HomeMy WebLinkAboutArchitectural SheetsRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION PROJECT DIRECTORYPROPERTY OWNERTOTTENHAM, LLC50 116TH AVE SE #111BELLEVUE, WA 98004CONTACT: JOE NOTARANGELOTEL: 425.898.2300DESIGNER & APPLICANTCITIZEN DESIGN46 ETRURIA ST #201SEATTLE, WA 98109CONTACT: JACOB YOUNGTEL: 206.853.8055EMAIL: JYOUNG@COLLABORATIVECO.COMSURVEYOR & CIVIL ENGINEERDUNCANSON COMPANY145 SW 155TH ST #102SEATTLE, WA 98166CONTACT: HAROLD DUNCANSONTEL: 206.244.4141EMAIL: HAROLDD@DUNCANSONCO.COMLANDSCAPE ARCHITECTCRAMER DESIGN CONSULTANTS1909 242ND ST SEBOTHELL, WA 98021CONTACT: GAYLE CRAMERTEL: 425.241.6258EMAIL: CDCLSA@FRONTIER.COMSHEET INDEXARCHITECTURALA0.0PROJECT INFORMATIONA0.1GENERAL ARCH. NOTESA1.1SITE PLANA1.11BUILDING RENDERINGSA1.12BUILDING RENDERINGSA2.1UNIT TYPE A FLOOR PLANSA2.2UNIT TYPE B FLOOR PLANSA2.3UNIT TYPE C FLOOR PLANSA2.4UNIT TYPE D FLOOR PLANSA3.1EXTERIOR ELEVATIONSA3.2EXTERIOR ELEVATIONSA3.3EXTERIOR ELEVATIONSA3.4EXTERIOR ELEVATIONSLANDSCAPE / ARBORISTTREE RETENTION PLANL0.1LANDSCAPE PLANL0.2LANDSCAPE PLANSYMBOLS LEGEND1: BUILDING ELEVATIONS2: INTERIOR ELEVATIONS3: ASSEMBLY REFERENCE4: WALL SECTIONS/OR SECTIONS DETAIL REFERENCEMATERIALS LEGENDWOODBLOCKING(SHIM)WOODFRAMING(CONT.)PLYWOODGRAVELFINISHWOODRIGID WALLINSULATIONSTRUCT'LFILLSTONEBATTINSULATIONEARTHMETALCONCRETEDOCUMENTSRESERVEDNTSVICINITY MAPSITENTSAREA MAPI-405SUNSET
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NE 7TH STLAKEWASHINGTONI-405A0.00A0.00A0.00--0A0.0--SCALE:A0.0PROJECTINFORMATIONAS NOTEDPROJECT INFORMATIONSITE ADDRESS701-707 SUNSET BLVD NERENTON, WA 98056JURISDICTIONRENTON, KING COUNTY, WASHINGTONPARCEL MAP NUMBERS311990-0011, 311990-0010, 311990-0005LEGAL DESCRIPTIONHARRIES GARDEN HOME TRS TRACT 3 LESSN 50 FT TGW PORTION OF N 50 FT OF TRACT2 DAF:BEGIN NE CORNER OF TRACT 2 BEING ON WMARGIN OF SUNSET BLVD NE SUNSETHIGHWAY SAID PT BEING A NON TANGENTPOINT ON CURVE TO LEFT RADIUS BEARINGS 78-23-41 E 985.37 FT TH ALONG SAID CURVE& MARGIN THRU C/A OF 2-57-18 ARCDISTANCE OF 50.82 FT TAP OF TANGENCYPOINT OF RADIUS OF SAID CURVE BEARING S81-20-59 E 985.37 FT ALSO BEING SE CORNEROF N 50 FT OF TRACT 2 TH S 89-51-00 W 185.11FT TO SW CORNER OF N 50 FT OF TRACT 2TH N 15-10-30 W 103.54 FT TO NE CORNER OFS 50 FT OF TRACT 3 TH N 89-51-00 E 126.55 FTTH S 00-09-00 E 50 FT TAP ON N LINE OFTRACT 2 TH N 89-51-00 E 94.47 FT TO POBAKA LOT 2 OF CITY OF RENTON LOT LINEADJUSTMENT NO LUA 95-154 LLA RECORDINGNO 9511169011LOT SIZE & ZONING39,186 SQ FTZONED: RMFSCOPE OF WORKPLANNED URBAN DEVELOPMENT OF (15)TOWNHOMES WITH ATTACHED GARAGES.CONSTRUCT TOWNHOMES AND SITEIMPROVEMENTS. SITE IMPROVEMENTS TOINCLUDE ROADWAY, WOONERF, UTILITIES,L'SCAPING AND SURFACE PARKING. DIVIDEPARCEL INTO FEE SIMPLE LOTS VIASUBDIVISION. ESTABLISH USE ASTOWNHOMES AND OCCUPY, PER PLANS.DENSITY (RMC TBL 4-2-110.A)MAX. 20 DWELLING UNITS / ACREPER RMC 4-9-065, MAX. DENSITY MAY BE INCREASED BY 30% (26 DU/AC MAX):·FOR EACH AFFORDABLE HOUSING UNIT PROVIDED, A BONUSMARKET-RATE UNIT MAY BE PROVIDEDSETBACKS (RMC TBL 4-2-110.A)FRONT10 FTREAR10 FTSIDE5 FT (15 FT WHEN ABUTTING SINGLE FAMILY ZONING)AN ADDITIONAL 1 FT IS REQ'D FOR EACH 10 FT OF HEIGHT ABOVE 32 FTHEIGHT (RMC TBL 4-2-110.A)32 FT AND 3 STORIESAMENITIES150 SF PRIVATE AMENITY SHALL BE PROVIDED TO EACH UNIT. AT LEAST 100SF OF THAT SPACE SHALL ABUT EACH UNIT.PUBLIC AMENITIES SUCH AS OUTDOOR GROUP SEATING, BENCHES, TRANSITSHELTERS, FOUNTAINS AND PUBLIC ART SHALL BE PROVIDED.LOT COVERAGE (RMC TBL 4-2-110.A)70% NET LOT AREAIMPERVIOUS COVERAGE (RMC TBL 4-2-110.A)75 % NET LOT AREAPARKINGSTANDARD PARKING SPACES SHALL BE 20'x9', AND COMPACT SPACES SHALLBE 16'x8.5'. COMPACT SPACES MAY ACCOUNT FOR 30% MAX OF REQ'DPARKING.1.6 PARKING SPACES / LARGE ATTACHED DWELLING UNIT1.4 PARKING SPACES / TWO BEDROOM ATTACHED DWELLING UNIT1.0 PARKING SPACE / ONE BEDROOM ATTACHED DWELLING UNIT0.5 BICYCLE SPACES / DWELLING UNITA MAXIMUM OF 50% OF REQ'D PARKING MAY BE DESIGNATED FOR GUESTUSE. SUCH PARKING SHALL BE CLEARLY IDENTIFIED AS SUCH AND NOT USEDFOR ANY OTHER PURPOSE.PARKING SHALL NOT BE LOCATED BETWEEN A BUILDING AND THE FRONTPROPERTY LINE. PARKING SHALL BE SCREENED FROM VIEW.LANDSCAPING10' OF ON-SITE LANDSCAPING IS REQ'D ALONG PUBLIC STREETS.15' OF PARTIALLY SIGHT-OBSCURING OR 10' OF FULLY SIGHT-OBSCURINGLANDSCAPING REQ'D WHERE PARCEL ABUTS A LESS INTENSE RESIDENTIALUSE.RENTON DESIGN STANDARDSOTHER PERMITS (TO BE CONFIRMED)SEPA REVIEWCOR BUILDING PERMITSUBDIVISIONP.U.D. ANALYSISPROJECT NARRATIVECONSTRUCT (15) TOWNHOMES RANGING FROM 1,000 SF TO 1,800 SF.THREE LEGAL LOTS WILL BE DEVELOPED UNDER A PLANNED URBANDEVELOPMENT. ALL THREE EXISTING LOTS ARE CURRENTLYUNDEVELOPED. ZONING FOR THIS SITE IS RM-F. AT COMPLETION, THESITE WILL BE DIVIDED INTO FEE SIMPLE LOTS VIA SUBDIVISION.FOUR TOWNHOME UNIT PLANS ARE PROPOSED. PRELIMINARY GROUNDFLOOR LAYOUTS OF EACH TYPE ARE SHOWN ON SHEETS A2.1-A2.4, ANDA UNIT COUNT BREAKDOWN IS SHOWN ON SHEET A1.1. ADDITIONALIMPROVEMENTS TO THE SITE INCLUDE DRIVEWAYS, LANDSCAPING,SIDEWALKS AND RETAINING WALLS.CODE DEPARTURESPROPOSED CODE DEPARTURES ARE LISTED BELOW. REFER TO THEPROJECT COMPLIANCE STATEMENT FOR JUSTIFICATION.MIN. PROPOSED LOT WIDTH:PER RMC TBL 4-2-110(A), TOWNHOUSE LOTS ARE REQUIRED TO BE AMINIMUM OF 25 FEET WIDE. THIS DEVELOPMENT DEPARTS FROM THISREQUIREMENT AND PROVIDES TOWNHOUSE LOTS OF VARYING WIDTHSRANGING 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 ACCESSMORE THAN (4) UNITS, IT CANNOT BE SERVED BY A SHARED