HomeMy WebLinkAboutERC_Determination_Applicant_Ltr_Penny Lofts_190611_pdf
June 14, 2019
Michael Smith
Ryan Rhodes Design, Inc.
303 Nickerson St
Seattle, WA 98109
SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION
Penney Lofts, LUA19-000109, ECF, MOD, SA-A
Dear Mr. Smith:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have
completed their review of the subject project and have issued a threshold Determination of Non-Significance.
Please refer to the enclosed ERC Report and Decision for more details.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June
28, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information
regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510.
If the Environmental Determination is appealed, a public hearing date will be set and all parties notified.
If you have any questions or desire clarification of the above, please call me at (425) 430-6598.
For the Environmental Review Committee,
Jill Ding
Senior Planner
Enclosure
cc: David Smith / Owner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
June 14, 2019
PROJECT NAME/NUMBER: PR19-000206/Penney Lofts LUA19-000109
PROJECT LOCATION: 700 S 3rd Street, Renton, WA 98057
LOCATION WHERE APPLICATION MAY
BE REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also http://bit.ly/2YqhwQA
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental
(SEPA) Review, and a Street Standards Modification for tenant improvements to the former JC Penney building into a
mixed-use retail and multi-family building. The project site totals 11,500 square feet and is located within the Center
Downtown (CD) zone. The existing building totals 32,732 square feet and is two stories high, with a basement level. The
applicant is proposing an 11,538 butterfly roof extension that would increase the building height to 36 feet. Proposed
renovations would result in 24 residential apartment units (14 studios and 10 loft units) and 5,860 square feet of mixed
use retail/restaurant space. Parking is proposed to be accommodated off-site within the City parking garage. A
modification to the street standards has been requested to retain the existing frontage improvements around the
building. A seismic hazard area and Wellhead Protection Area, zone 1 are mapped on the project site.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 28, 2019, together
with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to
the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set
and all parties notified.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC_Report_Penny Lofts_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: June 10, 2019
Project File Number: PR19-000206
Project Name: Penney Lofts
Land Use File Number: LUA19-000109, ERC, SA-A, MOD
Project Manager: Jill Ding, Senior Planner
Owner: Penney Lofts, LLC, 700 S 3rd St, Renton, WA 98056
Applicant/Contact: Michael Smith, Ryan Rhodes Designs, Inc, 303 Nickerson St, Seattle, WA 98109
Project Location: 700 S 3rd St, Renton, WA 98057
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental
(SEPA) Review, and a Street Standards Modification for tenant improvements to
the former JC Penney building into a mixed-use retail and multi-family building.
The project site totals 11,500 square feet and is located within the Center
Downtown (CD) zone. The existing building totals 32,732 square feet and is two
stories high, with a basement level. The applicant is proposing an 11,538
butterfly roof extension that would increase the building height to 36 feet.
Proposed renovations would result in 24 residential apartment units (14 studios
and 10 loft units) and 5,860 square feet of mixed use retail/restaurant space.
Parking is proposed to be accommodated off-site within the City parking garage.
A modification to the street standards has been requested to retain the existing
frontage improvements around the building. A seismic hazard area and
Wellhead Protection Area, zone 1 are mapped on the project site.
Exist. Bldg. Area SF: 32,732 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
11,538
Site Area: 11,500 Total Building Area GSF: 44,270
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
Williams Ave S DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
City of Renton Department of Community & Economic Development
Penney Lofts
Staff Report to the Environmental Review Committee
LUA19-000109, ERC, SA-A, MOD
Report of June 10, 2019 Page 2 of 3
ERC_Report_Penny Lofts_v1
ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Architectural Plan Set
Exhibit 3: Transportation Concurrency Memo
C. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: The project site is mapped within a seismic hazard area. As no expansion of the existing
building foot print is proposed, a geotechnical report was not required to be submitted with the land
use application materials. All tenant improvement work would be required to comply with the current
adopted building codes regarding structural stability. It is anticipated that the current building code
requirements would adequately mitigate any tenant improvements to the project site, therefore no
further mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable
2. Water
a. Storm Water
Impacts: All work proposed would be contained within the existing building footprint. No expansion
of the existing footprint is proposed, therefore a stormwater report was not required to be
submitted with the project application materials. No further mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
3. Historic and Cultural Preservation
Impacts: The existing structure was building in 1955 and appears on the national and Washington
heritage register. The proposed tenant improvements would enhance and revitalize the existing
historical building in downtown Renton. No further mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
City of Renton Department of Community & Economic Development
Penney Lofts
Staff Report to the Environmental Review Committee
LUA19-000109, ERC, SA-A, MOD
Report of June 10, 2019 Page 3 of 3
ERC_Report_Penny Lofts_v1
4. Transportation
Impacts: Based on a review of existing traffic information on file in the City’s Transportation
Department, the proposal would generate a net reduction of approximately 125 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate approximately 8 net
new trips (2 inbound and 6 outbound). During the weekday PM peak hour, the project would have a
reduction of approximately 57 net new trips (-20 inbound and -37 outbound). Based on the reduction of
trips, a transportation mitigation fee would not be applicable to the project proposal. No further
mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
D. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on June 28, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall –
7th Floor, (425) 430-6510.
