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HomeMy WebLinkAboutP_Plan_Set_190503_v1MAIN LEVEL - 'B' USE (fully sprinkled )- 10615sf gross TENANT 2 1017sf 10 occupants TENANT 3 1004sf 11 occupants TENANT 4 1678sf 17 occupants MECH 235sf 1 occupants TRASH 341sf 1 occupants STORAGE 619sf 2 occupants TOTAL 4792sf 42 occupants MAIN LEVEL - 'A2' USE (fully sprinkled )- 10615sf gross TENANT 1 (kitchen) 703sf 4 occupants TENANT 1 (dining)1458sf 98 occupants TOTAL 2161sf 102 occupants MAIN LEVEL - 'R2' USE (fully sprinkled )- 10615sf gross UNIT 1 (type -a)479sf 1 occupants TOTAL 479sf 1 occupants LOWER LEVEL - 'B' USE (fully sprinkled )- 11058sf gross TENANT B1 1229sf 12 occupants TENANT B2 1277sf 13 occupants TENANT B3 1065sf 11 occupants TENANT B4 1063sf 11 occupants TENANT B5 1734sf 17 occupants TENANT B6 1200sf 12 occupants STORAGE 536sf 2 occupants TOTAL 8104sf 78 occupants UPPER LEVEL - 'R2' USE (fully sprinkled )- 11059sf gross 10 LOFTS @ 574sf - 654sf 10 occupants 13 STUDIOS @ 309sf - 470sf 13 occupants TOTAL 10523sf 26 FIXTURE COUNT - 'B' OCCUPANCY LOWER LEVEL 78 occupants MAIN LEVEL 42 occupants TOTAL 120 occupants 120 occupants (.5) = 60 occupants of ea gender TABLE FOR 2902.1 OCCUPANCY 'B' Water Closet: = 1:25 for first 50 and 1:50 thereafter 60 occupants = 2.2 per gender Lavatory: = 1:40 for first 80 and 1:80 thereafter 60 occupants = 1.5 per gender FIXTURE COUNT - 'A2' OCCUPANCY TENANT 1 (kitchen)4 occupants (dining)98 occupants TOTAL 102 occupants 102 occupants (.5) = 51 occupants of ea gender TABLE FOR 2902.1 OCCUPANCY 'A2' Water Closet: = 1:75 49 occupants = .68 per gender Lavatory: = 1:200 49 occupants = .255 per gender FIXTURE COUNT - MAIN LEVEL RESTROOMS Water Closet: 2.2+.68 = 2.88 ~ 3 ea gender Lavatory: 1.5+.255 = 1.755 ~ 2 ea gender VICINITY MAP PENNEY LOFTS not to scale 700 SOUTH 3RD ST, RENTON WA CONTACT INFORMATION DRAWING INDEX PROJECT INFORMATION CODE SUMMARY ALL WORK TO BE COMPLETED IN COMPLIANCE WITH THE NEWEST VERSION OF THE FOLLOWING CODES AND REGULATIONS AS REQ'D GENERAL NOTES ƒAny specific reference to codes, rules, regulations, standards, manufacturer's instructions or requirements of regulatory agencies shall mean the latest printed edition of each is in effect at the date of submission or bid unless the document is shown dated. ƒ18" maximum intrusion into required yards including gutters ƒA copy of the approved plan must be on site whenever construction is in progress. ƒPaved surfaces including roadways, sidewalks, and curbs that are damaged by new construction shall be repaired as required by the street use inspector. ƒAll locations of existing utilities shown herein have been established by a field survey or obtained from available records and should be considered approximate only and QRWQHFHVVDULO\FRPSOHWH,WLVWKHVROHUHVSRQVLELOLW\RIWKHFRQWUDFWRUWRLQGHSHQGHQWO\YHULI\WKHDFFXUDF\RIDOOXWLOLW\ORFDWLRQVVKRZQDQGWRIXUWKHUGLVFRYHUDQGDYRLG any other utilities not shown herein which may be affected by the implementation of this plan. ƒThe Contractor shall locate and protect all castings and utilities during construction and shall contact the underground utilities locator service (1-800-424-5555) at least 48 hours prior to construction. ƒUtility Service connections shown on this plan are to be maintained privately and not by the City of Seattle. ƒThe Contractor shall provide and maintain temporary sedimentation collection facilities to insure that sediment-laden water doesn't enter the natural or public drainage V\VWHP$VFRQVWUXFWLRQSURJUHVVHVDQGXQH[SHFWHG VHDVRQDO FRQGLWLRQVGLFWDWHPRUHVLOWDWLRQFRQWUROIDFLOLWLHVPD\EHUHTXLUHGWRLQVXUHFRPSOHWHVLOWDWLRQFRQWURORI WKHSURMHFW7KHUHIRUHGXULQJWKHFRXUVHRIFRQVWUXFWLRQLWVKDOOEHWKHREOLJDWLRQDQGUHVSRQVLELOLW\RIWKHFRQWUDFWRUWRDGGUHVVDQ\QHZFRQGLWLRQVWKDWPD\EHFUHDWHG by his/her activity and to provide additional facilities that may be needed to protect adjacent properties. ƒ7KH&RQWUDFWRUVKDOONHHSRIIVLWHVWUHHWVFOHDQDWDOOWLPHVE\VZHHSLQJ:DVKLQJRIWKHVHVWUHHWVZLOOQRWEHDOORZHGZLWKRXWSULRUDSSURYDO ƒAll work performed by public utility entities to remove or relocate existing utilities shall be done at the permitee's expense. ƒInterpretations: ƒƒThese documents are in part diagrammatic and subject to interpretation. ƒƒThey do not necessarily show complete details of construction, work, or materials, performance or installation, and do not necessarily show how construction details of other items of the work may affect any particular installation. ƒƒThese must be ascertained by the contractor and correlated to bring the parts together as a completed whole. ƒƒAny detail, dimension, or statement not completely clear to the Contractor shall be referred to the Architect for interpretation ƒDimensions: ƒƒThe drawings may not be drawn to scale in some instances; follow dimensions but do not scale drawings. ƒƒ:KHUHGLPHQVLRQVDUHQRWHGFRQILUPRU³YHULI\´FRQVXOWWKH$UFKLWHFWIRUFULWLFDOGLPHQVLRQFULWHULDEHIRUHSURFHHGLQJZLWKWKHZRUN ƒƒAll dimensions are given to the face of existing finish materials, and to the face of studs or concrete, top of plate and plywood sub-floor at new construction, unless noted otherwise. G1.0 COVER SHEET / GENERAL PROJECT INFORMATION G1.1 GENERAL ADA CLEARANCES A1.0 SITE PLAN @ 3/16" = 1'-0" A1.1 EGRESS PLAN @ 1/16" = 1'-0" A2.0 PROPOSED LOWER LEVEL PLAN @ 3/16" = 1'-0" A2.1 PROPOSED MAIN LEVEL PLAN @ 3/16" = 1'-0" A2.2 PROPOSED SECOND LEVEL PLAN @ 3/16" = 1'-0" A2.3 PROPOSED SECOND LEVEL LOFT PLAN @ 3/16" = 1'-0" A2.4 PROPOSED ROOF PLAN @ 3/16" = 1'-0" A3.0 PROPOSED EXTERIOR ELEVATIONS @ 3/16" = 1'-0" A3.1 PROPOSED EXTERIOR ELEVATIONS @ 3/16" = 1'-0" A4.0 PROPOSED BUILDING SECTION @ 3/16" = 1'-0" A4.1 TYPICAL WALL SECTION @ 3/16" = 1'-0" A5.0 TYPICAL DETAILS @ 3/16" = 1'-0" A6.0 WINDOW / DOOR SCHEDULE & ELEVATIONS @ 3/16" = 1'-0" A6.1 WINDOW / DOOR SCHEDULE & ELEVATIONS @ 3/16" = 1'-0" S1.1 STRUCTURAL NOTES S1.2 STRUCTURAL NOTES S1.3 STRUCTURAL NOTES S2.1 FOUNDATION / BASEMENT PLANS @ 3/16" = 1'-0" S2.2 SECOND FLOOR FRAMING PLANS @ 3/16" = 1'-0" S2.3 LOFT FRAMING PLANS @ 3/16" = 1'-0" S2.4 ROOF FRAMING PLANS @ 3/16" = 1'-0" S3.1 SECTIONS AND DETAILS @ AS NOTED S4.1 TYP WOOD SECTIONS AND DETAILS @ AS NOTED S4.2 TYP ROOF SECTIONS AND DETAILS @ AS NOTED S4.3 TYP LATERAL SECTIONS AND DETAILS @ AS NOTED S4.4 TYP LATERAL SECTIONS AND DETAILS @ AS NOTED S5.1 STEEL SECTIONS AND DETAILS @ AS NOTED PROJECT NOTES & INFORMATIONDESIGNER RYAN RHODES DESIGNS, INC. CONTACT: MICHAEL SMITH 303 NICKERSON ST SEATTLE, WA 98109 (206) 632-1818 -phone michael@ryanrhodesdesigns.com G1.0 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019STRUCTURAL ENGINEER FOSSATTI PAWLAK CONTACT: PETE PAWLAK 1735 WESTLAKE AVE N SUITE 205 SEATTLE, WA 98109 (206) 456-3071 -phone ppawlak@fossatti.com 2015 INTERNATIONAL BUILDING CODE 2015 UNIFORM PLUMBING CODE 2015 INTERNATIONAL FIRE CODE 2014 NATIONAL ELECTRIC CODE 2015 INTERNATIONAL MECHANICAL CODE 2015 WASHINGTON STATE ENERGY CODE ADDRESS:700 S 3rd St TAX I.D. #: 723150-2185 LEGAL: Block: 25 Lot: 9-10 RENTON TOWN OF W 115 FT ZONING: CD SCOPE: Remove various existing interior elements. Install new sprinklers, interior partition walls, bathrooms, storefront entries and windows to create 24 new apartment units and various commercial / retail spaces . LOT SIZE: 11500 sf COVERAGE: EXISTING TO REMAIN - no change HEIGHT LIMIT: MAX: 95'-0" PROPOSED: 36'-0" SETBACKS;FRONT YARD: ETR - no change SIDE YARD: ETR - no change REAR YARD: ETR - no change OWNER PENNEY LOFTS LLC CONTACT: DAVE SMITH PO BOX 9606 SEATTLE WA 98119 (206) 660-8408 dsmith@paragonrea.com NOTES GENERAL NOTES x Any specific reference to codes, rules, regulations, standards, manufacturer's instructions or requirements of regulatory agencies shall mean the latest printed edition of each is in effect at the date of submission or bid unless the document is shown dated. x A copy of the approved plan must be on site whenever construction is in progress. x Paved surfaces including roadways, sidewalks, and curbs that are damaged by new construction shall be repaired as required by the street use inspector. INTERPRETATIONS: x These documents are in part diagrammatic and subject to interpretation. They do not necessarily show complete details of construction, work, or materials, performance or installation, and do not necessarily show how construction details of other items of the work may affect any particular installation, these must be ascertained by the contractor and correlated to bring the parts together as a completed whole. Any detail, dimension, or statement not completely clear to the contractor shall be