITS: PROPOSED DENSITY: 701-707 SUNSET BOULEVARD NE RENTON, WA 98056 311990--0011 & -0010 & -0005 39,187 SF (0.90 AC) 37,244 (0.86) AC RMH 15 17 DU/AC LEGAL DESCRIPTION TAX PARCEL 3119900005: ----cc.--.---,_ ---~------. ,::-- TRACT 1, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900010: THE SOUTH 50 FEET OF TRACT 2, HARRIE~ GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE(S) 38, RECORDS OF KING COUNTY, WASHINGTON. TAX PARCEL 3119900011: ALL THAT PORTION OF TRACT 3, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 50.00 FEET THEREOF; AND THAT PORTION OF THE NORTH 50 FEET OF TRACT 2, HARRIES GARDEN HOME TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 34 OF PLATS, PAGE 38, IN KING COUNTY, WASHINGTON, MORE PARTICULARLY DESCRIBED AS FOLLOWS: ·· · BEGINNING AT THE NORTHEAST CORNER OF SAID TRACT 2, SAID POINT BEING ALSO ON THE WEST MARGIN OF SUNSET BOULEVARD N.E. (SUNSET HWY.). AS NOW ESTABLISHED AND SAID POINT BEING A NON TANGENT POINT ON A CURVE TO THE LEFT FROM WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 78"23'41" EAST AT 985.37 FEET; THENCE ALONG THE EAST LINE OF SAID TRACT AND ALONG SAID CURVE AND MARGIN, THROUGH A CENTRAL ANGLE OF 2°57'18", AN ARC DISl"ANCE OF 50.82 FEET TO A POINT OF NON TANGENCY FROM ---WHICH POINT THE RADIUS OF SAID CURVE BEARS SOUTH 81"20'59" EAST AT 985.37 FEET, SAID POINT BEING ALSO THE SOUTHEAST CORNER OF THE SAID NORTH 50 FEET OF TRACT 2; THENCE SOUTH 89"51 '00" WEST, ALONG THE SOUTH LINE OF SAID NORTH 50 FEET, 185. 11 FEET TO THE SOUTHWEST CORNER OF SAID NORTH 50 FEET; THENCE NORTH 15"10'30" WEST ALONG THE WEST LINE OF SAID TRACTS 2 AND 3, A DISTANCE OF 103.54 FEET TO THE NORTHWEST CORNER OF THE SOUTH 50.00 FEET OF SAID TRACT 3; THENCE NORTH 89"51 '00" EAST ALONG THE NORTH LINE THEREOF 126.55 FEET; THENCE SOUTH 00·09·00" EAST 50.00 FEET TO A POINT ON THE NORTH LINE OF SAID TRACT 2; THENCE NORTH 89"51 '00" EAST ALONG SAID LINE 94.47 FEET TO THE POINT OF BEGINNING. ALSO KNOWN AS LOT 2 OF CITY OF RENTON LOT LINE ADJUSTMENT NO. LUA 95-154 LLA RECORDED ON NOVEMBER 16, 1995 AS RECORDING NQ. 9511169011, IN THE OFFICIAL RECORDS OF KING COUNTY, WASHINGTON. Know what's below. Call 48 hours before you dig. DUNCANSON Company, Inc. 145 SW /55rh Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 /•t/X 206.244.'/455 Cl) z 0 -Cl) -> w a: -'---=-- ~ <( I z w ~ 0 I- >-m z 0 F= (L 0::: u (J) w 0 -;; --- w I- <t: 0 ci z ~ Cl) ow "' ~ zo OI I-z z 3: Wo a: I- ~ w ci5 CfJ 0) w<( ~ 3: I -I-w (,0 ::, ,-> ,-w 0 _J LO _J w CD 0 :::;; I (J) 1-z w :::;; :::;; 0 u >-1- u 0::: w (l.. -t("'-~ ---- ~ <.( 1; i'-. : ,- ~o ::? ::, :J CL w a: CL DRAWN: HMO DCI NO: 15375 DATE: 10/26/16 PUD1 1 OF 1 SHEETS