DRIVEWAY.THE REQUIRED PUBLIC STREET WOULD CONFORM TO THE "LIMITEDRESIDENTIAL ACCESS" STANDARD, WHICH REQUIRES A RIGHT-OF-WAYWIDTH OF 45'. THIS DEVELOPMENT DEPARTS FROM THIS REQUIREMENTAND PROPOSES A 26'-0" WIDE PRIVATE WOONERF.PARKING:PER RMC 4-4-080(F)(8), A MAXIMUM OF 30% OF REQUIRED PARKING MAY BECONSTRUCTED AS COMPACT (8.5'x16') SPACES. THE REMAINDER MUST BECONSTRUCTED AS STANDARD (9'x20') SPACES. THIS DEVELOPMENTDEPARTS FROM THIS REQUIREMENT AND PROPOSES ALL PARKING ASCOMPACT SPACES.SETBACKS:PER RMC TBL 4-2-110A, TOWNHOUSE DEVELOPMENTS ARE REQUIRED TOPROVIDE 10' FRONT YARDS, 10' REAR YARDS AND 5' SIDE YARDS FORUNATTACHED SIDES. NO YARDS ARE REQUIRED FOR ATTACHED SIDES. ASA WHOLE, THIS DEVELOPMENT PROVIDES THE REQUIRED YARDS.HOWEVER, IT DEPARTS FROM THIS REQUIREMENT AND DOES NOTPROVIDE FRONT, REAR OR UNATTACHED SIDE YARDS WITHIN THEINTERIOR OF THE DEVELOPMENT.LOT COVERAGE CALC 11,516 SF LOT COVERAGE / 37,244 SF NET LOT AREA = 30.9%IMPERVIOUS COVERAGE CALC21,161 SF LOT IMPERVIOUS AREA / 37,244 SF NET LOT AREA = 56.8%PARKING CALC15 LARGE UNITS * 1.6 SPACES PER UNIT = 24 SPACES REQ'D15 LARGE UNITS * 0.5 BICYCLES PER UNIT = 8 SPACES REQ'D30% (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 CALCOPEN SPACE CALC150 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/GARDENS1,476 SF PRIVATE OPEN SPACE PROVIDED VIA BALCONIES/DECKS3,794 SF TOTAL PRIVATE OPEN SPACE PROVIDED5,341 SF ADDITIONAL COMMON OPEN SPACE PROVIDED VIA AMENITYAREASLANDSCAPING COMPLIANCETHE REQUIRED 10' FRONT SETBACK SHALL BE LANDSCAPED. THESOUTHERLY PROPERTY LINE ABUTS SINGLE FAMILY RESIDENTIAL.THEREFORE, 10' OF SIGHT-OBSCURING LANDSCAPING SHALL BEPROVIDED AS A BUFFER FOR THE LESS INTENSE USE. REFER TOLANDSCAPE PLANS FOR ADDITIONAL DETAILS.PERCENTAGE OF LANDSCAPING:16,083 SF LANDSCAPING AREA / 37,244 NET LOT AREA = 43.2%GROSS AREA OF PROPERTY:SFLESS DEDUCTIONS: - PUBLIC STREET DEDICATION (SUNSET)SFNET AREA (SF) SFNET ACRES (43,560 SF / ACRE)ACALLOWED UNITS (20 * 0.86)DUALLOWED UNITS W/ 30% BONUS (26 * 0.86)DUPROPOSED UNITSDU39,187(1,943)37,2440.86172215STRUCTURAL ENGINEERTBDARBORISTARBORISTS NW1710 SW 318TH PL #44DFEDERAL WAY, WA 98023CONTACT: NEAL BAKERTEL: 206.779.2579EMAIL: NEAL@ARBORISTSNW.COMGEOTECHNICAL ENGINEERMIGIZI GROUP (FORMERLY E3RA)PO BOX 44840TACOMA, WA 98448CONTACT: JIM BRIGHAMTEL: 253.537.9400EMAIL: JBRIGHAM@MIGIZIGROUP.COMGENERAL CONTRACTORTBDCIVIL1 OF 1PRELIMINARY PUD (PLAT)C1GENERALIZED GRADING, UTILITIESAND DRAINAGE PLANC2PROFILES AND SECTIONSSV1EXISTING SITE SURVEYSITENE 8TH STABERDEEN AVE NE
STRUCTURALRESERVED
Revision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION ARCHITECTURAL GENERAL NOTES1.ALL WORK SHALL BE IN CONFORMANCE WITH THE 2012 INTERNATIONAL RESIDENTIAL CODE (IRC), 2012WASHINGTON STATE ENERGY CODE (WSEC), THE INTERNATIONAL STORMWATER, GRADING, ANDDRAINAGE CONTROL CODE, ENVIRONMENTALLY CRITICAL AREA REGULATIONS (ECA), WA.ADMINISTRATIVE CODE (WAC), UNIFORM PLUMBING CODE (UPC), AND WA VENT & INDOOR AIR QUALITYCODE (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 ALLCONDITIONS RELATED TO THE SITE AND EXISTING CONDITIONS THAT MAY AFFECT THE COST ORSCHEDULING OF CONSTRUCTION ACTIVITIES PRIOR TO SUBMITTING BID.4.PRIOR TO COMMENCING WORK, THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS ATTHE JOB SITE INCLUDING, BUT NOT LIMITED TO, SOILS AND EXISTING UTILITIES AND SHALL BERESPONSIBLE FOR THE SAME. ALL DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT AND/ORDESIGNER & OWNER IMMEDIATELY.5.THE CONTRACTOR IS TO VERIFY THE LOCATION OF ALL UTILITIES AND SERVICES TO THE SITE PRIOR TOBEGINNING ANY SITE IMPROVEMENTS.6.THERE SHALL BE NO DEVIATION WHATSOEVER FROM THE CONTRACT DOCUMENTS WITHOUT THEARCHITECT'S AND/OR DESIGNER'S WRITTEN APPROVAL THEREOF, CHANGE ORDER OR CHANGEDIRECTIVE.7.DO NOT SCALE DRAWINGS OR DETAILS - USE GIVEN DIMENSIONS, CHECK DETAILS FOR LOCATION OFALL ITEMS NOT DIMENSIONED ON PLANS, DOOR AND CASED OPENINGS WITHOUT DIMENSIONS ARE TOBE SIX (6) INCHES FROM FACE OF ADJACENT WALL OR CENTERED BETWEEN WALLS UNLESS NOTEDOTHERWISE.8.THE DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION, WHERE CONDITIONS ARENOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILSOF CONSTRUCTION SHALL BE USED, SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT ANDSTRUCTURAL ENGINEER.9.BUILDING SYSTEMS AND COMPONENTS NOT SPECIFICALLY DETAILED SHALL BE INSTALLED, AS PERMINIMUM MANUFACTURER'S RECOMMENDATIONS. NOTIFY THE ARCHITECT OF ANY RESULTINGCONFLICTS.10.ALL WORK SHALL CONFORM TO APPLICABLE BUILDING CODES AND ORDINANCES. IN CASE OF ANYCONFLICT 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 ORORDINANCES SHALL GOVERN.11.INSTALL DUST BARRIERS AND OTHER PROTECTION AS REQUIRED TO PROTECT INSTALLED FINISHESAND FACILITIES.12.PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO ARCHITECTURALDRAWINGS, IT SHALL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO CHECK WITH THE ARCH.DRAWINGS BEFORE INSTALLATION OF THEIR WORK. ANY DISCREPANCY BETWEEN ARCH. DRAWINGSAND THE CONSULTING ENGINEER(S) OR OTHER SUPPLEMENTARY DRAWINGS SHALL BE BROUGHT TOTHE OWNER'S ATTENTION IN WRITING.13.THIS PROJECT CONTAINS GLAZING THAT WILL BE SUBJECT TO FEDERAL AND LOCAL GLAZINGSTANDARDS AND THE GLAZING SUBCONTRACTOR SHALL BE RESPONSIBLE FOR ADHERENCE TO THESEREQUIREMENTS, IF THE GLAZING SUBCONTRACTOR FINDS ANYTHING IN THE DOCUMENTS NOT INCOMPLIANCE WITH THE STANDARDS, HE OR SHE SHALL BRING DISCREPANCIES TO THE ATTENTION OFTHE 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 BECONCEALED OR FURRED AND FINISHED, UNLESS NOTED AS EXPOSED CONSTRUCTION TO THEDRAWINGS. OFFSET STUDS WHERE REQUIRED, SO THAT FINISHED WALL SURFACE WILL BE FLUSH.16.CONTRACTOR SHALL PROVIDE TEMPORARY BRACING FOR THE STRUCTURE AND STRUCTURALCOMPONENTS UNTIL ALL FINAL CONNECTIONS HAVE BEEN COMPLETED IN ACCORDANCE WITH THEPLANS.17.CARRY ALL FOOTINGS TO SOLID, UNDISTURBED ORIGINAL EARTH. REMOVE ALL UNSUITABLE MATERIALUNDER FOOTINGS AND SLAB AND REPLACE WITH CONCRETE OR WITH COMPACTED FILL AS DIRECTEDBY A GEO-TECHNICAL ENGINEER.18.ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO THE MINIMUMSTANDARDS OF THE 2012 IRC.19.ALL WOOD IN DIRECT CONTACT WITH CONCRETE OR EXPOSED WEATHER SHALL BE PRESSURE TREATEDWITH AN APPROVED PRESERVATIVE UNLESS DECAY RESISTANT HEARTWOOD OF CEDAR OR REDWOODIS 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 FROMEXTERIOR CONCRETE STEPS, PORCH SLABS, PATIO SLABS, AND SIMILAR HORIZONTAL SURFACESEXPOSED TO WEATHER SHALL BE A NATURALLY DURABLE WOOD OR PRESSURE TREATED WITH ANAPPROVED PRESERVATIVE PER 2012 IRC R317.21.PROVIDE FIRE-BLOCKING VERTICALLY AT CEILING AND FLOOR LEVELS AND HORIZONTALLY ATINTERVALS NOT EXCEEDING 10 FEET AND AS REQUIRED FOR CONCEALED SPACES UNDER 2012 IRC502.13 & R602.8.22.NAIL GYPSUM WALLBOARD TO ALL STUDS, TOP PLATES, BOTTOM PLATES AND BLOCKING WITH COOLERNAILS @ 7 INCHES O.C. MAXIMUM SPACING UNLESS SHOWN OTHERWISE. USE 5D FOR 1/2" WALLBOARDAND 6D FOR 5/8" WALLBOARD.23.PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS.24.STRUCTURAL, ELECTRICAL, MECHANICAL AND ENERGY NOTES ARE LOCATED WITHIN THIS SET OFDRAWINGS.25.NO MATERIALS FROM THE WORK ARE TO BE STOCK PILED ON THE PUBLIC RIGHTS-OF WAYS. ALLRUBBISH 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 SPECIFIEDON THE STANDARD DRAINAGE PLAN AND/OR SITE PLAN BY TIGHTLINE UNLESS SITE CONDITIONS ALLOWFOR 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 UNLESSNOTED OTHERWISE.29.THE CONTRACTOR SHALL SECURE PERMITS REQUIRED BY THE FIRE DEPARTMENT PRIOR TO BUILDINGOCCUPATION.30.THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO ENSURE THE SAFETY OF THEOCCUPANTS 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 ALLREQUIRED 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 THEREQUIREMENTS OF 2O12 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 OF2012 IRC R703.2. GENERAL WEATHER PROTECTION FOR THE ENTIRE PROJECT MUST MEET THEREQUIREMENTS 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 OF2012 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 THEDRAIN PER IRC SEC. 307.245.THRESHOLDS AT EGRESS - LANDINGS OR FLOOR AT THE REQUIRED EGRESS DOOR SHALL NOT BE MORETHAN 1±" LOWER THAN THE TOP OF THRESHOLD.GRADING NOTES1.CONSTRUCTION EROSION CONTROL MEASURES MUST BE IN PLACE AND APPROVED BY LOCALMUNICIPALITY PRIOR TO ANY EARTH DISTURBANCE. CALL THE LOCAL MUNICIPALITY TO SCHEDULE ANINSPECTION APPOINTMENT.2.NO SEDIMENT SHALL BE TRACKED INTO THE SITE OR ONTO PAVED SURFACES. SEDIMENT SHALL BEREMOVED FROM TRUCKS AND EQUIPMENT PRIOR TO LEAVING THE SITE. IN THE EVENT THERE IS AFAILURE OF AN EROSION CONTROL SYSTEM RESULTING IN SEDIMENT BEING TRACKED ONTO PAVEDSURFACES, THE CONTRACTOR SHALL IMMEDIATELY IMPLEMENT MEASURES TO CORRECT THESITUATION, AND STREET SWEEPING SHALL BE EMPLOYED ON AN EMERGENCY BASIS. IF STREETSWEEPING VEHICLES ARE UTILIZED, THEY SHALL BE OF THE TYPE THAT ACTUALLY REMOVES SEDIMENTFROM THE PAVEMENT.3.FOR SITES WITHIN AN ENVIRONMENTALLY CRITICAL AREA (ECA), GRADING MUST BE STABILIZED BYOCTOBER 31ST AND NO EXCAVATION OR FILL PLACEMENT TO BE PERFORMED BETWEEN OCTOBER 31STAND APRIL 1ST.GARAGE NOTES1.GARAGE SEPARATION SHALL BE PER IRC TABLE R302.6. GARAGES SHALL BE SEPARATED FROM THELIVING AREA AND ITS ATTIC AREA BY NOT LESS THAN 1/2" GWB APPLIED TO THE GARAGE SIDE. GARAGESSHALL BE SEPARATED FROM HABITABLE ROOMS ABOVE BY NOT LESS THAN 58" TYPE X GWB. WHERE THESEPARATION IS A FLOOR-CEILING ASSEMBLY, THE STRUCTURE SUPPORTING THE SEPARATION SHALLALSO 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 NOTLESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB CORE STEEL DOORS NOT LESS THAN 1 3/8" THICK, OR20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A SELF CLOSING DEVICE.3.DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILING SEPARATING THE DWELLINGFROM THE GARAGE SHALL BE CONSTRUCTED OF A MIN NO.26 GAUGE SHEET STEEL OR OTHERAPPROVED MATERIALS AND SHALL HAVE NO OPENINGS INTO THE GARAGE PER IMC 302.5.24.IN SEISMIC DESIGN CATEGORIES D1 & D2, WATER HEATERS SHALL BE ANCHORED TO RESIST HORIZ.DISPLACEMENT DUE TO EARTHQUAKE MOTION. STRAPPING SHALL BE @ POINTS WITHIN THE UPPER ONETHIRD 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 USEDFOR THE PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THEMOVEMENT 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 (MOSTCOMMON) OR IN GARAGE (ALL INSIDE AIR).8.APPLIANCES LOCATED IN A GARAGE OR CARPORT SHALL BE PROTECTED FROM DAMAGE FROMVEHICLES. M1307.3.1.LIVING AREA NOTES1.