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Home My WebLink AboutPermit PL17-0028 - SOUTHCENTER VIEW CONDOMINIUMS - DESIGN REVIEW / ADMINISTRATIVESOUTHCENTER VIEW CONDO 7888950000 Associated Files: PL17-0028 This File: L17-0034 DESIGN REVIEW/ADMINISTRATIVE City of Tukwila Department of Community Development - Jack Pace, Director July 12, 2017 NOTICE OF DECISION TO: Steve Conelley, Applicant/Owners' representative King County Department of Assessment Allan Ekberg, Mayor This letter serves as a Notice of Decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Comprehensive Plan Designation/Zoning District: I. PROJECT INFORMATION L17-0034 Steve Conelley Administrative Design Review The current proposal involves recladding the building envelope of two multi- family buildings that are three story wood frame structures. Components to be replaced include: roofs, gutters, downspouts, siding, trim, fascia, windows, sliding glass doors, decks, railings, and grab rails. Parent King County Parcel # 788895-0000 for the condominium complex High Density Residential II. DECISION SEPA Determination: The City SEPA Responsible Official has previously determined that this application does not require a SEPA threshold determination because it is categorically exempt. Decision on Substantive Permit: The Community Development Director has determined that the administrative design review application does comply with applicable City and state code requirements and has approved that application, subject to the following condition: 1. The existing parking lot islands that do not have any landscaping shall be replanted with trees, shrubs, and groundcover. Additionally, perimeter landscaping areas where trees were previously removed shall be infilled with trees, shrubs, and groundcover. The applicant shall propose the planting materials for the parking lot landscape islands and along the perimeter landscaping areas prior to planting. These revisions shall be reviewed as part of the building permit and shall be submitted at least 30 days prior to planting. Also, soil preparation specification of TMC 18.52 shall be followed. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the Hearing Examiner of the Decision on the Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Hearing Examiner decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14-days of the issuance of this Decision. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. 5. Appeal fee per the current fee schedule, additional hourly charges may apply. In addition, all hearing examiner costs will be passed through to the appellant. V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the Hearing Examiner based on the testimony and documentary evidence presented at the open record hearing. The Hearing Examiner decision on the appeal is the City's final decision. Any party wishing to challenge the Hearing Examiner decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the Hearing Examiner decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA,gov The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Minnie Dhaliwal, who may be contacted at 206-431-3685 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. The notice board must be remov q at the expiration of the appeal period if no appeal is filed. Jac 1 ` . ce, Director Dep: ment of Community Development City of Tukwila 11111111111111. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov City of Tukwila Allan Ekberg, Mayor Department of Community Development - Jack Pace, Director STAFF REPORT TO THE DIRECTOR Prepared July 11, 2017 FILE NUMBERS: L17-0034 - Design Review APPLICANT: Steve Conelley REQUEST: Administrative Design Review for. South Center View Condominium Exterior Restoration LOCATION: 15210 and 15280 Macadam Road. South SEPA DETERMINATION: Exempt COMPREHENSIVE PLAN & ZONING DESIGNATION: High Density Residential (HDR) STAFF: Minnie Dhaliwal ATTACHMENTS: A. Plans: Building D and Building E B. Consistency with Design Criteria prepared by the applicant FINDINGS PROJECT DESCRIPTION The current proposal involves recladding the building envelope of two multi -family buildings that are 3- story wood frame structures. Components to be replaced include: roofs, gutters, downspouts, siding, trim, fascia, windows, sliding glass doors, decks, railings, and grab rails. Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov Page 2 VICINITY/SITE INFORMATION Existing Development The subject property is developed with two buildings that are 3-story wood frame structures of 39 and 27condominium units. Constructed in 1978, they have original wood siding as well as original windows and sliding glass doors. Surrounding Land Uses Macadam Road lies to the west and I-5 further west. There is multifamily development on all other sides. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 3 SITE PHOTOS Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 4 DESIGN REVIEW This project is subject to Administrative Design Review under Tukwila Municipal Code (TMC) Section 18.60.030 as the cost of exterior improvements is more than 10% but less than 25%, thus subject to administrative design review. In the following discussion the design review criterion is shown below in bold, followed by staff's comments. For the applicant's design statement, see Attachment B. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.C. Multi -Family, Hotel, and Motel Design Review Criteria. In reviewing any multi- family, hotel, or motel application the following criteria shall be used as well as the Multi -Family Design Manual. 1. SITE PLANNING. a. Building siting, architecture, and landscaping shall be integrated iinto and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi -family development's design need not be harmoniously integrated with adjacent single-family structures if that existing single-family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single-family) designation would require such harmonious design integration. The subject site is surrounded by High Density Residential zoning and the size and scale of the surrounding development matches the building. No changes to the scale and size of the existing building are proposed. The scope of the project is to replace roofs, gutters, downspouts, siding, trim, fascia, windows, sliding glass doors, decks, railings, and grab rails. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. There are no wetlands or watercourses shown on the city's sensitive area maps for the subject property. There are mature trees and other landscaping along the perimeter and no changes are proposed to the existing landscaping. There have been changes to the existing landscaping from the time of initial planting. Some of the trees in the parking lot landscaping islands have been removed. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 5 c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. No changes are proposed to the site plan or the location of the buildings. There is an existing sidewalk along Macadam Road. Perimeter landscaping on all sides provides desirable transition from streetscape to the building. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. There is one vehicular entrance along Macadam Road and one along S 152nd St, and both are clearly delineated. Pedestrian paths link the row of parking to building entrances. e. Vehicular circulation design shall minimize driveway intersections with the street. There is one vehicular entrance along Macadam Road and one along S 152nd St and no changes are proposed to the driveways. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g• There is perimeter landscaping along all sides of the property, however some of the trees that were originally planted have been removed. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right-of-way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. No changes to the building layout are proposed. The scope of the work is limited to recladding the existing building envelope for maintenance purposes. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; The parking is split into two separate areas to reduce the visual impact of large paved area. It is an existing layout and no changes are proposed to the parking or service areas. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 6 i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long-term structures. No changes are proposed to the height, bulk, footprint, or scale of the existing building. 2. BUILDING DESIGN. a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood. The building shape and mass are existing. However new paint and quality materials improve the compatibility of the building with the surrounding neighborhood. b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments, which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures that are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non -conforming structure's anticipated permanence. The height, scale and shape of the building are existing and compatible with the City's Comprehensive Plan. Upgrading the housing stock is a goal of the City's Comprehensive Plan and the proposed project helps meet the goal. c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure. All building components were integrated into the overall building design. Building components being replaced (window, sliding, glass doors, deck surfaces and railings) will help improve the overall design. d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. The overall color scheme reduces the building prominence and breaking up the building into several different colors helps break up the mass of the building. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 7 monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. The building form is existing, but variety in color scheme adds interest to the design. 3. LANDSCAPE AND SITE TREATMENT. a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place. No changes are proposed to the landscaping design. However, some of the approved landscaping has been altered (trees removed) from the original approved plans. See Attachment B page 14 and 15 for details on the changes to the approved landscape plan. Per TMC 18.70.090, "At such time as a change requiring design review approval is proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan which conforms to the requirements of this title shall be submitted for approval along with the design review application. The BAR (or DCD Director in the case of administrative design review) may modify the standards imposed by this title when, in their judgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site." Given that no changes are proposed to the site layout, it is not practical to change the layout and add new landscape areas. However, the barren parking lot islands that do not have any landscaping shall be replanted with trees. Additionally, perimeter landscaping areas where trees were previously removed shall be infilled with trees. The applicant shall propose the planting material for the parking lot landscape islands and along the perimeter landscaping strips prior to planting. Also, soil preparation specification of TMC 18.52 shall be followed. b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break inp visual mass. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 8 The existing landscaping enhances natural and architectural features. It helps break up the mass of the building. However, some of the approved landscaping in the perimeter areas and parking lot islands has been removed from the original approved plans. c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and 10 adjacent public recreation areas shall be provided. There is a sidewalk along Macadam Road and no changes are proposed to pedestrian linkages to the public street or to on -site recreation areas. d. Appropriate landscape transition to adjoining properties shall be provided. There is perimeter landscaping on the subject site that provides some transition to adjoining properties. Some of the trees in the perimeter east and west properties lines that was previously removed should be replanted. 4. MISCELLANEOUS STRUCTURES. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale. No changes are proposed to the existing miscellaneous structures (pool pump house or trash enclosure). b. The use of walls, fencing, planting, berms,, or combinations of these shall accomplish screening of service yards, and other places that tend to be unsightly. Screening shall be effective in winter and summer. The trash enclosure is screened by fencing and planting. c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping. There is no rooftop mechanical equipment and no changes are proposed to utility transformers. d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 9 colors shall not be used unless clearly demonstrated to be integral to building architecture. No modifications are proposed to the exterior lighting. Applicant has stated that existing exterior lighting balances safety, crime prevention, and building architecture. Except for security lighting the exterior lighting is shielded and generates no off -site glare spill over. CONCLUSIONS -DESIGN REVIEW 1. Site Planning: No changes are proposed to the site plan. The scope of the work is to reclad the building exterior. 2. Building Design: No changes are proposed to the scale or form of the building. Components to be replaced include: roofs, gutters, downspouts, siding, trim, fascia, windows, sliding glass doors, decks, railings, and grab rails. The proposed color scheme will break the mass of the existing building and add interest t 3. Landscape and Site Treatment: No changes are proposed to the landscaping design. However, some of the approved landscaping has been altered (trees removed) from the original approved plans. See Attachment B page 14 and 15 for details on the changes to the approved landscape plan. Per TMC 18.70.090, "At such time as a change requiring design review approval is proposed for a use or structure, and the associated premises does not comply with the landscape requirements of this title, a landscape plan which conforms to the requirements of this title shall be submitted for approval along with the design review application. The BAR (or DCD Director in the case of administrative design review) may modify the standards imposed by this title when, in their judgment, strict compliance with the landscaping standards of this code would create substantial practical difficulties, the existing and proposed additional landscaping and screening materials together will adequately screen or buffer possible use incompatibilities, soften the barren appearance of parking or storage areas, and/or adequately enhance the premises appropriate to the use district and location of the site." Given that no changes are proposed to the site layout, it is not practical to change the layout and add new landscape areas. However, the barren parking lot islands that do not have any landscaping shall be replanted with trees. Additionally, perimeter landscaping areas where trees were previously removed shall be infilled with trees. The applicant shall propose the planting material for the parking lot landscape islands and along the perimeter landscaping strips prior to planting. Also, soil preparation specification of TMC 18.52 shall be followed. 4. Miscellaneous Structures: No modifications are proposed to pool pump house, trash enclosure, fencing, mechanical equipment, or exterior lighting. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Page 10 RECOMMENDATIONS -DESIGN REVIEW Staff recommends approval of the Design Review application with the following condition: 1 The existing parking lot islands that do not have any landscaping shall be replanted with trees, shrubs, and groundcover. Additionally, the perimeter landscaping areas where trees were previously removed shall be infilled with trees, shrubs, and groundcover. The applicant shall propose the planting materials for the parking lot landscape islands and along the perimeter landscaping areas prior to planting. These revisions shall be reviewed as part of the building permit and shall be submitted at least 30 days prior to planting. Also, soil preparation specification of TMC 18.52 shall be followed. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov Administrative Design Review — Permits #D17-0112, #D17-0113 Consistency with Design Criteria South Center View Conaui; >ltf'li C;ommUni!y Executive Summary Contact Information Owners' Representative Steve Conelley South Center View Owners' Association 15210 Macadam Road South #D104 Tukwila, WA 98188 E-mail: srconelley@comcast.net Office: 206-244-2252 Cell: 425-749-6730 Address: 15210 Macadam Road S. #D104 Tukwila, WA 98188 Engineer of Record Martin Flores, President Dimensional Building Consultants LLC E-mail: martin!, dimensionalbc.com Office: 425-455-2046 Cell: 206-816-2730 Address: 626 120th Avenue NE, Suite B101 Bellevue, WA 98005 Project Information Owner South Center View Owners' Association Project Name South Center View Condominium Targeted Exterior Restoration Permit Numbers #D17-0112 and #D17-0113 Contents Executive Summary 1 Project Scope 1 Letter from the Engineer of Record 2 Letter from the Owners' Representative 4 Construction < 25% of Assessment 5 Consistency with Design Criteria 6 D-Building Appearance 8 E-Building Appearance 10 Building Signage 10 Consistency with Plans, Regulations 13 Landscape Change Summary 14 Image Gallery 16 Development The South Center View Owners Association has applied for two permits (D 17-0112 and D 17-0113) to repair the exteriors of the two buildings in the condominium. The City's Planning Supervisor has advised us that a single Administrative Design Review will be conducted for both permits. A detailed discussion of design criteria is on pages 6-13. To repair our buildings, South Center View owners had to amend their declaration to facilitate financing, which required a supermajority of own- ers. Project development progressed over more than a year of community meetings, workshops and coordination with lenders and attorneys. The loan was obtained subject to the terms of the construction contract and represents the maximum project budget. No additional funding is available. The construction contract stipulates a start date of July 5, 2017. Since our buildings have substantial water damage, accelerating damage and construc- tion market conditions will cost owners approximately 1.25% per month. Design review delay jeopardizes the budget and schedule. Time is of the essence. If we delay by more than a few weeks, the general contractor cannot guarantee subcontractors will agree to modify their con- tracts, forcing last minute rebidding. Subcontractors are booked months out, so even a short delay could cascade, leaving the general contractor unable to renegotiate subcontractors' schedules, forcing withdrawal from our contract. This would have severe impact on our community. For our project to succeed, we request rapid permit issuance. Project Scope South Center View Condominium is located at 15210 and 15280 Macadam Road S; Tukwila, WA 98188 in King County. Adjacent to one another, its two buildings are 3-story wood frame struc- tures of 39 and 27 units respectively. Constructed in 1978, they have origi- nal wood siding, as well as original windows and sliding glass doors. The scope of work is a strip and reclad to repair the building envelope and some structural deficiencies. Components to be replaced include: roofs, gutters, downspouts, siding, trim, fascia, windows, sliding glass doors, decks, railings, and grab -rails. The buildings' construction cost is $1,1.87,514 which is 23.8% of the King County Assessor's tax assessed value of $4,989,000. See page 5 for details. 0 South Center View Condominium — Targeted Exterior Restoration %Dimensional BUILDING CONSULTANTS, LLC May 25, 2017 Minnie Dhaliwal, Planning Supervisor City of Tukwila Planning Department 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Regarding: South center View Condominiums Permits #D17-0112, and #D17-0113 Dear Ms. Dhaliwal, 626 120th Ave NE suite B101 Bellevue WA 98005 o: 425 455 2046 / f: 425 455 2069 dimensionalbc.com I am the President of Dimensional Building Consultants, LLC. We are the engineer of record for South Center View Condominium's targeted exterior restoration project. I have thoroughly reviewed the City's correction letters for the permits.above. I am surprised at the extent and impacts of the Administrative Design Review mentioned in those letters. I have advised the Owner's Representative to request waiver of some items in Design Review Checklist as these are existing property elements and we are not modifying them. As you may know, this is an exterior repair effort of the HOA's two buildings. We have worked with the Owners to plan much needed repairs on an extremely tight budget and schedule. Due to the current construction market, cost control is a critical challenge. Every design decision has balanced budget with design quality and has led to a very tight schedule. This is consistent with the serious water penetration issues in both buildings. It is very important to commence these repairs before another rainy season causes additional damage and expense. Your application states that items may be waived in unusual cases. I request that the Site Plan and the Landscape Plan be waived because this is an extremely unusual case. The HOA has achieved what many considered impossible. They have "taxed" themselves to afford a project that should have been undertaken a decade ago but was delayed by the recession. The budget and schedule are tight and there is no additional funding. This is one of the most unusual cases I have seen. Administrative Design Review — Permits #D17-0112, #D17-0113 May 31, 2017 Nils. Minnie Dhaliwal City of Tukwila Building Division Page 2 of 2 I believe waivers of the Site Plan and Landscape Plan are indicated. This is an existing project. The site and landscaping are mature and not being changed. There will be no change to footprints, setbacks, fire access, parking, service areas, fences, rockeries, walls, pedestrian access, development coverage, or easements. The only impact on the vicinity will be a significant improvement to the exterior appearance of the owners' homes. If waivers are not granted, the additional cost to the HOA will be in excess of $40,000. Producing the line items will require 4-6 weeks of additional research and design time. Additionally, because of construction market conditions, I would expect the project to require rebidding which will likely exceed the Owner's budget, and will likely culminate with cancellation of the project. Thank you for your consideration of my request. Your sinc-rely, Ma CE, Icc, RRC Principa Dimensional Building Consultants, LLC vision • knowledge • solutions South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 June 12, 2017 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Re: Administrative Design Review permit #D17-0112, Correction Letter 1; and permit #D17-0113, Correction Letter 1 Dear Ms. Dhaliwal, Thank you for your guidance in preparing our materials to facilitate an expedited Administrative Design Review. In response to our discussions, we are submitting materials for a single review, given that the two buildings are nearly identical and part of a single condominium tax parcel. Per your suggestions, we are including: • the worksheet detailing our 23.8% ratio of construction cost to assessed value (page 5 of this document); • a new combined site and landscape plan (drawing and board DR 1.0); • markup of the original permit drawings identifying landscape changes since 1978 (pages 14-15 of this document); • new, colored elevations of both buildings (drawings and boards DR 2.0 and DR 2.1); • 3D renderings of both buildings (drawing and board DR 5.0); and • detailed discussion of project consistency with the City's Design Criteria (page 6 of this document) As you review our materials, we ask you to consider some important points. To repair our buildings, South Center View own- ers had to amend their governing documents to facilitate bundled financing. This required a supermajority of owners, and required nearly a year of community meetings, workshops and coordination with lenders and attorneys. Please note that our owners agreed to a project that nearly doubled their monthly dues and participated in selecting colors and materials. The construction contract stipulates a start date of July 5, 2017 and has little slack. Moreover, our buildings have substantial water damage, which worsens with every rain. Taken together, our team estimates that, due to accelerating damage and con- struction market conditions, delay will cost approximately 1.25% per month. If we delay construction by even a few weeks, the general contractor cannot guarantee subcontractors will agree to modify their own contracts, forcing him to rebid the work at the last minute. Even a short delay could cascade down the schedule, leaving the general contractor unable to renegotiate the schedule with subcontractors and forcing him to withdraw from our contract in order to perform other contracted work. This would have severe impact on our community. Thank you in advance for considering our application. Our small community needs to repair these buildings within budget and (especially) schedule. We greatly appreciate your assistance in helping us achieve our small community's aspirations. Wannest regards, Steve Conelley, Representative / Facility Manager South Center View Condominium O South Center View Condominium - Targeted Exterior Restoration Administrative Design Review - Permits #D17-0112, #D17-0113 Construction < 25% of Assessment Based on King County Assessor's Office tax assessment data downloaded 5/22/2017 PROPERTY INFORMATION Street Address Unit# Tax ID SF BR BA 15210 Macadam Road 5 D-101 788895-0010 909 2 1.5 15210 Macadam Road 5 0-102 788895-0020 908 2 1.5 15210 Macadam Road 5 0-103 788895-0030 684 1 1 15210 Macadam Road 5 0-104 788895-0040 908 2 1.5 15210 Macadam Road 5 0-105 788895-0050 684 1 1 15210 Macadam Road 5 0-106 788895-0060 908 2 1.5 15210 Macadam Road S 0-107 788895-0070 684 1 1 15210 Macadam Road 5 D-108 788895-0080 908 2 1.5 15210 Macadam Road 5 0-109 788895-0090 684 1 1 15210 Macadam Road 5 D-110 788895-0100 908 2 1.5 15210 Macadam Road 5 D-111 788895-0110 684 1 1 15210 Macadam Road 5 0-112 788895-0120 908 2 1.5 15210 Macadam Road 5 0-113 788895-0130 684 1 1 15210 Macadam Road 5 0-201 788895-0140 909 2 1.5 15210 Macadam Road 5 0-202 7888954)150 908 2 1.5 15210 Macadam Road 5 D-203 788895-0160 684 1 1 15210 Macadam Road 5 0-204 788895-0170 908 2 1.5 15210 Macadam Road 5 0-205 788895-0180 684 1 1 15210 Macadam Road S 0-206 788895-0190 908 2 1.5 15210 Macadam Road 5 0-207 788895-0200 684 1 1 15210 Macadam Road 5 0-208 788895-0210 908 2 1.5 15210 Macadam Road 5 0-209 788895-0220 684 1 1 15210 Macadam Road 5 0-210 788895-0230 908 2 1.5 15210 Macadam Road 5 0-211 788895-0240 684 1 1 15210 Macadam Road S 0-212 788895-0250 908 2 1.5 15210 Macadam Road S 0-213 788895-0260 684 1 1 15210 Macadam Road S 0-301 788895-0270 909 2 1.5 15210 Macadam Road 5 D-302 788895-0280 908 2 1.5 15210 Macadam Road 5 D-303 788895-0290 684 1 1 15210 Macadam Road 5 D-304 788895-0300 908 2 1.5 15210 Macadam Road 5 D-305 788895-0310 684 1 1 15210 Macadam Road 5 5-306 788895-0320 908 2 1.5 15210 Macadam Road 5 0-307 788895-0330 684 1 1 15210 Macadam Road 5 0-308 788895-0340 908 2 1.5 15210 Macadam Road 5 0-309 788895-0350 684 1 1 15210 Macadam Road 5 0-310 788895-0360 908 2 1.5 15210 Macadam Road 5 0-311 788895-0370 684 1 1 15210 Macadam Road 5 D-312 788895-0380 908 2 1.5 15210 Macadam Road 5 0-313 788895-0390 684 1 1 15280 Macadam Road 5 E-101 788895-0400 909 2 1.5 15280 Macadam Road 5 E-102 788895-0410 908 2 1.5 15280 Macadam Road S E-103 788895-0420 684 1 1 15280 Macadam Road S E-104 788895-0430 908 2 1.5 15280 Macadam Road S E-105 788895-0440 684 1 1 15280 Macadam Road S E-106 788895-0450 909 2 1.5 15280 Macadam Road 5 E-107 788895-0460 908 2 1.5 15280 Macadam Road 5 E-108 788895-0470 684 1 1 15280 Macadam Road 5 E-109 788895-0480 908 2 1.5 15280 Macadam Road 5 E-201 788895-0490 909 2 1.5 15280 Macadam Road 5 E-202 788895-0500 908 2 1.5 15280 Macadam Road 5 E-203 788895-0510 684 1 1 15280 Macadam Road 5 E-204 788895-0520 908 2 1.5 15280 Macadam Road S E-205 788895-0530 684 1 1 15280 Macadam Road S E-206 788895-0540 909 2 1.5 15280 Macadam Road 5 E-207 788895-0550 909 2 1.5 15280 Macadam Road 5 E-208 788895-0560 684 1 1 15280 Macadam Road S E-209 788895-0570 908 2 1.5 15280 Macadam Road 5 E-301 788895-0580 909 2 1.5 15280 Macadam Road 5 E-302 788895-0590 908 2 1.5 15280 Macadam Road 5 E-303 788895-0600 684 1 1 15280 Macadam Road 5 E-304 788895-0610 908 2 1.5 15280 Macadam Road S E-305 788895-0620 684 1 1 15280 Macadam Road S E-306 788895-0630 909 2 1.5 15280 Macadam Road S E-307 788895-0640 908 2 1.5 15280 Macadam Road 5 E-308 788895-0650 684 1 1 15280 Macadam Road 5 E-309 788895-0660 908 2 1.5 Building Construction Cost 51,187,514 Totals Percent of Value VALUATION King County Assessors Office Tax Assessment NWIMLS Value per Last SCV Sale $/SF Comparables Value per Best Comparables $/SF AVM Averages Valuation CoreLogic's ReaIAVM Last Sale, Last Sale, Comps, ('.omparables ReaIAVM $79,000 $162,030 $162,742 $143,705 $162,386 $156,159 $84,000 $161,852 ' $162,562 $90,795 $162,207 $138,403 $63,000 $121,924 $122,459 $88,338 $122,191 $110,907 $79,000 $161,852 , $162,562 $138,267 $162,207 $154,227 $68,000 $121,924 $122,459 $83,737 $122,191 $109,373 $84,000 $161,852 $162,562 $102,900 $162,207 $142,438 $68,000 $121,924 $122,459 $104,439 $122,191 $116,274 $79,000 $161,852 5162,562 $122,382 $162,207 $148,932 $63,000 $121,924 $122,459 $90,804 $122,191 $111,729 $84,000 $161,852 $162,562 $119,334 $162,207 $147,916 $63,000 $121,924 $122,459 $107,439 _ $122,191 $117,274 $79,000 $161,852 $162,562 $89,799 $162,207 $138,071 $65,000 $121,924 $122,459 $68,349 $122,191 $104,244 $79,000 $162,030 $162,742 $108,851 $162,386 $144,541 $84,000 $161,852 $162,562 $90,977 $162,207 5138,464 $68,000 $121,924 5122,459 $107,787 $122,191 $117,390 $84,000 $161,852 $162,562 $95,632 $162,207 $140,016 $68,000 $121,924 $122,459 $99,346 5122,191 $114,576 $79,000 $161,852 $162,562 5148,166 $162,207 $157,527 $68,000 $121,924 $122,459 $113,119 $122,191 $119,167 $84,000 $161,852 $162,562 $134,591 $162,207 $153,002 $63,000 $121,924 $122,459 $115,001 $122,191 $119,795 $79,000 $161,852 $162,562 $139,508 $162,207 $154,641 $63,000 $121,924 $122,459 $93,244 5122,191 $112,542 $84,000 $161,852 $162,562 $129,205 $162,207 $151,207 $65,000 $121,924 $122,459 $98,527 $122,191 $114,303 $86,000 $162,030 $162,742 $157,120 5162,386 $160,631 $86,000 $161,852 $162,562 $146,731 $162,207 5157,049 $69,000 $121,924 5122,459 $97,112 $122,191 $113,832 $86,000 $161,852 $162,562 $119,207 $162,207 $147,874 $69,000 $121,924 $122,459 $76,256 $122,191 $106,880 $86,000 $161,852 $162,562 $114,741 $162,207 $146,385 $65,000 $121,924 $122,459 $87,043 $122,191 $110,475 $80,000 $161,852 $162,562 $93,167 $162,207 5139,194 565,000 $121,924 $122,459 5101,383 5122,191 $115,255 $86,000 $161,852 $162,562 511.1,781 $162,207 $145,399 $65,000 $121,924 $122,459 $107,577 $122,191 $117,320 $80,000 $161,852 - $162,562 $120,346 $162,207 $148,254 $71,000 $121,924 $122,459 $124,565 $122,191 $122,983 579,000 $162,030 $162,742 $133,836 $162,386 $152,869 $84,000 $161,852 $162,562 $147,978 $162,207 $157,464 $68,000 $121,924 $122,459 $99,602 $122,191 $114,662 $79,000 $161,852 $162,562 $149,757 $162,207 $158,057 568,000 $121,924 $122,459 $111,599 $122,191 $118,661 $79,000 $162,030 $162,742 $147,293 $162,386 $157,355 $79,000 $161,852 $162,562 $147,849 $162,207 $157,421 $63,000 $121,924 $122,459 $122,601 $122,191 $122,328 $80,000 $161,852 $162,562 $132,960 $162,207 $152,458 $79,000 $162,030 $162,742 $138,462 $162,386 $154,411 $84,000 $161,852 $162,562 $148,429 $162,207 $157,615 $68,000 $121,924 $122,459 $127,202 $122,191 $123,862 $79,000 $161,852 $162,562 $146,239 5162,207 $156,885 $68,000 $121,924 $122,459 $89,120 $122,191 $111,168 $85,000 $162,030 $162,742 $99,969 $162,386 $141,580 $84,000 $162,030 $162,742 $110,438 $162,386 $145,070 $63,000 $121,924 5122,459 $107,334 $122,191 5117,239 $80,000 $161,852 $162,562 $143,638 $162,207 $156,018 $81,000 $162,030 $162,742 5137,410 $162,386 $154,061 586,000 $161,852 $162,562 $131,709 $162,207 $152,041 $65,000 $121,924 $122,459 5106,348 $122,191 $116,910 $80,000 $161,852 $162,562 $132,807 $162,207 5152,407 $65,000 $121,924 $122,459 $116,153 $122,191 5120,179 $86,000 $162,030 $162,742 $141,361 $162,386 $155,378 $86,000 $161,852 $162,562 $130,392 $162,207 $151,602 $69,000 $121,924 $122,459 $127,932 $122,191 $124,105 $82,000 $161,852 5162,562 $136,170 $162,207 $153,528 $4,989,000 $9,605,953 $9,648,119 $7,745,859 59,627,036 $8,999,977 23.8% 12.4% 12.3% 15.3% 12.3% 13.2% Construction Cost Breakout Both D E Buildings Building Building Building Construction Totals $1,187,514 5701,713 $485,801 Value per Last SCV Sale $/SF 12.36% 12.36% 12.36% Value per Best Comparables 5/ SF 12.31% 12.31% 12.31% Valuation CoreLogic's ReaIAVM 15.33% 15.33% 15.33% Tax Assessment Breakout King County Tax Assessment Construction % of Assessed Value Both Buildings $4,989,000 23.80% D-Building 39 units $2,948,045 23.80% E Building 27 units $2,040,955 23.80% South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 Consistency with Design Criteria 1. Site Planning — see new drawing DR 1.0 a. The buildings' siting, form, footprint and general design were established in 1978. Remarkably, they remain well integrated with neighborhood building scale, natural environment, and development char- acteristics. This is due primarily to the fact that these buildings predate most in the area and the newer buildings were harmonized with South Center View's design. The buildings' siting is consistent with the Comprehensive Plan. (See pages drawing and boards DR-•1.0 and associated boards). b. The site's natural features contribute to neighborhood character, and include boundary planting, trees, garden beds, and shrubbery. The site does not include wetlands, streams, or sensitive areas. South Center View's landscape is mature and enhances the neighborhood. c. The landscaping and building forms are aesthetically pleasing. Siting and massing contribute to a pe- destrian streetscape. Though long-established, the buildings' landscape and architecture maintain good transition from streetscape to the building. Transitions from pedestrian and vehicular facilities to build- ing entries are good. EXISTING GARBAGE ENCLOSURE TO REMAIN EXISTING BUS STATION EXISTING MAIL BOXES TO REMAIN EXISTING SIGNAGE BOARD TO REMAIN EXISTING HYDRANT TO REMAIN EXISTING MAIL BOXES TO REMAIN EXISTING GARBAGE ENCLOSURE TO REMAIN See new drawing DR-1I.0 which combines site and landscape plans EXISTING HYDRANT TO REMAIN S. 152nd St. BU NG "D" 15210 MACADAM ROAD SOUTH EXISTING ELECTRICAL BOX TO REMAIN EXISTING ROCKERY RETAINING WALL TO REMAIN EXISTING ELECTRICAL BOX TO REMAIN EXISTING ELECTRICAL FIXTURE LAMPS TO REMAIN, TYP EXISTING MECHANICAL ROOM TO REMAIN EXISTING SWIMMING POOL AND FENCE TO REMAIN O South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 d. The visual focus of pedestrian and vehicular entries takes maximum reasonable advantage of siting, shapes, and landscaping. Physical transition between the project and public areas is pleasing, and will be improved when the building exterior is repaired. e. There is only one driveway intersection with the street. f. The transition between South Center View Condominiumand adjacent properties is mature and well - established. All boundary lines are landscaped effectively. g. Privacy for the individual residents has been accomplished with landscaping and balances esthetic and safety considerations. h. The buildings' parking and service areas were designed and located to minimize the impact of its park- ing lots. Building codes of the day, and site constraints negated the possibility of providing an adequate number of spaces. i. Long-established, the buildings' height, bulk, footprint, and scale remain harmonious with the site and adjacent structures. 