referred to the architect for interpretation. STAIR NOTES: x Walls and soffits of enclosed usable space underneath stairs shall be protected on the enclosed side as required for one-hour fire-resistive construction. x Handrails shall be no less than 36 inches in height with a maximum spacing between intermediate rails to prevent passage of 4-inch sphere. x Treads shall be a minimum of 11" deep and risers shall be a maximum of 7" high. x Stairways shall have a minimum clear width of 36" and ceilings shall be a minimum of 6'-8" vertically above nosing x Exterior stairs and their approaches shall be designed so that water will not accumulate on walking surfaces x The leading 2 inches of exterior stair treads shall have visual contrast of darkon-light or light-on-dark from the remainder of the tread. DIMENSIONS: x The drawings may not be drawn to scale in some instances; follow dimensions but do not scale drawings x :KHUHGLPHQVLRQVDUHQRWHGFRQILUPRU³YHULI\´FRQVXOWWKHDUFKLWHFWIRU critical dimension criteria before proceeding with the work. x All dimensions are given to the face of existing finish materials, and to the face of the studs at new construction unless noted otherwise. GLAZING NOTES: x Window schedule is for planning purposes only. GC to verify Locations, Rough Openings, Swing Directions and Lamination / Tempering requirements prior to fabrication. x Provide Laminated / Tempered glazing per code at the following locations xx Windows/sidelights where the nearest vertical edge is within a 24" arc of the door and whose bottom edge is less than 60" above the nearest walking surface xx Glazing that is 18" or less above adjacent walking surface xx Sloped glazing acting as skylights xx All other locations required by applicable codes INSURANCE: x The contractor shall carry comprehensive general liability insurance in the amount of $1,000,000 combined single limit bodily injury and property damage. x The contractor shall provide certificate of insurance naming owner and architect as additional insured at contract signing. x The owner shall carry standard course of construction coverage for fire, theft and owner liability. PROTECTION OF EXISTING PROPERTY: x The contractor shall take all necessary precautions to avoid damage to existing property to remain, including masking adjacent surfaces, and constructing fences or barricades. x The contractor shall take the same precautions to avoid damage to landscape as with other property. CLEAN UP: x Keep the premises clean and orderly as required for safety and efficient performance of the work. x Pick up underfoot daily. Haul off debris approximately weekly or arrange for dumpster to remain at the site. FIXTURE / EQUIPMENT DATA: CONSTRUCTION TYPE: III-B (fully sprinkled) OCCUPANCY GROUP: BASEMENT: B (business) / S2 (storage) FLOOR 1: B (business) / S2 (storage) / A2 (restaurant) FLOOR 2: R2 (apartments) BUILDING DATA: ALLOWABLE BUILDING HEIGHT AND AREAS 3 STORIES / 48,000 SF PROPOSED BUILDING HEIGHT AND AREA(S)(ETR) 2 STORY / 32,732 SF INTERIOR LIGHTING POWER ALLOWANCE: PER C405.4.2(1) OFFICE (lower level)= 0.66 W/SF (8087sf) = 12253.03W RETAIL (main level)= 1.01 W/SF (8226sf) = 8144.55W RESIDENTIAL LIGHTING - A MINIMUM OF 75% OF LAMPS IN PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL BE HIGH-EFFICACY LAMPS ILLUMINATED EXIT SIGNS TO BE HARDWIRED WITH BATTERY BACKUP AND PROVIDE EMERGENCY LIGHTING SITE LIGHTING TO BE SHIELDED AND DIRECTED AWAY FROM ADJACENT USES MECHANICAL DATA: HVAC EQUIPMENT TO BE DESIGN-BUILT TO CURRENT PREVAILING CODE UNDER SEPARATE PERMIT ENERGY CODE ENTIRE BUILDING TO BE FULLY SPRINKLED IBC 508.4 -REQ'D OCC SEPARATION (hrs) OCC: B/R 1 OCC: A/B 1 OCC: A/R 1 OCC: R/R (708.3.2)1 2 OCC: B/B 0 IBC TABLE 601 -BUILDING TYP 2 HR EXT WALLS 0 HR ALL OTHER -IIIB IBC TABLE 602 -EXT WALL FIRE RATING BY DIST DIST < 5'1 ALL CONST TYPES OCC B/R IBC 708.3.2 -FIRE-RESISTANCE RATING (hrs) DWELLING UNIT SEPARATION 1 2 IBC 716.5 -OPENING PROTECTION (hrs) fire partitions fire door rating glazing marking CORRIDOR WALLS 1 2 hr 1 3 D-20 OTHER 1 2 hr 1 3 D-H-20 fire barriers INT. EXIT STAIRS 1 hr 1 D-H-60 IBC 1006.2.1 MAX OCC.MAX COMMON PATH R-2 10 125' B 49 100' IBC 1007.1.1.2 -TWO EXITS SEPARATION DIST > 1 3 OF OVERALL DIAGONAL IBC 1010.1.2.1 -DOOR SWING DIRECTION OF EGRESS TRAVEL WHERE OCC IS > 50 IBC 1017.2 -TRAVEL DISTANCE (fully sprinkled) OCCUPANCY (R)250' OCCUPANCY (B)300' IBC 1020.1 -CORRIDOR FIRE RATING (hrs) OCC OCC LOAD WITH SPRINKLER B / A >30 0 R >10 1 2 IBC 1020.4 -DEAD END CORRIDOR OCC WITH SPRINKLER B 50' R 50' IBC 1023.2 -INTERIOR EXIT STAIRWAY (hrs) STORIES < 4 1 EGRESS DATA: CLIMATE ZONE:4C 3 1 2" x 3 1 2" x 3 8" STEEL BASEPLATE WELDED TO STANTION w/ (4) 3 8‘66$1&+256 1 1 2‘+$1'5$,/67$17,21 3 4"312"312"34"PROTECTED PIPING LEVER VALVE 40" MAX.MIRROR 6" MAX. 8" MIN.27" MIN.29" MIN.34" MAX.MIN.9"17" MINIMUM 19" MAXIMUM EDGE PROTECTION PROVIDED BY VERTICAL GUARD RAILS2'-3"2'-10" TO 3'-2"1.25"-1.5" 12" EXTENSION BEYOND RAIL EDGE PROTECTION 'B'1' 3' MINIMUM 34"-38"1 12 1' MIN. 1' MIN. END OF RAMP 1' MIN.END OF RAMP 1' MIN. SECTION A SECTION B SECTION C ELEVATION D ELEVATION E C A E B C RAMP 18" MIN.18" MIN. 1 12 EDGE PROTECTION 'A' PREVENTS PASSAGE 2)‘63+(5( 1' MIN.END OF RAMP 1' MIN. EDGE PROTECTION 'A' PREVENTS PASSAGE 2)‘63+(5(33" - 36"1'-6" MIN112" 1'-0"3'-6" MIN 1'-6" 6"3'-0" ALL GRAB BARS TO BE ‘5$,/ 6625&+520( ‘5$,/ 6625&+520( OF TOILETȭ LOCATION AREA OF TP DISPENSER HAND OPERATED FLUSH CONTROLS TO BE LOCATED AWAY FROM CLOSEST WALL 2'-0" MIN 4'-0" MAX 112" MIN39" - 41"39" - 41"1'-6"1'-0"2'-0"17" - 19"top of seatNOTE: Y=48" MIN. IF DOOR HAS BOTH LATCH AND CLOSER NOTE: IF Y=60", THEN X=36" IF Y=54", THEN X=42" HING SIDE APPROACHES-SWINGING DOORS SLIDE SIDE FRONT APPROACHES-SLIDING DOORS AND FOLDING DOORS FRONT APPROACHES-SLIDING DOORS AND FOLDING DOORS NOTE: ALL DOORS IN ALCOVES SHALL COMPLY WITH THE CLEARANCES FOR FRONT APPROACHES (d)(e) NOTE: X=12" IF DOOR HAS BOTH CLOSER AND LATCH FRONT APPROACHES-SWINGING DOORS X (a)(b) LATCH SIDE FRONT APPROACHES-SLIDING DOORS (f) AND FOLDING DOORS NOTE: Y=54" IF DOOR HAS CLOSER LATCH SIDE APPROACHES-SWINGING DOORS (c) HAS CLOSER NOTE: Y=48" MIN. IF DOOR 48" min22" min 42" minYapproachapproachapproach approach approach approachapproach approach approach 42" minY24" min 24" min48" minYX60" min24" pref 18" min 48" min22" min 42" min24" min42" minYF.F.44" MAX.2'-10"4'-2" 3'-0"1'-0"1'-7"5'-0" TYP.5'-0"1'-0"3'-8"ADA13.5" min17" max24"TYP.6"3'-8"2'-10" T.O.COUNTER2'-10" TYP4" LONG LEG SHORT LEG LOCATE SUCH THAT THE PAPER TOWEL DISPENSER IS ALWAYS CLOSEST TO THE TOILET SEAT AT ACCESSIBLE STALLS WC LAVATORYURINAL PARTITION MOUNTED DISPENSER GRAB BAR (EL)GRAB BAR (SIDE)TOILET PARTITION URINAL PARTITION MIRROR (SIZE PER PLAN)2'-7"1'-3"TYPADA17" min19" max5'-0" TYP.3'-4" HC3'-4" HC4'-0" HC1'-6"3'-4"7'-6"3'-4"3'-4"5'-0" TYP3'-4" HCNAPKIN VENDOR COMBINATION DISPENSER / WASTE COAT AND HAT HOOKS FOLDING SHOWER / DRESSING SEAT TOWEL SHELF AND HOOK SHOWER CURTAIN ROD TOILETRY SHELF RECESSED SOAP DISH TOWEL HOOK F.F.F.F. F.F.4'-8"60" ON CENTERMEN 48" MIN 60" MAX1'-4"4'-0"4'-0"35" MIN. AFF3'-6"6'-0"7'-0"5'-0"4'-0"4'-0"4'-0"2'-11"3'-4"MOP HOLDER SIGN / SWITCH OUTLET FEC ELEVATOR SIGN, CALL AND INDICATOR ELEVATOR CONTROLS EWC/DFFAPBTSTAT TELEPHONE STROBE F.F.F.F.18" MIN.39" - 41"VERTICAL GRAB BAR (SIDE)35" AFFw/o COUNTER48" max (front approach) 54" max (side approach)EXISTING CALL BUTTONS PERMITTED TO BE 54" AFF TO HIGHEST OPERABLE PART EQUAL EQUAL 12" MIN. TYPICAL ADA MOUNTING HEIGHTS SCALE: 1/4" = 1'-0" TYPICAL ADA DOOR CLEARANCES SCALE: 1/4" = 1'-0" TYPICAL ADA LAVATORY SECTION SCALE: 1/2" = 1'-0" ACCESSIBLE TOILET ELEVATION SCALE: 1/2" = 1'-0" 30" x 48" clear floor space ȭ NOTE: Dimensions shown describe minimum requirements only. Refer to construction documents for sizes & locations of specific fixtures and accessories.9" max.x *URXQGDQGIORRUVXUIDFHVDORQJDFFHVVLEOHURXWHVVKDOOEHVWDEOHILUPDQGVOLSUHVLVWDQWZLWKPD[LPXPQRQUDPSHGJUDGHFKDQJHRIò´ x 2EMHFWVSURMHFWLQJIURPZDOOVZLWKWKHLUOHDGLQJHGJHVEHWZHHQ´DQG´DERYHWKHILQLVKHGIORRUVKDOOSURWUXGHQRPRUHWKDQ´LQWRZDONV x 'RRUVXUIDFHVZLWKLQLQFKHVRIWKHIORRUPHDVXUHGYHUWLFDOO\VKDOOEHDVPRRWKVXUIDFHRQWKHSXVKVLGHH[WHQGLQJWKHIXOOZLGWKRIWKHGRRU Parts creating horizontal or vertical joints in such surface shall be within 1/16 inch of the same plane as the other. Cavities created by added kick plates shall be capped. x Toilet stall partition doors shall be self closing and may not swing into required stall area. Provide compliant pull on each side of door adjacent to latch. x Handles, pulls, latches, locks, and other operable