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-CEILINGASSEMBLY, DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREA OF CONCEALED SPACE DOES NOTEXCEED 1000 SF. DRAFT STOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUALAREAS AND SHALL BE OF 1/2" GYP BOARD OR OTHER APPROVED MATERIALS INSTALLED PARALLEL TOTHE FLOOR FRAMING MEMBERS PER LOCAL RESIDENTIAL CODE.7.PROVIDE FIRE-BLOCKING TO CUT OFF ALL CONCEALED HORIZONTAL AND VERTICAL DRAFT OPENINGSAND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THEROOF SPACE. FIRE-BLOCKING SHALL CONSIST OF NOT LESS THAN 2" NOMINAL LUMBER OR OTHERAPPROVED MATERIAL / LOCAL RESIDENTIAL CODE.8.ASPHALT-SATURATED FELT FREE FROM HOLES OR BREAKS, WEIGHTING NOT LESS THAN 14 POUNDSPER 100 SF AND COMPLYING WITH ASTM D 226 OR OTHER APPROVED WEATHER RESISTANT MATERIALSHALL BE APPLIED OVER SHEATHING OF ALL EXTERIOR WALLS. APPROVED ALTERNATEWEATHERPROOF MEMBRANES SHALL BE USED FOR OPEN JOINT RAIN SCREEN SIDING. WEATHERRESISTANT MATERIALS SHALL BE APPLIED HORIZONTALLY PER MANUFACTURERS RECOMMENDATIONS,WITH THE UPPER LAYER LAPPED OVER THE LOWER LAYER NOT LESS THAN 2 INCHES AND NOT LESSTHAN 6 INCHES WHERE JOINTS OCCUR/ LOCAL RESIDENTIAL CODE.9.APPROVED CORROSION-RESISTIVE FLASHING SHALL BE PROVIDED IN THE EXTERIOR WALL ENVELOPE INSUCH A MANNER AS TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OFWATER TO THE BUILDINGS SURFACE AND SHALL BE INSTALLED TO PREVENT WATER FROM REENTERINGTHE 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 INTERSECTIONS - AT BUILT-IN GUTTERSROOF NOTES1.SHADED AREAS INDICATE OVERFRAMING, 2X6 @ 24" O.C. TYPICAL2.SOFFIT, VENT, AND INSULATE ALL CANTILEVERED AREAS3.PROVIDE SOLID BLOCKING OVER SUPPORTS4.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 TRUSSES6.FLASHINGS SHALL BE INSTALLED IN SUCH A MANNER AS TO PREVENT MOISTURE ENTERING THE WALLAND ROOF THROUGH JOINTS IN COPINGS, THROUGH MOISTURE PERMEABLE MATERIALS AND ATINTERSECTIONS WITH PARAPET WALLS AND OTHER PENETRATIONS THROUGH THE ROOF PLANE. METALFLASHING SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.0019 INCH / LOCALRESIDENTIAL CODE.7.PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OFA 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 DRAINSSHALL BE INSTALLED PER LOCAL RESIDENTIAL CODE & THE INTERNATIONAL PLUMBING CODE.FRAMING NOTES1.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. FASTENINGREQUIREMENTS TO BE IN ACCORDANCE TO SBC. SEE STRUCTURAL DRAWINGS GENERAL NOTES ANDSPECIFICATIONS FOR ANY OTHER NOTES THAT MAY RELATE SPECIFICALLY TO GRADES AND SIZING OFALL FRAMING MEMBER.3.COLUMNS AND POSTS LOCATED ON CONCRETE OR MASONRY FLOORS OR DECKS EXPOSED TO THEWEATHER OR TO WATER SPLASH OR IN BASEMENT AND WHICH SUPPORT PERMANENT STRUCTURESSHALL BE SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING ABOVE FLOORSUNLESS APPROVED WOOD OR NATURAL RESISTANCE TO DECAY OR TREATED WOOD IS USED. THEPEDESTALS SHALL PROJECT AT LEAST 6 INCHES ABOVE EXPOSED EARTH AND AT LEAST 1 INCH ABOVESUCH FLOORS.4.PER IRC R317, ALL WOOD OR WOOD PRODUCTS EXPOSED TO WEATHER OR IN DIRECT CONTACT WITHCONCRETE 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. 66.WHERE INSTALLATION INCLUDES MANUFACTURED PRODUCTS, COMPLY WITH THE MANUFACTURER'SAPPLICABLE INSTRUCTIONS AND RECOMMENDATIONS FOR INSTALLATION. VERIFY ROUGH-INDIMENSIONS 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 RAILINGASSEMBLIES ARE NOT TO EXCEED 4" IN ONE DIRECTION. GUARDRAILS AND HANDRAILS TO WITHSTAND A200 LB/SF CONCENTRATED LOAD APPLIED IN ANY DIRECTION AT ANY POINT ALONG THE TOP. GUARDIN-FILL COMPONENTS (ALL THOSE EXCEPT THE HANDRAIL), BALUSTERS AND PANEL FILLERS SHALL BEDESIGNED TO WITHSTAND A HORIZONTALLY APPLIED NORMAL LOAD OF 50 LBS ON AN AREA EQUAL TO 1SQ.FT. THIS LOAD NEEDS TO ASSUMED TO ACT CONCURRENTLY WITH ANY OTHER LIVE LOADREQUIREMENTS. HANDRAILS TO BE BETWEEN 1-1/2" DIA. AND 2" DIA. WITH CLEARANCE OF 1-1/2'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 INCLUDINGDECKING, RAILINGS, JOISTS, BEAMS, AND POSTS SHALL BE PRESSURE TREATED OR OF WOOD WITHNATURAL 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 AREDIMENSIONED 6", THEY INCLUDE 1/2" SHEATHING OVER 2X6 STUDS @ 16" O.C.WHOLE-HOUSE VENTILATION SYSTEMM1507.3.1 SYSTEM DESIGN.WHERE PROVIDED, WHOLE-HOUSE VENTILATION SYSTEMS SHALL COMPLY WITH IRC SECTIONS M1507.3.4,M1507.3.5, M1507.3.6, OR M1507.3.7. COMPLIANCE IS ALSO PERMITTED TO BE DEMONSTRATED THROUGHCOMPLIANCE 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. EXHAUSTFANS, FORCED-AIR SYSTEM FANS, OR SUPPLY FANS SHALL BE EQUIPPED WITH "FAN ON" ASOVERRIDE CONTROLS. CONTROLS SHALL BE CAPABLE OF OPERATING THE VENTILATION SYSTEMWITHOUT ENERGIZING OTHER ENERGY-CONSUMING APPLIANCES. A LABEL SHALL BE AFFIXED TOTHE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)."4.INTERMITTENT WHOLE-HOUSE VENTILATION SYSTEMS SHALL BE CAPABLE OF OPERATINGINTERMITTENTLY AND CONTINUOUSLY. THE VENTILATION RATE SHALL BE ADJUSTED ACCORDINGTO THE EXCEPTION IN SECTION M1507.3.3. THE SYSTEM SHALL BE DESIGNED TO OPERATEAUTOMATICALLY BASED ON THE TYPE OF CONTROL TIMER INSTALLED. THE SYSTEM SHALLOPERATE AT LEAST ONE HOUR OUT OF EVERY FOUR. THE SYSTEM SHALL HAVE A MANUALCONTROL AND AUTOMATIC CONTROL, SUCH AS A 24-HOUR CLOCK TIMER. AT THE TIME OF FINALINSPECTION, THE AUTOMATIC CONTROL SHALL BE SET TO OPERATE ACCORDING TO THESCHEDULE USED TO CALCULATE THE WHOLE HOUSE FAN SIZING. A LABEL SHALL BE AFFIXED TOTHE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS)."M1507.3.2.1 OPERATING INSTRUCTIONSINSTALLERS SHALL PROVIDE THE MANUFACTURER'S INSTALLATION, OPERATING INSTRUCTIONS, AND AWHOLE-HOUSE VENTILATION SYSTEM OPERATION DESCRIPTION.M1507.3.3 MECHANICAL VENTILATION RATE.THE WHOLE HOUSE MECHANICAL VENTILATION SYSTEM SHALL PROVIDE OUTDOOR AIR TO EACH HABITABLESPACE AT A CONTINUOUS RATE OF NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH TABLEM1507.3.3(1).TABLE M1507.3.3(1) - MINIMUM