2. Building Design a. The buildings' architectural form, footprint and massing were designed decades ago, but the restoration improves their impact on the surrounding neighborhood by way of an attractive color palette and quality materials. (See pages 8-11 and their associated drawings and boards.) Continued on page 12 ID -Building northwest (E-Building Similar) D-Building north elevation (E-Building Similar) N D-Building north elevation (E-Building Similar) ID -Building south west (E-Building Similar) ID -Building south elevation (E-Building Similar) D-Building south elevation (E-Building Similar) South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 D-Building Appearance P1 D Building North Elevation 1111111111111111111 11111111i 1�1111 MOM IIIIIIIIIIIIIIIIIIIII 1111111111 D Building South Elevation Building Upgrades Siding All exterior siding and window trim will be replaced with Hardie cementitious material. This includes both buildings' exteriors and the electric meter "doghouses". Stairway interiors will be painted, but not resided. Hardie siding is superior to wood or vinyl siding in a number of ways. Most importantly, it does not rot. It is impervious to termites, takes paint well, and is highly resistant to cracking and damage from kid's rocks and errant toys. The siding will be primed off site, and painted after installation. 11111111111111111111 Roofs & Attics All roofing will be replaced with 30-year shingles. Any damaged subroofing will be replaced. Stairway skylights will be reused and reflashed. All roofing will be properly flashed to prevent water intrusion and conduct water to gutters and downspouts. All gutters and downspouts will be replaced with seamless aluminum product. Attic insulation and ventilation will be brought up to code and any damaged vents will be repaired or replaced. �1 -1 fl 1L- Il 111111111 IIIIIIIII Windows and Doors Windows and sliding glass doors will be replaced with insulated, white vinyl units. These are attractive, efficient products. A representative number of windows and doors will be tested for water tightness and ventilation. After installation, windows will be trimmed with Hardie cementitious trim. The new windows and sliding glass doors will deliver much better thermal and sound insulation than the original units. IIIIIIIIIIIIIIIIIIIII! Decks & Patios All decks will be completely renovated. First, structural deficiencies will be addressed by sistering or replacing damaged joists. Deck surfaces and railings will then be replaced. Deck plywood will be examined and defective wood will be replaced. The final deck surface, an elastomeric water- and rot -resistant material, will then be applied. Soffits will be installed on the deck undersides for improved fire resistance. Deck railings will be replaced with a code -compliant aluminum units. Energy efficient lights will be installed. 111111111111111111111 111111111111111111111 11111111111111111111 r Lobbies & Stairways Lobbies and stairways will be painted in our new color scheme. Grab rails and hand rails will be brought up to code and painted to match. Carpeting will be replaced with new material in our color scheme. All entryway and stairway lighting will be upgraded to energy efficient units. Apartment entry doors will be repainted to match our color scheme. Fire extinguisher boxes will be replaced with new units. IIIIIIIIIIIIIIIIIIIII 111111111111111111111 See new drawing DID-2.O D-Building Colored Building Elevations Lighting All exterior lighting will be replaced with attractive, energy efficient units. Exterior pole lamps may be replaced with more substantial lamps. This is an option that may, or may not, be included. Interior stairway and lobby lighting will be upgraded to energy efficient units. Patio and deck lighting will also be upgraded to new LED units. Exterior surface -mounted lighting will be reinstalled with wiring and conduit placed behind the siding. Additional carport lighting will be installed for better illumination and safety. South Center View Condominium — Targeted Exterior Restoration E-Building Appearance 111 E Building forth Elesation i've fi II 11111111111I11 11111 E Building South Elelation Building Signage MAIN BUILDING ADDRESS 2,-2" 6" 8'-0,. D BUILDING 15210 MACADAM RD. SOUTH 12" J GENERAL SIGNAGE NOTES: - MATERIAL: ALUMINUM COMPOSITE. - THICKNESS: 1/4" INCH - SPACERS: ALUMINUM, MAX. 1 INCH FROM WALL. NOT LESS THAN 3 POINTS OF ATTACHMENT ACROSS THE INDIVIDUAL PANELS. - COATING/GRAPHICS: 3M PRODUCT WITH 3M GRAFFITI AND UV COATING 0 Administrative Design Review - Permits #D17-0112, #D17-0113 MI I 111111111111111111111 111111111 f 1111111111 111111111111111111111 See new drawing PR-2.1 E-Building Colored Building Elevations E Building West Elevation E Building East Elevation D 301 D 201 D 101 1 18" - DIMENSIONS: BUILDING ENTRANCES SIGNAGE 18"X12" WIDE. TOTAL OF 13 NEEDED BUILDING ENTRANCES See new drawings DR-4.1 and DR-4.2 D-Building Signage and E-Building Signage UNIT - ENTRY DOOR 1 101"I 1 I j - DIMENSIONS: ENTRY DOORS SIGNAGE 3"X6' WIDE. TOTAL OF 39 NEEDED. 0 South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 Continued from page 7 b. As with 2.a above, the height, scale, and shape of the building are long-standing and well -established. They are consistent with neighboring developments and the Comprehensive Plan. There are no perimeter structures. c. All building components were integrated into the overall building design at the time of original con- struction. Emphasis was given to harmonious proportionality. Building components being replaced (window, sliding glass doors, deck surfaces and railings) are attractive state -of -the art products, more than consistent with the anticipated life of the structure. d. The new color scheme enhances building appearance, and harmonizes building prominence with neigh- boring buildings and the natural environment. e. The buildings' original variety of details, forms, and siting were embraced for the sake of visual interest in the fashion typical of its era. These attributes still work and are amplified by the new color scheme. 3. Landscape and Site Treatment a. Existing topographic patterns and significant vegetation are not modified or affected by this project. Our landscape is mature and contributes to the beauty of the neighborhood. Looking northeast from Macadam Road From Original 1977 Permit Drawing, "Planting Plan". See pages 14-'14 for changes to landscape since original construction. Driveway onto Macadam Road Ask Looking north at E-Building Looking east at D-Building Looking south along Macadam Road South Center View Condominium — Targeted Exterior Restoration Administrative Design Review — Permits #D17-0112, #D17-0113 b. Existing landscape is not being altered. The existing landscape enhances existing natural and archi- tectural features, separates public from private spaces, strengthens vistas and views, provides shade, and breaks up visual mass to the extent possible on this site. c. Walkways, parking spaces, and other paved areas promote safety and provide an inviting and stable appearance. Pedestrian linkages to public streets and on -site recreation areas already exist and are not being modified. d. Appropriate landscape transition to adjoining properties exists. 4. Miscellaneous Structures a. The only miscellaneous structure on the site is the pool pump house, which is not being modified or altered. It was designed as integral element of the architectural concept and harmonizes nicely with the landscape and walkways. b. The pool house is not being modified in this building repair. When (and if) it is modified, materials will be compatible with buildings, the scale will remain as it is, and colors will be brought into harmony with buildings and surroundings. c. The garbage and recycling areas are screened by fencing, planting, and mail pavilions. d. There is no rooftop mechanical equipment to screen. Screening of utility transformers on the ground is impractical. e. There are no other areas requiring screening. f. We are not modifying our exterior lighting. Existing exterior lighting balances safety, crime prevention, and building architecture. Except for security lighting — which has reduced frequent mailbox vandalism, loitering, car thefts, and break-ins — exterior lighting is shielded, and generates no off -site glare spill over. Consistency with Plans, Regulations 5. The proposed building repair greatly improves building appearance and contributes to neighborhood ap- pearance, quality, and property values. The project is consistent with all applicable state laws and regula- tions; the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan; the City of Tukwila's Development Regulations; and other laws, policies and objectives of the City of Tukwila. Most importantly, South Center View owners, an extremely diverse community, have worked diligently to design a project that protects and improves their most important assets — their homes. Screened garbage enclosures -{I�� ji[�[ 1a]IidIIN�INtl�NN9�u�. 7 a Ffl'aarat1f�It �,..0�11 U011N tu11KU Looking east across the pool at the pool pumphouse • 2 - Actually cypress. Replaced due to disease with 3 Alaskan weeping cedars (AC) 5 - Crabapples removed due to illness. 4- Crabapples removed de ago due to illness, sightlin blockage at driveway. ei••••-• • - 1 - trees removed due '114-',/ to disease 3 - Cherry trees removed decades ago due to disease These were never planted. Garbage enclosure here 6 - Trees and shrubs removed due to soil conditions, pool refencing. DRAWING NOTE From Original Permit Drawing "Planting Plan" Source: City of Tukwila Landscape Change Summary Most of the original planting has matured and thrived. Exceptions include: 1) trees planted on the eastern boundary, on the north side of the D-Building, and in the parking lot fingers between buildings - removed clue to disease; 2) cypress at northwest corner - removed clue to illness, replaced with 3 Alaskan weeping cedars; 3) cherry trees at west end of D-Building - removed clue to illness; 4) crabapples at southwest corner of D-Building - removed clue to illness, sightline blockage. 5) crabapples in garden beds north of E-Building- removed clue to illness; 6) trees and shrubbery between the pool and E-Building - removed clue to drainage issues and pool refencing L.`LlZ.,COVcK...,: .v, 7,._iSr'. ;vy Q6.V.,g250:,7.=.4,;:,..C',.1 G-r.C‹` Si= i,Je.,5 : CSaP ,A,.., ..h .f: .>C. ^ti. .., ,Ji C6 �^ro ::_iY+�-si •: ..-.:,r i..:1'..)1-1.. iG 11,f 1 J 1 C1_ Z u. r- 2 South Center View Condominium — Targeted Exterior Restoration Administrative Design Review— Permits #D17-0112, #D17-0113 Image Gallery E-Building north elevation (D-Building Similar) LLJm:m LL1 ®'IkmY. ,,. E-Building south elevation (D-Building Similar) D-Building northwest (E-Building Similar) D-Building north elevation (E-Building Similar) D-Building north elevation (E-Building Similar) 1b f .1111111111111 11111111111111' lllal`:, Vlltllllp /m U 1111•1111191 .■ � .uI. DISH D-Building south west (E-Building Similar D-Building south elevation (E-Building Similar) D-Building south elevation (E-Building Similar) 0 GENERAL NOTES: 1. ALL DRAWINGS. NOTES, AND DETAILS PROVIDED IN THIS SECTION REPRESENT THE CONSTRUCTION DOCUMENTS. THE 'CONSTRUCTION DOCUMENTS' MAY NOT REPRESENT ALL CONDITIONS AND DIMENSIONS THAT ARE PRESENT ON SITE. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VISIT THE SITE AND VERIFY ALL SITE CONDITIONS, 2. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS INCLUDING ACCESS TO THE WORK, POWER REQUIREMENTS, STAGING, DISPOSAL, AND SECURE MATERIAL STORAGE. 3. ALL MATERIALS SPECIFIED WITHIN THIS CONSTRUCTION DOCUMENTS SHALL BE INCORPORATED INTO THE WDRK, NO SUBSTITUTIONS SHALL BE ACCEPTED UNLESS A WRITTEN REQUEST IS MADE FOR CONSIDERATION, ANY SUBSTITUTION REQUEST SHALL BE SUBMITTED IN CONJUNCTION WITH A LETTER FROM THE MATERIAL MANUFACTURER STATING: A THE PRODUCT HAS EQUAL PHYSICAL PROPERTIES TO THE SPECIFIED MATERIAL B. THAT THE MANUFACTURER WARRANTS THAT THE SUBSTITUTED MATERIAL IS COMPATIBLE WITH ALL ADJACENT AND UNDERLYING MATERIALS AND SHALL MEET ITS INTENDED SERVICE LIFE, 4. THE CONTRACTOR $HALL VERIFY THE MATERIAL COMPATIBILITY OF ALL WATERPROOFING COMPONENTS (E.G., SEALANTS, CLOSED CELL BACKER ROD, SELF -ADHERING MEMBRANE, ETC.) USED IN CONJUNCTION WITH OTHER WATERPROOFING COMPONENTS, 5. THE CONTRACTOR SHALL ESTASUSH A WRITTEN SAFETY AND FALL PROTECTION PLAN, A COPY OF WHICH SHALL BE MAINTAINED ONSITE. THE CONTRACTOR SHALL TAKE ALL NECESSARY MEASURES TO COMMUNICATE THE PLANS TO ALL EMPLOYEES AND SUBCONTRACTORS. , 6. THE CONTRACTOR SHALL PROVIDE TO THE OWNER AND THE CONTRACT PROJECT ENGINEER EMERGENCY TELEPHONE NUMBERS AND CONTACT NAMES FOR USE, IF REQUIRED, OUTSIDE OF NORMAL BUSINESS HOURS. 7, THE CONTRACTOR SHALL INSTITUTE COMPLIANCE WITH AND BE SOLELY RESPONSIBLE FOR ALL RELEVANT CITY, COUNTY, STATE AND/OR FEDERAL ORDINANCES, LAWS AND REGULATIONS INCLUDING BUT NOT LIMITED TO: A PROVISIONS FOR DISPOSAL OF CONSTRUCTION MATERIALS AND DEMOLITION DEBRIS. B. PROVISIONS FOR ELECTRICAL SAFETY. C. PROVISIONS OF OSHA REGULATIONS AND SIMILAR STATE AND LOCAL REQUIREMENTS FOR SAFETY IN THE WORKPLACE, INCLUDING PROVISIONS FOR SAFETY AND FALL PROTECTION PROGRAMS, D. PROVISIONS OF THE HAZARDOUS MATERIALS SECTIONS OF THE MATERIAL SAFETY DATA SHEETS (MSDS) SUBMITTED FOR PRODUCTS BROUGHT TO AND UTILIZED ON SITE. 8. A PROJECT BINDER SHALL BE GENERATED FOR ALL SPECIFIED PRODUCTS INCLUDING, INSTALLATION INSTRUCTIONS, PRODUCT DATA SHEETS AND MSDS SHEETS FOR ALL PRODUCTS. 9, THE PROVISIONS OF ALL RULES AND REGULATIONS GOVERNING SAFETY OF THE WORK SHALL APPLY TO ALL WORK UNDER THIS CONTRACT. FEDERAL STATE AND LOCAL INSPECTORS SHALL BE GRANTED ACCESS TO THE WORK FOR INSPECTION WITHOUT FIRST OBTAINING A SEARCH OR ADMINISTRATIVE WARRANT. 10. IF THE CONTRACTOR OBSERVES THE EXISTENCE OF ANY MATERIAL, WHICH HE KNOWS OR HAS REASON TO BELIEVE IS HAZARDOUS TO HUMAN HEALTH, THE CONTRACTOR SHALL PROMPTLY NOTIFY THE OWNER. THE CONTRACTOR SHALL NOT PERFORM ANY WORK INVOLVING THE MATERIAL OR ANY WORK CAUSING THE MATERIAL TO BE LESS ACCESSIBLE PRIOR TO RECEIPT OF SPECIAL INSTRUCTIONS FROM THE OWNER. 11. THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR HIS INVITEES AT THE 611E AND FOR THOSE OF HIS SUBCONTRACTORS, SUPPLIERS, AND THEIR EMPLOYEES, INCLUDING ANY ACTS OR OMISSIONS OF SUCH INVITEES, ALL INVITEES SHALL SIGN -IN AT. 12. THE CONTRACTOR AND NOT THE CONSULTANT SHALL BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES (OTHER THAN THOSE EXPRESSLY SPECIFIED IN CONTRACT DOCUMENTS), OR FOR SAFETY AND FALL PROTECTION PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK. 13. ALL MATERIAL AND WORKMANSHIP SHALL BE SUBJECT TO OBSERVATION, EXAMINATION AND TESTING AT ANY AND ALL TIMES DURING MANUFACTURE AND CONSTRUCTION. THE CONSULTANT AND THE OAMER SHALL HAVE AUTHORITY TO REJECT DEFECTIVE MATERIAL AND WORKMANSHIP AND REQUIRE ITS CORRECTION, DEFECTIVE WORKMANSHIP SHALL BE SATISFACTORILY CORRECTED AND DEFECTIVE MATERIAL SHALL BE SATISFACTORILY REPLACED WITH PROPER MATERIAL WITHOUT CHARGE THEREFOR, AND THE CONTRACTOR SHALL PROMPTLY SEGREGATE AND REMOVE THE DEFECTIVE MATERIAL FROM THE SITE. 14, THE CONSULTANT, THE OWNER, THE CONTRACT PROJECT ENGINEER. THE OWNER'S OBSERVERS AND OTHER TESTING PERSONNEL, INSPECTORS FROM STATE AND LOCAL AGENCIES. AND OTHERS AUTHORIZED BY THE OWNER, SHALL HAVE ACCESS TO THE WORK AT ALL TIMES. THE CONTRACTOR SHALL PROVIDE PROPER FACILITIES FOR ACCESS AND INSPECTION, 15. IF THE CONTRACTOR DEEMS ADDITIONAL DETAIL OR INFORMATION 16 NEEDED, HE MAY REQUEST THE SAME IN WRITING FROM THE CONSULTANT TO CLARIFY THE INTENT CONVEYED IN THE SCOPE OF WORK OR PLANS AND SPECIFICATIONS, HIS REQUEST SHALL PRECISELY STATE THE DETAIL OR INFORMATION NEEDED AND SHALL EXPLAIN WHY IT IS NEEDED. THE CONTRACTOR SHALL ALSO INDICATE A DATE WHEN THE REQUESTED INFORMATION 18 REQUIRED. 