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Penney Lofts
Land Use File Number:
LUA19-000109, ERC, SA-A, MOD
Date of Meeting
June 10, 2019
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Michael Smith
Ryan Rhodes Designs, Inc
303 Nickerson St, Seattle, WA
98109
Project Location
700 S 3rd St, Renton, WA 98057
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Architectural Plan Set
Exhibit 3: Transportation Concurrency
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
MAIN 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
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.
18" maximum intrusion into required yards including gutters
A copy of the approved plan must be on site whenever construction is in progress.
Paved surfaces including roadways, sidewalks, and curbs that are damaged by new construction shall be repaired as required by the street use inspector.
All 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.
The 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.
Utility Service connections shown on this plan are to be maintained privately and not by the City of Seattle.
The 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$VFRQVWUXFWLRQSURJUHVVHVDQGXQH[SHFWHG VHDVRQDO FRQGLWLRQVGLFWDWHPRUHVLOWDWLRQFRQWUROIDFLOLWLHVPD\EHUHTXLUHGWRLQVXUHFRPSOHWHVLOWDWLRQFRQWURORI
WKHSURMHFW7KHUHIRUHGXULQJWKHFRXUVHRIFRQVWUXFWLRQLWVKDOOEHWKHREOLJDWLRQDQGUHVSRQVLELOLW\RIWKHFRQWUDFWRUWRDGGUHVVDQ\QHZFRQGLWLRQVWKDWPD\EHFUHDWHG
by his/her activity and to provide additional facilities that may be needed to protect adjacent properties.
7KH&RQWUDFWRUVKDOONHHSRIIVLWHVWUHHWVFOHDQDWDOOWLPHVE\VZHHSLQJ:DVKLQJRIWKHVHVWUHHWVZLOOQRWEHDOORZHGZLWKRXWSULRUDSSURYDO
All work performed by public utility entities to remove or relocate existing utilities shall be done at the permitee's expense.
Interpretations:
These documents are in part diagrammatic and subject to interpretation.
They do not necessarily show complete details of construction, work, or materials, performance or installation, and do not necessarily show how construction
details of other items of the work may affect any particular installation.
These must be ascertained by the contractor and correlated to bring the parts together as a completed whole.
Any detail, dimension, or statement not completely clear to the Contractor shall be referred to the Architect for interpretation
Dimensions:
The drawings may not be drawn to scale in some instances; follow dimensions but do not scale drawings.
:KHUHGLPHQVLRQVDUHQRWHGFRQILUPRU³YHULI\´FRQVXOWWKH$UFKLWHFWIRUFULWLFDOGLPHQVLRQFULWHULDEHIRUHSURFHHGLQJZLWKWKHZRUN
All 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)12
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 12
IBC 716.5 -OPENING PROTECTION (hrs)
fire partitions fire door rating glazing marking
CORRIDOR WALLS 12 hr 13 D-20
OTHER 12 hr 13 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 > 13 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
12
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
EXHIBIT 2
RECEIVED
05/09/2019 jding
PLANNING DIVISION
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
3 12" x 3 12" x 38" STEEL
BASEPLATE WELDED
TO STANTION w/
(4) 3866$1&+256
1 12+$1'5$,/67$17,21
34"312"312"34"PROTECTED PIPING
LEVER VALVE
40" MAX.MIRROR
6" MAX.
8" MIN.27" MIN.29" MIN.34" MAX.MIN.9"17" MINIMUM
19" MAXIMUM
EDGE PROTECTION PROVIDED BY VERTICAL GUARD RAILS2'-3"2'-10" TO 3'-2"1.25"-1.5"
12" EXTENSION BEYOND RAIL
EDGE PROTECTION 'B'1'
3' MINIMUM
34"-38"1
12
1' MIN.
1' MIN.
END OF RAMP
1' MIN.END OF RAMP
1' MIN.
SECTION A
SECTION B
SECTION C
ELEVATION D
ELEVATION E
C
A
E
B
C RAMP
18" MIN.18" MIN.