VENTILATION RATES (CONTINUOUSLY OPERATING SYSTEMS)BEDROOMSSQ FT0-12-34-56-77+<150030456075901501-3000456075901053001-45006075901051204501-600075901051201356001-750090105120135150>7501105120135150165M1507.3.3 INTERMITTENTLY OPERATING VENTILATION SYSTEMS.THE WHOLE-HOUSE MECHANICAL VENTILATION SYSTEM IS PERMITTED TO OPERATE INTERMITTENTLYWHERE THE SYSTEM HAS CONTROLS THAT ENABLE OPERATION FOR NOT LESS THAN 25% OF EACH 4-HOURSEGMENT AND THE VENTILATION RATE PRESCRIBED IN TABLE M1507.3.3(1) IS MULTIPLIED BY THE FACTORDETERMINED IN ACCORDANCE WITH TABLE M1507.3.3(2).TABLE M1507.3.3(2) - VENTILATION RATE FACTORS (INTERMITTENTLY OPERATING SYSTEM)RUN TIME %(4HR SEGMENT)25%33%50%66%75%100%FACTOR4321.51.31.0M1506.2 EXHAUST OPENINGS.ALL EXHAUST OPENINGS SHALL COMPLY WITH 2012 IRC SECTIONS R303.5.2 & R303.6.ELECTRICAL NOTES1.ALL ELECTRICAL WORK IS TO BE DESIGNED BY THE SUBCONTRACTOR AND COMPLETED PERAPPLICABLE CODES AND ORDINANCES, INCLUDING BUT NOT LIMITED TO THE CODES REFERENCED INARCHITECTURAL GENERAL NOTE #1.2.ELECTRICAL CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THEPARTY'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 CURRENTLIMITING FUSES.7.ALL RECEPTACLES SHALL BE AT LEAST 15 INCHES FROM FINISHED FLOOR TO BOTTOM OF BOX UNLESSNOTED 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.PLUMBING NOTES1.ALL PLUMBING WORK IS TO BE DESIGNED BY SUBCONTRACTOR AND SHALL COMPLY WITH ALLAPPLICABLE CODES AND ORDINANCES.2.PLUMBING CONTRACTOR SHALL OBTAIN AND PAY FOR ALL REQUIRED PERMITS RELATED TO THEPARTY'S SCOPE OF WORK.3.PROVIDE PRESSURE RELIEF VALVE FOR HOT WATER TANK. DRAIN TO THE OUTSIDE OF THE BUILDINGWITH DRAIN END NOT MORE THAN TWO FEET NOR LESS THAN 6 INCHES ABOVE THE GROUND, POINTINGDOWN.4.HOT WATER TANKS HAVING FLEXIBLE PIPE CONNECTIONS AND OVER 4 FEET TALL SHALL BE STRAPPEDDOWN 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 COUNTYAND 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 SLOPEREQUIREMENTS.DRYWALL NOTES1.PROVIDE 1/2" GYPSUM WALL BOARD FOR NON-RATED ASSEMBLIES AND 5/8" TYPE X GWB FOR 1-HOURRATED ASSEMBLIES WITH ALL EXPOSED JOINTS AND FASTENER HEADS SMOOTH AND FLUSH WITHSURFACE OF BOARDS, JOINTS TAPED AND PREPARED FOR APPLICATION OF FINISH, USEWATER-RESISTANT BOARD AT ALL WET AREAS TO 4' AFF.2."RECOMMENDED SPECIFICATIONS FOR THE APPLICATION AND FINISHING OF GYPSUM BOARD", LATESTEDITION, AS PUBLISHED BY THE GYPSUM ASSOCIATION (ALSO PUBLISHED AS ANSI 97. 1 AND " USINGGYPSUM BOARD AND CEILING", LATEST EDITION).3.WHEN GYPSUM BOARD IS USED AS A BASE FOR TILE OR WALL PANELS FOR TUB, SHOWER OR WATERCLOSET COMPARTMENT WALLS, WATER RESISTANT GYPSUM BACKING BOARD SHALL BE USED PER IRCSECTION R702.4.2SCALE:A0.1ARCHITECTURALGENERAL NOTESAS NOTEDABBREVIATIONSLAMINATE/LAMINATEDLAVATORYLINEAR FEETLOCATIONLOW POINTLIGHT.MASONRYMAXIMUMMACHINE BOLTMEDICINE CABINETMEDIUM DENSITY OVERLAYMECHANICALMEMBRANEMETALMANUFACTURERMINIMUMMIRRORMISCELLANEOUSMOUNTEDMATERIALMULLION.NORTHNOT APPLICABLENOT IN CONTRACTNUMBERNOMINALNOISE REDUCTIONNOT TO SCALE.OVERALLON CENTEROUTSIDE DIAMETEROFFICEOVERHEADOPENINGOPPOSITE.PERFORATEDPERPENDICULARPLATEPLASTIC LAMINATEPLASTERPLYWOODPANELPAIRPRE-CASTPOINTPAINTEDPARTITION.RISERRETURN AIRRADIUSRUBBER BASEROOF DRAINREFERENCEREFRIGERATORREINFORCEDREMAINDERREQUREDRESILIENTREVISION/REVISEDREGISTERROOMROUGH OPENING.SOUTHSELF-ADHERED FLASHINGSELF-ADHERED MEMBRANESOLID CORESMOKE DETECTORSCHEDULESECTIONSQUARE FEETSAFETY GLASSSHELFSHEETSHEET METALSHEATHINGSHOWERSIMILARSLAB ON GRADESPECIFICATIONSQUARE INCHESSTAINLESS STEELSTATIONSTANDARDSTEELSTORAGESTRUCTURALSUSPENDEDSYMBOL.TREADTOWEL BARTOP OF CHORDTELEPHONETERRAZZOTONGUE AND GROOVETEMPERED GLASSTHICKTOP OFTOP OF PAVEMENTTOP OF SLAB/STEELTOILET PAPER HOLDERTYPICAL.UNLESS NOTED OTHERWISE.VAPOR BARRIERVINYL COMPOSITION TILEVENEERVERTICALVINYL TILE.WESTWATER CLOSETWOODWIDE FLANGEWIRED GLASSWATER HEATERWATER LINEWITHOUTWINDOWWATERPROOFWATER RESISTANTWIRE SAFETY GLASSWEIGHTLAMLAVLFLOCLPLT.MASMAXMBMCMDOMECHMEMBMTLMFRMINMIRMISCMTDMTRLMUL.NN/ANICNONOMNRNTS.OAOCODOFFOHOPNGOPP.PERFPERPPLPLAMPLASPLYWDPNLPRPRCSTPTPTDPTN.RRARADRBRDREFREFRREINFREMREQRESILREVRGSTRRMRO.SSAFSAMSCSDSCHEDSECTSFSGSHSHTSHT MTLSHTGSHWRSIMSOGSPECSQ INSSSTASTDSTLSTORSTRUC'LSUSPSYM.TTBTCTELTERT+GTGTHKTOTOPTOSTPHTYP.UNO.VBVCTVENVERTVT.WWCWDWFWGWHWLW/OWINWPWRWSGWTATCENTERLINEPROPERTY LINEDIAMETERPOUND OR NUMBEREXISTINGNEWDEMOLISH.ABOVEACCESSACOUSTICALAREA DRAINADJUSTABLEABOVE FINISHED FLOORAIR INFILTRATION BARRIERALTERNATEALUMINUMAPPROXIMATEARCHITECTURAL.BOARDBLOCKINGBEAMBOTTOM OFBOTTOM.CABINETCATCH BASINCEMENTCERAMICCAST-IN-PLACECONTROL JOINTCEILINGCAULKINGCLOSETCLEARCONCRETE MASONRY UNITCOUNTERCOLUMNCONCRETECONNECTIONCONTINUOUSCERAMIC TILECARPET/CARPETEDCENTER.DOUBLEDEMOLITIONDOUGLAS FIRDIAMETERDIMENSIONDOWNDOOR OPENINGDOORDOWN SPOUTDETAILDISHWASHERDRAIN, WEST, VENTDRAWING.EASTEACHELEVATIONEXHAUST FANELECTRICALELEVATORENCLOSUREEQUALEQUIPMENTESTIMATEEXISTINGEXPANDED/EXPANSIONEXPOSEDEXTERIOR.FLOOR DRAINFIRE EXTINGUISHERFINISH FLOORFINISH TO FINISHFINISHFLASHINGFLOOR/FLOOR OPENINGFLUORESCENTFURNISHED BY OWNER -INSTALLED BY CONTRACTORFACE OF CONCRETEFACE OF MASONRYFACE OF STUDFACE OF FINISHFRAMEFIREPROOFFIREPLACEFOOT OR FEETFURRINGFUTUREFULL WIDTH.GAUGEGALVANIZEDGENERAL CONTRACTORGLASSGLUE-LAMINATEDGRADEGYPSUM WALL BOARD.HOSE BIBHOLLOW COREHIGH DENSITY OVERLAYHEADERHARDWOODHARDWAREHEMLOCKHOLLOW METALHORIZONTALHIGH POINTHOURHEIGHTHAMMER TO FITHEATING/VENTILATION/AIR CONDITIONINGHOT WATER.INSIDE DIAMETERINCHINSULATIONINTERIOR.JUNCTION BOXJOINT FILLER, JOINT@℄⅊Ø#(E)(N)(X).ABVACCACOUSADADJAFFAIBALTALUMAPPROXARCH.BDBLKGBMBOBOT.CABCBCEMCERCIPCJCLGCLKGCLOCLRCMUCNTRCOLCONCCONNCONTCTCPTCTR.DBLDEMODFDIADIMDNDODRDSDTLDWDWVDWG.EEAELEFELECELEVENCLEQEQUIPESTEXISTEXPEXPOEXT.FDFEFFF-FFINFLASHFLRFLUORFOICFOCFOMFOSFOFFRFRPFF/PFTFURRFUTFW.GAGALVGCGLGLAMGRGWB.HBHCHDOHDRHDWDHDWEHEMHMHORIZHPHRHTHTFHVACHW.IDININSULINT.JBJF, JT