parts on accessible doors shall have a shape that is easy to grasp with one hand and does not UHTXLUHWLJKWJUDVSLQJSLQFKLQJRUWZLVWLQJRIWKHZULVWWRRSHUDWH6XFKKDUGZDUHVKDOOEH´PLQDQG´PD[DERYHWKHIORRURUJURXQG Exception: Locks used only for security purposes and not used for normal operation are permitted in any location. x All doors shall be readily openable from the egress side without the use of a key or special knowledge or effort. x Manually operated flush bolts or surface bolts are not permitted. x The unlatching of any door leaf shall not require more than one operation. x 7KHRSHQLQJIRUFHIRULQWHULRUVLGHVZLQJLQJGRRUVZLWKRXWFORVHUVVKDOOQRWH[FHHGDSRXQGIRUFH)RURWKHUVLGHVZLQJLQJVOLGLQJDQGIROGLQJ doors, the door latch shall release when subject to a 30-pound force. Forces shall be applied to the latch side. Within an accessible route, at exterior doors where environmental conditions require a closing pressure greater than 8.5 pounds, power operated doors shall be used within the accessible route of travel. x 'RRUZD\VVKDOOKDYHDFOHDURSHQLQJRILQFKHVPLQLPXP&OHDURSHQLQJRIGRRUZD\VZLWKVZLQJLQJGRRUVVKDOOEHPHDVXUHGEHWZHHQWKHIDFH of door and stop, with the door open 90 degrees. Openings, doors and doorways without doors more than 24 inches in depth shall provide a clear RSHQLQJZLGWKORZHUWKDQLQFKHVDERYHWKHIORRU3URMHFWLRQVLQWRWKHFOHDURSHQLQJZLGWKEHWZHHQLQFKHVDQGXSWRLQFKHVDERYHWKH IORRUDUHSHUPLWWHGEXWVKDOOQRWH[FHHGLQFKHV x Minimum maneuvering clearances at doors shall comply with ICC/ANSI A117.1-2003 404.2.3.1 through 404.2.3.5. )URQWSXOOÝSHUSHQGLFXODUÝEH\RQGODWFK Front/push:ÝSHUSHQGLFXODUÝEH\RQGODWFK )URQWSXVKZFORVHU ODWFKÝSHUSHQGLFXODUÝEH\RQGODWFK +LQJHSXOOÝSHUSHQGLFXODUÝEH\RQGODWFK +LQJHSXOOÝSHUSHQGLFXODUÝEH\RQGODWFK +LQJHSXVKÝSHUSHQGLFXODUÝEH\RQGODWFK +LQJHSXVKZFORVHU ODWFKÝSHUSHQGLFXODUÝEH\RQGODWFK /DWFKSXOOÝSHUSHQGLFXODUÝEH\RQGODWFK /DWFKSXOOZFORVHU ODWFKÝSHUSHQGLFXODUÝEH\RQGODWFK /DWFKSXVKÝSHUSHQGLFXODUÝEH\RQGODWFK Latch/push w/closer & latch: 4 ÝSHUSHQGLFXODUÝEH\RQGODWFK x Signage with raised lettering and/or Braille shall be 48" aff to bottom of lowest baseline and 60" aff to bottom of highest baseline. Signs shall be located alongside door at latchside, or on inactive leaf of double doors. If both door leaves are active at double doors sign shall be located on rightside of right leaf. When these areas are not available the sign shall be located on nearest adjacent wall space. At all times the sign shall have a minimum 18" x 18" clear floor space beyond the door arc. ACCESSIBLITY NOTES ACCESSIBLE LAVATORY SCALE: 1/2" = 1'-0" HANDRAIL AND EDGE PROTECTION AT STAIRS AND RAMPS SCALE: 1/2" = 1'-0" TYPICAL HANDRAIL BASE SCALE: 1/2" = 1'-0"GENERAL ADA CLEARANCESG1.1#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 20191 2 3 4 5 6 7 BURNETT AVE SS 3RD ST 30'-0" ROW 5'-0" ROW 30'-0"ROWALLEYPL 100.00'PL 115.00' FH 700 S 3rd ST PARCEL 7231502185 CONST III-B APPROX. 34500 sf EXTENT OF EXISTING SHELL TO REMAIN REFER TO PLANS & ELEVATIONS FOR NEW WINDOW LOCATIONS EXISTING STREET TREES TO REMAIN (typ) EXISTING STREET TREES TO REMAIN (typ) EXISTING STREET STREETLIGHTS TO REMAIN (typ) EXISTING AND PROPOSED TRASH AND RECYCLING STORAGE LOCATED IN BUILDING & ACCESSED OFF ALLEY EXTENT OF NEW ROOF AREA SITE PLANA1.0#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019SITE PLAN SCALE: 1/8" = 1'-0" northVACINITY MAP SCALE: NTS PROJECT INFORMATION ADDRESS:700 S 3rd St TAX I.D. #: 723150-2185 LEGAL: Block: 25 Lot: 9-10 RENTON TOWN OF W 115 FT ZONING: CD SCOPE: Remove various existing interior elements. Install new sprinklers, interior partition walls, bathrooms, storefront entries and windows to create 24 new apartment units and various commercial / retail spaces . LOT SIZE: 11500 sf COVERAGE: EXISTING TO REMAIN - no change HEIGHT LIMIT: MAX:95'-0" PROPOSED: 36'-0" SETBACKS;FRONT YARD:ETR - no change SIDE YARD:ETR - no change REAR YARD:ETR - no change north 148'-8"149 / 3 = 49.555 ~49'-6 12"50'-7"18'-4"GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING TRAVEL DISTANCE 201' < 300' UP UP INDICATES 1HR WALL (typ) 5'-8"60'-0"60'-0"6'-2"GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING17'-034"16'-8"53'-0" COMMON PATH 69'-8" < 100' ENTIRE BUILDING TO BE FULLY SPRINKLED IBC 508.4 -REQ'D OCC SEPARATION (hrs) OCC: B/R 1 OCC: B/B 0 OCC: R/R (708.3.2)1 2 IBC TABLE 601 -BUILDING TYPE 2 HR EXT WALLS 0 HR ALL OTHER -IIIB IBC TABLE 602 -EXT WALL FIRE RATING BY DIST DIST < 5'1 ALL CONST TYPES OCC B/R IBC 708.3.2 -FIRE-RESISTANCE RATING (hrs) DWELLING UNIT SEPARATION 1 2 IBC 716.5 -OPENING PROTECTION (hrs) fire partitions fire door rating glazing marking CORRIDOR WALLS 1 2 hr 13 D-20 OTHER 1 2 hr 13 D-H-20 fire barriers INT. EXIT STAIRS 1 hr 1 D-H-60 IBC 1006.2.1(single exit)MAX OCC.MAX COMMON PATH R-2 10 125' B 49 100' IBC 1007.1.1.2 -TWO EXITS SEPARATION DIST > 1 3 OF OVERALL DIAGONAL IBC 1010.1.2.1 -DOOR SWING DIRECTION OF EGRESS TRAVEL WHERE OCC IS > 50 IBC 1017.2 -TRAVEL DISTANCE (fully sprinkled) OCCUPANCY (R)250' OCCUPANCY (B)300' IBC 1020.1 -CORRIDOR FIRE RATING (hrs) OCC OCC LOAD WITH SPRINKLER B >30 0 R >10 1 2 IBC 1020.4 -DEAD END CORRIDOR OCC WITH SPRINKLER B 50' R 50' IBC 1023.2 -INTERIOR EXIT STAIRWAY (hrs) STORIES < 4 1 TRAVEL DIST 186' < 250' TRAVEL DIST 130' < 250'3'-312"22'-3"29'-812"63'-6"32'-412"32'-9"14'-9"12'-6"4'-912" 24'-312"10'-812"STAIR ENCLOSURE MEETS MINIMUM 1HR RATING GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING DN 148'-1012"148.875 / 3 = 49'-7 12"INDICATES 1HR WALL (typ) DN UP UP DN DN 53'-1"43'-9" 3'-10"22'-0"47'-6"TRAVEL DISTANCE170'148'-812"148.75/3 = 49'-6 12"DOT - DASH INDICATES 1HR WALL (typ) LOWER LEVEL - EGRESS SCALE: 3/32" = 1'-0"PROPOSED EGRESSA1.1#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019north MAIN LEVEL - EGRESS SCALE: 3/32" = 1'-0" north UPPER LEVEL - EGRESS SCALE: 3/32" = 1'-0" north DASHED INDICATES EXISTING TO BE REMOVED DASHED INDICATES EXISTING TO BE REMOVED PORTIONS OF EXTERIOR WALL TO BE REMOVED - REFER TO STRUCTURAL DASHED INDICATES EXISTING TO BE REMOVED EXISTING MECH EQUIPMENT TO BE REMOVED PORTIONS OF EXTERIOR WALL TO BE REMOVED - REFER TO STRUCTURAL DEMOLITION PLANEXISTING CONDITIONS & A1.2#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019LOWER LEVEL - EXISTING CONDITIONS / DEMOLITION SCALE: 3/32" = 1'-0" north MAIN LEVEL - EXISTING CONDITIONS / DEMOLITION SCALE: 3/32" = 1'-0" north UPPER LEVEL - EXISTING CONDITIONS / DEMOLITION SCALE: 3/32" = 1'-0" north E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-012"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-012" (e) STAIR TO REMAIN ELEVATOR MECH RM (to remain) TENANT B6 - 'B' 1200 sf / 100 = 12 occupants STORAGE (ETR) 76sf UP RPBA / PLUMBING RISER ROOM 1'-6"11'-6" (e) CONCRETE FOUNDATION ELEVATOR (to remain) UP TENANT B5 - 'B' 1734 sf / 100 = 17 occupants TENANT B4 - 'B' 1063 sf / 100 = 11 occupants TENANT B3 - 'B' 1065 sf / 100 = 11 occupants TENANT B2 - 'B' 1277 sf / 100 = 13 occupants TENANT B1 - 'B' 1229 sf / 100 = 12 occupants TENANT STORAGE 536 sf / 300 = 2 occupants 4'-0" clr UP 1 1 1 1 55 5 5 5 5 5 5 5 5 5 MINIMUM CEILING AREA TO BE 1HR RATED REFER TO 6/A5.43'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8" 3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8" 3'-0" x 6'-8"8"4'-434"11'-91 2" 312" 312"312"4'-7"312"312"4'-0"ALIGNALIGN ALIGN 312"312"312" 312" 312" GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING UP UP A4.0 A4.0 1 1 EXISTING TO BE REMOVED EXISTING WALLS TO REMAIN PROPOSED WALLS 1hr RATING LOWER LEVEL (fully sprinkled )-11058sf gross TENANT B1 1229sf 12 occupants TENANT B2 1277sf 13 occupants TENANT B3 1065sf 11 occupants TENANT B4 1063sf 11 occupants TENANT B5 1734sf 17 occupants TENANT B6 1200sf 12 occupants STORAGE 536sf 2 occupants TOTAL 8104sf 78 occupants LOWER LEVEL SCALE: 3/16" = 1'-0"PROPOSED LOWER LEVELA2.0# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019GENERAL PLAN NOTES 1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT, NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO PROCEEDING WITH CONSTRUCTION. COMMENCEMENT OF WORK SHALL BE DEEMED AS THE GC'S ACKNOWLEDGMENT OF ALL WORK TO COMPLETE PROJECT IN CONFORMANCE WITH CONTRACT DOCUMENTS AND SCHEDULE. 2. GENERAL CONTRACTOR TO REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN IN DRAWINGS. ANY CONFLICTS OR OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH WORK IN QUESTION OR ORDERING MATERIALS FOR WORK. 3. JOB SITE SHALL BE KEPT CLEAN AND SAFE DURING ALL PHASES OF CONSTRUCTION. 4. PROTECT BUILDING FROM WATER DAMAGE DURING ALL PHASES OF CONSTRUCTION. 5. GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY UTILITIES, NOT COVERED IN THE CONSTRUCTION/ DEMOLITION DOCUMENTS, WHICH MAY INTERFERE WITH COMPLETING THE WORK. WHEN REMOVAL IS APPROVED BY THE ARCHITECT , GENERAL CONTRACTOR SHALL INSPECT, TEST, AND DISCONNECT THE SPECIFIED UTILITY, CUT BACK TO SOURCE AND CAP. 6. ALL PARTITIONS ARE DIMENSIONED FROM FACE OF FRAMING, UNLESS OTHERWISE NOTED. 7. ALL DIMENSIONS MARKED "CLEAR" OR "CLR" SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING FLOOR FINISHES. 8. DIMENSIONS LOCATING DOORS BY EDGE ARE TO THE INSIDE EDGE OF JAMB, UNLESS OTHERWISE NOTED (TYP. 4 1/2" FROM WALL TO ALLOW FOR FULL UN-RIPPED JAMB LEG TRIM). 9. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCY IN DIMENSIONS PRIOR TO PROCEEDING WITH THE WORK IN THAT AREA. 10. "ALIGN" SHALL MEAN ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. 11. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 12. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. 13. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 14. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL COORDINATE WITH OWNER TO ENSURE SECURITY. 15. COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED OR MOUNTED TO WALLS OR CEILINGS. 16. UNDERCUT DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4", UNLESS OTHERWISE NOTED. 17. ALL MECHANICAL AND ELECTRICAL SCOPE OF WORK IS DESIGN/BUILD BY RESPECTIVE SUBCONTRACTORS. FIXTURE, GRILLE, SWITCH, AND OUTLET LOCATIONS SHOULD BE CONSIDERED DURING FRAMING - AND FINAL LOCATIONS SHOULD BE APPROVED BY ARCHITECT PRIOR TO INSTALLATION. 18. ALL STAIRS SHALL HAVE A HANDRAIL WITH 2" DIA. GRIP 36" ABOVE NOSING OF TREAD. 19. ALL NEW EXTERIOR WALLS TO BE 2x6 FRAMING U.N.O. 20. ALL NEW INTERIOR WALLS TO BE 2x4 FRAMING U.N.O. 21. EGRESS LADDERS TO BE PERMENANTLY AFFIXED TO EGRESS WELL WALL, HAVE A MINIMUM WIDTH OF 12" AND PROJECT FROM WALL A MINIMUM OF 3" 22. EGRESS WELL COVERS SHALL HAVE A MINIMUM OPENNG OF 5.7SF AND BE EASILY OPERABLE FROM INSIDE WITHOUT ANY SPECIAL FORCE, KNOWLEDGE OR TOOLS. 23. PENETRATIONS INTO OR THROUGH RATED ASSEMBLIES SHALL NOT REDUCE THE RATING OF THE ASSEMBLY. PENETRATIONS MAY BE FILLED APPROVED FIRE/DRAFT STOPPING MATERIALS (ASTM E 814 OR UL 1479) PER SBC 714.3.2 24. SECURITY GATES SHALL BE OPENABLE FROM EGRESS SIDE WITHOUT USE OF KEYS, SPECIAL FORCE, KNOWLEDGE OR TOOLS. SMOKE DETECTOR NOTES : x All Smoke Detectors to be hard-wired with battery back-up. x Detectors shall be installed in accordance with the approved manufacturer's instruction and in accordance with applicable SBC codes. x All detectors to be combination smoke / carbon monoxide detectors. north LEGEND E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-01 2"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-01 2" DN UP BURNETT AVENUE SOUTH(e) ELEV VESTIBULE 178sf NEW STOREFRONT ENTRY SYSTEM TRASH 337sf / 300 = 1 occupant 110 cfm 38x38 shower3'-0" x 6'-8"DN UP TENANT 1 - 'A2' RESTAURANT 1458 sf / 15 = 98 occupants TENANT 2 - 'B' 1017 sf / 100 = 10 occupants TENANT 3 - 'B' 1004 sf / 100 = 10 occupants UNIT 1 - TYPE 'A' 479 sf TENANT 4 - 'B' 1678 sf / 100 = 17 occupants 110 cfm4'-0"clrDN 54 5 5 6 2 2 4 4 4 4 6 5 4 6 4 4 4 4'-0"clr3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8" F F1 F2 H I A B D UP 101 5 ENTRY 3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"DN DN DN C 2'-5"6'-3" 512"4'-3"312"512"1'-2"312" 8'-2"3'-01 2"VIF 4'-0" MIN CLR 312" 1'-612"center instorefrontcenter instorefrontcenter instorefrontcenter instorefront14'-912"312"51 2" 3'-9"7'-212"2'-43 4" 312"312"7'-9"312"6'-71 2" 312" 1'-41 2"3'-0"4'-0"1'-0"3'-0"6'-0"3'-4" CLR 3'-612" CLR 4'-512"3'-4" 312" GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING 5#“18T @ 12"ramp up @ 1:12 max GC TO CONFIRM EXISTING STAIRS MEET MAX 7.75" RISER AND 10" MINIMUM TREAD (typ) TENANT 1 - 'A2' COMM. KITCHEN 703 sf / 200 = 4 occupants ENTIRE TENANT AREA CEILING TO BE 1HR RATED REFER TO 6/A5.4 MECH 235sf / 300 = 1 occupant (20) BICYCLE & TENANT STORAGE 646sf / 300 = 2 occupant 15'-0"4'-0"clr4'-0"clr3'-0" x 6'-8" 3'-0" x 6'-8"2'-0"3'-0" x 6'-8"3'-0" x 6'-8"3'-0" x 6'-8"MENS ROOM WOMENS ROOM 3'-812"9'-512"7"6'-0"312"8"5"3'-0" x 6'-8" 18'-1"ALIGN312"mop sink 2'-912"ALIGN 5'-6" C OPEN GRATEROLLING DOOR6 E G G1 A4.0 A4.0 1 1 GC TO CONFIRM EXISTING WALL MEETS MINIMUM 1HR RATING EXISTING TO BE REMOVED EXISTING WALLS TO REMAIN PROPOSED WALLS 1hr RATING 'B' USE - MAIN LEVEL (fully sprinkled )- 10615sf gross TENANT 2 1017sf 10 occupants TENANT 3 1004sf 11 occupants TENANT 4 1678sf 17 occupants MECH 235sf 1 occupants TRASH 341sf 1 occupants STORAGE 619sf 2 occupants TOTAL 4792sf 42 occupants 'A2' USE - MAIN LEVEL (fully sprinkled ) - 10615sf gross TENANT 1 (kitchen) 703sf 4 occupants TENANT 1 (dining)1458sf 98 occupants TOTAL 2161sf 102 occupants 'R2' USE - MAIN LEVEL (fully sprinkled ) - 10615sf gross UNIT 1 (type -a)479sf 1 occupants TOTAL 479sf 1 occupants MAIN LEVEL SCALE: 3/16" = 1'-0"PROPOSED MAIN LEVELA2.1# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019GENERAL PLAN NOTES 1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT, NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO PROCEEDING WITH CONSTRUCTION. COMMENCEMENT OF WORK SHALL BE DEEMED AS THE GC'S ACKNOWLEDGMENT OF ALL WORK TO COMPLETE PROJECT IN CONFORMANCE WITH CONTRACT DOCUMENTS AND SCHEDULE. 2. GENERAL CONTRACTOR TO REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN IN DRAWINGS. ANY CONFLICTS OR OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH WORK IN QUESTION OR ORDERING MATERIALS FOR WORK. 3. JOB SITE SHALL BE KEPT CLEAN AND SAFE DURING ALL PHASES OF CONSTRUCTION. 4. PROTECT BUILDING FROM WATER DAMAGE DURING ALL PHASES OF CONSTRUCTION. 5. GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY UTILITIES, NOT COVERED IN THE CONSTRUCTION/ DEMOLITION DOCUMENTS, WHICH MAY INTERFERE WITH COMPLETING THE WORK. WHEN REMOVAL IS APPROVED BY THE ARCHITECT , GENERAL CONTRACTOR SHALL INSPECT, TEST, AND DISCONNECT THE SPECIFIED UTILITY, CUT BACK TO SOURCE AND CAP. 6. ALL PARTITIONS ARE DIMENSIONED FROM FACE OF FRAMING, UNLESS OTHERWISE NOTED. 7. ALL DIMENSIONS MARKED "CLEAR" OR "CLR" SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING FLOOR FINISHES. 8. DIMENSIONS LOCATING DOORS BY EDGE ARE TO THE INSIDE EDGE OF JAMB, UNLESS OTHERWISE NOTED (TYP. 4 1/2" FROM WALL TO ALLOW FOR FULL UN-RIPPED JAMB LEG TRIM). 9. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCY IN DIMENSIONS PRIOR TO PROCEEDING WITH THE WORK IN THAT AREA. 10. "ALIGN" SHALL MEAN ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. 11. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 12. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. 13. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 14. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL COORDINATE WITH OWNER TO ENSURE SECURITY. 15. COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED OR MOUNTED TO WALLS OR CEILINGS. 16. UNDERCUT DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4", UNLESS OTHERWISE NOTED. 17. ALL MECHANICAL AND ELECTRICAL SCOPE OF WORK IS DESIGN/BUILD BY RESPECTIVE SUBCONTRACTORS. FIXTURE, GRILLE, SWITCH, AND OUTLET LOCATIONS SHOULD BE CONSIDERED DURING FRAMING - AND FINAL LOCATIONS SHOULD BE APPROVED BY ARCHITECT PRIOR TO INSTALLATION. 18. ALL STAIRS SHALL HAVE A HANDRAIL WITH 2" DIA. GRIP 36" ABOVE NOSING OF TREAD. 19. ALL NEW EXTERIOR WALLS TO BE 2x6 FRAMING U.N.O. 20. ALL NEW INTERIOR WALLS TO BE 2x4 FRAMING U.N.O. 21. EGRESS LADDERS TO BE PERMENANTLY AFFIXED TO EGRESS WELL WALL, HAVE A MINIMUM WIDTH OF 12" AND PROJECT FROM WALL A MINIMUM OF 3" 22. EGRESS WELL COVERS SHALL HAVE A MINIMUM OPENNG OF 5.7SF AND BE EASILY OPERABLE FROM INSIDE WITHOUT ANY SPECIAL FORCE, KNOWLEDGE OR TOOLS. 