1
12
EDGE PROTECTION 'A'
PREVENTS PASSAGE
2)63+(5(
1' MIN.END OF RAMP
1' MIN.
EDGE PROTECTION 'A'
PREVENTS PASSAGE
2)63+(5(33" - 36"1'-6" MIN112"
1'-0"3'-6" MIN
1'-6"
6"3'-0"
ALL GRAB BARS TO BE
5$,/ 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.
)URQWSXOO ÝSHUSHQGLFXODUÝEH\RQGODWFK
Front/push:ÝSHUSHQGLFXODUÝEH\RQGODWFK
)URQWSXVKZFORVHU ODWFK ÝSHUSHQGLFXODUÝEH\RQGODWFK
+LQJHSXOO ÝSHUSHQGLFXODUÝEH\RQGODWFK
+LQJHSXOO ÝSHUSHQGLFXODUÝEH\RQGODWFK
+LQJHSXVK ÝSHUSHQGLFXODUÝEH\RQGODWFK
+LQJHSXVKZFORVHU ODWFK ÝSHUSHQGLFXODUÝEH\RQGODWFK
/DWFKSXOO ÝSHUSHQGLFXODUÝEH\RQGODWFK
/DWFKSXOOZFORVHU ODWFK ÝSHUSHQGLFXODUÝEH\RQGODWFK
/DWFKSXVK ÝSHUSHQGLFXODUÝEH\RQGODWFK
Latch/push w/closer & latch: 4ÝSHUSHQGLFXODUÝEH\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
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sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 20191
2 3 4
5
6 7
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
148'-8"149 / 3 = 49.555 ~49'-6 1 2"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)12
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 12
IBC 716.5 -OPENING PROTECTION (hrs)
fire partitions fire door rating glazing marking
CORRIDOR WALLS 12 hr 13 D-20
OTHER 12 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 > 13 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 12
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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206.632.1818
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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'-912"
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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"
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'-012"VIF 4'-0"
MIN CLR
312"
1'-612"center instorefrontcenter instorefrontcenter instorefrontcenter instorefront14'-912"312"512"
3'-9"7'-212"2'-434"
312"312"7'-9"312"6'-712"
312"
1'-412"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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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'-814"1134"9'-6"512"4'-834"512"11'-6"
512"
8'-7"
512"
8'-112"
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'-434"
8'-612"
312"
ALIGN
(typ)10'-8"4'-312"
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'-1012"9'-712"3'-10"3'-412"5'-5"3'-1012"3'-412"3'-1012"
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"x6'-
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'-1012"
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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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'-012"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'-012"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
512"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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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 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 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 14":12"SLOPE TO DRAIN@ MIN 14":12"SLOPE TO DRAIN
@ MIN 14":12"
SLOPE TO DRAIN
@ MIN 14":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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019THIRD AVENUE ELEVATION
SCALE: 3/16" = 1'-0"
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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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"
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
LOFT PERSPECTIVESR3.2# REVISIONDATE303 Nickerson Street I Seattle, WA
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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 12"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
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sheet16-39RENOVATION FOR:700 South 3rd Street, Renton, WA PENNEY LOFTSProposed:05/09/2019Land - UseMay 9 2019PROPOSED BUILDING SECTION
SCALE: 3/16" = 1'-0"
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
34" 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
18":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)
58" 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)
58" 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
54 X 6 CEDAR TRIM (NOTCH FOR SIDING)
ROOFING PER SPEC EXTENDS UP
INSIDE PARAPET WALL (typ)
24 GA. CAP FLASHING
THROUGHOUT (typ)
58" TYPE 'X' GYPSUM SHEATHING EA. SIDE
AT PARAPET
WRB PER SPEC
SCHEDULED SIDING
PER ELEVATIONS
58" 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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
T.O. FINISH FLOOR
T.O. ASSEMBLY
12")
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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'-912"
4'-634"6'-0"4'-634"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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
58" GWB OVER 12" SHEATHING AS REQ'D
PER STRUCT - LEVEL 4 FINISH AND PVA
PRIMER w/ <1 PERM THROUGHOUT (typ)
PLUMBING AS REQ'D - INSULATED
58" 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
58" GWB EA SIDE w/ LEVEL 4
FINISH AND PVA PRIMER
WITH <1 PERM THROUGHOUT (typ)
43
4"
ROOFING PER SPEC
INSULATION SLOPED TO DRAIN
@ 14" : 12"
CLOSED CELL RIGID INSULATION
TO MIN R38 (8" ~ R40)
(E) DIAGONAL SHEATHING (exposed)
ADDITIONAL 34" 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 34" SHEATHING AS REQ'D
(per struct)
ACOUSTICAL BATT INSULATION
RESILIENT CHANNELS @ 16" OC
58" 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
58" 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
58" 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)
58" TYPE 'X' GYPSOM SHEATHING
58" 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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
MIN 14" 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
34" 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 18":12"
EXTERIOR INTERIOR
SS BACKDAM
SHIM SILL UP TO ALLOW
DRAINAGE
EXISTING BLOCK WALL
EXTERIOR INTERIOR
34" WOOD SILL
SAM LAPS 24GA BACKDAM
AND NAM
SEALANT