(E) CONCRETE(E) BUILDING(E) HOUSE(E) GARAGE(E) BUILDING(E) BUILDING5'-0"SIDESTBK9'-6" ROWDEDICATIONFH148'-0" TO ℄ NE 7TH STREETN89°01'16"W 126.55'℄ SUNSET BLVD. NENEIGHBORINGTAX PARCEL605650-0400NEIGHBORINGTAX PARCEL605650-0100NEIGHBORINGTAX PARCEL311990-0020NEIGHBORINGTAX PARCEL311990-0050RETAINING WALL N89°01'16"W 85.46'
N89°31'46"W 114.26'N14°02'46"W 262.35
'L=67.10' R=994.82'90' FDHAMMERHEAD2794± SFLOWERCOMMONAMENITYAREAN08°41'11"E 136.77'℄UNIT TYPE BGARAGE FFE=173.3'±MAIN FFE=186.0'±N00°58'44"E 50.00'PLAYAREA6'-0" MAX HT WALL6'-0" MAX HT WALL15'-0"UTILITYESMT
6'-0" MAX HT WALL2'-0" MAX HT WALL6" CONC CURB6'-0" MAXHT WALL(TYP)UNIT TYPE BGARAGE FFE=174.8'±MAIN FFE=186.0'±UNIT TYPE AGARAGE FFE=176.7'±MAIN FFE=186.0'±UNIT TYPE AGARAGE FFE=177.7'±MAIN FFE=186.7'±UNIT TYPE BGARAGE FFE=176.4'±MAIN FFE=186.7'±UNIT TYPE BGARAGE FFE=175.0'±MAIN FFE=185.4'±UNIT TYPE BGARAGE FFE=173.7'±MAIN FFE=185.4'±UNIT TYPE AGARAGE FFE=172.4'±MAIN FFE=185.4'±UNIT TYPE CGARAGE FFE=176.7'±MAIN FFE=186.7'±UNIT TYPE CGARAGE FFE=175.7'±MAIN FFE=186.7'±UNIT TYPE CGARAGE FFE=177.9'±MAIN FFE=186.9'±UNIT TYPE CGARAGE FFE=176.1'±MAIN FFE=186.9'±UNIT TYPE CGARAGE FFE=174.6'±MAIN FFE=186.9'±UNIT TYPE DGARAGE FFE=173.6'±LOWER FFE=163.6'±UPPER FFE=183.6'±BUILDING 1BUILDING 2UNIT TYPE CGARAGE FFE=176.1'±MAIN FFE=186.9'±BUILDING 3BUILDING 410'-0" FRON
T
SETBACK
15'-0" SIDESETBACK10'-0" PUBLIC UTILITIES EASEMENT10'-0" PUBLIC UTILITIES EASEMENT10'-0" REAR STBK5'-0"SIDESTBKWOONERF22'-9" MIN. WIDT
H WOONERF25'-0" DRIVEWAY5'-0"WALK2547± SFUPPERCOMMONAMENITYAREA15'-0 1/2"16'-1 1/2"11'-4 1/2"5'-0"TAX PARCEL311990-0005TAX PARCEL311990-0010TAX PARCEL311990-0011RELOCATE (E)STREET LIGHTPER CIVIL43'-1 1/2"60'-4"12'-4 1/2"STREET TREEPER L'SCAPE(E) TREE TOREMAIN (TYP)BUFFERPLANTINGSPER L'SCAPEPLAZA15'-0"UTILITYESMTUTILITIES PER CIVIL (TYP)FOR REFERENCE ONLYRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTIONSCALE:NA1.111" = 10'-0"PRELIMINARY PUD LAYOUTSCALE:A1.1PRELIMINARYPUD LAYOUTAS NOTED05101" = 10'2015 UNITS PROPOSED:3 TYPICAL UNITS (TYPE A)5 TYPICAL UNITS (TYPE B)6 TYPICAL UNITS (TYPE C)1 TYPICAL UNITS (TYPE D)ALL UNITS BUILTGREEN 4-STARREFER TO SHEET A0.0 FOR ZONINGAND P.U.D. ANALYSIS.
Revision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A1.11EXTERIORRENDERINGSAS NOTED
Revision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A1.12EXTERIORRENDERINGSAS NOTED
BED #1R10213x10LDRYR1015x12GARAGER100386 SFSTOR.UPSTOR.W/DCLO.STOR.
MECH'LAREAFIRST FLOOR 20'-1 1/2"19'-5"19'-5"5'-0"7'-0 1/2"6'-6 1/2"38'-0"1'-0"16'-7"36'-0"4'-0 1/2"5'-8 1/2"3'-4 1/2"3'-6"
20'-1 1/2"
10'-0 3/4"10'-0 3/4"LIVING/DININGR20421x15KITCHENR20116x15COATS UPDNPWDRR2038x4LINE OF SOFFIT(ABOVE)LINE OF DECK(ABOVE)ISLAND10x3.5DWPANTRYR2026.5x4REFR.SECOND FLOOR UNIT A (2 UNITS)20'-1 1/2"36'-0"16'-8 1/2"21'-3 1/2"3'-6"3'-6"4'-2 1/2"4'-4 1/2"LINE OFFLOOR(ABOVE)LINE OFCANOPY(ABOVE)4'-6 1/2"
20'-1 1/2"6'-10 1/2"16'-3 1/2"8'-4"4'-6"4'-0"40'-0"4'-10"10'-2 1/2"5'-1"38'-0"BED #2R30112.5x15M.BED #3R30412x12.5M. BA. #2R3036x12DNBA. #1R3026x12W.I.C.W.I.C.CLO.DRESSERM. DECKR30082 SFLINE OFWALL(BELOW)LINE OF ROOF (ABOVE)
20'-1 1/2"40'-0"2'-5"4'-7"7'-8"3'-3 1/2"6'-4 1/2"9'-0 1/2"6'-7 1/2"40'-0"4'-4"10'-8 1/2"5'-1"11'-11 1/2"8'-4"4'-0"13'-1 1/2"2'-7"2'-4 1/2"10'-9"LINE OFCANOPY7'-0"LINE OF WALL (BELOW), TYP.23 4:12
PAINTED
CORRUGATED
METAL PER
OWNER
LINE OF PARTYWALL (BELOW)47'-0"22'-10"47'-0"1'-0"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 DIMENSIONSAND DETAILS.5.SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREAOUTSIDE 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 ANDON EACH LEVEL.CARBON MONOXIDE DETECTOR:COMBO SMOKE/CARBON MONOXIDE DETECTOR:7.EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPINGROOM 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/O KEYS OR SPECIAL TOOLS10.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 SWITCH100 CFM (MIN) ON SWITCH13.ALL INTERIOR WALLS W2 U.N.O.14.DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURERFOR ROUGH OPENING DIMENSIONS.15.ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING ANDBE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS.12SDCDCSDPLAN NOTESRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTIONSCALE:A2.131/4" = 1'-0"PROPOSED UNIT TYPE A THIRD FLOOR PLANSCALE:A2.1PROPOSEDUNIT TYPE AFLOOR PLANSAS NOTEDSCALE:A2.111/4" = 1'-0"PROPOSED UNIT TYPE A FIRST FLOOR PLANSCALE:A2.121/4" = 1'-0"PROPOSED UNIT TYPE A SECOND FLOOR PLANSCALE:A2.141/4" = 1'-0"PROPOSED UNIT TYPE A ROOF PLAN0241/4" = 1'-0"8UNIT INFORMATIONLIVING AREA:FIRST FLOOR:SECOND FLOOR:THIRD FLOOR:TOTAL:GARAGE AREA:DECK AREA:389 SF737 SF756 SF1,882 SF386 SF82 SF
KITCHENR20115x12PWDRR2029x3LIVINGR20415x11DININGR20312x12DNUPCOATS DW LINE OF BALCONY(ABOVE)ISLAND8x3REFR.2x4 OVERFRAMINGLINE OFCANOPY(ABOVE)UNIT B (5 UNITS)SECOND FLOOR 27'-5 1/2"2'-6"12'-6"3'-9 1/2"46'-3"39'-11"11'-7 1/2"12'-6"9'-9"2'-3 1/2"3'-9"2'-6 1/2"6'-3"7'-0"
15'-9 1/2"
1'-2 1/2"
5'-1 1/2"5'-7"3'-10 1/2"
15'-9 1/2"3'-0"42'-11"3:12
PAINTED
CORRUGATED
METAL PER
OWNER
LINE OF WALL (BELOW), TYP.