23. PENETRATIONS INTO OR THROUGH RATED ASSEMBLIES SHALL NOT REDUCE THE RATING OF THE ASSEMBLY. PENETRATIONS MAY BE FILLED APPROVED FIRE/DRAFT STOPPING MATERIALS (ASTM E 814 OR UL 1479) PER SBC 714.3.2 24. SECURITY GATES SHALL BE OPENABLE FROM EGRESS SIDE WITHOUT USE OF KEYS, SPECIAL FORCE, KNOWLEDGE OR TOOLS. SMOKE DETECTOR NOTES : x All Smoke Detectors to be hard-wired with battery back-up. x Detectors shall be installed in accordance with the approved manufacturer's instruction and in accordance with applicable SBC codes. x All detectors to be combination smoke / carbon monoxide detectors. north LEGEND E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-012"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-012" (e) LADDER ROOF ACCESS DN (e) ELEV REMAINS 3'-4"4'-0"4'-0"4'-0"3'-0"326sf 333sf 376sf 322sf324sf 338sf 345sf 404sf LOWER 391sf LOWER 406sf LOWER410sf LOWER 395sf LOWER 388sf LOWER392sf LOWER 425sf LOWER425sf LOWER 303sf 303sf 339sf 303sf NEW WINDOW(refer to elevations)NEW WINDOWS TO ALIGN w/ STRIATIONS IN CONCRETE REFER TO ELEVATIONS APPROXIMATE EXTENT OF DOUBLE HEIGHT SPACE closet DN NEW BLADE SIGNSTORAGEUP UP STORAGEUP STORAGESTORAGEUP 408sf LOWER STORAGEUP STORAGEUP NEW WINDOW(refer to elevations)NEW WINDOW(refer to elevations)3'-0"4'-0"3'-0"NEW WINDOW(refer to elevations)STORAGEUP STORAGEUP UP STORAGEUP STORAGE465sf 412sf LOFTABOVELOFTABOVELOFT ABOVE LOFT ABOVE LOFT ABOVE LOFT ABOVE 5'-0" tub5'-0" tub5'-0" tub5'-0" tub5'-0" tub5'-0" tub5'-0" tub5'-0" tub5'-0" tub 5'-0" tub 5'-0" tub5'-0" tub5'-0" tub5'-0" tubshelves5'-0" tubshelves5'-0" tubshelves5'-0" tubshelves 5'-0" tubUNIT 200 UNIT 201 UNIT 202 UNIT 203 UNIT 204 UNIT 205 UNIT 206 UNIT 207 UNIT 208 UNIT 209 UNIT 210 199sf LOFT 199sf LOFT UNIT 211 199sf LOFT UNIT 212 199sf LOFT UNIT 213 199sf LOFT UNIT 218 UNIT 217 199sf LOFT 199sf LOFT UNIT 216 199sf LOFT UNIT 215 199sf LOFT UNIT 214 199sf LOFT UNIT 219 UNIT 220 UNIT 221 UNIT 222 LOFT ABOVE LOFTABOVE9'-0" 312" 2'-81 4"1134"9'-6"512"4'-834"512"11'-6" 512" 8'-7" 512" 8'-11 2" 512" 201 202 203 204 205206207208209210211212 213 214 215 216 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 3 2 2 2 2 2 2 2 3 3 2 3 3 3 3 3 3 8'-11" BUILD-OUT AROUND DS 1 1 1 1 1 312" 4'-11" 512"512"512"312"NEW WINDOW IN EXISTING OPENING 7'-1"4'-278"312"4'-934"2 11'-5"3'-0"13'-4"1'-134"16'-0"3'-8"512"11'-812" 2'-43 4" 8'-612" 31 2" ALIGN (typ)10'-8"4'-31 2" 2'-712"11'-112"4'-4"8'-1034"3'-10"13'-212"5'-1"1'-1012"2'-1"5'-1"6'-812"12'-0"1'-9"4'-1112"7'-2"12'-0"1'-1012"3'-101 2"9'-712"3'-10"3'-412"5'-5"3'-101 2"3'-412"3'-101 2" 4'-9" 512"2'-812"2'-812"2 2 1'-6"1'-6"4'-412"1'-6"4'-412"7'-10"7'-10" 7'-10"7'-10" 7'-10"7'-10"8'-6"8'-6"3'-6" CLR 8'-3"CLRLOFTABOVELOFTABOVE8'-938"512"3 4'-1012"4'-1"8'-6"8'-11"512" 5'-0" tub 8'-6" 512" 3 3 3'-6" CLR 3'-6" CLR 8'-3"CLRBUILD-OUT AROUND DS 3'-6"312"6'-312"2'-6"4 2'-6"x6'-8"6'-0"x6'-8"M M M M M M M M M M M M M M M M M M M M M M M GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING GC TO CONFIRM EXISTING STAIR ENCLOSURE MEETS MINIMUM 1HR RATING 6'-0"x6'-8"6'-0"x6'-8"6'-0"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8" 2'-6"x6'-8" N 2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"2'-6"x6'-8"C C 6'-0"x6'-8"6'-0"x6'-8"6'-0"x6'-8"6'-0"x6'-8"5'-0"x6'-8"5'-0"x6'-8"5'-0"x6'-8"5'-0"x6'-8"5'-0"x6'-8"2'- 6 " x 6 ' - 8 " 2'-6 " x 6 ' - 8 " 2'-6"x 6'- 8" 2'-6"x 6'- 8"5'-0" tub5'-0" tub5'-0" tub5'-0" tubMAINTAIN EXPOSED BOARD FORMED CONCRETE - GC TO CLEAN/CLEAR PATCH AND REPAIR AS REQ'D WALL FURRING AT ALL BLOCK WALLS WALL FURRING AT ALL BLOCK WALLS 1 A4.0 1 A4.0 2'-4"1'-101 2" 3'-6" CLR 4'-934"2'-8"2'-8"EXISTING WALLS TO REMAIN PROPOSED WALLS 1hr RATING SECOND LEVEL SCALE: 3/16" = 1'-0"PROPOSED SECOND LEVELA2.2# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019GENERAL PLAN NOTES 1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT, NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO PROCEEDING WITH CONSTRUCTION. COMMENCEMENT OF WORK SHALL BE DEEMED AS THE GC'S ACKNOWLEDGMENT OF ALL WORK TO COMPLETE PROJECT IN CONFORMANCE WITH CONTRACT DOCUMENTS AND SCHEDULE. 2. GENERAL CONTRACTOR TO REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN IN DRAWINGS. ANY CONFLICTS OR OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH WORK IN QUESTION OR ORDERING MATERIALS FOR WORK. 3. JOB SITE SHALL BE KEPT CLEAN AND SAFE DURING ALL PHASES OF CONSTRUCTION. 4. PROTECT BUILDING FROM WATER DAMAGE DURING ALL PHASES OF CONSTRUCTION. 5. GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY UTILITIES, NOT COVERED IN THE CONSTRUCTION/ DEMOLITION DOCUMENTS, WHICH MAY INTERFERE WITH COMPLETING THE WORK. WHEN REMOVAL IS APPROVED BY THE ARCHITECT , GENERAL CONTRACTOR SHALL INSPECT, TEST, AND DISCONNECT THE SPECIFIED UTILITY, CUT BACK TO SOURCE AND CAP. 6. ALL PARTITIONS ARE DIMENSIONED FROM FACE OF FRAMING, UNLESS OTHERWISE NOTED. 7. ALL DIMENSIONS MARKED "CLEAR" OR "CLR" SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING FLOOR FINISHES. 8. DIMENSIONS LOCATING DOORS BY EDGE ARE TO THE INSIDE EDGE OF JAMB, UNLESS OTHERWISE NOTED (TYP. 4 1/2" FROM WALL TO ALLOW FOR FULL UN-RIPPED JAMB LEG TRIM). 9. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCY IN DIMENSIONS PRIOR TO PROCEEDING WITH THE WORK IN THAT AREA. 10. "ALIGN" SHALL MEAN ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. 11. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 12. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. 13. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 14. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL COORDINATE WITH OWNER TO ENSURE SECURITY. 15. COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED OR MOUNTED TO WALLS OR CEILINGS. 16. UNDERCUT DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4", UNLESS OTHERWISE NOTED. 17. ALL MECHANICAL AND ELECTRICAL SCOPE OF WORK IS DESIGN/BUILD BY RESPECTIVE SUBCONTRACTORS. FIXTURE, GRILLE, SWITCH, AND OUTLET LOCATIONS SHOULD BE CONSIDERED DURING FRAMING - AND FINAL LOCATIONS SHOULD BE APPROVED BY ARCHITECT PRIOR TO INSTALLATION. 18. ALL STAIRS SHALL HAVE A HANDRAIL WITH 2" DIA. GRIP 36" ABOVE NOSING OF TREAD. 19. ALL NEW EXTERIOR WALLS TO BE 2x6 FRAMING U.N.O. 20. ALL NEW INTERIOR WALLS TO BE 2x4 FRAMING U.N.O. 21. EGRESS LADDERS TO BE PERMENANTLY AFFIXED TO EGRESS WELL WALL, HAVE A MINIMUM WIDTH OF 12" AND PROJECT FROM WALL A MINIMUM OF 3" 22. EGRESS WELL COVERS SHALL HAVE A MINIMUM OPENNG OF 5.7SF AND BE EASILY OPERABLE FROM INSIDE WITHOUT ANY SPECIAL FORCE, KNOWLEDGE OR TOOLS. 23. PENETRATIONS INTO OR THROUGH RATED ASSEMBLIES SHALL NOT REDUCE THE RATING OF THE ASSEMBLY. PENETRATIONS MAY BE FILLED APPROVED FIRE/DRAFT STOPPING MATERIALS (ASTM E 814 OR UL 1479) PER SBC 714.3.2 24. SECURITY GATES SHALL BE OPENABLE FROM EGRESS SIDE WITHOUT USE OF KEYS, SPECIAL FORCE, KNOWLEDGE OR TOOLS. SMOKE DETECTOR NOTES : x All Smoke Detectors to be hard-wired with battery back-up. x Detectors shall be installed in accordance with the approved manufacturer's instruction and in accordance with applicable SBC codes. x All detectors to be combination smoke / carbon monoxide detectors. north LEGEND EXISTING TO BE REMOVED EXISTING WALLS TO REMAIN PROPOSED WALLS E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-01 2"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-012" E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-01 2"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-012" DN 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT 199sf LOFT DN DN DN DN DN DN DN DN DN 199sf LOFT OPEN TO BELOW 10'-10" CLR 10'-10" CLR6'-1012"CLR6'-1012"CLR6'-11"CLR10'-10" CLR 10'-10" CLR 10'-10" CLR 10'-10" CLR 10'-10" CLR 10'-10" CLR 6'-9"CLR6'-9"CLR10'-10" CLR 6'-1"CLR6'-1"CLR6'-212"CLR6'-212"CLR10'-10" CLR 7'-1012"8'-4"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"2'-6"center in hallway center in hallway 51 2"512"8'-9"9'-112"2'-6"312 301 302 303 304 305 306 307 308 309 310 311 313 314 315 316 317 318 319 320 321 322 2 2 2 2 2 2 2 6'-0" x 6'-8" 2'-7"2'-7" 11'-6"11'-012" 6'-0" x 6'-8" 6'-0" x 6'-8" 6'-0" x 6'-8" 6'-0" x 6'-8"6'-0" x 6'-8" 6'-0" x 6'-8"6'-0" x 6'-8" 6'-0" x 6'-8"6'-0" x 6'-8" 36" AFF HALF WALL (typ) 7'-1"2'-434"7'-1"2'-434"6'-11"CLROPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW UNIT 209 UNIT 210 UNIT 211 UNIT 212 UNIT 213 UNIT 218 UNIT 217 UNIT 216 UNIT 215 UNIT 214 7'-1" NEW BLADE SIGN EXISTING ROOF HATCH TO REMAIN EXISTING ROOF DRAINS AND SCUPPERS TO REMAIN (typ) EXTENT OF NEW ROOF AREA 66 2 A4.1sim 1 A4.0 1 A4.0 SECOND LEVEL LOFT PLAN SCALE: 3/16" = 1'-0"PROPOSED SECOND LEVEL LOFT PLANA2.3# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019GENERAL PLAN NOTES 1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT, NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO PROCEEDING WITH CONSTRUCTION. COMMENCEMENT OF WORK SHALL BE DEEMED AS THE GC'S ACKNOWLEDGMENT OF ALL WORK TO COMPLETE PROJECT IN CONFORMANCE WITH CONTRACT DOCUMENTS AND SCHEDULE. 2. GENERAL CONTRACTOR TO REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN IN DRAWINGS. ANY CONFLICTS OR OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH WORK IN QUESTION OR ORDERING MATERIALS FOR WORK. 3. JOB SITE SHALL BE KEPT CLEAN AND SAFE DURING ALL PHASES OF CONSTRUCTION. 4. PROTECT BUILDING FROM WATER DAMAGE DURING ALL PHASES OF CONSTRUCTION. 5. GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY UTILITIES, NOT COVERED IN THE CONSTRUCTION/ DEMOLITION DOCUMENTS, WHICH MAY INTERFERE WITH COMPLETING THE WORK. WHEN REMOVAL IS APPROVED BY THE ARCHITECT , GENERAL CONTRACTOR SHALL INSPECT, TEST, AND DISCONNECT THE SPECIFIED UTILITY, CUT BACK TO SOURCE AND CAP. 6. ALL PARTITIONS ARE DIMENSIONED FROM FACE OF FRAMING, UNLESS OTHERWISE NOTED. 7. ALL DIMENSIONS MARKED "CLEAR" OR "CLR" SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING FLOOR FINISHES. 8. DIMENSIONS LOCATING DOORS BY EDGE ARE TO THE INSIDE EDGE OF JAMB, UNLESS OTHERWISE NOTED (TYP. 4 1/2" FROM WALL TO ALLOW FOR FULL UN-RIPPED JAMB LEG TRIM). 9. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCY IN DIMENSIONS PRIOR TO PROCEEDING WITH THE WORK IN THAT AREA. 10. "ALIGN" SHALL MEAN ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. 11. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 12. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. 13. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 14. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL COORDINATE WITH OWNER TO ENSURE SECURITY. 15. COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED OR MOUNTED TO WALLS OR CEILINGS. 16. UNDERCUT DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4", UNLESS OTHERWISE NOTED. 17. ALL MECHANICAL AND ELECTRICAL SCOPE OF WORK IS DESIGN/BUILD BY RESPECTIVE SUBCONTRACTORS. FIXTURE, GRILLE, SWITCH, AND OUTLET LOCATIONS SHOULD BE CONSIDERED DURING FRAMING - AND FINAL LOCATIONS SHOULD BE APPROVED BY ARCHITECT PRIOR TO INSTALLATION. 18. ALL STAIRS SHALL HAVE A HANDRAIL WITH 2" DIA. GRIP 36" ABOVE NOSING OF TREAD. 19. ALL NEW EXTERIOR WALLS TO BE 2x6 FRAMING U.N.O. 20. ALL NEW INTERIOR WALLS TO BE 2x4 FRAMING U.N.O. 21. EGRESS LADDERS TO BE PERMENANTLY AFFIXED TO EGRESS WELL WALL, HAVE A MINIMUM WIDTH OF 12" AND PROJECT FROM WALL A MINIMUM OF 3" 22. EGRESS WELL COVERS SHALL HAVE A MINIMUM OPENNG OF 5.7SF AND BE EASILY OPERABLE FROM INSIDE WITHOUT ANY SPECIAL FORCE, KNOWLEDGE OR TOOLS. 23. PENETRATIONS INTO OR THROUGH RATED ASSEMBLIES SHALL NOT REDUCE THE RATING OF THE ASSEMBLY. PENETRATIONS MAY BE FILLED APPROVED FIRE/DRAFT STOPPING MATERIALS (ASTM E 814 OR UL 1479) PER SBC 714.3.2 24. SECURITY GATES SHALL BE OPENABLE FROM EGRESS SIDE WITHOUT USE OF KEYS, SPECIAL FORCE, KNOWLEDGE OR TOOLS. SMOKE DETECTOR NOTES : x All Smoke Detectors to be hard-wired with battery back-up. x Detectors shall be installed in accordance with the approved manufacturer's instruction and in accordance with applicable SBC codes. x All detectors to be combination smoke / carbon monoxide detectors. north LEGEND E F D C B A 21 3 4 5 6 23'-0"23'-0"23'-0"23'-0"23'-012"20'-0"20'-0"20'-0"20'-0"20'-618"100'-618"115'-012" NEW BLADE SIGN EXISTING ROOF HATCH TO REMAIN EXTENT OF NEW WALLS BELOW EXTENT OF NEW ROOF 1'-6"2'-0" EXISTING ROOF DRAINS AND SCUPPERS TO REMAIN (typ) 10'-7"10'-8"1'-6"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN @ MIN 1 4":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN @ MIN 1 4":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN @ MIN 1 4":12" SLOPE TO DRAIN @ MIN 1 4":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN @ MIN 1 4":12" SLOPE TO DRAIN @ MIN 1 4":12" EXTENT OF NEW ROOF AREA NEW SCUPPER WITH TWO DOWNSPOUTS TO DIVERT DRAINAGE EVENLY ACROSS EAST/WEST FRONT DRAINAGE DS 1 DS 2 66 HATCH INDICATES NEW RATED PARAPET EXTENT OF NEW UNRATED PARAPET 2 A4.1sim 1 A4.0 1 A4.0 ROOF PLAN SCALE: 3/16" = 1'-0"PROPOSED ROOF PLANA2.4# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019GENERAL PLAN NOTES 1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN PARTITION LOCATIONS, DIMENSIONS AND TYPES. DOOR AND WINDOW LOCATIONS SHALL BE AS SHOWN ON CONSTRUCTION PLAN. IN CASE OF CONFLICT, NOTIFY ARCHITECT FOR WRITTEN CLARIFICATION PRIOR TO PROCEEDING WITH CONSTRUCTION. COMMENCEMENT OF WORK SHALL BE DEEMED AS THE GC'S ACKNOWLEDGMENT OF ALL WORK TO COMPLETE PROJECT IN CONFORMANCE WITH CONTRACT DOCUMENTS AND SCHEDULE. 2. GENERAL CONTRACTOR TO REVIEW ALL DOCUMENTS AND VERIFY ALL DIMENSIONS AND FIELD CONDITIONS AND CONFIRM THAT WORK IS BUILDABLE AS SHOWN IN DRAWINGS. ANY CONFLICTS OR OMISSIONS SHALL BE IMMEDIATELY REPORTED TO THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH WORK IN QUESTION OR ORDERING MATERIALS FOR WORK. 3. JOB SITE SHALL BE KEPT CLEAN AND SAFE DURING ALL PHASES OF CONSTRUCTION. 4. PROTECT BUILDING FROM WATER DAMAGE DURING ALL PHASES OF CONSTRUCTION. 5. GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY UTILITIES, NOT COVERED IN THE CONSTRUCTION/ DEMOLITION DOCUMENTS, WHICH MAY INTERFERE WITH COMPLETING THE WORK. WHEN REMOVAL IS APPROVED BY THE ARCHITECT , GENERAL CONTRACTOR SHALL INSPECT, TEST, AND DISCONNECT THE SPECIFIED UTILITY, CUT BACK TO SOURCE AND CAP. 6. ALL PARTITIONS ARE DIMENSIONED FROM FACE OF FRAMING, UNLESS OTHERWISE NOTED. 7. ALL DIMENSIONS MARKED "CLEAR" OR "CLR" SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING FLOOR FINISHES. 8. DIMENSIONS LOCATING DOORS BY EDGE ARE TO THE INSIDE EDGE OF JAMB, UNLESS OTHERWISE NOTED (TYP. 4 1/2" FROM WALL TO ALLOW FOR FULL UN-RIPPED JAMB LEG TRIM). 9. DIMENSIONS SHOWN AS V.I.F. SHALL BE VERIFIED BY THE CONTRACTOR IN THE FIELD. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCY IN DIMENSIONS PRIOR TO PROCEEDING WITH THE WORK IN THAT AREA. 10. "ALIGN" SHALL MEAN ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE. 11. "TYPICAL" OR "TYP" SHALL MEAN THAT THE CONDITION IS REPRESENTATIVE FOR SIMILAR CONDITIONS THROUGHOUT, UNLESS OTHERWISE NOTED. DETAILS ARE USUALLY KEYED AND NOTED "TYP" ONLY ONCE, WHEN THEY FIRST OCCUR. 12. "SIMILAR" OR "SIM" MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS NOTED. 13. VERIFY DIMENSIONS AND ORIENTATION ON PLANS AND ELEVATIONS. 14. WORK AREAS TO REMAIN SECURE AND LOCKABLE DURING CONSTRUCTION. THE GENERAL CONTRACTOR SHALL COORDINATE WITH OWNER TO ENSURE SECURITY. 15. COORDINATE AND PROVIDE BACKING FOR MILLWORK AND ITEMS ATTACHED OR MOUNTED TO WALLS OR CEILINGS. 16. UNDERCUT DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4", UNLESS OTHERWISE NOTED. 17. ALL MECHANICAL AND ELECTRICAL SCOPE OF WORK IS DESIGN/BUILD BY RESPECTIVE SUBCONTRACTORS. FIXTURE, GRILLE, SWITCH, AND OUTLET LOCATIONS SHOULD BE CONSIDERED DURING FRAMING - AND FINAL LOCATIONS SHOULD BE APPROVED BY ARCHITECT PRIOR TO INSTALLATION. 18. ALL STAIRS SHALL HAVE A HANDRAIL WITH 2" DIA. GRIP 36" ABOVE NOSING OF TREAD. 19. ALL NEW EXTERIOR WALLS TO BE 2x6 FRAMING U.N.O. 20. ALL NEW INTERIOR WALLS TO BE 2x4 FRAMING U.N.O. 21. EGRESS LADDERS TO BE PERMENANTLY AFFIXED TO EGRESS WELL WALL, HAVE A MINIMUM WIDTH OF 12" AND PROJECT FROM WALL A MINIMUM OF 3" 22. EGRESS WELL COVERS SHALL HAVE A MINIMUM OPENNG OF 5.7SF AND BE EASILY OPERABLE FROM INSIDE WITHOUT ANY SPECIAL FORCE, KNOWLEDGE OR TOOLS. 23. PENETRATIONS INTO OR THROUGH RATED ASSEMBLIES SHALL NOT REDUCE THE RATING OF THE ASSEMBLY. PENETRATIONS MAY BE FILLED APPROVED FIRE/DRAFT STOPPING MATERIALS (ASTM E 814 OR UL 1479) PER SBC 714.3.2 24. SECURITY GATES SHALL BE OPENABLE FROM EGRESS SIDE WITHOUT USE OF KEYS, SPECIAL FORCE, KNOWLEDGE OR TOOLS. SMOKE DETECTOR NOTES : x All Smoke Detectors to be hard-wired with battery back-up. x Detectors shall be installed in accordance with the approved manufacturer's instruction and in accordance with applicable SBC codes. x All detectors to be combination smoke / carbon monoxide detectors. north ROOF LINE T.O. SECOND FLR T.O. FIRST FLR938"15'-0"11'-0"NEW BLADE SIGN A B C D C C C E E TUBE STEEL AWNING NEW STOREFRONT TO STAIRS BEYOND2'-0"EXTENDED PARAPET T.O. EXISTING PARAPET T.O. PROPOSED PARAPET 4'-10"2'-10"T.O. HEIGHT LIMIT 59'-0"95'-0"5'-2"T.O. PROPOSED LOFTS EXTENT OF NEW BUILDING AREA NEW WINDOWS IN EXISTING OPENINGS 458"NEW BLADE SIGN A D E E F NEW 4'x7' SINGLE HUNG WINDOWS TO ALIGN WITH CONCRETE SCORING CUSTOM ART PANELS (tbd) NEW STOREFRONT IN EXISTING OPENING (typ) TUBE STEEL AWNING 9'-0"T.O. BLADE SIGN 6'-0"42'-0"T.O. HEIGHT LIMIT 53'-0"95'-0"EXTENT OF NEW BUILDING AREA ROOF LINE T.O. SECOND FLR T.O. FIRST FLR 15'-0"11'-0"10'-0"T.O. EXISTING PARAPET T.O. PROPOSED LOFTS 4'-0"E - EXISTING BRICK - LIGHT GRAY D - EXISTING CONCRETE MARQUEE- WHITE C - EXISTING CMU - TBD B - NEW 1X4 VERTICAL CEDAR A - NEW HARDI PANEL - TBD F - DIBOND ACCENT PANELS - TBD BURNETT STREET ELEVATION SCALE: 3/16" = 1'-0"PROPOSED ELEVATIONSA3.0#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019THIRD AVENUE ELEVATION SCALE: 3/16" = 1'-0" C APPROXIMATE EXTENT OF ABUTTING STRUCTURE APPROXIMATE EXTENT OF LOFTS BEYOND A 7'-0"T.O. HEIGHT LIMIT 59'-0"95'-0"ROOF LINE T.O. SECOND FLR T.O. FIRST FLR 15'-0"11'-0"10'-0"T.O. PROPOSED LOFTS 9'-0"NEW RATED PARAPET EXTENT OF NEW BUILDING AREA NEW BLADE SIGN A D C E RELOCATE