BATT INSULATION - REFER TO
WALL TYPE DRAWINGS FOR
COMMON CALLOUTS
PAINTED 2x3 SILL SLOPED
MIN 14":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
12" 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
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
“”“”“”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
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SSIONA L E N G INEERSTATE O F WASHIN
G
T
ONSTRU
CTURAL E N G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
”””””””””””””””””””””””””””“””””””“”“”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
SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
SSIONA L E N G INEERSTATEO F WASHIN
G
T
ONSTRUC
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
.PROF
E
SSIONA L E N G INEERSTATEO F WASHIN
G
T
ONSTRU
C
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
.PROF
E
SSIONA L E N G INEERSTATEO F WASHIN
G
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ONSTRU
C
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
SSIONA L E N G INEERSTATEO F WASHIN
G
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ONSTRUC
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERS3.1EXISITING (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)DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
≤ 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
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APKNAR
FP
23024
.PROF
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SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERTYP POST CONNECTION DETAIL1"=1'-0"DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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APKNAR
FP
23024
.PROF
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SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERTYPICAL 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"DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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SSIONA L E N G INEERSTATEO F WASHIN
G
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ONSTRUC
TURAL EN G IN EERDocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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.PROF
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TURAL EN G IN EERS4.4WOOD SECTIONS & DETAILS NEW WOOD PARAPET @ (E) CMU1"=1'-0"TYP LOFT 12 HEIGHT WALL1"=1'-0"DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
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
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SSIONA L E N G INEERSTATEO F WASHIN
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ONSTRUC
TURAL EN G IN EERGL 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"DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 6, 2019
TO:Jill Ding, Senior Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Traffic Concurrency Test – Penny Lofts;
LUA19-000109, SA-A, CU-H, V-A, MOD
The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and a
Street Standards Modification for tenant improvements to the former JC Penney building into a
mixed-use retail and multi-family building. The project site totals 11,500 square feet and is
located within the Center Downtown (CD) zone. The existing building totals 23,000 square feet
and is two stories high. The applicant is proposing a 11,538 butterfly roof extension that would
increase the building height to 36 feet. Proposed renovations would result in 23 residential
apartment units (13 studios and 10 loft units) and 5,860 square feet of mixed use
retail/restaurant space. Parking is proposed to be accommodated off-site within the City parking
garage. A modification to the street standards has been requested to retain the existing frontage
improvements around the building. A seismic hazard area and Wellhead Protection Area, zone 1
are mapped on the project site.
The proposed development would generate a reduction of approximately 125 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 8 net new trips (2 inbound and 6 outbound). During the weekday PM peak hour,
the project would have a reduction of approximately 57 net new trips (-20 inbound and -37
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-
6-070.D as follows:
EXHIBIT 3
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
Transportation Concurrency Test – Penny Lofts
Page 2 of 3
June 6, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees N/A
Site specific street improvements to be completed by project Modification and
Waiver Request in
Review
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2019 is
1,652 trips, which provides sufficient capacity to accommodate a reduction of 57 trips from this
project. A resulting 1,709 trips are remaining.
Project subject to transportation mitigation or impact fees: The project does not create any net
new PM Peak Hour trips therefore it is not subject to transportation impact fees.
Site specific street improvements to be completed by project: The applicant has requested a
modification to leave the existing street improvements in its current configuration. In addition,
the applicant has request to waive required street frontage improvements. The City currently
has partially funding for projects that encompass the frontage of the subject property and
currently do not have a design that could be implemented for the improvements. This could
result in the demolition and reconstruction in newly constructed improvements which may cause
hardship on surrounding business and the public having to be subjected to additional
construction of the public rights of way. The recommended decision of the modification and
waiver request will be part of the site plan review analysis.
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F
Transportation Concurrency Test – Penny Lofts
Page 3 of 3
June 6, 2019
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI-65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
DocuSign Envelope ID: 540D88AF-6360-4803-9A0B-4CD33F1DA90F