LINE OF WALL (BELOW), TYP.LINE OF PARTYWALL (BELOW)LINE OF PARTYWALL (BELOW)49'-3"15'-11 1/2"49'-3"15'-11 1/2"
44 SF
BALCONY BA. #2R3035x9BED #2R30410x13CLO.W/DDNM. BED #1R30112x15CLO.CLO.M. BA. #1R3029x9WIC2x4 OVERFRAMINGLINE OF ROOF (ABOVE)
LINE OF ROOF(ABOVE)LINE OFCANOPY12'-5 1/2"5'-7"8'-8"5'-9"10'-0"3'-9 1/2"3'-0"7'-9"3'-10"
15'-9 1/2"46'-3"8'-5 1/2"5'-7"11'-1"3'-0 1/2"2'-7"10'-2"40'-11"9'-9"6'-0 1/2"15'-9 1/2"
1'-2 1/2"2'-0"42'-11"SHOWER3.5x5OFFICER1019.5x11GARAGER100452 SFUPMECH'LAREA2x4 OVERFRAMINGFIRST FLOOR 32'-5 1/2"10'-0"3'-9 1/2"46'-3"7'-10 3/4"7'-10 3/4"15'-9 1/2"15'-4"17'-7"4'-3"2'-9"10'-10 1/2"3'-9 1/2"
1'-1 1/2"15'-9 1/2"39'-11"3'-0"42'-11"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 DIMENSIONSAND DETAILS.5.SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREAOUTSIDE 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 ANDON EACH LEVEL.CARBON MONOXIDE DETECTOR:COMBO SMOKE/CARBON MONOXIDE DETECTOR:7.EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPINGROOM 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/O KEYS OR SPECIAL TOOLS10.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 SWITCH100 CFM (MIN) ON SWITCH13.ALL INTERIOR WALLS W2 U.N.O.14.DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURERFOR ROUGH OPENING DIMENSIONS.15.ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING ANDBE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS.12SDCDCSDPLAN NOTESRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A2.2PROPOSEDUNIT TYPE BFLOOR PLANSAS NOTEDSCALE:A2.221/4" = 1'-0"PROPOSED UNIT TYPE B SECOND FLOOR PLANSCALE:A2.241/4" = 1'-0"PROPOSED UNIT TYPE B ROOF PLANSCALE:A2.231/4" = 1'-0"PROPOSED UNIT TYPE B THIRD FLOOR PLANSCALE:A2.211/4" = 1'-0"PROPOSED UNIT TYPE B FIRST FLOOR PLAN0241/4" = 1'-0"8UNIT INFORMATIONLIVING AREA:FIRST FLOOR:SECOND FLOOR:THIRD FLOOR:TOTAL:GARAGE AREA:DECK AREA:452 SF623 SF670 SF1,745 SF214 SF44 SF
DWMECH'LAREAGARAGER100728 SFENTRYR101UPLINE OF
BALCONY (ABOVE)42'-11"9'-10 1/2"10'-2"
20'-2 1/2"14'-3"18'-4 1/2"6'-3 1/2"4'-0"38'-11"42'-11"3'-11 1/2"8'-1 1/2"7'-11 1/2"LINE OFFLOOR (ABOVE)LINE OFCANOPY (ABOVE)DNUPREFRKITCHENR20214.5x11.5DININGR2019x11.5COATSDW
PWDRR2035x6.5LIVINGR20412.5x19.556 SFBALCONYSTOR.ISLAND9.5x3LINE OF
CANOPY
6'-11"14'-8"5'-9"15'-7"42'-11"8'-3 1/2"7'-8"
4'-1"15'-11 1/2"
20'-0 1/2"13'-9 1/2"18'-10"7'-3 1/2"3'-0"39'-11"42'-11"8'-3 1/4"11'-9 1/4"
20'-0 1/2"112:12PAINTEDCORRUGATEDMETAL PEROWNERLINE OF WALL (BELOW), TYP.
LINE OF WALL (BELOW), TYP.LINE OF PARTYWALL (BELOW)45'-11"46'-11"23'-0 1/2"
23'-0 1/2"DNBED #2R30411x9.5M. BED #1R30110.5x13M. BA. #1R3027x11.5BA. #2R3035x9.5SHWR3x780 SFBALCONYWICLINE OF ROOF (ABOVE)LINE OF BALCONY
(BELOW)11'-3"7'-0"13'-11"37'-11"2'-6"2'-6"42'-11"6'-9"6'-2 3/4"7'-0 3/4"
20'-2 1/2"13'-9 1/2"12'-10 1/2"5'-3 1/2"7'-11 1/2"39'-11"20'-0 1/2"4'-1"2'-5 1/2"7'-11 1/2"5'-6 1/2"16'-1 1/2"LINE OFROOF (ABOVE)BED #3R3049x9.55'-9"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 DIMENSIONSAND DETAILS.5.SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREAOUTSIDE 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 ANDON EACH LEVEL.CARBON MONOXIDE DETECTOR:COMBO SMOKE/CARBON MONOXIDE DETECTOR:7.EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPINGROOM 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/O KEYS OR SPECIAL TOOLS10.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 SWITCH100 CFM (MIN) ON SWITCH13.ALL INTERIOR WALLS W2 U.N.O.14.DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURERFOR ROUGH OPENING DIMENSIONS.15.ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING ANDBE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS.12SDCDCSDPLAN NOTESRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTIONSCALE:A2.331/4" = 1'-0"PROPOSED UNIT TYPE C THIRD FLOOR PLANSCALE:A2.3PROPOSEDUNIT TYPE CFLOOR PLANSAS NOTEDSCALE:A2.311/4" = 1'-0"PROPOSED UNIT TYPE C FIRST FLOOR PLANSCALE:A2.321/4" = 1'-0"PROPOSED UNIT TYPE C SECOND FLOOR PLANSCALE:A2.341/4" = 1'-0"PROPOSED UNIT TYPE C ROOF PLAN0241/4" = 1'-0"8UNIT INFORMATIONLIVING AREA:FIRST FLOOR:SECOND FLOOR:THIRD FLOOR:TOTAL:GARAGE AREA:DECK AREA:116 SF794 SF768 SF1,678 SF728 SF136 SF
DECKR200168 SFKITCHENR20113x13DININGR20210x12LIVINGR20412.5x13.5PWDRR2036x5LINE OF ROOF (ABOVE), TYP.LINE OF CANOPYSTORAGER2046x3.5LINE OF ROOF (ABOVE), TYP.ISLAND7x4.5DWDN7'-1"6'-3 1/2"6'-3 1/2"5'-11"9'-7"28'-2 1/2"6'-9"13'-3"4'-0"2'-0"20'-0"26'-0"2'-7 1/2"37'-9 1/2"13'-9"5'-9 1/2"
24'-0"6'-7"9'-5 1/2"12'-1 1/2"9'-7 1/2"37'-9 1/2"4'-5 1/2"3'-0"6'-7"BED #2R20511.5x23BATH #1R2066x11UPBED #1R20112.5x13BATH #2R2066x11DESK6'-11"6'-10 1/4"13'-1 3/4"20'-0"
24'-0"4'-8 1/4"4'-10 3/4"5'-3"4'-0"8'-6"16'-5 1/2"28'-2 1/2"9'-7"24'-0"37'-9 1/2"37'-9 1/2"11'-7 1/2"6'-0"13'-1"6'-5 1/2"12'-9 1/2"GARAGER100377 SFBED #1R10211.5x13ENTRYR10110x6UPBA. #1R1037x5CLO.