EXISTING EGRESS DOOR ENLARGE EXISTING OPENING INSTALL NEW WROUGHT IRON ROLLING GATE NEW DOOR AND WINDOW TO APARTMENT NEW WINDOWS IN NEW OPENINGS (typ) EXTENT OF NEW BUILDING AREA 8'-0"T.O. HEIGHT LIMIT 59'-0"95'-0"ROOF LINE T.O. SECOND FLR T.O. FIRST FLR 15'-0"11'-0"10'-0"T.O. PROPOSED PARAPET NEW SCUPPER w/ TWO DOWNSPOUTS (refer to roof plan) E - EXISTING BRICK - LIGHT GRAY D - EXISTING CONCRETE MARQUEE- WHITE C - EXISTING CMU - TBD B - NEW 1X4 VERTICAL CEDAR A - NEW HARDI PANEL - TBD F - DIBOND ACCENT PANELS - TBD ALLEY (EAST) ELEVATION SCALE: 3/16" = 1'-0"PROPOSED ELEVATIONSA3.1#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019ELEVATION @ PARTY (NORTH) WALL SCALE: 3/16" = 1'-0" LOFT PERSPECTIVESR3.2# REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019INTERIOR LOFT PERSPECTIVE SCALE: NTS INTERIOR LOFT PERSPECTIVE SCALE: NTS INTERIOR LOFT PERSPECTIVE SCALE: NTS ROOF LINE T.O. SECOND FLR T.O. FIRST FLR 15'-0"11'-0"T.O. PROPOSED LOFTS 10'-0"8'-0"FURRING AROUND DROPPED BEAMS AS REQUIRED 1 1 2"12" TRASH ROOMTENANT 4 UNIT 216 UNIT 211UNIT 220 UNIT 208 TENANT B1 HALLWAY TENANT B6 HALLWAY7'-012"6'-8"FURRING AROUND DROPPED BEAMS AS REQUIRED EXISTING FOUNDATIONS TO REMAIN EXISTING BLOCK WALL TO REMAIN NEW CLOSED CELL RIGID INSULATION ENTIRELY ABOVE ROOF DECK (6.5" @ R6 = R39ci < R38 PER C402.1.3 1 A4.1 NEW RATED PARAPET WALL EXTENSION 2 A4.1 R-21 BATT IN ALL NEW WOOD FRAMED EXTERIOR WALLS R-49 BATT IN NEW WOOD FRAMED ROOF PROPOSED BUILDING SECTIONA4.0#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019PROPOSED BUILDING SECTION SCALE: 3/16" = 1'-0" 3 4" PAINT GRADE WOOD SILLS SCHEDULED WINDOW REFER TO ELEVATIONS FOR SIDING PLYWOOD SHEATHING PER STRUCTURAL BLDG PAPER 6 A5.6 PAINTED 2x3 SILL WITH DRIP EDGE R-21 BATT RESILIENT CAULK R-10 RIGID INSULATION AT HEADERS HEADERS PER STRUCTURAL DRYWALL WRAP AT WINDOW HEAD AND JAMBS 4 A5.6 PAINTED 2x3 TRIM w/ CONTINUOUS DRIP GROOVE AT HEAD AND SILL (typ) SLOPED FLASHING w/ HEMMED EDGE BEAM PER STRUCT 1 8":12" TAPERED CLOSED CELL RIGID INSULATION - SLOPES TO DRAIN ROOFING PER SPEC - EXTENDS UP WALL (typ) BASE LAYER - 6.5" R6 RIGID INSULATION (R39ci entirely above roof deck) 5 8" GWB THROUGHOUT - REFER TO PLANS 2x8 OUTRIGGER CONTINUOUS 2" VENT w/ APPROVED INSECT SCREEN ROOFING PER SPEC SHEATHING PER STRUCT R-49 BATT MTL DRIP EDGE 1x6 OVER 2x6 FACIA FULLY ADHERED R-5 RIGID XPS WITH TAPED SEAMS ALL FURRING WALLS 2x4 WALL FURRING (typ - uno) EXIST 12" BLOCK WALL R-15 BATT (typ -uno) 5 8" TYPE 'X' GWB w/ LEVEL 4 FINISH AND PVA PRIMER (<1 PERM) 2x6 STUDS @ 16" O/C EXTERIOR INTERIOR R-21 BATT @ 2X6 WALLS FLASHING EXTENDS UP BEHIND SIDING PT PLATE - AB PER STRUCT 2x6 RIPPED CANT ICE AND RAIN SHIELD @ CAP SHIM TO SLOPE 5 4 X 6 CEDAR TRIM (NOTCH FOR SIDING) ROOFING PER SPEC EXTENDS UP INSIDE PARAPET WALL (typ) 24 GA. CAP FLASHING THROUGHOUT (typ) 5 8" TYPE 'X' GYPSUM SHEATHING EA. SIDE AT PARAPET WRB PER SPEC SCHEDULED SIDING PER ELEVATIONS 5 8" TYPE 'X' GYPSOM SHEATHING SHEATHING PER STRUCT 2x8 CRICKET FRAMING ROOF FRAMING PER STRUCT PROPOSED TYPICAL WALL SECTIONA4.1#REVISIONDATE303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019PROPOSED TYPICAL WALL SECTION SCALE: 1 1/2" = 1'-0" PROPOSED TYPICAL WALL SECTION SCALE: 1 1/2" = 1'-0"1 2 T.O. FINISH FLOOR “  T.O. ASSEMBLY “ 1 2") 4'-8"4'-8"3'-0" 13'-0"3'-012"6'-0"9'-812"7'-0"2'-412"812"7.125sf28sf 14sf 28sf 14sf 14.4sf B T.O. FINISH FLOOR “  T.O. ASSEMBLY “  7'-0"1'-8"9'-0"3'-0"5'-012"5'-012" 13'-9"2'-4"6'-0"30.25sf 11.764sf 30.25sf 11.764sf 5sf 14.4sf 3'-0" “  T.O. FINISH FLOOR “  T.O. DOOR 6'-8"VISION PANEL NOT TO EXCEED 100 sq in D-H-90 T.O. FINISH FLOOR “  T.O. ASSEMBLY “  27'-8" - VIF 9'-0" - VIF EQ 1'-0"7'-8" - VIF9'-0"9'-0" - VIF EQ 9'-0" - VIF EQ 69sf 69sf 69sf T.O. FINISH FLOOR “  T.O. ASSEMBLY “  9'-0"7'-0"3'-7"7'-8"3'-7" 15'-6"1'-8"5.9sf 12.7sf 23.8sf23.3sf 5.9sf 23.3sf23.8sf SCHEDULE AND ELEVATIONSWINDOW AND DOORA5.0 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"A TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"B EXT EGRESS STAIR DOOR SCALE: 1/2" = 1'-0"C TENANT STOREFRONT SCALE: 1/2" = 1'-0"E TENANT FEATURE DOOR SCALE: 1/2" = 1'-0"D T.O. FINISH FLOOR “  T.O. ASSEMBLY “  16'-2" 4'-9"6'-0"4'-9"2'-4"7'-0"10'-0"14.4sf 14.4sf 16sf 33.25sf 11sf 33.25sf 11sf 7'-0"2'-8"T.O. FINISH FLOOR “  T.O. ASSEMBLY “  15'-91 2" 4'-63 4"6'-0"4'-63 4"2'-4"7'-0"10'-0"7'-0"2'-8"14.4sf 14.4sf 10.6sf 32sf 16sf 10.6sf 32sf 9'-11" 1'-712"6'-0"1'-712"2'-4"7'-0"10'-0"7'-0"2'-8"T.O. FINISH FLOOR “  T.O. ASSEMBLY “  14.4sf 14.4sf 16sf11.4sf 3.8sf 11.4sf 3.8sf T.O. FINISH FLOOR “  T.O. ASSEMBLY “  7'-0" - VIF 1'-0"7'-8" - VIF9'-0"51sf 6'-8"1'-0"7'-8"9'-0"T.O. FINISH FLOOR “  T.O. ASSEMBLY “  6'-10"6'-0"6'-10" 20'-4"3"7'-0"1'-5"14.4sf14.4sf 52.4sf 8.5sf 52.4sf 3'-0"7'-0"T.O. FINISH FLOOR “  T.O. DOOR “  unit #4'-0"5'-0"5'-10"PEEPHOLE SCHEDULE AND ELEVATIONSWINDOW AND DOORA5.1 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"F BUILDING ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"F1 TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"F2 TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"G TENANT ENTRY DOOR AND STOREFRONT SCALE: 1/2" = 1'-0"G1 EXT TENANT ENTRY DOOR SCALE: 1/2" = 1'-0"H “  T.O. FINISH FLOOR “  T.O. DOOR 7'-0"3'-0"3'-0"7'-0"T.O. FINISH FLOOR “  T.O. DOOR “  unit #4'-0"5'-0"5'-10"PEEPHOLE “  T.O. FINISH FLOOR “  T.O. DOOR 6'-8"2'-0" EGRESS ~7sf CLEAR WHEN FULLY OPEN 7'-0"4'-0"4'-0" T.O. FINISH FLOOR “  T.O. ASSEMBLY “  T.O. FINISH FLOOR “  6'-0"2'-0"meets egress 8'-0"T.O. ASSEMBLY “  4'-0" T.O. ASSEMBLY “  7'-0"2'-0"meets egress 9'-0"4'-0" T.O. FINISH FLOOR “  EGRESS ~11sf CLEAR WHEN FULLY OPEN T.O. ASSEMBLY “  4'-0"3'-0"5'-10"7'-0"T.O. FINISH FLOOR “  SCHEDULE AND ELEVATIONSWINDOW AND DOORA5.2 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019EXT EGRESS STAIR SCALE: 1/2" = 1'-0"I INT UNIT DOORS SCALE: 1/2" = 1'-0"M INT MECH DOOR SCALE: 1/2" = 1'-0"N WINDOW ELEVATION SCALE: 1/2" = 1'-0"101 WINDOW ELEVATION SCALE: 1/2" = 1'-0"201 WINDOW ELEVATION SCALE: 1/2" = 1'-0"205 WINDOW ELEVATION SCALE: 1/2" = 1'-0"213 9'-0"4'-0"4'-0" T.O. LOFT FINISH FLOOR “  T.O. ASSEMBLY “  EGRESS ~7sf CLEAR WHEN FULLY OPEN 9'-0"4'-0"4'-0" T.O. LOFT FINISH FLOOR “  T.O. ASSEMBLY “  9'-0"4'-0"3'-0" T.O. LOFT FINISH FLOOR “  T.O. ASSEMBLY “  SCHEDULE AND ELEVATIONSWINDOW AND DOOR A5.3 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019WINDOW ELEVATION SCALE: 1/2" = 1'-0"301 WINDOW ELEVATION SCALE: 1/2" = 1'-0"302 WINDOW ELEVATION SCALE: 1/2" = 1'-0"307 LOWER FIELD WRB / AB 18 GA. G90 GALV. BACK ANGLE - SET TO BACKSET OF WINDOW PLUS 1/4" NEW GYPSUM SHEATHING PER SPECIFICATIONS "U" - SHAPED WRB / AB SILL PRE-STRIP, LAP O/ LOWER FIELD WRB LAP TARGET WRB O/ LOWER FIELD WRB MIN. 6" - TAPE MC-SAM CORNER GUSSET CONT. AIR SEAL SHOWN DASHED 12"12"MC-SAM CORNER PIECE CUT AND FOLD AS SHOWN BELOW - INSTALL ATOP GUSSET MC-SAM JAMB CORNER CLOSURE - CUT AND FOLD AS SHOWN BELOW SLIT TO FOLD AROUND BACK DAM ANGLE CONT. SEALANT @ LEADING EDGE OF MEMBRANE MC-SAM SILL LINER, CONT. ACROSS SILL JAMB PRE-STRIP TO LAP OVER MC-SAM SILL FLASHING AND WRB PRESTRIP MINIMUM 6", HOLD WRB MIN. 2" ABOVE BACK DAM ANGLE, TAPE INSTALL INTERMITTENT SHIMS ON SILL ADHERE TO FACE OF SILL (BEHIND FLANGE) APPLY CONTINUOUS SEALANT AT UPTURNED LEG OF BACK DAM ANGLE. TIE TO CONTINUOUS INTERIOR AIR SEAL AT JAMBS AND HEAD. TAPE WRB JOINTS, TYP. WRB / AB CLOSURE @ HEAD / JAMB WRB HEAD LINER TO LAP OVER JAMB WRB MIN. 6" EXTEND JAMB PRE-STRIP PRIOR TO INSTALLING PRE-STRIP @ HEAD SET FLANGED WINDOW / DOOR - INSTALL INTERIOR AIR SEAL @ JAMBS AND HEAD SET LOWER FLANGE O/ SHIMS - SECURE PER WINDOW MANUFACTURER LAP FIELD WRB O/ VERTICAL LEG OF HEAD FLASHING & TAPE AT SAME TIME AIR SEAL IS PROVIDED ABOVE ATTACH SILL FLASHING TO WINDOW SILL FLANGE. DO NOT PENETRATE SILL FLASHING. SEAL JOINT BETWEEN WINDOW FRAME AND SILL FLASHING WITH BACKER ROD AND SEALANT, PER DETAILS LAP FIELD WRB / AB OVER JAMB PRE-STRIP - SEAL WITH WRB / AB TAPE LAP UPPER FIELD WRB OVER PRE-STRIP AND CONTINUOUS SEALANT BEAD WINDOW INSTALLATION SEQUENCEA5.4 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019WINDOW SEQUENCE STEP 1 SCALE: 1 1/2" = 1'-0"1 WINDOW SEQUENCE STEP 2 SCALE: 1 1/2" = 1'-0"2 WINDOW SEQUENCE STEP 3 SCALE: 1 1/2" = 1'-0"3 WINDOW SEQUENCE STEP 4 SCALE: 1 1/2" = 1'-0"4 WINDOW SEQUENCE STEP 5 SCALE: 1 1/2" = 1'-0"5 WINDOW SEQUENCE STEP 6 SCALE: 1 1/2" = 1'-0"6 WINDOW SEQUENCE STEP 7 SCALE: 1 1/2" = 1'-0"7 FULLY ADHERED R-5 RIGID XPS WITH TAPED SEAMS ALL FURRING WALLS (typ-uno) 2x4 WALL FURRING (typ - uno) EXIST BLOCK WALL (typ -uno) PVA PRIMER (<1 PERM) OVER LEVEL 4 GWB THROUGHOUT (typ) EXTERIOR