18. IF THE CONTRACTOR FINDS A CONFLICT, ERROR, OR OTHER DISCREPANCY IN THE PLANS OR SPECIFICATIONS, HE SHALL NOTIFY THE CONSULTANT IN WRITING AS SOON AS REASONABLY POSSIBLE, BUT BEFORE PROCEEDING WITH THE AFFECTED WORK. THE CONSULTANT SHALL ISSUE A CLARIFICATION TO THE CONTRACTOR STATING THE CORRECT REQUIREMENTS, IF THE CONTRACTOR DEEMS THE FIELD ORDER REQUIRES ADDITIONAL WORK, HE SHALL NOTIFY THE CONSULTANT OF SUCH PRIOR TO PROCEEDING WITH THAT WORK AND HE SHALL SUBMIT REQUEST FOR CHANGE ORDER ALONG IMTH A DETAILED SUBSTANTIATING COST PROPOSAL THRU THE CONSULTANT TO THE OWNER, 17, SUBMITTALS SHALL BE FORWARDED WITH REASONABLE TIME FOR REVIEW TO THE CONSULTANT FOR APPROVAL IF REQUIRED BY THE SPECIFICATIONS OR SCOPE OF WORK OR IF REQUESTED BY THE CONSULTANT OR THE OWNER. NO PART OF THE WORK DEALT WITH BY A SUBMITTAL SHALL BE FABRICATED BY THE CONTRACTOR, SAVE AT HIS OWN RISK, UNTIL SUCH APPROVAL HAS BEEN GIVEN, 18. IF A SUBMITTAL INDICATES A DEPARTURE FROM THE CONTRACT REQUIREMENTS, THE CONSULTANT MAY REJECT THE SUBMITTAL OR, IF HE DEEMS IT TO HAVE MERIT, MAY RECOMMEND IT TO THE OWNER, WHO SHALL APPROVE OR REJECT IT AS THE OWNER, IN ITS SOLE DISCRETION, SEED FIT, THE DEPARTURE FROM THE CONTRACT REQUIREMENTS SHALL BE FURTHER AUTHORIZED BY A CHANGE ORDER, IF A REDUCTION OR INCREASE IN THE CONTRACT PRICE IS APPROPRIATE. 19. THE WORK SHALL BE IN ACCORDANCE WITH APPROVED SUBMITTALS. APPROVAL OF THE CONTRACTOR'S SUBMITTALS BY THE CONSULTANT DOES NOT RELIEVE THE CONTRACTOR FROM RESPONSIBILITY OF COMPLYING WITH THE CONTRACT AND ALL DRAMNGS AND SPECIFICATIONS, EXCEPT AS CHANGED BY CHANGE ORDER. 20, THE CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEW AND CONFIRMING COMPATIBILITY OF ALL COMPONENTS IN THE EVENT OF A SUBSTITUTION, LETTERS FROM THE RELEVANT MATERIAL SUPPLIERS CONFIRMING COMPATIBILITY SHALL BE SUFFICIENT EVIDENCE OF COMPATIBILITY, 21, UNLESS OTHERWISE SPECIFICALLY PROVIDED IN THE CONTRACT, ALL EQUIPMENT, MATERIAL, AND ACCESSORIES INCORPORATED IN THE WORK ARE TO BE NEW. 22. UNLESS SPECIFICALLY APPROVED BY THE OWNER OR REQUIRED BY THE CONTRACT, THE CONTRACTOR SHALL NOT INCORPORATE INTO THE WORK ANY MATERIALS CONTAINING ASBESTOS OR ANY MATERIAL KNOWN BY THE INDUSTRY TO BE HAZARDOUS TO THE HEALTH OF BUILDING CONSTRUCTION WORKERS, MAINTENANCE WORKERS, OR OCCUPANTS. 23. ALL WORKMANSHIP SHALL BE OF THE HIGHEST QUALITY FOUND IN THE BUILDING INDUSTRY IN EVERY RESPECT. ALL ITEMS OF WORK SHALL BE DONE BY CRAFTSMEN OR TRADESMEN SKILLED IN THE PARTICULAR TASK OR ACTIVITY TO WHICH THEY ARE ASSIGNED. POOR OR INFERIOR WORKMANSHIP SHALL BE REMOVED AND REPLACED AT CONTRACTOR'S EXPENSE SUCH THAT THE WORK CONFORMS TO THE HIGHEST QUALITY STANDARDS OF THE TRADES CONCERNED. OR OTHERWISE CORRECTED TO THE SATISFACTION OF THE CONSULTANT, THE OWNER, OR OTHER INSPECTING AUTHORITY, AS APPLICABLE. ALL WORK SHALL BE FREE OF DEFECTS RESULTING FROM THE USE OF MATERIALS, EQUIPMENT OR WORKMANSHIP, IMIICH ARE DEFECTIVE, INFERIOR, OR NOT IN ACCORDANCE WITH THE TERMS OF THE CONTRACT DOCUMENTS. 24. IF THE CONTRACTOR FINDS A GROWTH ON THE MATERIALS TO BE REMOVED WHICH THEY ARE CONCERNED ABOUT, THE CONTRACTOR SHALL CONTACT THE OWNER AND A CERTIFIED INDUSTRIAL HYGIENIST TO DETERMINE PROPER CONTAINMENT, HANDLING, AND DISPOSAL TECHNIQUES INCLUDING PERSONAL PROTECTION EQUIPMENT THAT IS NEEDED. ALL MATERIALS THAT ARE PHYSICALLY DAMAGED BYA GROWTH AND ROT WILL BE REMOVED PER THE HYGIENISTS' PROTOCOL, APPLICABLE CODES: ALL CONSTRUCTION WITHIN THE SPECIFIED AREA OF WORK SHALL COMPLY WITH THE 2015 INTERNATIONAL BUILDING CODE IMTH ALL APPLICABLE STATE AND CITY AMENDMENTS BUILDING INFORMATION: YEAR BUILT: 1978 ORIGINAL CONSTRUCTION TYPE: THREE-STORY CONDOMINIUM: TYPE V -A, NO CHANGE ORIGINAL OCCUPANCY GROUP: R2 -CONDOMINIUM, NO CHANGE ORIGINAL FIRE RESISTANCE BASED ON PROPERTY LINES: TYPE V-A (CONDOMINIUMS): NO CHANGE IN FIRE RESISTANCE ZONING: HOR (HIGH DENSITY RESIDENTIAL) LEGAL DESCRIPTION - BUILDING "D": PARCEL NO: 788895-0000 PLAT BLOCK/ BUILDING NUMBER: BLDO D' PLAT LOT NUMBER: UNIT D-101 QUARTER -SECTION -TOWNSHIP -RANGE: SW-23-23-4 PROJECT TEAM: OWNER: SOUTH CENTER VIEW OWNERS ASSOCIATION 11211 SLATER AVE NE, SUITE 150 KIRKLAND, WA 98033 OWNER'S REPRESENTATIVE/ FACILRY MANAGER: SOUTH CENTER VIEW OWNERS ASSOCIATION 16210 MACADAM ROAD S, 81,104 TUKWILA, WA 98188 CONTACT: STEVE CONELLEY TEL: (425) 749-8730 EMAIL: srcenelleyeoomee8Lnet BUILDING CONSULTANT: DIMENSIONAL BUILDING CONSULTANTS, LLC 828 120TH AVENUE NE, SUITE 8101 BELLEVUE, WA 98005 CONTACT: MARTIN FLORES TEL 425-455-2046 EMAIL: madlnedhnonslanolbc,wm CONSTRUCTION MANAGER: 090 GROUP, INC 144 RAILROAD AVE, 6101 EDMONDS, WA 98020 CONTACT: DOUG SAGE TEL (425) 771.0349 EMAIL: dougepyproup,net CONTRACTOR: RUFF CONSTRUCTION, INC. 6505 233rd PLACE 6E WOODINVILLE, WA 98072 CONTACT: DAWN FRASER TEL: (425) 487.0702 EMAIL: msilerulkonstrucRorteom The undersigned has provided building envelope drawings that in my professional judgment are appropriate to yetist'y the requirements of RCW 64.55.020 Uvough 64.55.090. Third party inspections will also be provided in accordanoo with RCW 64.55.030. SOUTH CENTER VIEW CONDOMINIUMS BUILDING 'D' 15210 MACADAM RD S. VICINITY PLAN to \\ L'PA ICI.73iieYii�Srni \j. SOUTH CENTER VIEW CONDOMINIUMS BUILDING 'D' SITE PLAN to Sheet List Table Sheet Number Sheet Title 0-1,0 GENERAL NOTES, ORAVoING INFO., SITE PLAN B INDEX G-1.1 SCOPE OF WORK AND SPECIFICATIONS G-1.2 SCOPE OF WORK AND SPECIFICATIONS (CONT'D.) 0-1.1 BUILDING D DEMOLITION - NORTH, EAST & WEST ELEVATIONS D-1.2 EXTERIOR CARPET D-1.3 FIRE EXTINGUISER - SIGNAGE WP-1.1 BUILDING D - FLOOR PLAN WP-2.1 BUILDING D NORTH, EAST AND WEST ELEVATIONS VVP'2,2 BUILDING D SOUTH ELEVATIONS WP'3.1 CLADDING DETAILS WP-3.2 CLADDING DETAILS 1NP-3.3 WINDOW -DOOR DETAILS & SCHEDULES WP'3.4 WINDOW 8 DOOR DETAILS 7P-4.1 DECK DETAILS WP-4.2 DECK DETAILS WP-4.3 ELEC DOGHOUSE 6 EXT. LIGHTING DETAILS S-1.0 STRUCTURAL & RAILING DETAILS S- AIRW RAIL I DET S DR-1,0 SITE LAN DR-2,0 BUILDING "D" COLORED ELEVATIONS DR-3.0 BUILDING 'D" ("E") MATERIALS DR-.1 BUILDING "D" SIGNAGE DR-5.0 / BUILDING "D" RENDERING / RECEIVED JUN 16 2017 � ��- ivivi r Co l' mmuny 4 � 1�4�.�;� opmenitt W O z 04/21/17 PERMIT SET OW13/17 DESIGN REVIEW , \ vision • knowledge • solutions 45' SIGNED ON 4.21.2017 co • o ▪ g 0 O O Ill U Ce • ce W 0 w• wx cc X Z Q W l 1.1 I- 0 < fn 1- 0 eM W O o co re co co a) 17) CO cCO SHEET NO. G-1.0 GENERAL NOTES, DRAWING INFO., SITE PLAN & INDEX DATE: 06/13/17 DRAWING WILL B L1�--ad_-T6' DIMENSIONAL PROJECT NO.: 161105 3RD FLOOR 2ND FLOOR 1ST FLOOR TYP. 11 I TYP. TYPICAL DEMOLITION @ BUILDING D - NORTH ELEVATION 1/8 =1-0„ VJ _a_ off II ❑ 0 0 0 0 ❑ T 11 11 11_1_ 0 0 O 000r' pHI III II 111114- TYP. 3 3RD FLOOR 2ND FLOOR 1ST FLOOR TYPICAL DEMOLITION @ BUILDING D - SOUTH ELEVATION 1/8" = 1-0" 3RD 3RD FLOOR 2ND FLOOR 1ST FLOOR ■■ TYP. DEMOLITION @ BUILDING D - EAST ELEVATION 1/8' = 1-C" LEGEND: AREA OF SCOPE OF DEMOLITION KEYNOTES (TYPICAL 0 NOT USED 0CHIMNEY CAP REMOVE AND REPLACE PER SCOPE. OLAP SIDING 8 TRIM 3 REMOVE AND REPLACE PER SCOPE O DECKS B GUARDRAILS REMOVE AND REPLACE PER SCOPE. SPECIFICATION TO BE DETERMINED. O RECESSED ENTRIES REMOVE AND REINSTALL STAIR GUARD AS REQUIRED TO INSTALL NEW ENTRY CARPET. O NOT USED O WINDOWS REMOVE AND REPLACE PER SCOPE. n SLIDING GLASS DOORS REMOVE AND REPLACE PER SCOPE. E MECHANICAL BATHROOM AND DRYER VENT HOODS `l REMOVE AND REPLACE PER SCOPE. VERIFY QUANTITY. . NOT IN USE „ DOWNSPOUTS/LEADERS REMOVE AND REPLACE PER SCOPE. 12 NOT USED. 13 ELECTRICAL DOGHOUSES REMOVE AND REPLACE PER SCOPE. REUSE EXISTING STRUCTURE AS NECESSARY TO INSTALL NEW SIDING AND DOORS. 4 51GNAGE REMOVE ALL UNIT NUMBERS AND BUILDING ADDRESS AND REPLACE WITH ACRYLIC BASED IN RAY -RESISTANT MATERIAL APPLICATION. TYP. 5 NOT USED iS ADDENDUM 3- GRADE CONDITIONS CLARIFICATIONS ITEM 'A' SEE ADDENDUM 3 FOR DEFICIENT GRADE SLOPE AND THE PROPER CORRECTION. DEMOLITION BUILDING D - WEST ELEVATION 15' 1ST FLOOR 3RD FLOOR 2ND FLOOR RECEIVED JUN 16 2017 Community Development SIGNED ON 4.21.2017 SHEET NO. D-1.1 ILDING D DEMOLIT NORTH, EAST & WEST ELEVATIONS DATE:06/13/17 Dimensional Budding Consultants, LLC 0 N co 0 0 O DIMENSIONAL PROJECT NO.: 161105 l Iwo A sap (,'D BUILDING D — GROUND FLOOR PLAN 203 1 1 d sa- 205 BUILDING D — UPPER FLOOR PLAN v15=r-C 200 200 KEYN T S. REMOVE AND DISPOSE OF ALL EXISTING EXTERIOR CARPET, EXAMINE THE SUBSTRATE AND ENSURE IT IS ACCEPTABLE FOR THE INSTALLATION OF THE NEW CARPET. kiY:Y YiY NEW CARPET: -MANUFACTURER: SHAW -COLOR: 00400 TAPESTRY BLUE -LOCAL SUPPLIER: GREAT FLOORS YiY RECEIVED JUN 16 2017 Community Development 1- 0 Z 0 vision • knowledge • solutions ISP SIGNED ON 4.21.2017 3 s 6 : 0 • Q 00 Z(n O w U fx O � • H I-- W U W rr0^^ < m VJ SHEET NO. D-1.2 EXTERIOR CARPET J - J J HERWISE. DRAWING WILL. BE OUTOF SCALE. DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 U BUILDING D 15210 uurr uc 310 110 PI 0 0 FIRE EXTINGUISER CABINETS @ SINGAGE 6 10 i\ ( 2i TYP UNIT ENTRANCE SIGNAGE 12"=1'0' 17 101 11101 11101 BUILDING ENTRANCE SIGNAGE 31 va"=ram KEYNOTES: OFE FIRE EXTINGUISHER CABINETS REMOVAL, DISPOSAL AND INSTALLATION OF NEW WALL SURFACE MOUNTED FIRE EXTINGUISHER CABINETS FOR BUILDING 'DI. (2) FIRE EXTINGUISHERS CABINETS PER STAIRCASE UNITS MAIN ENTRY = TOTAL (10) FIRE EXTINGUISHERS CABINETS. a. REMOVE EXISTING EXTERIOR STEEL/ GLASS WALL SURFACE MOUNTED FIRE EXTINGUISHER CABINETS ON BUILDING 'D' FORA TOTAL OF 10 CABINETS. b. NEW CABINETS TO MATCH EXISTING IN DIMENSIONS, AS FOLLOWS: - 10 CABINETS: 19 INCH HEIGHT. - MANAGER'S OFFICE CABINET: 24 INCHES IN HEIGHT. a. ALL EXISTING FIRE EXTINGUISHERS ARE TO BE REUSED. OWNER 16 RESPONSIBLE FOR HAVING THESE UNITS MAINTAINED IN ACCORDANCE WITH FIRE MARSHALL REQUIREMENTS. ALL NEW UNITS TO BE PROVIDED WITH MANUFACTURER'S LOCKS AND KEYS. d. MATERIAL SPECIFICATIONS. - MANUFACTURER: MARK SERIES FIRE EXTINGUISHER CABINETS - MATERIAL: ABS - TEN (10) ITEM PN: M J M (MI SERIES, 19 INCHES HEIGHT) ONE(1) ITEM PN: M J M (M2 SERIES, 35 INCHES HEIGHT) - COLOR: RED. LOCATION. LOCATE NEW CABINETS IN SAME LOCATION AS EXISTING SIGNAGE REPLACEMENT OF THE EXISTING SIGNAGE AT THE FOLLOWING LOCATIONS: - MATERIAL: ALUMINUM COMPOSITE MATERIAL - THICKNESS: %INCH SPACERS: ALUMINUM, MAX. 1 INCH FROM WALL NOT LESS THAN 3 PINTS OF ATTACHMENT ACROSS THE INDIVIDUAL PANELS. - COATING/GRAPHICS: 3M PRODUCT WITH 3M GRAFFITI AND W COATING. - DIMENSIONS: -ENTRY DOORS: 3'X6" WIDE. TOTAL OF 27 NEEDED. -BUILDING ENTRANCES: 18"X12" WIDE. TOTAL OF 9 NEEDED -MAIN BUILDING ADDRESS (SEE ELEVATIONS FOR DIM): TOTAL OF 1 NEEDED. O 15280 MACADAM RD. SOUTH MAIN BUILDING ADDRESS W © E BUILDING 0 NOT USED D 301 O D 201 BUILDING ENTRANCES 0 D 101 10 1 ENTRY DOOR BUILDING NAME RECEIVED JUN 16 2017 Community Development 6 0 0 Z vision • knowledge •solutions SIGNED ON 4.21.2017 Q -o (n Q co • E003i ▪ 2 as- • ��3 m P Y 10 SHEET NO. D-1.3 FIRE EXTINGUISER - SIGNAGE DATE: 06/13/17 WSE. DRAWING WILL BE OUT OF SCALE. NOTE: THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 36- SHEET( SIZE D). O J m 0 m right 2017, Dimensio 41-400 DIMENSIONAL PROJECT NO.: 161105 3-v4. ELEVATION DETAIL'B' BOTTOM CORNER @ CONCRETE SLAB 7( STAIRCASE RAILING - UNIT BLDG ENTRACE PARTS LIST ITEM DESCRIPTION 1 23"SQUARE TOP RAIL 2 RAILJPOST CONNECTOR CAN I"0 NUT AND BOLT TO RAIL & (2) - #10 X 1" SCREWS TO POST 3 I" X r ALUMINUM PICKET 4 2" STANDARD ALUMINUM POST 5 1 e" X'y" BOTTOM CHANNEL 6 4"X4"X4"BASE C/W(4)-A"0X3I" LAG SCREW INTO WOOD OR (4) -e'0 X 3" KWIK BOLTS II ANCHORS INTO CONCRETE AND TO POST W/ (4)-#12 X 2" FLAT HEAD SCREWS 7 PICKET LEG CAN 4" 0 X 21" SCREW INTO WOOD OR #14 X 2" "TAPCON" ANCHOR INTO CONCRETE 8 (NOT SHOWN) 9 (NOT SHOWN) 10 (NOT SHOWN) 11 TOP RAIL EXTERNAL CORNER SLEEVE 12 CHANNEL BLOCK C/W (2)-#10 X 1 3/4" SCREWS TO POST NOTES: (1) BUILDING GENERAL CONTRACTOR IS RESPONSIBLE FOR PROVIDING ADEQUATE BACKING IN WALLS AND FLOORS TO AFFIX TO THE BUILDING THE ALUMINUM GUARDRAIL LAYOUT DEFINED IN THESE DRAWINGS (2) ITEM #1 FITS INSIDE ITEM #11 ; ITEM #2 FITS INSIDE ITEM #4 ; ITEM #12 SNAPS INSIDE ITEM #5 (3) WELD PICKET TO UNDERSIDE OF TOP OF PART #1 OR #5 ROUND TOP CORNER SEE NOTE (2) 3/e' DIA. X 3" LONG HILTI KWIK BOLT 3 EXPANSION ANCHOR 6" 2,-0„ 24 M 7 RECEIVED, i' 6" / JUN 16 2017 Community L / 7 i OZY [l�vPlopment w 1- O z 0421/17 PERMIT SET O e E U J -J t6 c 0 O U ■-- :a O m94ilF6 vision • knowledge • solutions SIGNED ON 4.21.2017 a co n O Q fx O O 0cn O w 0 cc w O C H W Z o w U F w H 0 CO H 0 W SHEET NO. S-1■■ STAIRWAY RAILING DETAILS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 ER WISE, DRAWNG WLL THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 36' SHEET( SIZE 6 Copyright 2017, Dimensional Building Consultants, LLC NEW RIM JOIST AS REQUIRED PER GUARDRAIL MANUFACTURER FOR GUARDRAIL 7 INSTALLATION, SEE DETAIL y NEW CS16 STRAP BY SIMPSON I STRONG -TIE W. MIN. 22-10D I NAILS EA END OF STRAP. TO BE LOCATED AT JOIST ON EITHER SIDE OF GUARDRAIL POST, EXISTING RIM JOIST. NEW(2) 41/2" LONG HEADLOK FASTENERS INTO JOIST r EXISTING JOIST WALL BEYOND NOTE: 1. GUARDRAIL VENTING, TRIM, BLOCKING NOT SHOWN FOR CLARITY. 2. ALL WATER PROOFING PER SCOPE. NOT SHOWN FOR CLARITY. 3. DESIGN ASSUMES THE GUARDRAILS ARE STRUCTURALLY FASTENED TO THE WALL AT THE TOP RAIL, PER THE GUARDRAIL MANUFACTURER. 4. DESIGN MAY CHANGE DEPENDING ON GUARDRAIL MANUFACTURER REQUIREMENTS. 2� GUARDRAIL ATTACHMENT AT EAVE it *SEE 2/WP-4.2 TYP. A BL` }B Z ti 7-DECK; 5 = = A r ` SEE NOTE (1) -.7 END CLIP CONNECTION ENLARGED DETAIL'C' FASCIA BRACKET RAILING INSTALL DETAILS 1 1'-0" ELEVATION ENLARGED - SECTION D-D ROUND TOP ALT. URFACE SEE NOTE (2) SECTION A -A ENLARGED - SECTION B-B POST CONNECTION BLOCKING WALLMOUNTED RAILING 1-1/2" MIN. 1;2" TO2" MAX. 31/2" MAX. PER UBC PARTS LIST ITEM DESCRIPTION 1 2 1" SOUARE RAIL 2 RAIL/POST CONNECTOR CAN #14 X 1" HEX HEAD SCREW TO RAIL & (2) - #8 X }" SCREWS TO POST 3 F" X 1"" ALUMINUM PICKET 4 1.5" STANDARD ALUMINUM POST 5 X I" BOTTOM CHANNEL 6 FASCIA BRACKET (2" POST) C/W (6) 40 X 3 i" LAG SCREW INTO WOOD OR (6) -IV X 3" KWIK BOLTS II ANCHORS INTO CONCRETE AND TO POST NO (4)-612 X 1" HEX HEAD SCREWS CNN SHEET METAL THREADS AND)" SHANK 7 (NOT SHOWN) 8 (NOT SHOWN) 9 TOP RAIL END CLIP C/W (2)-1" D X 2 )" SCREWS INTO WOOD OR (2)-#14 X 1" SCREWS INTO ALUMINUM POST & (2)48 X 1 i" FLAT HEAD SCREWS TO TOP RAIL 10 BOTTOM RAIL END CLIP CAN (2)-)"0 X 2 }" SCREWS INTO WOOD OR (2)-#14 X 1" SCREW INTO ALUMINUM POST AND (2)- #8 X 1 )" FLAT HEAD SCREWS TO BOTTOM RAIL 11 (NOT SHOWN) 12 HANNEL BLOCK CAN (2)- #10 X 1 3/4" SCREWS TO POST NOTES: 1. BUILDING GENERAL CONTRACTOR IS RESPONSIBLE FOR PROVIDING ADEQUATE BACKING IN WALLS AND FLOORS TO AFFIX TO THE BUILDING THE ALUMINUM GUARDRAIL LAYOUT DEFINED IN THESE DRAWINGS 2. WELD PICKET TO UNDERSIDE OF TOP OF PART #1 OR #5. 3. SPACING FOR INTERMEDIATE GUARD MEMBERS MUST BE SUCH THAT A 4"0 SPHERE CANNOT PASS THROUGH. NOTE: PRE-ENGINEERED RAILING SYSTEM DESIGNED BY: BW VISTA PROFESSIONAL RAILING SYSTEMS www.vistarailings.com RECEIVED JUN162017 Comunity�av3y Develmopment 1n W O Z Ct3 0 li 5) O co 03 5 6) N N m SIGNED ON 4.21.2017 cn g z n _0 I- Z O 0 o H Z U) W Q D` i_ HL F- w C E� _co h U SHEET NO. S-1.0 STRUCTURAL & RAILING DETAILS DATE. 06/13/17 DIMENSIONAL PROJECT NO.: 161105 onal Building Consultants, LLC yright 2017, Dimen O DRAWING WLL BE SCOPE OF WORK 6. SECTION 1.0 GENERAL REQUIREMENTS 1. PROVIDE GENERAL CONDITIONS APPROPRIATE FOR PERFORMING THE SCOPE OF WORK DESCRIBED HEREIN. INCLUDE ALL LABOR, MATERIALS, EQUIPMENT, TRANSPORTATION, ETC., THAT ARE NECESSARY TO PERFORM THE WORK. THE CONTRACTOR AND HIS SUBCONTRACTORS SHOULD VISIT THE SITE AND REVIEW THE EXISTING CONDITIONS AND FEATURES. AS WELL AS EXAMINE THE ORIGINAL DRAWINGS AND SPECIFICATIONS USED TO CONSTRUCT THE BUILDING COMPLEX. ASSOCIATED WITH EXECUTING THE PROPOSED SCOPE OF WORK, 2. PROVIDE ACCESS TO THE WORK AREAS USING A PROPERLY ENGINEERED SCAFFOLDING SYSTEM. PROVIDE TEMPORARY WEATHER PROTECTION FOR AREAS OF THE BUILDING BEING REPAIRED AS REQUIRED TO ACCOMPLISH THE REPAIR WORK SUFFICIENTLY TO PREVENT WATER DAMAGE FROM OCCURRING AS THE WORK PROGRESSES. 3. PROTECT LANDSCAPING AND IRRIGATION SYSTEMS AS REQUIRED TO ACCOMPLISH THE WORK, OR REMOVE AND REPLACE LANDSCAPING AND IRRIGATION SYSTEMS, WHICHEVER IS MORE COST EFFECTIVE. FOLLOWING THE WORK. THE IRRIGATION SYSTEM SHOULD BE TESTED TO VERIFY THAT IT FUNCTIONS PROPERLY. ALL DAMAGED ITEMS SHALL BE REPLACED AT NO ADDITIONAL EXPENSE. 4. THE OWNER WILL SECURE THE MAIN CONSTRUCTION PERMIT, THE CONTRACTOR SHALL SUBMIT FOR AND OBTAIN ANY SUPPLEMENTAL PERMITS NECESSARY TO CARRY OUT THE WORK; THE COST FOR THE ADDITIONAL PERMITS SHALL BE THE RESPONSIBILITY OF THE OWNER AND SHALL BE BILLED AS AN EXPENSE. 5. THE COST OF CONSTRUCTION SHALL INCLUDE A BREAKDOWN OF COSTS BY TASKS. THE COST OF CONSTRUCTION SHALL FOLLOW THIS SCOPE OF REPAIR AS CLOSE AS POSSIBLE. 