W DCOATS
LINE OF CANOPY(ABOVE)STORAGER1049x3.5LINE OF DECK(ABOVE)DN8'-10"9'-7 1/2"9'-0 1/2"4'-9 1/2"14'-4 1/2"9'-7"37'-9 1/2"19'-6 1/2"
6'-9"
20'-0"
13'-3"9'-8 1/2"37'-9 1/2"9'-7 1/2"4'-5 1/2"
24'-0"
4'-0"
24'-0"LINE OF WALL (BELOW), TYP.LINE OF WALL (BELOW), TYP.212:12
PAINTED
CORRUGATED
METAL PER
OWNER
LINE OF PARTYWALL (BELOW)32'-0"
16'-0"16'-0"
32'-0"
16'-0"16'-0"40'-9 1/2"40'-9 1/2"5'-0"3'-0"3'-0"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 DIMENSIONSAND DETAILS.5.SMOKE ALARMS/DETECTORS SHALL BE INSTALLED IN ALL SLEEPING ROOMS, IN THE AREAOUTSIDE 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 ANDON EACH LEVEL.CARBON MONOXIDE DETECTOR:COMBO SMOKE/CARBON MONOXIDE DETECTOR:7.EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE INSTALLED IN EVERY SLEEPINGROOM 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/O KEYS OR SPECIAL TOOLS10.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 SWITCH100 CFM (MIN) ON SWITCH13.ALL INTERIOR WALLS W2 U.N.O.14.DOOR DIMENSIONS SHOWN ARE PANEL DIMENSIONS U.N.O. REFER TO DOOR MANUFACTURERFOR ROUGH OPENING DIMENSIONS.15.ALL EXHAUST AIR VENTS SHALL EXHAUST DIRECTLY TO THE EXTERIOR OF THE BUILDING ANDBE LOCATED 3'-0" MIN. FROM ALL EXTERIOR DOORS AND OPERABLE WINDOWS.12SDCDCSDPLAN NOTESRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTIONSCALE:A2.431/4" = 1'-0"PROPOSED UNIT TYPE D THIRD FLOOR PLANSCALE:A2.4PROPOSED UNIT TYPE DFLOOR PLANSAS NOTEDSCALE:A2.411/4" = 1'-0"PROPOSED UNIT TYPE D FIRST FLOOR PLANSCALE:A2.421/4" = 1'-0"PROPOSED UNIT TYPE D SECOND FLOOR PLANSCALE:A2.441/4" = 1'-0"UNIT TYPE D ROOF0241/4" = 1'-0"8UNIT INFORMATIONLIVING AREA:FIRST FLOOR:SECOND FLOOR:THIRD FLOOR:TOTAL:GARAGE AREA:DECK AREA:794 SF329 SF784 SF1,907 SF403 SF168 SF
HARDI PANELFINISH BWHITE ALUMINUMPANELWHITE WINDOWFRAME122.5SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT37'2 12" T%D' ±FIRST FLOOR0'0" T%D' ±BLACK ALUMINUMPANELVERTICAL HARDI LAPSIDINGHARDI PANELFINISH BCONCRETE FINISHBLACKENED STEELAWNINGHARDI PANELFINISH BWHITE ALUMINUMPANELBLACK ALUMINUMPANELCONCRETE FINISHHARDI PANELFINISH AWHITE WINDOWFRAMESECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT37'2 12" T%D' ±FIRST FLOOR0'0" T%D' ±CONCRETE FINISHBLACK ALUMINUMPANELBLACK ALUMINUMPANELWHITE ALUMINUMPANELHARDI PANELFINISH BHARDI PANELFINISH ABLACKENED STEELAWNINGWHITE WINDOWFRAME122.5Revision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION SCALE:A3.111/4" = 1'-0"UNIT TYPE A ELEVATIONSSCALE:A3.121/4" = 1'-0"UNIT TYPE A ELEVATIONSSCALE:A3.1BUILDINGELEVATIONSAS NOTED0241/4" = 1'-0"8
CONCRETE FINISHHARDI PANELFINISH AWHITE ALUMINUMPANELSTAINED CEDARBLACK ALUMINUMPANELBLACKENED STEELAWNINGBLACKENED STEELWHITE DOOR FRAME312FIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT35'10 14" T%D' ±CONCRETE FINISHHARDI PANELFINISH ABLACKENED STEELAWNINGBLACKENED STEELAWNINGHARDI PANELFINISH ACONCRETE FINISHHARDI PANEL SOFFITFIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT35'10 14" T%D' ±HARDI PANELFINISH ABLACK ALUMINUMPANELWHITE WINDOWFRAME312Revision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A3.2BUILDINGELEVATIONSAS NOTED0241/4" = 1'-0"8SCALE:A3.211/4" = 1'-0"UNIT TYPE B ELEVATIONSSCALE:A3.221/4" = 1'-0"UNIT TYPE B ELEVATIONS
HARDI PANELFINISH BWHITE WINDOWFRAMEBLACKENEDSTEEL PANELGUARD RAILFIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT39'1 34" T%D' ±HARDI PANELFINISH BHARDI PANELFINISH AWHITE WINDOWFRAME212WHITE ALUMINUMPANELHARDI PANELFINISH BSTAINEDCEDAR212FIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT39'1 34" T%D' ±STAINED CEDARBLACKENED STEELAWNINGHARDI PANELFINISH AWHITE WINDOWFRAMEHARDI-PANELSOFFITWHITE WINDOWFRAMERevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A3.3BUILDINGELEVATIONSAS NOTED0241/4" = 1'-0"8SCALE:A3.311/4" = 1'-0"UNIT TYPE C ELEVATIONSSCALE:A3.321/4" = 1'-0"UNIT TYPE C ELEVATIONS
HARDI PANELFINISH BBLACKENED STEELAWNING2.512FIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT35'4" T%D' ±HARDI PANELFINISH ABLACK GARAGEDOORHARDI PANELFINISH BSTAINED CEDARSOFFITSTAINED CEDARHARDI PANELFINISH AHARDI PANELFINISH BBLACKENED STEELPANEL GUARD RAILFIRST FLOOR0'0" T%D' ±SECOND FLOOR10'0" T%D' ±THIRD FLOOR21'0" T%D' ±ROOF HEIGHT35'4" T%D' ±2.512HARDI PANELFINISH BHARDI PANELFINISH AWHITE METALDOORWHITE ALUMINUMPANELBLACKENED STEELPANEL GUARD RAILRevision 101/27/17October 26, 2016PUD SUBMITTALCity of RENTON1FOR PLANNING DEPT USE ONLYC I T I Z E N D E S I G NSUNSET'S EDGE | TOWNHOMES
701-707 SUNSET BVD NE, RENTON, WA 98056
NEW CONSTRUCTION
NOT FOR CONSTRUCTION
SCALE:A3.4BUILDINGELEVATIONSAS NOTEDSCALE:A3.411/4" = 1'-0"UNIT TYPE D ELEVATIONSSCALE:A3.421/4" = 1'-0"UNIT TYPE D ELEVATIONS0241/4" = 1'-0"8