INTERIOR R-15 BATT (typ -uno) INTERIOR 2X4 STAGGERED STUDS @ 16" O/C 5 8" GWB OVER 1 2" SHEATHING AS REQ'D PER STRUCT - LEVEL 4 FINISH AND PVA PRIMER w/ <1 PERM THROUGHOUT (typ) PLUMBING AS REQ'D - INSULATED 5 8" GWB CONTINUOUS DRAFT STOP EA. 10 LINEAR FEET 2x6 PLATE R-19 SOUND ATTENUATION BATTS WOVEN BETWEEN STUDS SHEATHING AS REQ'D PER STRUCT INTERIOR 63 4" NOTE: CONT. CAULKING @ TOP AND BOTTOM OF GWB. SEE STRUCTURAL DRAWINGS FOR SHEAR WALL LOCATIONS. GWB TO RUN CONTINUOUS BEHIND SHOWERS PROVIDE FINISH GWB TO COVER FLANGE. USE WATER RESISTANT GWB IN WET LOCATIONS AND INSIDE VENT SHAFTS ASSEMBLY: GA WP3380 (sim) FIRE TEST: UL R1319-4, 6-17-52 SOUND TEST: TL-93-440 STC: 52 2x4 WOOD STUDS @ 16" OC (per struct - typ) INTERIOR INTERIOR 5 8" GWB EA SIDE w/ LEVEL 4 FINISH AND PVA PRIMER WITH <1 PERM THROUGHOUT (typ) 43 4" ROOFING PER SPEC INSULATION SLOPED TO DRAIN @ 1 4" : 12" CLOSED CELL RIGID INSULATION TO MIN R38 (8" ~ R40) (E) DIAGONAL SHEATHING (exposed) ADDITIONAL 3 4" SHEATHING AS REQ'D (per struct) (E) 2x12 JOISTS @ 16" OC (exposed) EXTERIOR INTERIOR - SECOND FLOOR R2 - APARTMENTS ASSEMBLY: GA FC5120 (sim) FIRE TEST: FM FC-181, 8-31-72 SOUND TEST: G&H OC-3MT, 10-12-71 STC: 50-54 (E) 2x14 JOISTS @ 16" OC (E) DIAGONAL SHEATHING RESILIENT MAT ADDITIONAL 3 4" SHEATHING AS REQ'D (per struct) ACOUSTICAL BATT INSULATION RESILIENT CHANNELS @ 16" OC 5 8" TYPE 'X' GWB CARPETING PER SPEC INTERIOR - SECOND FLOOR R2 - APARTMENTS INTERIOR - ENTRY FLOOR B - RETAIL 2x4 WOOD STUDS @ 16" OC (per struct - typ) INTERIOR INTERIOR 5 8" TYPE 'X' GWB EA SIDE w/ LEVEL 4 FINISH AND PVA PRIMER WITH <1 PERM THROUGHOUT (typ) 43 4" ASSEMBLY: GA WP3514 (sim) FIRE TEST: SWRI 01-4511-619[1], 3-94 SOUND TEST: G&H NG-246FT, 7-2-65 STC: 35-39 2x4 WOOD STUDS @ 16" OC (per struct - typ) INTERIOR INTERIOR 5 8" GWB EA SIDE w/ LEVEL 4 FINISH AND PVA PRIMER WITH <1 PERM THROUGHOUT (typ) 43 4" R-19 SOUND ATTENUATION BATTS SCHEDULED SIDING PER ELEVATIONS SHEATHING PER STRUCT (typ) 5 8" TYPE 'X' GYPSOM SHEATHING 5 8" TYPE 'X' GWB w/ LEVEL 4 FINISH AND PVA PRIMER (<1 PERM) THROUGHOUT (typ) 2x6 STUDS @ 16" O/C EXTERIOR INTERIOR WRB PER SPEC R-21 BATT (typ-uno) 71 2" INTERIOR FURRING SCALE: 1-1/2" = 1'-0"WALL AND FLOOR CONSTRUCTIONA5.5 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 20191 1 HR RATED INTERIOR WALL SCALE: 1-1/2" = 1'-0"2 INTERIOR PARTITION WALL SCALE: 1-1/2" = 1'-0"3 UNRATED ROOF ASSEMBLY SCALE: 1-1/2" = 1'-0"81 HR FLOOR / CEILING ASSEMBLY SCALE: 1-1/2" = 1'-0"7 1HR PARTITION WALL SCALE: 1-1/2" = 1'-0"4 PARTITION WALL SCALE: 1-1/2" = 1'-0"5 1HR EXTERIOR WALL SCALE: 1-1/2" = 1'-0"6 MIN 1 4" DEEP DRIP EDGE DRYWALL CORNER BEAD (typ) BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS FILLET SEAL BETWEEN CONCRETE AND FLASHING CONTINUOUS SAM CONTINUOUS NAM BACKER ROD AND SEALANTROD AND SEALANT BED FLANGE IN SEALANT WINDOW PER SCHEDULE REFER TO ELEVATIONS FOR SWING EXTERIOR INTERIOR EXISTING BLOCK WALL DRYWALL CORNER BEAD (typ) CONTINUOUS NAM BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS SEALANT SEALANT PAINTED RIPPED JAMB EXTENSION ROD AND SEALANT CONTINUOUS SAM BED FLANGE IN SEALANT WOOD SILL BEYOND SCHEDULED WINDOW EXTERIOR INTERIOR SHEET METAL FLASHING w/ FILLET SEAL SHIM JAMB TO ALLOW DRAINAGE EXISTING BLOCK WALL 3 4" WOOD SILL CONTINUOUS NAM BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS SEALANT SHIM SILL TO ALLOW DRAINAGE BELOW ROD AND SEALANT CONTINUOUS SAM BED FLANGE IN SEALANT SCHEDULED WINDOW CONC. SILL SLOPES @ MIN 1 8":12" EXTERIOR INTERIOR SS BACKDAM SHIM SILL UP TO ALLOW DRAINAGE EXISTING BLOCK WALL EXTERIOR INTERIOR 3 4" WOOD SILL SAM LAPS 24GA BACKDAM AND NAM SEALANT BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS PAINTED 2x3 SILL SLOPED MIN 1 4":12" ROD AND SEALANT SAM OVER NAM AND OUTSIDE FACE OF FLANGE SCHEDULED WINDOW CONTINUOUS NAM SCHEDULED SIDING CONTINUOUS WRB PLYWOOD SHEATHING PER STRUCT (typ) TRIM SURROUND BEYOND SHEET METAL BACKDAM HORSESHOE SHIM FLANGE FORWARD TO ALLOW DRAINAGE HORSESHOE SHIM WINDOW UP TO ALLOW POSITIVE DRAINAGE EXTERIOR INTERIOR 1 2" PAINT GRADE BASE TRIM SEALANT GWB CORNER BEAD (typ) ROD AND SEALANT (typ) CONTINUOUS NAM EXTENDS BEHIND SAM AND WRB PAINTED 2x3 TRIM (typ) CONTINUOUS WRB LAPS SAM / NAM AND FLASHING SCHEDULED SIDING PLYWOOD SHEATHING PER STRUCT (typ) SAM OVER NAM AND OUTSIDE FACE OF FLANGE BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS BLIND CLAUK w/ SEALANT ROD AND SEALANT (typ) INTERIOREXTERIOR ROD AND SEALANT (typ) CONTINUOUS WRB LAPS SAM / NAM AND FLASHING MTL FLASHING w/ HEMMED DRIP EDGE EXTENDS MIN 6" UP WALL BEHIND WRB GWB BEYOND SEALANT (typ) PAINTED 2x3 TRIM w/ CONTINUOUS DRIP GROOVE (typ) SCHEDULED SIDING PLYWOOD SHEATHING PER STRUCT (typ) CONTINUOUS NAM EXTENDS 6" UP WALL BEHIND WRB SAM OVER NAM AND OUTSIDE FACE OF FLANGE BED FLANGE IN SEALANT (typ) BATT INSULATION - REFER TO WALL TYPE DRAWINGS FOR COMMON CALLOUTS HEADER PER STRUCT (typ) PRE-STRIP MEMBRANE EXTENDS INTO R.O. (typ) MIN R-10 RIGID AT ALL HEADERS TYPICAL WINDOW DETAILSA5.6 303 Nickerson Street I Seattle, WA ryanrhodesdesigns.com I 206.632.1818 Issueprojectnumbernumber sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019TYPICAL WINDOW HEAD SCALE: 3" = 1'-0"1 SCALE: 3" = 1'-0"2 TYPICAL WINDOW SILL SCALE: 3" = 1'-0"3 TYPICAL WINDOW JAMB TYPICAL WINDOW HEAD SCALE: 3" = 1'-0"4 SCALE: 3" = 1'-0"5 TYPICAL WINDOW SILL SCALE: 3" = 1'-0"6 TYPICAL WINDOW JAMB “”“”“”rr“””””“”“”””””“”“”“”””S1.1GENERAL STRUCTURAL NOTES Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URAL E N G INEER ”””””””””””””””””””””””””””“””””””“”“”S1.2GENERAL STRUCTURAL NOTES Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEER S1.3ABBREVIATIONS & SYMBOLS Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEER 1ST FLOOR FRAMING PLANSCALE: 316"=1'-0"S2.11ST FLOOR FRAMING PLANN Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROFE S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEER SECOND FLOOR FRAMING PLANSCALE: 316"=1'-0"S2.2SECOND FLOOR FRAMING PLANN Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URAL E N G INEER LOFTS FRAMING PLAN18"=1'-0"S2.3LOFTS FRAMING PLANN Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROFE S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEER ROOF FRAMING PLANSCALE: 316"=1'-0"S2.4ROOF FRAMING PLANN Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URAL E N G INEER 391110176245TYP (E) JOIST-BEAM CONN (1st & 2nd FLR)12Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC TURAL E N G INEERS3.1EXISITING (E) SECTIONS & DETAILSTYP (E) JOIST-BEAM CONN (ROOF)TYP (E) JOIST-CONC WALL CONNTYP (E) ROOF JOIST-CONC WALL CONNTYPICAL (E) WALL BRACING (CONT @ WEST & EAST WALLS) ≤ 3912118521041S4.1TYP WOOD SECTIONS & DETAILS TYPICAL FLOOR SHEATHING TYP BEAM / TJI CONNECTIONTYPICAL STUD FRAMING DETAILTYPICAL BEAM TO BEAM CONNECTIONTYP WALL TOP PLATE SPLICETYPICAL SHEAR WALL INTERSECTIONTYPICAL WALL TO BEAM CONNECTIONTYP BEAM TO WOOD POSTTYPICAL STAIR LANDINGIssue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEERTYP POST CONNECTION DETAIL1"=1'-0" 391211852101746TYPICAL ROOF SHEATHINGIssue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC TURAL E N G INEERTYPICAL ROOF SHEATHINGTYP INTERIOR BEARING WALL DETAILTYP EXTERIOR WALL @ ROOF FRAMINGS4.2TYP ROOF SECTIONS & DETAILS1"=1'-0"TYPICAL OUTRIGGERS1"=1'-0"1"=1'-0"1"=1'-0"DETAIL1"=1'-0" 118510S4.3TYP LATERAL SECTIONS & DETAILS 7SHEAR WALL SCHEDULE (DOUG-FIR LUMBER)TYP WALL DETAIL AT SHAFTSHOLDOWN DETAIL AT WOOD BEAMTYPICAL SHEAR WALL SHEATHINGTYP WALL DETAILTYP INTERIOR BEARING WALL DETAILTYP INTERMEDIATE STAIR LANDINGTYP STAIR LANDINGTYP STAIR LANDING AT CORRIDORTYP INTERMEDIATE STAIR POST3912216Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC T URA L E N G INEER 3911810176245NEW SW @ (E) CMU121"=1'-0"Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC TURAL E N G INEERS4.4WOOD SECTIONS & DETAILS NEW WOOD PARAPET @ (E) CMU1"=1'-0"TYP LOFT 12 HEIGHT WALL1"=1'-0" Issue project numbernumbersheet18-150 RENOVATION FOR: 700 South 3rd Street, Renton, WA PENNEY LOFTS Proposed:03/26/20191735 Westlake Ave N, Ste 205 Seattle, WA 98109 Phone:206.456.3071 Fax:206.456.3076 www.fossatti.comKAL W APKNAR FP 23024 .PROF E S SION A L E N G INEERSTATEO F WA SHI N GTONSTRUC TURAL E N G INEERGL BEAM TO STL BEAM CONNECTIONTYP STL BEAM TO BEAM CONNECTIONTYP TJI TO STL BEAM CONNECTIONTYPICAL STEEL BM PENETRATIONSTYP WF BM TO CONC391211852101746S5.11"=1'-0"1"=1'-0"1"=1'-0"STEEL SECTIONS & DETAILSTYP STEEL HEADER CONNECTION1"=1'-0"(E) WF BM W\ ADDED WT BM1"=1'-0"TYP POST TO WF BM CONN1"=1'-0"TYP BEAM TO HSS COL CONNECTIONTYP WF BM TO (E) CMU1"=1'-0"