6. IT IS INTENDED TO KEEP THE CONDOMINIUM HOMES OCCUPIED DURING THE PERFORMANCE OF THE WORK. PROVIDE ACCESS TO ENTRY DOORS AND A CLEAR PATH TO DRIVEWAYS. SIDEWALKS AND ENTRY WALKWAYS TO NOT ADVERSELY IMPACT THE UNIT OCCUPANTS AND THE NEIGHBORS TO COMPLY WITH IBC CHAPTER 33, PROVIDE PROPER TEMPORARY RAILING TO THE EXTERIOR DOORS AT ALL ELEVATED DECKS AND SLIDING GLASS DOORS. TEMPORARY RAILING MUST MEET CURRENT CODE FOR LATERAL RESISTANCE, HEIGHT AND MAXIMUM SEPARATION OF MEMBERS NOT TO ALLOW A 4 INCH SPHERE TO PASS THROUGH AND ALL OTHER APPLICABLE CODE REQUIREMENTS. CONTRACTOR SHALL PROVIDE SUFFICIENT NOTICE OF THE WORK SCHEDULE PER UNIT TO OWNER TO MINIMIZE INCONVENIENCE TO TENANTS. 7. ONCE THE WORK IS COMPLETED IN ANY AREA OF THE PROJECT, THE WALL AND DECK SURFACES SHOULD SE CLEANED. WOOD SURFACES SHOULD BE REPAINTED WHERE DAMAGE HAS OCCURRED TO MATCH THE ORIGINAL FINISH. AT ANY INTERIOR SPACES IN THE CONDOMINIUM HOMES WHERE WORK HAS BEEN PERFORMED, THE INTERIORS SHALL BE CLEANED TO THE CONDITION THAT EXIST ED PRIOR TO THE WORK BEING PERFORMED. CONTRACTOR IS RESPONSIBLE FOR DOCUMENTING PRE-EXISTING DAMAGE TO THE INTERIOR FINISHES. 8. THE CONTRACTOR SHALL PROCURE AND MAINTAIN ACCEPTABLE SAFETY AND SECURITY MEASURES. AND SHALL MAINTAIN SAFETY AND SECURITY AT THE JOB SITE DURING THE ENTIRE COURSE OF THE PROJECT. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE LAW INCLUDING, WITHOUT LIMITATION. ALL OSHA AND WSHA REQUIREMENTS REGARDING SAFETY. 9, THE CONTRACTOR SHALL BE PROVIDED WITH A DESIGNATED AREA WITHIN THE COMPLEX TO BE USED FOR THE STORAGE OF MATERIALS AND EQUIPMENT BEFORE COMMENCING WITH THE WORK. THE SECURITY OF THE MATERIALS AND EQUIPMENT STOREDONSITE IS THE RESPONSIBILITY OF THE CONTRACTOR. 10. THE CONTRACTOR SHALL BE PROVIDED WITH A LOCATION TO PLACE A TEMPORARY CONSTRUCTION OFFICE AT THE SITE. THE SECURITY OF THE CONSTRUCTION OFFICE IS THE RESPONSIBILITY OF THE CONTRACTOR. 11. NOT USE. 12. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APPLICABLE FEDERAL. STATE AND LOCAL LAWS, AND IN ACCORDANCE WITH CURRENT BUILDING CODE REQUIREMENTS. CONSIDER THE 2015 EDITION OF THE INTERNATIONAL BUILDING CODE AS AMENDED AND ADOPTED BY THE CT' OF TUKWILA WILL BE APPLICABLE FOR THIS PROJECT. 13, CONTRACTOR SHALL VISIT THE SITE TO FAMILIARIZE THEMSELVES WITH ALL COMPONENTS OF THE PROJECT, SITE LAYOUT, FACIUTIES, AND TO MEASURE TO CONFIRM QUANTITIES. 14. ATTEND A PRECONSTRUCTION SITE MEETING WITH THE ASSOCIA'ITON REPRESENTATIVE TO REVIEW THE WORK AREA PRIOR TO COMMENCEMENT OF THE PROJECT. 15. ALL WORK SHALL BE PERFORMED DURING NORMAL BUSINESS HOURS DEFINED AS B:OO A.M. TO 5:00 P.M., MONDAY THROUGH FRIDAY, UNLESS OTHERWISE AGREED TO BY THE CONTRACTOR AND OWNER IN ADVANCE, OR IF LOCAL JURISDICTIONAL REQUIREMENTS DICTATE DIFFERENTLY, SATURDAY WORK IS PERMITTED UPON WRITTEN REOUEST. THE STAGING OF THE WORK MAY COMMENCE 30 MINUTES PRIOR TO THE AGREED EARLIEST STARTING TIME, 16. STORAGE DECONSTRUCTION RELATED MATERIALS. PARKING FOR CONSTRUCTION RELATED VEHICLES, ETC,. WILL BE DISCUSSED DURING THE PRECONSTRUCTION MEETING. 17. THE USE OF BUILDING WASHROOM IS NOT PERMITTED. CONTRACTOR TO PROVIDE ALL THE NECESSARY FACILITIES TO COMMENCE AND COMPLETE THE PROJECT WITHOUT INTERRUPTION OF EITHER THE SCHEDULE OR RESIDENTS. 18. THE CONTRACTOR SHALL DOCUMENT WITH LOG AND PHOTOS ALL EXISTING CONDITIONS OF AREAS TO BE IMPACTED BY THE PROPOSED SCOPE OF WORK, ESPECIALLY THOSE AREAS WHERE ALLOWANCES ARE IMPACTED. 19, THE CONTRACTOR SHALL ATTEND WEEKLY PROJECT MEETINGS BETWEEN THE CONTRACTOR. THE PROJECT ARCHITECT/ENGINEER. AND OWNER DURING THE COURSE OF THE REPAIR PROJECT. THE DATE AND TIME OF THE WEEKLY PROJECT MEETINGS WILL BE ESTABLISHED AT THE TIME THE PROJECT IS READY TO COMMENCE, BUT MAY BE DEVIATED FROM WITH THE CONSENT OF ALL PARTIES AS CONDITIONS WARRANT. 20. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DEMOLITION, TEMPORARY BRACING, CONSTRUCTION TECHNIQUES AND CONSTRUCTION SEQUENCES IN CONNECTION WITH PERFORMING THE WORK. 21. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE CONDITIONS AT THE JOB SITE, INCLUDING THE SAFETY OF ALL PERSONS AT THE JOB SITE DURING THE PERFORMANCE OF THE WORK, THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 22. THE CONTRACTOR SHALL PROVIDE TEMPORARY BARRICADES AND OTHER FORMS OF PROTECTION TO PROTECT THE OCCUPANTS AND PUBLIC FROM INJURY DURING THE COURSE OF THE PROJECT. 23. ALL NEW MATERIAL SHALL MATCH EXISTING MATERIAL AS CLOSE AS POSSIBLE, INCLUDING COLOR, TEXTURE AND FINISH DETAILS. 24. ALL OF THE SPECIFIED REPAIR WORK SHALL BE CARRIED OUT WITHIN THE AGREED TIMEFRAME TO BE ESTABLISHED WITHIN THE CONSTRUCTION CONTRACT. 25. THE CONTRACTOR SHALL GUARANTEE ALL REPAIR WORK FOR A PERIOD OF TWO (2) YEARS AFTER THE DATE OF SUBSTANTIAL COMPLETION OF THE REPAIRS. ADDITIONAL MATERIAL WARRANTIES SHALL COMPLY WITH THE DESIGN AND CONTRACT DOCUMENTS AND MUST BE FULLY TRANSFERABLE TO THE OWNER. 26. CONTRACTOR TO INSTALL AND COORDINATE INSPECTIONS WITH ALL MANUFACTURERS' REPRESENTATIVE TO ACHIEVE A MAXIMUM AVAILABLE WARRANTY FOR ALL BUILDING MATERIALS AND COMPONENTS. 27. CONTRACTOR TO TIMELY PROCESS ALL WARRANTY PAPERWORK AND ENSURE ALL INSPECTIONS REQUIRED BY WARRANTIES ARE PERFORMED ON SCHEDULE. 28. CONTRACTOR TO MAINTAIN, DELIVER TO OWNER AT PROJECT COMPLETION, A NOTEBOOK BINDER (AND ELECTRONIC COPY OF THE SAME) CONTAINING COMPLETE RECORD AND COPIES OF ALL WARRANTIES. MSDS, REQUIRED INSPECTION REPORTS, OWNER'S MANUALS, AND ORIGINAL PRODUCT DOCUMENTATION. 29. THE CONTRACTOR MAY USE ELECTRICITY AND WATER CURRENTLY AT THE SITE IN CONJUNCTION WITH PERFORMING THE WORK. THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING SANITARY FACILITIES AND DRINKING WATER FOR THE WORKERS DURING THE COURSE OF THE CONSTRUCTION WORK COORDINATE SPECIFIC AREAS OF POWER SUPPLY WITH THE OWNER. 30. THE CONTRACTOR SHALL MAINTAIN THE SITE IN A CLEAN AND SAFE APPEARANCE AND MAINTAIN A CLEAN APPEARANCE OF THE SITE AT THE END OF EACH WORK DAY FOR THE SAFETY OF THE OCCUPANTS AND VISITORS, 31. ALL WORKMANSHIP SHALL BE OF THE HIGHEST FOR THE TRADE, BUT NOT LESS THAN THE MINIMUM SPECIFIED 6Y THE PRODUCT MANUFACTURER PUBLISHED LITERATURE. 32. UPON COMPLETION OF THE REPAIRS IN THE AREA OF WORK, THE CONTRACTOR MUST DEVELOP A PUNCH LIST OF ALL THE CORRECTION WORK, AND PROVIDE AN EXECUTED (COMPLETED) COPY TO THE OWNER. 33. A SUBSEQUENT COMBINED OWNER'S REPRESENTATIVE)ARCHITECT/ENGINEER AND CONTRACTOR "FINAL PUNCH UST.' OF WORK ITEMS WILL BE COMPLETED AS PART OF THE PROJECT CLOSE-OUT. ALL ITEMS ON THE PUNCH LIST SHALL BE CORRECTED/REPAIRED BEFORE THE OWNER'S FINAL ACCEPTANCE OF THE WORK. 34. THE INSTALLATION OF ANY AND ALL EXTERIOR WALL ASSEMBLY MATERIALS MUST BE IN STRICT COMPLIANCE WITH THE RECOMMENDATIONS AND REQUIREMENTS OF THE MANUFACTURERS. IN GENERAL CONFORMANCE WITH THE RECOMMENDATIONS SET FORTH BY THE GYPSUM ASSOCIATION, ASTM STANDARDS, SMACNA AND THE DESIGN DOCUMENTS. THE INSTALLATION MUST BE OF GOOD WORKMANSHIP AND MUST COMPLY WITH ANY AND ALL APPLICABLE CODE PROVISIONS. 35. REVIEW THE SITE AND NOTIFY THE ASSOCIATION REPRESENTATIVE OF ANY LANDSCAPING THAT IS IN THE WAY OF THE WORK OR WILL LIKELY BE DAMAGED DURING THE COURSE OF THE NOR K. OWNER TO ARRANGE FOR REMOVAL IF DEEMED NECESSARY. 2.0 DEMOLITION - GENERAL 1. COORDINATE ALL WORK WITH THE ROOFING PROJECT, CONTRACTOR TO INFORM THE OWNER. THE PROJECT ENGINEER AND THE AFFECTED RESIDENTS OF WHEN WORK WILL COMMENCE AND BE RESPONSIBLE FOR ALL NOTICE POSTINGS. CONSTRUCTION NOTICES WILL BE POSTED A MINIMUM OF 72 HOURS IN -ADVANCE OR AT THE DIRECTION OF THE OWNER. 2. ACCESS SYSTEM (PUMP JACKS, SCAFFOLDING, ETC.) SHALL NOT INTERFERE WITH ACCESS TO AND FROM THE UNITS AND OR PATHWAYS. ACCESS SYSTEM(S) WILL BE ERECTED WITH SAFETY NETS AND IN COMPLETE COMPLIANCE WITH OSHA. 3. EXTERIOR WALL • DEMOLITION, REMOVE ALL EXISTING WINDOWS, WINDOW TRIM, SIDING (EXCEPT MA3ONITE PANEL SIDING AT BUILDING ENTRANCES), CORNER TRIM. FLASHING, AND WRB AS NECESSARY TO EXPOSE EXISTING EXTERIOR WALL SHEATHING. 4. EXTERIOR FIRE RATED SHEATHING - DEMOLITION, REMOVE 100% OF THE EXISTING IS INCH EXTERIOR GYPSUM SHEATHING. 5. EXTERIOR SHEAR WALL PLYWOOD SHEATHING- DE MOLRION. EXAMINE THE PLYWOOD AND REPLACE ONLY AS NECESSARY. UTILIZING ALLOWANCE FIGURES. COORDINATE WITH THE OWNER AND THE PROJECT ENGINEER. ALL AREAS IN NEED OF REPLACEMENT SHALL BE PHOTO DOCUMENTED AND PRESENTED TO THE OWNER AND PROJECT ENGINEER FOR REPLACEMENT. EXTERIOR DECK DEMOLITION. REMOVE ALL EXISTING GUARDRAILS, DECK WATERPROOFING, DECK SHEATHING AND DECK SOFFIT, SMALL EXTERIOR WALL APPURTENANCES -DEMOLITION, REMOVE ALL EXISTING LIGHTS, VENTS COVERS, VENT LOWERS, VENT CAPS, HOSE BIB BLOCKING, ELECTRICAL OUTLETS, UNIT SIGNAGE. 3.0 EXTERIOR CLADDING ASSEMBLY -RESTORATION 1, COORDINATE ALL WORK WITH THE COOK ORATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2. REFER TO THE EXTERIOR ELEVATION PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE ALL WORK WITH OTHER TRADES INCLUDING BUT NOT LIMITED To ROOF WORK, SHEET METAL WORK. TRAFFIC COATING, WINDOW/DOOR, GUARDRAILS, INTERIOR WORK, ETC. 3. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE WINDOWS AND EXTERIOR DOORS, INCLUDING TRANSITIONS TO SIDING. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 4. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5, REMOVE AND DISPOSE OF THE EXISTING PANEL SIDING, WEATHER BARRIERS, FLEXIBLE FLASHINGS, METAL FLASHING*, WOOD TRIMS AND EXPOSE THE EXISTING EXTERIOR GYPSUM SHEATHING AT ALL OF THE WEATHER EXPOSED AREAS, EXCEPT AT THOSE AREAS LOCATED AT THE MAIN BUILDING ENTRIES WHICH ARE ONLY GOING TO BE PAINTED. 6, GYPSUM SHEATHING. REMOVE AND REPLACE 100% OF THE EXISTING EXTERIOR GYPSUM SHEATHING WITH NEW 5/8 INCH FIBERGLASS -FACED GYPSUM SHEATHING. NAIL THE SHEATHING USING 1.51NCH LONG 11 GA. ROOFING NAILS, SPACED AT 8 INCH THROUGHOUT, INSULATION. REMOVE AND REPLACE EXISTING INSULATION THAT HAS EVIDENCE OF ONGOING WATER INTRUSION AND DAMAGE, OR EVIDENCE OF INTERIOR CONDENSATION AND DAMAGE. EXAMINE ANY EXPOSED WALL CAVITY TO ENSURE ALL EXTERIOR WALLS ARE FULLY INSULATED WITH MIN. R•3,5 PER INCH BATT INSULATION. AND A VAPOR RETARDER INSTALLED IN THE WARM SIDE OF THE ASSEMBLY, COORDINATE WITH PROJECT ENGINEER. REPLACE IN LIKE KIND VIA THE CHANGE ORDER PROCEDURE. 8. PLYWOOD SHEATHING. WHERE APPLICABLE. EXAMINE THEY. INCH PLYWOOD SUBSTRATE AND ONLY REPLACE THE MATERIAL THAT IS NO LONGER IN GOOD SERVICEABLE CONDITION, COORDINATE WITH THE OWNER AND THE PROJECT ENGINEER. REPLACE IN LIKE KIND VIA THE CHANGE ORDER PROCEDURE. 8. WINDOW AND EXTERIOR DOORS ROUGH OPENINGS: REFER 105UBS EWE NT SECTIONS OF THIS SCOPE OF WORK, 10. PROVIDE AND INSTALL NEW WATER -RESISTIVE BARRIER CWRB'). FLASHINGS AND SHEET METAL TRIMS/FLASHINGS A3 PER THE PROVIDED DRAWINGS, ENSURE ALL WALL PENETRATIONS ARE PROPERLY TREATED WITH AN APPROVED FLASHING SYSTEM. THE INSIDE AND OUTSIDE VERTICAL CORNERS SHALL BE REINFORCED WITH A CONTINUOUS STRIP OF B INCH WIDE SELF ADHERING FLEXIBLE FLASHING. INSTALL IN STRICT COMPLIANCE WITH THE PUBLISHED LITERATURE OF THE FLASHING, WRB AND SIDING MANUFACTURERS PUBLISHED LTERATURE, 11. ALL EXTERIOR VENTS COVERS, VENT LOUVERS, VENT CAPS, HOSE BIB BLOCKING (8 TOTAL), ELECTRICAL OUTLETS (1 PER PATIO / DECK), AND UNIT NONAGE WILL BE REMOVED AND REPLACED. ALL MAJOR EXTERIOR LIGHTING WILL BE RE -USED OVER NEW BLOCKING. REFER TOME DETAILS FOR SPECIFIC COMPONENTS. ALL EXTERIOR PENETRATIONS WILL BE TRIMMED WITH NECESSARY FC TRIM IN 5/4 X MATERIAL WITH CHAFFERED EDGES, AS PER THE DESIGN DOCUMENTS. ALL MECHANICAL VENT COVERS SHALL BE PROVIDED WITH AN AIR DAMPER OR LOWERS TO PREVENT BACKFLOW OF EXTERIOR AIR, AND SHALL BE FULLY TAPED TO THE EXISTING DUCTING WITH ALUMINUM FOIL HEAT RESISTANT TAPE. NOTE: METAL BOXES FOR EXISTING OUTLETS AND EXISTING LIGHT FIXTURES WILL NEED TO BE PROVIDED WITH A METAL EXTENSION TO ALLOW FOR PROPER MOUNTING OF THE FIXTURES. 12. WOOD TRIM INSIDE CORNER, ALL WOOD TRIMS SHALL BE MADE FROM TK CEDAR, IN 5/4X THICKNESS AS PER THE DESIGN DOCUMENTS. CORNER TRIM IS TO BE 6/4X41NCH, AND FLOOR BANDS ARE TO BE 5/4X10, ALL JOINTS AND LAPS ARE TO BE SEALED WITH POLYURETHANE SEALANT. ALL HORIZONTAL JOINTS ARE TO BE WATE ROUT TO SHED WATER AWAY FROM THE BUILDING. FASTEN THE TRIM INTO THE FRAMING WITH 100 NAILS, OR WITH 3INCH EXTERIOR COA T EU al SCREWS. ALL EXPOSED SCREWS ARE TO BE COUNTERSUNK1/8INCH, THEN FILL WITH CAULKING AND PRIMED PRIOR TO PAINT. ALL WOOD TRIM TO BE PRE -PRIMED IN OIL -BASED PRIMER AND PAINTED WITH 1W0 COATS OF EXTERIOR ACRYLIC PAINT. ALL WOOD TRIM SHALL BE SPRAYED AND BACK ROLLED/BRUSHED TO ENSURE AN EVEN PAINT APPLICATION OF WOOD END GRAIN. TOENAIL OF WOOD ALONG THE VERTICAL JOINT TO TEMPORARY ENHANCE THE WOOD MATING IS ALLOWED; USE STAINLESS STEEL FINISH NAILS OR STAINLESS STEEL SIDING NAILS, 16/18 GA. 13, FC TRIM. ALL WINDOWS, SLIDING DOORS MAN AND SMALL OPENINGS SHALL BE TRIMMED WITH FC TRIMS IN 5/4X THICKNESS AS PER THE DESIGN DOCUMENTS. CORNER TRIM IS TO BE 5/4 X 41NCH, AND FLOOR BANDS ARE TO BE 5/4 X 12. ALL JOINTS AND LAPS ARE TO BE SEALED WITH POLYURETHANE SEALANT, ALL HORIZONTAL JOINTS ARE TO BE WATER -CUT TO SHED WATER AWAY FROM THE BUILDING. FASTEN THE TRIM INTO THE FRAMING WITH 100 NAILS, OR WITH 31NCH EXTERIOR COATED a10 SCREWS. ALL EXPOSED SCREWS ARE TO BE COUNTERBUNNI/81NCH, THEN FILL WITH CAULKING AND PRIMED PRIOR TO PAINT. ALL FC TRIM TO BE FACTORY PRE -PRIMED AND PAINTED WITH TWO COATS OF EXTERIOR ACRYLIC PAINT, TOENAIL OF FC TRIM ALONG THE VERTICAL JOINT TO TEMPORARY ENHANCE THE FC TRIM MATING IS ALLOWED; USE STAINLESS STEEL FINISH NAILS OR STAINLESS STEEL SIDING NAILS, 18/18 GA. 14. METAL FLASHING*. PROVIDE AND INSTALL NEW 28 GA. PRE -PAINTED G90 GALVANIZED SHEET METAL FLASHINGS ON TOP OF ALL HORIZONTAL TRANSITIONS BETWEEN DISSIMILAR MATERIAL, MEASURING 61NCH OR MORE IN WIDTH. THIS INCLUDES ALL EXTERIOR DUCT VENT COVERS, LIGHT FIXTURE BLOCKS, WINDOWS, EXTERIOR DOORS, NOR QONTAL FLOOR BANDS, TRANSITIONS TO CONCRETE FOUNDATIONS, OTHERS AS APPLICABLE. ALL FLASHING LAPS SHALL BE 2 INCH FOR FLASHING WIDTHS UP TO 61NCHES, AND 3 INCH FOR THOSE ABOVE 6INCHES WIDE; ALL OVERLAPS MUST BE FULI.Y SEALED WITH POLYURETHANE CAULKING. ALL METAL FLASHING TERMINATIONS MUST BE PROVIDED WITH FOLDED END DAMS. ALL FLASHINGS MUST BE FABRICATED AND INSTALLED TO SHED WATER AWAY FROM THE BUILDING AT 15 DEGREES SLOPE, FOLLOW THE GENERAL GUIDE UNES PROVIDED BY SMACNA FOR BOTH FABRICATION AND INSTALLATION. 15. PROVIDE AND INSTALL NEW EXTERIOR CLADDING SYSTEM CONSISTING OF FIBER CEMENT LAP SIDING. PROVIDE AND INSTALL NEW 5/161NCH THICK HARDIE PLANK IN SMOOTH FACE. CAULK ALL THE SIDING TERMINATIONS TO DISSIMILAR MATERIALS. ENSURE ALL THE FIELD CUTS ARE PRE -PRIMED PRIOR TO INSTALLATION AND CAULKING. INSTALL THE SIDING IN STRICT COMPLIANCE WITH THE PUBLISHED INSTALLATION INSTRUCTIONS OF THE MANUFACTURER, PROJECT SPECIFICATIONS AND PROJECT DRAWINGS; WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENTS SHALL PREVAIL. 16. SIDING JOINTS, DETAIL ALL SIDING JOINTS WITH A BACKING PLATE, NO CAULKING, BACKING PLATE SHALL BE MADE FROM 28 GA. ALUMINUM STOCK OR 28 GA. PRE -PRIMED GALVANIZED SHEET METAL. ALL SIDING JOINTS SHALL BE 1/18 INCH WIDE OR SNUG FIT (NOT TIGHT) TO ALLOW FOR EXPANSION AND CONTRACTION OF THE SIDING. 17. ELECTRIC METER BOX "DOGHOUSES" TO BE RESIDED, TRIMMED. FLASHED, AND REROOFEO. ALL CUTS TO BE FIELD PRIMED WITH APPROVED OIL PRIMER. 18. PAINT. ALL EXPOSED SURFACES ARE TO BE PRE -PRIMED AT THE FACTORY; IF SO NECESSARY DUE TO CUTS, ALL END CUTS ARE TO BE FIELD PRIMED, AND THEN PAINTED WITH MINIMUM 2 COATS OF APPROVED PAINT. PER THE COLOR SCHEME SELECTED BY THE OWNER. REFER TO THE APPROVED COLOR SCHEME RENDERING. 18, MATER ALSS MANUFACTURERS. • EXTERIOR GYPSUM SHEATHING' 5/8 INCH DENS GLASS GOLD, INSTALLED PER MANUFACTURER'S RECOMMENDATIONS, • EXTERIOR PLYWOOD SHEATHING:'% INCH CDX EXTERIOR GRADE PLYWOOD. 4 PLIES MINIMUM, INSTALLED PER THE GENERAL RECOMMENDATIONS OF THE AMERICAN PLYWOOD ASSOCIATION. • WRB: FORTIFIBER BUILDING SYSTEMS 'JUMBO TEX' 60 MINUTE BUILDING PAPER INSTALLED IN A DOUBLE COURSE FASHION, OR OTHER SIMILAR AS APPROVED BY SUBMITTAL PROCESS, • FLEXIBLE FI.4F. HMOLE PROTE07C WRAP 8TE0NL, GRADE FRO GRACE' ULTRA, OR OTHER SIMILAR AS APPROVED BY SUBMITTAL PROCESS. • SMALL PENETRATION FIASHINGS, PR EMANUFACTUR ED FLA81.11905 BY QUICKFLASH, UQUIFIASH, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS. • FC LAP SIDING: SMOOTH FACE HARDIE PRODUCTS, 5/161NCH THICK, 71NCH EXPOSURE OR OTHER SIMILAR AS APPROVED BY SUBMITTAL PROCESS, USE THE BLIND NAIL METHOD FOR INSTALLATION. • FC TRIM. BY JAMES HARDIE 5/4" THICK BY 4 AND BY 12 AS SHOWING ON THE DRAWINGS, INSTALL THE TRIM PER MANUFACTURER. • FC LAP JOINT BACKING. 28 GA. STOCK PRE -PRIMED GALVANIZED OR ALUMINUM, 4 NCH WIDE. • WOOD TRIM. CEDAR, TIGHT KNOT, KILN DRIED OR BETTER OR OTHER SIMILAR AS APPROVED BY SUBMITTAL PROCESS. • MOUNTING BLOCKS, TK CEDAR, 5TUR01-MOUNT, OR OTHERS AS APPROVED BY SUBMITTAL PROCESS. • FASTENERS: STAINLESS STEEL, OR AS PER BEST RECOMMENDATIONS OF THE SIDING MANUFACTURER. • FINISHES: PER APPROVED NEW COLOR SCHEME, 20. INSTALL ANY AND ALL PC SIDING, FC TRIM, WOOD TRIMS, WRB SHEET METAL TRIMS, SHEET METAL FLASHINGS, FLEXIBLE FLASHINGS AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURERS, THE APPROVED DESIGN DOCUMENTS AND THE REFERENCED INDUSTRY STANDARDS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL, 21. THE INSTALLATION MUST BE OF GOOD WORKMANSHIP ANDMUST COMPLYWITH ANY AND ALL APPLICABLE CODE PROVISIONS AND INSTALLATION REQUIREMENTS OF THE APPLICABLE MANUFACTURERS, 22. THE INSTALLATION OF ANY AND ALL EXTERIOR WALL ASSEMBLY MATERIALS MUST BE IN STRICT COMPLIANCE WITH THE RECOMMENDATIONS AND REQUIREMENTS OF THE MANUFACTURERS, IN GENERAL CONFORMANCE WITH THE RECOMMENDATIONS SET FORTH BY THE GYPSUM ASSOCIATION, ASTM STANDARDS, S MAC NA AND THE DESIGN DOCUMENTS. THE FINAL INSTALLATION MUST BE AT THE MINIMUM SUFFICIENT TO SECURE THE LABOR AND MATERIALS WARRANTY AS REOUIR EO BY THE OWNER/ARCHITECT. THE FINAL INSTALLATION MUST BE WEATHER -PROOFED, THE INSTALLATION MUST BE OF GOOD WORKMANSHIP AND MUST COMPLY WITH ANY AND ALL APPLICABLE CODE PROVISIONS. 4.0 WINDOWS & SLIDING GLASS DOORS - REMOVAL & REPLACEMENT 1 1, COORDINATE ALL WORK WITH THE ROOFING PROJECT, COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WR1/ ADEQUATE NOTICES. 2. REFER TO THE EXTERIOR ELEVATION PLANS AND WINDOW/000R SCHEDULE PROVIDED FOR THE AREAS OFWORK. COORDINATE WITH ROOF REPAIRS. EXTERIOR WALL REPAIRS, DECK REPAIRS, INTERIOR REPAIRS, ETC. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE WINDOWS AND EXTERIOR DOORS, INCLUDING TRANSITIONS TO SIDING, SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL, 4, SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. REMOVE AND DISPOSE OF 100% OF THE EXISTING WINDOWS, AND SLIDING GLASS DOORS LOCATED AT PATIOS AND ELEVATED DECKS. AT NO TIME SHALL THE CONTRACTOR LEAVE THE WINDOW/DOOR OPENING UNATTENDED. PROPERLY TAPE OFF THE INTERIOR OF THE WINOOW/OOOR OPENING TO PREVENT BACKFLOW OF DUSTY DEBRIS INTO THE RESIDENCE. NOTE: THE ENTRY DOORS ARE TO REMAIN AND BE FLASHED IN PLACE. 8. REMOVE AND DISPOSE OF 100% OF THE INTERIOR WINDOW LINERS (TREATMENTS) TO ALLOW FOR RECONDITIONING OF THE EXISTING WOOD FRAMING, INSTALLATION OFA NEW FLASHING SYSTEM AND INSTALLATION OF BATT INSULATION, 7. RESTORE THE EXISTING WOOD FRAMING AS NECESSARY TO PROVIDE WINDOW/DOOR MANUFACTURER'S REQUIRED CLEARANCE ALL AROUND THE NEW (OR ORIGINAL AS APPLICABLE) WINDOW/DOOR FRAMES. THE USE OF FEIN TOOLS. DREMEL TOOLS OR ROUTING TOOLS ARE HIGHLY RECOMMENDED. ENSURE THE ROUGH OPENING IS PROPERLY PROTECTED FROM AIR AND DUST INTRUSION DURING THE EXECUTION OF THE WORK. B. FLEXIBLE FLASHINGS. PROVIDED WITH FLEXIBLE FLASHINGS AS DETAILED IN THE APPROVED DESIGN DOCUMENTS. THE FLEXIBLE FLASHINGS MUST CONSIST OF BREATHABLE WATERPROOFED MEMBRANES, AND MUST BE INTEGRATED ONTO THE WRB IN A WATER SHEDDING MANNER. 9, SILL PANS. AT THE EXTERIOR DOORS (EXCEPT THE ENTRY DOORS WHICH ARE TO BE FLASHED IN PLACE), THE ROUGH OPENINGS MUST BE DETAILED WITH A METAL SILL PAN. PROPERLY INTEGRATED INTO THE REMAINING EXTERIOR WALL COMPONENTS INCLUDING THE FLEXIBLE FLASHING°, WRB AND DECK COATINGS. 10, METAL FLASHINGS. PROVIDE AND INSTALL METAL HEAD FLASHINGS AT WINDOW AND EXTERIOR DOOR UNITS. ALL METAL FLASHING MUST BE MANUFACTURED FROM 26 GA. KYNAR FACTORY PRE -PAINTED G90 GALVANIZED SHEET METAL, ALL METAL LAPS MUST BE NOT LESS THAN 2 INCHES, AND MUST BE FULLY SEALED WITH APPROVED FLEXIBLE SEALANT. ALL TERMINATIONS OF THE METAL HEAD FLASHING MUST BE PROVIDED WITH FOLDED END DAMS. 11. PROVIDE AND INSTALL NEW VINYL FRAMED WINDOWS AND SLIDING GLASS DOORS TO BEST MATCH EXISTING CONFIGURATION AND OPERATION. CONTRACTOR AND SUPPLIER TO VERIFY THE WINDOWS MEET CURRENT EGRESS REQUIREMENTS. ALL GLASS MUST BE LOW E AS PER CURRENT CITY REQUIREMENTS, ALL LOW CLEARANCE GLASS MUST BE SAFETY (TEMPERED) GLASS. U VALUES OF THE NEW WINDOW/000R UNITS MUST MEET CURRENT ENERGY COOS, U•0.30 (MAX.) AND SHGC=0.35 (MAX.). WINDOWS AND EXTERIOR DOORS MUST BE LABELED WITH NPRC CERTIFIED U VALUE. ALL WINDOWS AND EXTERIOR DOORS MUST BEAR AN AA IAA LABEL INDICATING MANUFACTURER'S PERFORMANCE FOR STRUCTURAL AND WATER PENETRATION RESISTANCE OF NOT LESS THAN 3,0 PSF FOR FIELD TESTING (4.5 PSF MANUFACTURER IN -LAB TESTING). ALL WINDOWS AND SLIDING GLASS DOORS MUST BE VENTED UNITS AS PER EXISTING PROJECT LAYOUT. AT LEAST ONE WINDOW/DOOR MUST BE PROVIDED WITH A TRICKLE VENT AT EACH BEDROOM AND AT THE LIVING ROOM. 12, INSTALLATION. THE NEW WINDOW/DOOR UNITS MUST BE INSTALLED IN STRICT COMPLIANCE WITH PUBLISHED INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE WINDOW/DOOR MANUFACTURER INCLUDING BUT NOT LEANED TO PLUMB, LEVEL, SQUARE, INSTALLED OVER PROPER SILL BLOCKING, PROPERLY FASTS NEB, PROPERLY INSULATED AT TRANSITION TO METAL FRAMING, ETC. 13. RESTORE THE INTERIOR WALL FINISHES TO LEVEL 4 AS PER GYPSUM ASSOCIATION. MATCH ORIGINAL TEXTURE FINISHES AS MUCH AS POSSIBLE. FINAL INSTALLATION ANTICIPATES TOUCHUP IN THE AREA OF WORK, CONSISTING OF ONE COAT OF LOW VOC (LOW ODOR) PRIMER, FINAL PAINT BY RESIDENT. 14 MATERIALS & MANUFACTURERS. WINDOWS AND SLIDING GLASS DOORS WITH INSECT SCREEN. PROVIDE WINDOWS WITH TRICKLE VENTS - (1) FOR EACH BEDROOMS(1)AT EACH LIVING ROOM. MILGARD MON7ECITO SERIES, OR EQUAL A6 APPROVED BY SUBMITTAL PROCESS. PROVIDE COST FOR STYLE LINE SERIES AS ALTERNATE • FLEXIBLE FLASHINGS. PR OTECTO WRAP BT20XL, GRACE PRO, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS. • SHEET METAL FLASHINGS, 26 GA. GAO GALVANIZED SHEET METAL WITH FACTORY APPLIED WIJAR FINISHES. COLOR AS SELECTED BY THE OWNER FROM THE STANDARD MANUFACTURER'S COLOR PALETTE, • SILL PANS. 24 GA. PRE -PRIMED (BONDERIZED) GALVANIZED SHEET METAL, WITH ALL JOINTS AND LAPS FOLDED, SOLDERED OR WELDED TO A WATERTIGHT SEAL. • SHIMS. PLASTIC SHIMS, IN A LOCATION SPECIFIED BY THE WINDOW AND DOOR MANUFACTURER. • FASTENERS, a10X2INCH LONG FLAT HEAD WOOD SCREWS, IN A LOCATION SPECIFIED BY THE WINDOW MANUFACTURER. • CAULKING. NON SKINNING BUTYL CAULKING, IN LOCATIONS SPECIFIED BY THE DRAWINGS. SIKALASTOMER 511, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS. • LIMITING DEVICES. AS PROVIDED BY THE WINDOW MANUFACTURER. 15. THE INSTALLATION OF ANY AND ALL WINDOWS AND EXTERIOR DOORS MUST BE IN STRICT COMPLIANCE WITH THE RECOMMENDATIONS AND REQUIREMENTS OF THE MANUFACTURERS, IN GENERAL CONFORMANCE WITH THE RECOMMENDATIONS SET FORTH BY THE AAMA 2400, APPLICABLE ASTM E2112 STANDARD AND SMACNA. THE INSTALLATION MUST BE OF GOOD WORKMANSHIP AND MUST COMPLY WITH ANY AND ALL APPLICABLE CODE PROVISIONS. THE FINAL WINDOW AND PATIO DOOR INSTALLATION MUST HAVE A MINIMUM OF 10 YEARS WARRANTY BY THE MANUFACTURER. THE FINAL INSTALLATION MUST BE WEATHER -PROOFED, THE INSTALLATION MUST BE OF GOOD WORKMANSHIP AND MUST COMPLY WITH ANY AND ALL APPUCAD LE CODE PROVISIONS. 5.0 ELEVATED DECK ASSEMBLIES - RESTORATION 1. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. 3, SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK ELEMENTS, INCLUDING METAL FLASHINGS, RAILINGS & TRANSITIONS TOSIDING, SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 4. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5, REMOVE AND DISPOSE ALL THE EXISTING DECK WATERPROOFING, FLASHING, PLYWOOD DECK SHEATHING AND SOFFIT MATERIALS. 8. REMOVE AND DISPOSE OF THE DECK FASCIA AND TRIM MATERIAL REMOVE AND DISPOSE OF THE METAL GUARDRAILS. 7. SOFFIT. INSTALL 5/8" EXTERIOR GYPSUM SHEATHING TO 8E FIRE TAPED PER CODE FOR ALL (44) DECK SOFFITS. PROVIDE A 21NCH WIDE VENT SCREEN ALONG THE EXTERIOR EDGE OF THE DECKS TO VENTILATE THE DECK PLENUM. TRIM OUT SOFFITS THE SOFFITS WITH 1 INCH X 21NCH WHITE WOOD. 8. CONSIDER THAT THE DECKS ARE SHEATHED WRH A SINGLE LAYER OF Y•INCH PLYWOOD. REMOVE AND DISPOSE OF THE EXISTING PLYWOOD SHEATHING, TAKING CARE NOT TO DAMAGE THE UNDERLYING FRAMING AS IT IMLL BE RE -USED 9. FRAMING DAMAGE. MAP OUT ALL AREAS WHERE THE FRAMING IS OBSERVED WITH DAMAGE. COORDINATE WITH THE PROJECT ENGINEER TO DETERMINE PROPER REPAIRS VIA CHANGE ORDER PROCEDURE, 1D. SLOPE. MEASURE THE 6XISTIN139 OPE OF THE STRUCTURE TO VBRIFW THAT THERE IS AN OUTWARD SLOPE OP MINIMUM OF 1/4" PER FOOT. PROVIDE SUPPLEMENTAL SLOPE TO THE EXISTING STRUCTURE AS NECESSARY TO ACHIEVE THE REQUIRED SLOPE BY RIPPING 2X MEMBERS, GLUE AND MECHANICALLY FASTENED INTO EXISTING STRUCTURE TO ACCOMPLISH A Y. INCH PER FOOT OF OUTWARD SLOPE, COORDINATE WITH THE PROJECT ENGINEER. REFER TO THE ALLOWANCE SECTION AND CHANGE ORDER PROCEDURE. COORDINATE WITH THE PROJECT ENGINEER. REFER TO THE ALLOWANCE SECTION AND CHANGE ORDER PROCEDURE. 11. DECK SHEATHING, INSTALL NEW PLYWOOD DECK SHEATHING CONSISTING OF 1-1/8 INCH THICK TBG, EXTERIOR GRADE, EXPOSURE 1 PLYWOOD, GLUE AND NAIL THE PLYWOOD SHEATHING TO THE EXISTING FRAMING MEMBERS WITH 8D NAILS SPACED AT 6 INCHES O.C. AT THE EDGES AND 12 INCHES O.C. AT THE FIELD, OR AS NECESSARY TO COMPLY WITH THE REQUIREMENTS AND RECOMMENDATIONS OF THE DECK COATING MANUFACTURER, WHICHEVER IS MORE STRINGENT, ROUTE OR RABBET THE EDGE OF THE PLYWOOD APPROX. 1/81NCH TO ENSURE THE EDGE METAL SR3 FLUSH BELOW THE SURFACE OF THE PLYWOOD AND PONDING OF WATER IS PREVENTED, 12. INSTALL THE NEW TK CEDAR WOOD FASCIA, CONSISTING OF NOMINAL 2X12 MATERIAL, OVER A DOUBLE LAYER OF WRB. ALL JOINTS AND LAPS ARE TO BE SEALED WITH POLYURETHANE SEALANT, ALL HORIZONTAL JOINTS ARE TO BE WATER -CUT TO SHED WATER AWAY FROM THE BUILDING, FASTEN THE FASCIA INTO THE FRAMING WITH 10D NAILS, OR WITH 31NCH EXTERIOR COATED a10 SCREWS, ALL EXPOSED SCREWS ARE TO BE COUNTERS UNK1/8 INCH. THEN FILL WITH CAULKING AND PRIMED PRIOR TO PAINT. 13. ADHESION TESTS. COORDINATE AND PROVIDE A MINIMUM OF 3 ADHESION TESTS FOR EACH OF THE ANTICIPATED METHODS OF INSTALLATION, COORDINATE WITH THE OWNER AND THE PROJECT ENGINEER FOR BOTH INITIAL APPLICATION AND THE ACTUAL TESTING. 14. SADDLE FLASHINGS. PROVIDE AND INSTALL ONE-PIECE SADDLE FLASHINGS AT 05015wALVEAVE INTERFACES, TO PROPERLY INTERFACE ONTO THE WRB BUT UNDER THE NEW SIDING, SADDLE FLASHINESS TO BE FABRICATED FROM 24 GA. PRE -PRIMED GA LVANRED SHEET METAL INTEGRATE THE SADDLE FLASHINGS ONTO THE DECK AND WALL SURFACES IN A WATER SHEDDING MANNER. 5. DECK TO WALL METAL. PROVIDE AND INSTALL DECK TO WALL METAL FLASHINGS CONSISTING OF 24 GA, PRE -PRIMED GALVANIZED SHEET METAL FIRS RINGS, MEASURING 3X51NCHES. SET THE HORIZONTAL FLANGE OF THE METAL FLASHING IN A FULL BEAD OF CAULKING COMPATIBLE WITH THE NEW WATERPROOFING COATING MATERIALS. FASTEN THE METAL AT THE HORIZONTAL FLANGE WITH 1.1/8INCH LONG HOT -DIPPED GALVANIZED ROOFING NAILS SPACED 2 INCHES ON CENTER IN 2 STAGGERED ROWS. ALL OVERLAPS OF THE METAL SECTIONS ARE TO BE 2INCH WIDE AND FULLY SEALED IN COMPATIBLE CAULKING. STRIP.N THE METAL ONTO THE SILL PAN AND ONTO THE PLYWOOD DECKING WITH APPROVED REINFORCING TAPE AND EMS EGOAT PROCESS AS APPROVED BY THE COATING MANUFACTURER. 6. EOGE/EAVE METAL, PROVIDE AND INSTALL EDGE/EAVE METAL FLASHING* CONSISTING OF 24 GA. G90 GALVANIZED SHEET METAL FLAB MINOS WITH KYNAR FINISHES, MEASURING 3X3 INCHES WITH BUILT IN HEM AND DRIP. SET 711E HORIZONTAL FLANGE OF THE METAL FLASHING IN A FULL BEAD OF CAULKING COMPATIBLE WITH THE NEW WATERPROOFING COATING MATERIALS. FASTEN THE METAL AT THE HORIZONTAL FLANGE WITH 1-1/B INCH LONG HOT -DIPPED GALVANIZED ROOFING NAILS SPACED 21NCHES ON CENTER IN 2 STAGGERED ROWS, ALL OVERLAPS OF THE METAL SECTIONS ARE TO BE 21NCM WIDE AND FULLY SEALED IN COMPATIBLE CAULKING, STRIP -IN THE METAL ONTO THE SILL PAN AND ONTO THE PLYWOOD DECKING WITH APPROVED REINFORCING TAPE AND BASECOAT PROCESS AS APPROVED BY THE COATING MANUFACTURER, 17. SILL PAN FLASHINGS, COORDINATE WITH PATIO DOOR INSTALLATION, 18. DECK COATING. INSTALL A NEW CLASS A DECK WATERPROOF COATING, CONSISTING OF A BAS ECOAT,INTERMEDIATE COAT, , TOP COAT AND ANTI -SLIPPING MATERIALS OVER THE ENTIRE HORIZONTAL DECK SURFACES TO A MINIMUM OF 80 DRY MILS (0.0601NCH). THE HORIZONTAL WATERPROOFING ASSEMBLY SHALL CONSIST OF ACONTINUOUS DECK WATERPROOFING MEMBRANE AND RELATED COMPONENTS SUCH AS METAL FLASHINGS, NECESSARY FOR ACOMPLETE AND WATERPROOFED INSTALLATION, ACCESSORIES AS REQUIRED BY THE DECK COATING MANUFACTURER, INCLUDING BUT NOT LIMITED TO PRIMERS, ADHESIVES, PROTECTION BOARD, REINFORCING FABRIC. METAL FLASHING°, SEALANTS, OTHERS, 19, RAILING/GUARDRAILS. PROVIDE AND INSTALL NEW ALUMINUM RAILING AS PER NEW PROJECT LAYOUT, NEW GUARDRAIL SHALL HAVE ALL COMPONENTS PRE-ENGINEERED, THE GUARDRAIL SHALL BE OF PICKET -STYLE, AND POWDER COATED FROM THE FACTORY IN A STANDARD COLOR AS SELECTED BY THE OWNER. THE GUARDRAILS SHALL BE MECHANICALLY FASTENED ALONG THE FASCIA OF THE DECK INTO SOLID FRAMING, COORDINATE WITH THE RAILINO SECTION FOR ADDITIONAL INFORMATION, 20. MATERIALS AND MANUFACTURERS: • COATINGS: FLEXIDECK P-PD MANUFACTURED BY POLY -TUFF SYSTEMS INTERNATIONAL, OR OTHER SIMILAR FIRE RATED WATERPROOFING A53 EM8UES AS APPROVED VIA SUBMITTAL PROCESS, COMPLETE WITH BASECOAT, BROADCAST AGGREGATE, AND FINISH COAT. MIN.60 MILS (0.080 INCH) TOTAL THICKNESS. FINISH COAT PER NEW COLOR SCHEME, SELECTED FROM STANDARD MANUFACTURER COLORS. • SEALANTS. POLY TUFF PITS E-101, OR EQUAL AS APPROVED IN WRRING BY THE COATING MANUFACTURER. • RAILING: INNOVATIVE" OR'START,42'(BLACK OR WHITE -TBD) POWDER COATED FASCIA MOUNT ALUMINUM RAILINGS PER MANUFACTURER'S SPECIFICATION, TO MEET OR EXCEED ALL BUILDING CODE REQUIREMENTS, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS. COLOR AND FINISHES PER NEW COLOR SCHEME, SELECTED FROM STANDARD MANUFACTURER COLORS. • SADDLES AND SILL PANS: MIN. 24 OA. GALVANIZED SHEET METAL, IN FINISHES NOTED ABOVE, METAL FLASHINGS. MINIMUM 24 GA. GALVANIZED SHEET METAL IN FINISHES NOTED ABOVE. • SOFFIT, 5/8 INCH THICK EXTERIOR RATED TYPE X GYPSUM SHEATHING. TAPE, MUD, PRIMED AND PAINTED PER NEW COLOR SCHEME. 21, INSTALL ANY AND ALL DECK COATING AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THEINSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL, THE FINAL INSTALLATION MUST HAVE A 5.5 MATERIAL WARRANTY (BY THE COATING MANUFACTURER) AND A 5 YEAR LABORAVORKMANSHIP WARRANTY (BY THE COATING MANUFACTURER). 6.0 DECK RAILINGS - REPLACEMENT 1. COORDINATE ALL WORK WITH THE ROOFING PROJECT, COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2, REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK, COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO ODOR REPLACEMENT, ETC. 3, SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE RAILING ELEMENTS, INCLUDING TRANSITIONS TO SIDING AND DECK SUPPORTS, SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER POR REVIEW AND APPROVAL. 4, SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SU6MITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL, 5. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OFALUMINUM RAILING MATERIAL IS ORDERED FOR THE (44) ELEVATED DECKS. 6. LAY PROTECTION (RAM -BOARD) OVER THE ENTIRE DECK SURFACE PRIOR TO THE RAILING BEING HOISTED FROM THE GROUND. T. REMOVE ALL EXISTING DECK RAILINGS MATERIAL AND DISPOSE OF IT. 8. PROVIDE AND INSTALL NEW FASCIA -MOUNTED ALUMINUM RAILINGS AS PER ORIGINAL PROJECT LAYOUT. 8. MATERIALS AND MANUFACTURERS • PRE-ENGINEERED AND PRE -FABRICATED INNOVATIVE" OR 'STAR' 42' (BLACK OR WHITE) POWDER COATED FASCIA MOUNT ALUMINUM RAILINGS, IN PICKET FENCE STYLE, 421NCH TALL. WITH "COLONIAL' OR "ROUND" TOP RAIL PROFILE, STANDARD RECTANGULAR OR SQUARE BOTTOM RAIL PROFILE. • RAILING HARDWARE, INCLUDING PLATES, SCREWS, BRACKET... ETC. AS PROVIDED AND APPR W EL) iN WRITING BY THE RAILING MANUFACTURER. • ALL RAILING AND RELATED RAILING ACCESSORIES MUST BE MANUFACTURED TO MEET CURRENT CODES, INCLUDING CODE REQUIREMENTS FOR MAXIMUM SPACING BETWEEN RAILING ELEMENTS, MAXIMUM SPACING BETWEEN THE RAILING AND ADJACENT MATERIALS, HEIGHT, LATERAL LOADS, VERTICAL LOADS, OTHERS AS REQUIRED BY CODE. • COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. 10. INSTALL ANY AND ALL RAILING AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS, WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM, AS WELL AS A 2 YEAR LABOR/WORKMANSHIP WARRANTY BY THE RAILING INSTALLER. 7.0 SEALANTS 1. ROOF AND SHEET METAL, ALL OVERLAPS OF THE METAL FLASHINGS (EXCEPT THE STEP FLASHINGS) SHALL BE FULLY SEALED. ALL EXPOSED FASTENERS SHALL BE ETHER GASKETED WITH NEOPRENE WASHERS, OR TOPICALLY CAULKED, ALL EXPOSED POP RIVETS SHALL BE TOPICALLY CAULKED. 2. SIDING AND TRIM, AT ALL SIDING TO TRIM TRANSITIONS, TRIM TO WINDOW TRANSITIONS, SIDING TO WINDOW AND TRIM TO TRIM TRANSITIONS APPLY AN INDUSTRIAL GRADE PAINTABLE SEALANT FORA COMPLETE EXTERIOR SEAL, 3. DECKS, ALL METAL SHALL BE SET IN MANUFACTURER'S APPROVED SEALANT, ALL METAL OVERLAPS SHALL BE FULLY SEALED WITH MANUFACTURER'S APPROVED SEALANT 4, INTERIOR. ALL INTERIOR LINERS SHALL BE DETAILED WITH A CONTINUOUS BEAD OF PAINTABLE BEAUTY CAULKING TO CREATE A NEAT AND AIR TIGHT SEAL AGAINST THE INTERIOR WINDOW FRAME ANO ROTOR FRAMES. 4, WINDOWS AND PATIO DOORS, NON -SKINNING SEALANT SHALL BE INSTALLED AT THE BACK SIDE OF THE NAILING FLANGES OF ALL WINDOWS AND PATIO DOORS TO PREVENT AIR INFILTRATION. S. MATERIALS AND MANUFACTURERS: ROOF. SONOLASTIC 150 PAINTABLE SEALANT, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS, SHEET METAL SONOLASTKC 150 PAINTABLE SEALANT, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS, SIDING AND TRIM SEALANT. SONOLASTKC 150 PAINTABLE SEALANT, OSI QUAD ADVANCED FORMULA. OR EQUAL AG APPROVED BY SUBMITTAL PROCESS, DECKS. POLY TUFF PITS E-101, OR EQUAL AS APPROVED IN WRITING BY THE COATING MANUFACTURER, WINDOWS AND PATIO DOORS. SIKALABTOMER 511 BY SIKA, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS, INTERIOR SEALANT. ACRYLIC LATEX BY ALEX IN WHITE COLOR, OR EQUAL AS APPROVED BY SUBMITTAL PROCESS, 8.0 ATTIC & EXTERIOR INSULATION 1. ADD ALTERNATE: PROVIDE AND INSTALL NEW R38 RIGID INSULATION BOARD TO THOSE VAULTED CEILING AREAS THAT HAVE EXPOSED TSG DECKING, THE INSULATION SHALL BE INSTALLED OVER A CONTINUOUS VAPOR RETARDER. 2. VERIFY THAT THE 2X4 EXTERIOR WALLS ARE FULLY FILLED WITH INSULATION, PROVIDE ADDITIONAL FIBERGLASS BATT INSULATION AS NECESSARY. RECE Y ED JUN 16 2011 Community Development 1 /7'de_WWt Ch O Z vision • knowledge • solutions SIGNED ON 4.21.2017 0 0) i_ 0 o co D_ co as E0) Q o cm G � 0 W r Y Ln SHEET NO. G-1.1 SCOPE OF WORK AND SPECIFICATIONS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 J N ©Copyright 2017, Dimensional Building Co SCOPE OF WORK (Cont'd.) 9.0 EXTERIOR GRADE CORRECTIONS 1. REFER TO ADDENDUM 0030F THE BID DOCUMENTS. 2. COORDINATE ALL ACCESS REQUIREMENTS WITH THEOWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3. GENERAL: THIS CONDITION OCCURS AT SEVERAL AREAS IN THE PROPERTY, AND GENERALLY CONSISTS OF THE EXTERIOR GRADE HAVING DEFICIENT SLOPE TOWARDS THE BUILDING, AND DEFICIENT SEPARATION BETWEEN THE GRADE AND THE BASE OF THE WALL 4. DEFICIENT GRADE SLOPE. A. CONDITION: THIS CONDITION OCCURS AT SEVERAL AREAS IN THE PROPERTY. AND GENERALLY CONSISTS OF THE EXTERIOR GRADE HAVING DEFICIENT SLOPE TOWARDS THE BUILDING, AND DEFICIENT SEPARATION BETWEEN THE GRADE AND THE BASE OF THE WALL. B. CORRECTION: -CONTRACTOR TO RE -GRADE THE EXISTING LANDSCAPE TO ACCOMPLISH 81NCH SEPARATION BETWEEN THE GRADE AND THE BOTTOM OF THE SILL PLATE. CONTRACTOR TO CREATE A SWELL WITH CENTERLINE LOCATED 2 FEET AWAY FROM THE EXTERIOR WALL. THE SWELL MUST BE SLOPED 2:12 FROM THE BUILDING WALL TO THE CENTERLINE. REFER TO THE SK AND PHOTOGRAPHS ATTACHED. CONTRACTOR TO GRADE AROUND EXISTING PLANTS TO THE EXTENT POSSIBLE. WHERE THIS IS NOT PRACTICABLE. CONTRACTOR TO REPLACE SHRUBS WITH LIKE KIND. 5. DEFICIENT PONY WALL AT SE CORNER BUILDING E. A. CONDITION: THIS EXISTING CONDITION GENERALLY CONSISTS OF THEWOOD FRAMING NOT HAVING SUFFICIENT SEPARATION TO GRADE. THE DEFICIENT CONDITION IS EXACERBATED BY THE CONCRETE SIDEWALK AND STEPS WHICH ARE IN IMMEDIATE PROXIMITY. B. CORRECTION: -CONTRACTOR TO RE -GRADE THE EXISTING LANDSCAPE TO ACCOMPLISH B INCH SEPARATION BETWEEN THE GRADE AND THE BOTTOM OF THE SILL PLATE. -CONTRACTOR TO CREATE A SWELL WITH CENTERLINE LOCATED 2 FEET AWAY FROM THE EXTERIOR WALL. THE SWELL MUST BE SLOPED 2:12 FROM THE BUILDING WALL TO THE CENTERI WE REFER TO THE SK AND PHOTOGRAPHS ATTACHED. -CONTRACTOR TO GRADE AROUND EXISTING PLANTS TO THE EXTENT POSSIBLE. WHERE THIS IS NOT PRACTICABLE, CONTRACTOR TO REPLACE SHRUBS WITH LIKE KIND. 8. DEFICIENT PONY WALL AT SE CORNER BUILDING E C. CONDITION: THIS EXISTING CONDITION GENERALLY CONSISTS OF THE WOOD FRAMING NOT HAVING SUFFICIENT SEPARATION TO GRADE. THE DEFICIENT CONDITION IS EXACERBATED BY THE CONCRETE SIDEWALK AND STEPS WHICH ARE IN IMMEDIATE PROXIMITY. D. CORRECTION: MODIFY EXISTING CONDITION PER DRAWINGS. 10.0 NOT USE 11.0 EXTERIOR CARPET REPLACEMENT 1. REFER TO ADDENDUM 0090F THE BID DOCUMENTS. 2, COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER. PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF NARK, COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS. WINDOW AND PATIO DOOR REPLACEMENT. ETC. 4. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE CARPET TRANSITIONS, INCLUDING BUT NOT LIMITED TO TRANSITIONS TO SIDING. STEPS, WALLS, POSTS, AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 6. FIELD MEASURE ALL EXTERIOR ENTRY AREAS TO INSURE PROPER AMOUNT OF CARPET MATERIALS 1S ORDERED. REMOVE AND DISPOSE OF ALL EXISTING EXTERIOR CARPET, EXAMINE THE SUBSTRATE AND ENSURE IT IS ACCEPTABLE FOR THE INSTALLATION OF THE NEW CARPET. 7. PROVIDE AND INSTALL NEW EXTERIOR GRADE CARPET AT ALL LANDINGS AND STAIRCASES FOR ALL EXTERIOR ACCESS TO ALL UN TS FOR BUILDING "D" AND ..E" 8. MATERIAL SPECIFICATIONS: MANUFACTURER: SHAW COLOR: TAPESTRY BLUE LOCAL SUPPLIER: GREAT FLOORS 9. INSTALLATION OF NEW EXTERIOR GRADE CARPET MUST BE IN GENERAL COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS OF THE MANUFACTURER. 10. INSTALL ANY AND ALL COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE THE MANUFACTURER'S LAMBED WARRANTY, AND A 2 YEAR LA000N40RKMAN3HIP WARRANTY BY THE INSTALLER. 12.0 SIGNAGE REPLACEMENT 1, REFER TO ADDENDUM 013 OF THE BID DOCUMENTS. 2. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3, REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT. ETC. 4. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE SIGNS WITHIN THE SCOPE OF WORK. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 6. EXAMINE THE SUBSTRATE AND ENSURE IT 15 ACCEPTABLE FOR THE INSTALLATION OF THE NEW SIGNS, 7. PROVIDE AND INSTALL NEW EXTERIOR GRADE SIGNS AS SHOWN IN THE DRAWINGS, FOR BOTH BUILDING "D• AND'P. AS WELL AS ENTRY DOORS AND BUILDING STAIRS. 8. MATERIALS: MATERIAL: ALUMINUM COMPOSITE MATERIAL THICKNESS: "A INCH SPACERS: ALUMINUM, MAX. 1 INCH FROM WALL. NOT LESS THAN 3 PINTS OF ATTACHMENT ACROSS THE INDIVIDUAL PANELS. COATINCL'GRAPHIC3: 3M PRODUCT WITH 3M GRAFFITI AND UV COATING. DIMENSIONS: ENTRY DOORS: 31(6" WIDE. TOTAL OF 39 NEEDED. BUILDING ENTRANCES: 181(12" WIDE. TOTAL OF 22 NEEDED. MAIN BUILDING ID: 28" X 8 FEET WIDE. TOTAL OF 2 NEEDED. MAIN BUILDING ADDRESS: 1Y X 8 FEET WIDE. TOTAL OF 2 NEEDED. LOCAL SUPPLIER: STUDIO SIGNS 1117 NE 54TH STREET SEATTLE. WA 98107 CONTACT: MATT MARINO, 206.622.8204 8. INSTALL ANY AND ALL COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE THE MANUFACTURER'S LIMITED WARRANTY, AND A 2 YEAR LABORANORKMANSHIP WARRANTY BY THE INSTALLER. 13.0 MISCELLANEOUS ITEMS 1. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER. PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS. EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. 3. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE COMPONENTS SPECIFIED HEREIN. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 4. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. UPPER DOWNSPOUT RECONFIGURATION. ALL UPPER DOWNSPOUTS AT OFFSET ROOFS MUST BE RECONFIGURED AS PER THE ATTACHED DRAWINGS. B. SOUTH FIRE EXTINGUISHER CABINETS A. REMOVE AND REPLACE THE EXISTING EXTERIOR STEEL/ GLASS WALL SURFACE MOUNTED FIRE EXTINGUISHER CABINETS FOR BUILDING "D" AND •E", LOCATED AT THE MAIN BUILDING ENTRIES. FOR A TOTAL OF 25 CABINETS. B. NEW CABINETS TO MATCH EXISTING IN DIMENSIONS, AS FOLLOWS: - 24 CABINETS: 191NCH HEIGHT. MANAGER'S OFFICE CABINET: 2411JCHES IN HEIGHT. C. EXISTING FIRE EXTINGUISHERS ARE TO BE REUSED. OWNER IS RESPONSIBLE FOR HAVING THESE UNITS MAINTAINED IN ACCORDANCE WITH FIRE MARSHALL REQUIREMENTS. ALL NEW UNITS TO BE PROVIDED WITH MANUFACTURER'S LOCKS AND KEYS. D. MATERIAL SPECIFICATIONS: • MANUFACTURER: MARK SERIES FIRE EXTINGUISHER CABINETS - MATERIAL: ABS TWENTY FOUR (24) ITEM PN: M J M (MI SERIES, 191NCHES HEIGHT) - ONE(14 ITEM PN: M J M (M2 SERIES, 351NCHES HEIGHT) • COLOR. RED. E. LOCATION. NEW CABINETS TO 0E SURFACE MOUNTED AT SAME LOCATION AS ORIGINAL. 7. SKYLIGHTS. ALL EXISTING SKYLIGHTS ARE TO BE CAREFULLY REMOVED AND REUSED. WHEN RE -INSTALLING. CONTRACTOR MUST CLEAN THE INTERIOR AND EXTERIOR GLASS SURFACES (USING STANDARD GLASS CLEANER AND RAGS/TOWELS), AND MUST PROVIDE NEW 1 INCH WIDE GASKET (WEATHER STRIPPING) AND NEW FASTENERS. 8. DISH MOUNTING BLOCKS. A. REFER TO ADDENDUM 0140F THE BID DOCUMENTS. B. PROVIDE AND INSTALL NEW 2X8 SPF N0.2 STRUCTURAL BLOCKING AT THE LOCATION OF BLOCKING (2 ROWS REQUIRED PER LOCATION). C. INSTALL ALL NEW EXTERIOR SHEATHING AND WRB PER CURRENT DESIGN DOCUMENTS. D. PROVIDE AND INSTALL A SECONDARY SELF -ADHERING MEMBRANE OVER THE WRB. E. PROVIDE AND INSTALL NEW 2X8, 12 INCH TALL MOUNTING BLOCKS, MADE FROM TX CEDAR. OIL -BASED PRIMED IN ALL SIDES, AND PAINTED WITH 2 COATS OF ACRYLIC PAINT PER CURRENT COLOR SCHEME, FASTEN TO THE STRUCTURAL BLOCKING WITH 4 STAINLESS STEEL SCREWS, SQUARE DRIVEN, FLUSH MOUNTED. F. PROVIDE AND INSTALL A METAL HEAD FLASHING WITH FOLDED END DAMS SIMILAR TO THE WINDOWS. G. REFER TO THE ATTACHED DRAWINGS FOR PROPOSED LOCATIONS. 9. CHIMNEY CAPS. PROVIDE AND INSTALL NEW CHIMNEY CAPS AT ALL THOSE CHIMNEYS CURRENTLY MISSING STAINLESS STEEL CAPS. NEW CAPS SHALL BE STAINLESS STEEL, PROPERLY DIMENSIONED AND UL RATED FOR USE WITHIN THE CURRENT FIREPLACES. ALL CHIMNEYS ARE TO BE PROVIDED WITH NEW STAINLESS STEEL STORM COLLAR, PROPERLY SIZED TO FIT, AND CAULKED TO PREVENT RAINWATER INTRUSION. REFER TO ADDENDUM 0180F THE BID DOCUMENTS. 10. ENTRY HANDRAIL REPLACEMENT. A. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. C. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER DNERTERS AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. D. SUBMITTALS. PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST SE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF ALUMINUM RAILING MATERIAL IS ORDERED FCR THE TWELVE (12) LOCATIONS. F. REMOVE ALL EXISTING WOODEN HANDRAIL MATERIAL, HARDWARE (IF ANY) AND DISPOSE OF IT. G. PROVIDE AND INSTALL NEW CONCRETE -MOUNTED ALUMINUM HANDRAIL AS PER THE PROVIDED DESIGN DOCUMENTS, IN ORIGINAL LOCATION. H. MATERIALS AND MANUFACTURERS - PRE-ENGINEERED AND PRE -FABRICATED "INNOVATIVE. OR"STAR"42" (BLACK OR WHILE) POWDER COATED HANDRAIL, 421NCH TALL, WITH "COLONIAL" OR "ROUND" TOP RAIL PROFILE. - RAILING HARDWARE, INCLUDING PLATES, SCREWS, BRACKETS, ETC: AS PROVIDED AND APPROVED IN WRITING BY THE RAILING MANUFACTURER. - ALL RAILING AND RELATED RAILING ACCESSORIES MUST BE MANUFACTURED TO MEET CURRENT CODES. INCLUDING CODE REQUIREMENTS FOR HEIGHT, LATERAL LOADS, VERTICAL LOADS, OTHERS AS REQUIRED BY COOS. - COLOR: TO 8E DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. I. INSTALL ANY AND ALL HANDRAIL AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER. AND THE APPROVED DESIGN DOCUMENTS. WHEREIN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM, AS WELL AS A 2 YEAR LABORINORKMANSHIP WARRANTY BY THE RAILING INSTALLER. 11. ENTRY GRAB REPLACEMENT. A. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. C. SHOP DRAWINGS' PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER INVERTERS AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL, D, SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS, SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF GRAB MATERIAL IS ORDERED FOR THE TWELVE (12) LOCATIONS. F. REMOVE ALL EXISTING WOODEN ENTRY GRAB MATERIAL AND HARDWARE (IF ANY) AND DLSPO3E OF R. G. PROVIDE AND INSTALL NEW SIDE -MOUNTED GRABS AS pen THE PROVIDED DESIGN DOCUMENTS, IN ORIGINAL LOCATION. H. MATERIALS AND MANUFACTURERS - REFER TO THE APPROVED DESIGN DOCUMENTS. COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. 1. INSTALL ANY AND ALL GRAB AND RELATED COMPONENTS IN STRICT T-IFIST}Y4 INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND EESIIG HAVBy'!p1 �4 fIOWU A IT IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FIN I MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM. AS WELL AS A 2 YEAR LABOR/WORKMANSHIP WARRANTY BY THE RAILING INSTALLER. JUN 16 2017 Community Development 0 Na vision • knowledge• solutions O O to N N m to co d Ln 5 N co Z .0 O 10 CO SIGNED ON 4.21.2017 SHEET NO. G-1.2 SCOPE OF WORK AND SPECIFICATIONS (CONT'D.) DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 © Copyright 2017, Dimensional Building Consultants, LLC DRAWING WLL BE 0 NOTE: THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 38' SHEET( SIZE D), OT SCOPE OF WORK (Cont'd.) 9.0 EXTERIOR GRADE CORRECTIONS 1. REFER TO ADDENDUM 003 OF THE BID DOCUMENTS. 2. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3, GENERAL THIS CONDITION OCCURS AT SEVERAL AREAS IN THE PROPERTY, AND GENERALLY CONSISTS OF THE EXTERIOR GRADE HAVING DEFICIENT SLOPE TOWARDS THE BUILDING, AND DEFICIENT SEPARATION BETWEEN THE GRADE AND THE BASE OF THE WALL 4. DEFICIENT GRADE SLOPE. A. CONDITION: THIS CONDITION OCCURS AT SEVERAL AREAS IN THE PROPERTY, AND GENERALLY CONSISTS OF THE EXTERIOR GRADE HAVING DEFICIENT SLOPE TOWARDS THE BUILDING, AND DEFICIENT SEPARATION BETWEEN THE GRADE AND THE BASE OF THE WALL B. CORRECTION: -CONTRACTOR TO REGRADE THE EXISTING LANDSCAPE TO ACCOMPLISH 8 INCH SEPARATION BETWEEN THE GRADE AND THE BOTTOM OF THE SILL PLATE. CONTRACTOR TO CREATE A SWELL WITH CENTERLINE LOCATED 2 FEET AWAY FROM THE EXTERIOR WALL. THE SWELL MUST BE SLOPED 2:12 FROM THE BUILDING WALL TO THE CENTERLINE. REFER TO THE SK AND PHOTOGRAPHS ATTACHED. CONTRACTOR TO GRADE AROUND EXISTING PLANTS TO THE EXTENT POSSIBLE. WHERE THIS 15 NOT PRACTICABLE, CONTRACTOR TO REPLACE SHRUBS WITH LIKE KIND. 5. DEFICIENT PONY WALL AT SE CORNER BUILDING E. A. CONDITION: THIS EXISTING CONDITION GENERALLY CONSISTS OF THE WOOD FRAMING NOT HAVING SUFFICIENT SEPARATION TO GRADE. THE DEFICIENT CONORON IS EXACERBATED BY THE CONCRETE SIDEWALK AND STEPS WHICH ARE IN IMMEDIATE PROXIMITY. 8, CORRECTION: CONTRACTOR TO RE -GRADE THE EXISTING LANDSCAPE TO ACCOMPLISH 8INCH SEPARATION BETWEEN THE GRADE AND THE BOTTOM OF THE SILL PLATE. CONTRACTOR TO CREATE A SWELL WITH CENTERLINE LOCATED 2 FEET AWAY FROM THE EXTERIOR WALL THE SWELL MUST BE SLOPED 2:12 FROM THE BUILDING WALL TO THE CENTERLINE. REFER TO THE SK AND PHOTOGRAPHS ATTACHED. -CONTRACTOR TO GRADE AROUND EXISTING PLANTS TO THE EXTENT POSSIBLE. WHERE THIS IS NOT PRACTICABLE. CONTRACTOR TO REPLACE SHRUBS WITH LIKE KIND. DEFICIENT PQM( WALL AT SE CORNER BUILDING E C. CONDITION: THIS EXISTING CONDITION GENERALLY CONSISTS OF THE WOOD FRAMING NOT HAVING SUFFICIENT SEPARATION TO GRADE. THE DEFICIENT CONDITION IS EXACERBATED BY THE CONCRETE SIDEWALK AND STEPS WHICH ARE IN IMMEDIATE PROXIMITY. D. CORRECTION: MODIFY EXISTING CONDITION PER DRAWINGS. 10.0 NOT USE 11.0 EXTERIOR CARPET REPLACEMENT 1. REFER TO ADDENDUM 009 OF THE BID DOCUMENTS. 2. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. 4. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE CARPET TRANSITIONS, INCLUDING BUT NOT LIMITED TO TRANSITIONS TO SIDING, STEPS, WALLS, POSTS. AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 6. FIELD MEASURE ALL EXTERIOR ENTRY AREAS TO INSURE PROPER AMOUNT OF CARPET MATERIALS 16 ORDERED. REMOVE AND DISPOSE OF ALL EXISTING EXTERIOR CARPET. EXAMINE THE SUBSTRATE AND ENSURE IT IS ACCEPTABLE FOR THE INSTALLATION OF THE NEW CARPET. 7. PROVIDE AND INSTALL NEW EXTERIOR GRADE CARPET AT ALL LANDINGS AND STAIRCASES FOR ALL EXTERIOR ACCESS TO ALL UN TS FOR BUILOIN• "D' AND "E" 8, MATERIAL SPECIFICATIONS: - MANUFACTURER: SHAW - COLOR: TAPESTRY BLUE - LOCAL SUPPLIER: GREAT FLOORS nre LL,AT!F: `. OF 2ELN EXTERIOR GRADE OAR PET MUST DE IN GENERAL CDMPI"4',NOE WRIT THE INSTALLATION INSTRUCTIONS OF THE MANUFACTURER. 10. INSTALL ANY AND ALL COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE THE MANUFACTURER'S LIMITED WARRANTY, AND A 2YEAR LABORMNRKMANSHIP WARRANTY BY THE INSTALLER. 12.0 SIGNAGE REPLACEMENT 1. REFER TO ADDENDUM 0130F THE BID DOCUMENTS, 2. COORDINATE ALL ACCESS REQUIREMENTS WRH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 3. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC, 4. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE SIGNS WITHIN THE SCOPE OF WORK. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL 6. EXAMINE THE SUBSTRATE AND ENSURE IT IS ACCEPTABLE FOR THE INSTALLATION OF THE NEW SIGNS. 7. PROVIDE AND INSTALL NEW EXTERIOR GRADE SIGNS AS SHOWN IN THE DRAWINGS, FOR BOTH BUILDING "D" AND 'E', AS WELL AS ENTRY DOORS AND BUILDING STAIRS, 8. MATERIALS: MATERIAL: ALUMINUM COMPOSITE MATERIAL THICKNESS: Y. INCH SPACERS: ALUMINUM, MAX. 1 INCH FROM WALL. NOT LESS THAN 3 PINTS OF ATTACHMENT ACROSS THE INDIVIDUAL PANELS. COATING/GRAPHICS: 3M PRODUCT WITH 3M GRAFFITI AND UV COATING. - DIMENSIONS: ENTRY DOORS:3")(6' WIDE. TOTAL OF 38 NEEDED. BUILDING ENTRANCES: 18"X12' WIDE. TOTAL OF 22 NEEDED. MAIN BUILDING ID: 261X B FEET WIDE. TOTAL OF 2 NEEDED. MAIN BUILDING ADDRESS: 12" X 8 FEET WIDE, TOTAL OF 2 NEEDED. LOCAL SUPPLIER: STUDIO SIGNS 1117 NE 54TH STREET SEATTLE, WA 98107 CONTACT: MATT MARINO, 206.622.8204 8, INSTALL ANY AND ALL COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE THE MANUFACTURER'S LIMITED WARRANTY, AND A 2 YEAR LABORN ORKMANSHIP WARRANTY BY THE INSTALLER, 13.0 MISCELLANEOUS ITEMS 1. COORDINATE ALL ACCESS REQUIREMENTS WRH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLA.NS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. 3. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE COMPONENTS SPECIFIED HEREIN. SHOP DRANANGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 4 SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL 5. UPPER DOWNSPOUT RECONFIGURATION. ALL UPPER DOWNSPOUTS AT OFFSET ROOFS MUST BE RECONFIGURED AS PER THE ATTACHED DRAWINGS. 6. SOUTH FIRE EXTINGUISHER CABINETS A. REMOVE AND REPLACE THE EXISTING EXTERIOR STEEL/ GLASS WALL SURFACE MOUNTED FIRE EXTINGUISHER CABINETS FOR BUILDING "D" AND "E', LOCATED AT THE MAIN BUILDING ENTRIES, FOR ATOTAL OF 25 CABINETS. B. NEW CABINETS TO MATCH EXISTING IN DIMENSIONS, AS FOLLOWS: - 24 CABINETS: 191NCH HEIGHT. - MANAGER'S OFFICE CABINET: 24 INCHES IN HEIGHT. C. EXISTING FIRE EXTINGUISHERS ARE TO BE REUSED. OWNER L9TS TORESPONSIBLE FOR HAVING ANUF UT R MAINTAINED LOCKS IN ACCORDANCE WITH FIRE MARSHALL REQUIREMENTS. ALL NEW UNITS TO BE PROVIDED WITH MANUFACTURER'S LOCKS AND KEYS. D. MATERIAL SPECIFICATIONS: MANUFACTURER: MARK SERIES FIRE EXTINGUISHER CABINETS - MATERIAL: ABS - TWENTY FOUR (24) REM PN: M J M (Mt SERIES, 191NCHES HEIGHT) - ONE(1) REM PN: M J M (M2 SERIES, 35 INCHES HEIGHT) - COLOR: RED. E. LOCATION. NEW CABINETS TO BE SURFACE MOUNTED AT SAME LOCATION AS ORIGINAL, 7. SKYLIGHTS. ALL EXISTING SKYLIGHTS ARE TO BE CAREFULLY REMOVED ANO REUSED. WHEN RE -INSTALLING, CONTRACTOR MUST CLEAN THE INTERIOR AND EXTERIOR GLASS SURFACES (USING STANDARD GLASS CLEANER AND RAOSITOWELS), AND MUST PROVIDE NEW 11NCH WIDE GASKET (WEATHER STRIPPING) AND NEW FASTENERS. 8, DISH MOUNTING BLOCKS. A. REFER TO ADDENDUM 014 OF THE BID DOCUMENTS. B. PROVIDE AND INSTALL NEW 2X8 SPF NO. 2 STRUCTURAL BLOCKING AT THE LOCATION OF OLOCKINO (2 ROWS REQUIRED PER LOCATION). C. INSTALL ALL NEW EXTERIOR SHEATHING AND WRB PER CURRENT DESIGN DOCUMENTS, D. PROVIDE AND INSTALL A SECONDARY SELF -ADHERING MEMBRANE OVER THE WRB. E. PROVIDE AND INSTALL NEW 2XB, 12 INCH TALL MOUNTING BLOCKS, MADE FROM TK CEDAR, OIL -BASED PRIMED IN ALL SIDES. AND PAINTED WITH 2 COATS OF ACRYLIC PAINT PER CURRENT COLOR SCHEME. FASTEN TO THE STRUCTURAL BLOCKING WITH 4 STAINLESS STEEL SCREWS, SQUARE DRIVEN, FLUSH MOUNTED. F. PROVIDE AND INSTALLA METAL HEAD FLAS HIND WITH POUTED END DAMS SIMILAR TO THE WINDOWS. G. REFER TO THE ATTACHED DRAWINGS FOR PROPOSED LOCATIONS. B. CHIMNEY CAPS. PROVIDE AND INSTALL NEW CHIMNEY CAPS AT ALL THOSE CHIMNEYS CURRENTLY MISSING STAINLESS STEEL CAPS. NEW CAPS SHALL BE STAINLESS STEEL, PROPERLY DIMENSIONED AND UL RATED FOR USE WITHIN THE CURRENT FIREPLACES, ALL CHIMNEYS ARE TO BE PROVIDED WRH NEW STAINLESS STEEL STORM COLLAR, PROPERLY SIZED TO FIT, AND CAULKED TO PREVENT RAINWATER INTRUSION. REFER TO ADDENDUM 0180F THE BID DOCUMENTS. 10, ENTRY HANDRAIL REPLACEMENT, A. COORDINATE ALL ACCESS REQUIREMENTS WRH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. C. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER DNERTERS AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL D. SUBMRTAL9: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF ALUMINUM RAIUNG MATERIAL IS ORDERED FOR THE TWELVE (12) LOCATIONS. F. REMOVE ALL EXISTING WOODEN HANDRAIL MATERIAL, HARDWARE (IF ANY) AND DISPOSE OF R. G. PROVIDE AND INSTALL NEW CONCRETE -MOUNTED ALUMINUM HANDRAIL AS PER THE PROVIDED DESIGN DOCUMENTS, IN ORIGINAL LOCATION. H. MATERIALS AND MANUFACTURERS PRE-ENGINEERED AND PRE -FABRICATED "INNOVATNE' OR "STAR' 42' (BLACK OR WHITE) POWDER COATED HANDRAIL. 421NCH TALL, WITH 'COLONIAL" OR 'ROUND' TOP RAIL PROFILE, - RAILING HARDWARE, INCLUDING PLATES, SCREWS, BRACKETS, ETC: AS PROVIDED AND APPROVED IN WRITING BY THE RAILING MANUFACTURER. ALL RAILING AND RELATED RAILING ACCESSORIES MUST BE MANUFACTURED TO MEET CURRENT CODES, INCLUDING CODE REQUIREMENTS FOR HEIGHT, LATERAL LOADS, VERTICAL LOADS, OTHERS AS REQUIRED BY COOS. - COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. I. INSTALL ANY AND ALL HANDRAIL AND 1461AT60 COMPONENTS IN STRICT COMPLIANCE WITH t100 1N8TAL1.ATioN INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHEREIN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL. THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM. AS WELL AS A 2 YEAR LABOR/WORKMANSHIP WARRANTY BY THE RAILING INSTALLER. 11. ENTRY GRAB REPLACEMENT, A. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK COORDINATE WRH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. C. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER DNERTERS AND SADDLES. SHOP DRAVJINOS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL D. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF GRAB MATERIAL IS ORDERED FOR THE TWELVE (12) LOCATIONS, F. REMOVE ALL EXISTING WOODEN ENTRY GRAB MATERIAL AND HARDWARE BF ANY)AND DISPOSE OF IT. G. PROVIDE AND INSTALL NEW SIDE -MOUNTED GRABS AS PER THE PROVIDED DESIGN DOCUMENTS, IN ORIGINAL LOCATION. H. MATERIALS AND MANUFACTURERS REFER TO THE APPROVED DESIGN DOCUMENTS. - COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. I. INSTALL ANY AND ALL GRAB AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL, THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM, AS WELL AS A 2 YEAR LABOR/WORKMANSHIP WARRANTY BY THE RAILING INSTALLER. 14.0 NOT USE 15.0 MISCELLANEOUS ITEMS 1. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. 2, REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT. ETC. 3. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE COMPONENTS SPECIFIED HEREIN. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. 4. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS, SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. 5, UPPER DOWNSPOUT RE -CONFIGURATION. ALL UPPER DOWNSPOUTS AT OFFSET ROOFS MUST BE RECONFIGURED AS PER THE ATTACHED DRAWINGS. 6. SOUTH FIRE EXTINGUISHER CABINETS A. REMOVE AND REPLACE THE EXISTING EXTERIOR STEEL/ GLASS WALL SURFACE MOUNTED FIRE EXTINGUISHER CABINETS FOR BUILDING 'EX AND '0, LOCATED AT THE MAIN BUILDING ENTRIES, FORA TOTAL OF 25 CABINETS, B. NEW CABINETS TO MATCH EXISTING IN DIMENSIONS, AS FOLLOWS: - 24 CABINETS: 191NCH HEIGHT, - MANAGER'S OFFICE CABINET: 24 INCHES IN HEIGHT. C. EXISTING FIRE EXTINGUISHERS ARE TO BE REUSED. OWNER IS RESPONSIBLE FOR HAVING THESE UNITS MAINTAINED IN ACCORDANCE WITH FIRE MARSHALL REQUIREMENTS. ALL NEW UNITS TO BE PROVIDED WITH MANUFACTURER'S LOCKS AND KEYS. D. MATERIAL SPECIFICATIONS: - MANUFACTURER: MARK SERIES FIRE EXTINGUISHER CABINETS - MATERIAL: ABS - TV9ENTY FOUR (24) ITEM PN: M J M (M1 SERIES, 191NCHES HEIGHT) - ONE(1) ITEM PN: M J M (M2 SERIES, 35 INCHES HEIGHT) - COLOR: RED, E. LOCATION. NEW CABINETS TO BE SURFACE MOUNTED AT SAME LOCATION AS ORIGINAL. 7, SKYLIGHTS. ALL EXISTING SKYLIGHTS ARE TO BE CAREFULLY REMOVED AND REUSED. WHEN RE -INSTALLING, CONTRACTOR MUST CLEAN THE INTERIOR AND EXTERIOR GLASS SURFACES (USING STANDARD GLASS CLEANER AND RAGS/TOWELS), AND MUST PROVIDE NEW 1 INCH WIDE GASKET (WEATHER STRIPPING) AND NEW FASTENERS. 8. DISH MOUNTING BLOCKS. A. REFER TO ADDENDUM 014 OF THE BID DOCUMENTS. B. PROVIDE AND INSTALL NEW 2X8 SPF NO, 2 STRUCTURAL BLOCKING AT THE LOCATION OF BLOCKING (2 ROWS REQUIRED PER LOCATION). C. INSTALL ALL NEW EXTERIOR SHEATHING AND WRB PER CURRENT DESIGN DOCUMENTS, D. PROVIDE AND INSTALL SECONDARY SELF -ADHERING MEMBRANE OVER THE WRB. E. PROVIDE AND INSTALL NEW 2X8, 12 INCH TALL MOUNTING BLOCKS, MADE FROM TK CEDAR, OIL -BASED PRIMED IN ALL SIDES. AND PAINTED WITH 2 COATS OF ACRYLIC PAINT PER CURRENT COLOR SCHEME. FASTEN TO THE STRUCTURAL BLOCKING WITH 4 STAINLESS STEEL SCREWS, SQUARE DRIVEN, FLUSH MOUNTED. F. PROVIDE AND INSTALL METAL HEAD FLASHING WITH FOLDED END DAMS SIMILAR TO THE WINDOWS. G. REFER TO THE ATTACHED DRAWINGS FOR PROPOSED LOCATIONS. 9. CHIMNEY CAPS. PROVIDE AND INSTALL NEW CHIMNEY CAPS AT ALL THOSE CHIMNEYS CURRENTLY MISSING STAINLESS STEEL CAPS, NEW CAPS SHALL BE STAINLESS STEEL PROPERLY DIMENSIONED AND UL RATED FOR USE WITHIN THE CURRENT FIREPLACES. ALL CHIMNEYS ARE TO BE PROVIDED WITH NEW STAINLESS STEEL STORM COLLAR. PROPERLY SIZED TO FIT, AND CAULKED TO PREVENT RAINWATER INTRUSION. REFER TO ADDENDUM 016 OF THE BID DOCUMENTS. ID. ENTRY HANDRAIL REPLACEMENT, A. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK. COORDINATE WITH ROOF REPAIRS. EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC. C. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER DIVERTERS AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL D. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF ALUMINUM RAILING MATERIAL IS ORDERED FOR THE TWELVE (12) LOCATIONS. F. REMOVE ALL EXISTING WOODEN HANDRAIL MATERIAL, HARDWARE (IF ANY) AND DISPOSE OF IT. G. PROVIDE AND INSTALL NEW CONCRETE -MOUNTED ALUMINUM HANDRAIL AS PER THE PROVIDED DESIGN DOCUMENTS. IN ORIGINAL LOCATION. H. MATERIALS AND MANUFACTURERS - PRE-ENGINEERED AND PRE -FABRICATED "INNOVATIVE" OR "STAR' 42"(BLACK OR WHITE) POWDER COATED HANDRAIL, 421NCH TALL, WITH "COLONIAL" OR "ROUND" TOP RAIL PROFILE. - RAILING HARDWARE, INCLUDING PLATES, SCREWS, BRACKETS, ETC: AS PROVIDED AND APPROVED IN WRITING BY THE RAILING MANUFACTURER. - ALL RAILING AND RELATED RAILING ACCESSORIES MUST BE MANUFACTURED TO MEET CURRENT CODES, INCLUDING CODE REQUIREMENTS FOR HEIGHT, LATERAL LOADS, VERTICAL LOADS, OTHERS AS REQUIRED BY CODE. - COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. I. INSTALL ANY AND ALL HANDRAIL AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHERE IN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL, THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM, AS WELL AS A 2 YEAR LABORANORKMANSHIP WARRANTY BY THE RAILING INSTALLER. 11. ENTRY GRAB REPLACEMENT. A. COORDINATE ALL ACCESS REQUIREMENTS WITH THE OWNER, PROJECT ENGINEER AND MANAGEMENT TO ENSURE RESIDENTS ARE PROVIDED WITH ADEQUATE NOTICES. B. REFER TO THE EXTERIOR ELEVATION PLANS AND FLOOR PLANS PROVIDED FOR THE AREAS OF WORK COORDINATE WITH ROOF REPAIRS, EXTERIOR WALL REPAIRS, WINDOW AND PATIO DOOR REPLACEMENT, ETC, C. SHOP DRAWINGS: PREPARE AND PROVIDE ACCURATE SHOP DRAWINGS FOR ALL OF THE DECK FLASHING PROFILES, INCLUDING TRANSITIONS TO SIDING, WATER DIVERTERS AND SADDLES. SHOP DRAWINGS MUST BE FORWARDED TO THE OWNER AND PROJECT ENGINEER FOR REVIEW AND APPROVAL. D. SUBMITTALS: PREPARE AND PROVIDE PRODUCT AND PRODUCT INSTALLATION SUBMITTALS. SUBMITTALS MUST BE FORWARDED TO THE OWNER AND THE PROJECT ENGINEER FOR REVIEW AND APPROVAL. E. FIELD MEASURE ALL DECKS TO INSURE PROPER AMOUNT OF GRAB MATERIAL IS ORDERED FOR THE TWELVE (12) LOCATIONS. F. REMOVE ALL EXISTING WOODEN ENTRY GRAB MATERIAL AND HARDWARE (IF ANY) AND DISPOSE OF IT. G. PROVIDE AND INSTALL NEW SIDE -MOUNTED GRABS AS PER THE PROVIDED DESIGN DOCUMENTS, IN ORIGINAL LOCATION, H. MATERIALS AND MANUFACTURERS - REFER TO THE APPROVED DESIGN DOCUMENTS. - COLOR: TO BE DETERMINED FROM THE STANDARD COLOR PALETTE OF THE MANUFACTURER. I. INSTALL ANY AND ALL GRAB AND RELATED COMPONENTS IN STRICT COMPLIANCE WITH THE INSTALLATION INSTRUCTIONS AND RECOMMENDATIONS OF THE MANUFACTURER, AND THE APPROVED DESIGN DOCUMENTS. WHEREIN CONFLICT THE MOST STRINGENT REQUIREMENT SHALL PREVAIL, THE FINAL INSTALLATION MUST HAVE A LIMITED LIFETIME MATERIAL WARRANTY IN BOTH THE COATING AND THE ALUMINUM, AS WELL AS A 2 YEAR LABORNVORKMANSHIP WARRANTY BY THE RAILING INSTALLER. RECEIVED JUN 16 2017 Development Ament ■ 3 0 J J C co FA 0 O U 0) C CD m vision • knowledge • solutions ‘i15' SIGNED ON 4.21.2017 0 0 RO co O co co 10 CO CO • Q 10 � Y Ln SHEET NO. G-1.2 SCOPE OF WORK AND SPECIFICATIONS (CONT'D.) DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 IS DRAWING IS TO BE PLOTTED ON A SIZE 24" X 36" SHEET( SIZE D), OTHERWISE. DRAWING WILL BE OUT OF SCALE. © Copyright 2017, Dimensional Building Consultants, LLC 0110 EXISTING DECK (051 SO.FT.) WITH NEW RAILING, SEE SCOPE OF WORK FOR I REPAIRS, TYP. L Jn UNIT 301 201 C UNIT 302 202 B �n UNIT 353 203 UNIT 304 204 A B EXISTING STAIR WITH CARPET, SEE SCOPE OF WORK FOR REPAIRS, TYP. �-- PAINT ENTRY WALLS, DOORS AND CEILING, COLOR AND SHEEN TO BE DETERMINED, TYP. BUILDING D - UPPER FLOOR PLAN 3/32" = 1'0" UNIT 305 205 A EXISTING MASONITE PANEL, SEE SCOPE OF WORK OPTIONS, TYP. UNIT 306 206 B A UNIT 307 207 UNIT 306 208 B UNIT 308 209 UNIT 310 210 A B UNIT_ 311 211 A UNIT 312 212 B UNIT 313 213 C TYP. 2 /WP-2.2 TYP. 17'-0 , TYP UNIT 102 B PATIO, t 5EXISTING0 CONSO.FTCRETE TVP. UNIT UNIT 103 04 A B VP 8'-01TVP. 33'-01 TYP. — EXISTING STAIR WITH CARPET, SEE SCOPE OF WORK FOR REPAIRS n UNIT 105 UNIT 106 A B 1 /_ BUILDING D - GROUND FLOOR PLAN 4470 3133" rt 1.0" I t3.-2" LEX STING WOOD STAIR. SEE SCOPE OF WORK 42-10 A PAINT ENTRY WALLS. DOORS, AND CEILING, COLOR AND SHEEN TO BE DETERMINED. TYP. 4' ni� UNIT 109 1 /WP-2.2 UNIT 116 A B I-o--o--I UNIT 111 UNIT 112 A B 34'$" EXISTING ELECTRICAL DOGHOUSE WITH NEW, ROOF. SIDING AND DOOR - FRAMING TO REMAIN, SEE DETAIL 10 & 11 / WP-4.3 2 / WP-2.1 UNIT 113 C 16'.3r2 KEYNOTES: AT THE LANDSCAPING IN FRONT OF BUILDING (FULL LENGTH OF THIS WALL), PROVIDE SWALE TO KEEP WATER FROM THE FACE OF THE BUILDING, FIELD VERIFY. RECEIVED JUN162011 Community Development Lim-ooTy In F 0 z 04/21/17 PERMIT SET 0 0 CO CD Ct3_0 7Q 5. i G) O✓T N /1) N m 6 co iA J —/ O N ^ Oan i f/1 O m to .N = ,II - (I) . 7 N� o z in- U m Q CI▪ 6_ O cv EO 0 CV O 1531 V SIGNED ON 4.21.2017 co • z n _O cz f- g in O z cA w O C4 -c o w � 0 coo m F• - ' i co Q co 1w- w C E ) f6 W wW'� o¢ w "• 0 03 Occ Q En"3 � I- <- 1— SHEET NO. WP-1.1 BUILDING D - FLOOR PLAN DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 NOTE, THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 38" SHEET( SIZE D), OTHERWISE, DRAWING WILL © Copyright 2017, Dimensional Building Consultants, LLC -fl LEGEND: 3RD FLOOR I TYP. 2ND FLOOR TY ❑ 0 TYP. lLI TV 1ST FLOOR TYP, e TYP. 20 TYP. BUILDING D NORTH ELEVATION - EAST WING t 1 =1' r -< 11)TYP. ®IN U to BUILDING D NORTH ELEVATION - WEST WING TYP TYP TYP. TY 3RD FLOOR TYP. 2ND FLOOR TY 1ST FLOOR � Wva.t TYP., V.I.F. 18 PARTIAL ELEVATION a@ ENTRYWAYS 11 TYP. TYP \ THIRD FLOOR SECOND FLOOR FIRST FLOOR ®■ i TYP. ?iI L I 3 WR3.4 TYP,( 3 / S WPJ.1 \ TYP., V.I.F. ■ 0 TYP. BUILDING EAST ELEVATION 1 5 1 WPJ.1 TYP. RECE VED JUN 16 2017 Community Development NEW HARDI-PANEL LAP SIDING WINDOW / DOOR, SEE SCHEDULE AND LEGEND 2 / WP-3.3 GENERAL NOTES: 1. FOR MORE INFORMATION ABOUT TYPICAL SIDING BUTT JOINT (NOT SHOWN), SEE DETAIL 3/WP3.1. 2. INSTALL NEW DOWNSPOUTS AT PREVIOUS LOCATIONS. FOR ATTACHMENT. SEE DETAIL 6 / WP3.2, TYP. 3. FOR TYPICAL INSIDE CORNER TRIM INSTALLATION, SEE DETAIL 7/WP-3.1. 4. FOR TYPICAL FLASHING INSTALLATION ® PIPE PENETRATION, SEE DETAIL 2 /WP3.1. 5. FOR TYPICAL LIGHT FIXTURE / HOSE BIB BLOCK FLASHING INSTALLATION, SEE DETAIL 2 / W143,2. 6. FOR TYPICAL DUCT PENETRATION FLASHING INSTALLATION, SEE DETAIL 5 / WP3.2. 7. FOR TYPICAL FLASHING efg HARDSCAPE, REFER TO DETAIL 4 / WP3.1 KEYNOTES: OINSTALL NEW SHEATHING AND SIDING. FOR TYPICAL WALL ASSEMBLY, SEE 1 DETAIL 1 / WP-3.1. NOT USED O PROVIDE NEW CORNER TRIM @ END OF WALL, SEE 5 / WP3.1, SIMILAR. G1J PROVIDE NEW METAL COPING C6 EXISTING PARAPET. O PAINT FOUNDATION WALL - COLOR TO MATCH ADJACENT SIDING, TYP. NOT USED 0 NOT USED U PAINT EXISTING POSTS AND TRIMS a STAIRS, SEE OF SCOPE OF WORK. C, EXISTING STAIRCASE NOT SHOWN FOR CLARITY- SEE SCOPE OF WORK, TYP. 10 PROVIDE NEW 6." X 12" HIGH HARDIE TRIM BELLY BAND. 0,PROVIDE NEW SIDING, TRIM AND ROOF ® ELECTRICAL DOGHOUSES. PROVIDE NEW HINGED DOUBLE DOOR MADE OUT OF CEMENTIT,OUS PANEL SIDING MATERIAL, SEE 10 & 11 / WP-4,3 12 EXISTING SKYLIGHT WITH NEW FLASHING AND WEATHER STRIPPING. TYP. SEE ROOF CONSTRUCTION DOCUMENTS 73 PAINT ENTRYWAY WALLS, CEILINGS, ENTRY DOORS AND EXTERIOR DOOR TRIM. COLOR AND SHEEN TO BE DETERMINED. 14 TEMPORARY DISLODGE EXISTING GUARDRAILS AND REINSTALL AS REQUIRED IN ORDER TO INSTALL NEW CARPETS. 15 EXISTING MASONITE PANEL, SEE OF SCOPE OF WORK OPTION, SECTION 14.0. ITEM k3. 0 PAINT TO MATCH NEW BELLY BANDS. C17 NEW DOWNSPOUT alEXISTING CONFIGURATION, SEE SCOPE OF WORK LD SECTION 3.0, ITEM 24, TYP. EXISTING WOOD PILASTER a ENTRANCES TO REMAIN, PREP AND PRIME FOR 16 NEW PAINT APPLICATION , COLOR TO BE DETERMINED. PROVIDE BUILDING STREET NAME AND NUMBER WITH BUILDING IDENTIFICATION 18 (BUILDING 'D') USING ACRYLIC BASED. UV RAY - RESISTANT MATERIAL APPLICATION. SEE SHEET 0-1.3 FOR SIGNAGE SIZE PROVIDE (2) UNIT CLUSTER IDENTIFICATION FOR EACH GROUP OF O CONDOMINIUM UNITS AT PRESENT SIGNAGE LOCATION USING ACRYLIC BASED, UV RAY - RESISTANT MATERIAL APPLICATION. SEE SHEET D-1.3 FOR SIGNAGE SIZE 21 NEW FIRE EXTINGUISHER CABINETS, TYP FOR ALL MAIN ENTRANCES BUILDING D -SEE SHEETS G-1.3 & 0-1.3 FOR MORE INFORMATION ALL DARK SHEET METAL OLD CHIMNEY CAPS TO BE REPLACED TO MATCH EXISTING U STAINLESS STEEL CAPS. ALL CHIMNEYS ARE TO BE PROVIDED WITH NEW STAINLESS STEEL STORM COLLAR AND CAULKING. r-o L UILDING EO EO 8 L J 11 lL 11 r.r1---- r rr TVP. /—® THIRD FLOOR SECOND FLOOR FIRST FLOOR 5 )TYP. BUILDING D WEST ELEVATION P. 0 TYP. 5) 0 z vision • knowledge • solutions ,n o co 0) 5 11) a) a) O CVO_ Ln m UUi co V CO Z O CV CO SIGNED ON 4.21.2017 cn Z _2 Z0 O V CC .c CO - • DC W o W X CCo • Eco 0 wW5 0¢ = w — 2@ O Q W 04 • o� CO r Y V J I. N- I— SHEET NO. WP-2.1 BUILDING D NORTH, EAST AND WEST ELEVATIONS ER WISE, DRAWING WILL BE 0 NOTE: THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 36' SHEET( SIZ ht 2017, Dimensional Bu 1/6" = 1'0" 1/8" = 1'-0" DATE 06/13/17 c,2 ' DIMENSIONAL D PROJECT NO.: 161105 U 3RD FLOOR 2ND FLOOR / 5 WP:1.i TY 1ST FLOOR PP 0 0❑ ❑ 0 0 ❑ 0❑ S 0 0 0 111 III PPPP O M 0 ❑ 0_ 000 ❑ 0 0 0 II 11 11 no WP TYP. WPaa ) TYP. 4 )TV BUILDING D SOUTH ELEVATION - WEST WING 1/8" v 1'3" a�^ NIyQ~yQ �IW 0 0 ❑ 0 0 0 0 0 0 0 0 0 0 6 TYP. 88a'1 TYP. cTYP. Q TYP. ❑ 0 ❑ ❑ 0 ❑ ❑ 0 ❑ o o ❑ TTYP. LEI 000 WP-.3 / TYP. TYP„ SIM. 0 0 0 0 0 0 0 0 0 ❑ 0 0 0 0 ❑ PP PPPP I 011 111111111111111111 111111111111111111 �� n lard 111111111111111111111 III illlllllllllll III )TYP ZIZ gig TYP. BUILDING D SOUTH ELEVATION - EAST WING PP ❑ 0 0 ❑ 1111111111111111111111 0 0 1 as Ty 1PPPP OI O 111111111111111111 111111111111111111 S.0 1 0 0 1 EU 11E11I_ ,o 111111111111111111111 I11111111111III111 III I I �■ I1 IIIIIII►I IIIIIIIIII] IIIIIIIIIIIilllll m D 1111 e 0000 C O ❑ PPoPP TYP 3RD FLOOR 2ND FLOOR .TYP. 3 TYP. 1ST FLOOR LEGEND: NEW HARDI-PANEL LAP SIDING `✓ WINDOW/ DOOR, SEE SCHEDULE AND LEGEND 2 / WP3.3 GENERAL NOTES: 1. FOR MORE INFORMATION ABOUT TYPICAL SIDING BUTT JOINT (NOT SHOWN), SEE DETAIL 3ANP3.1. 2. INSTALL NEW DOWNSPOUTS AT PREVIOUS LOCATIONS. FOR ATTACHMENT, SEE DETAIL 6 / WP-3.2, TYP. 3. FOR TYPICAL INSIDE CORNER TRIM INSTALLATION, SEE DETAIL 7ANP3.1. 4. FOR TYPICAL FLASHING INSTALLATION ® PIPE PENETRATION, SEE DETAIL 2ANP3.1. 5. FOR TYPICAL LIGHT FIXTURE / HOSE BIB BLOCK FLASHING INSTALLATION, SEE DETAIL 2 / WP3.2. 6. FOR TYPICAL DUCT PENETRATION FLASHING INSTALLATION, SEE DETAIL 5 / WP3.2 7, PROVIDE NEW EXTERIOR WALL VENT COVERS. SEE DETAIL 5ANP3.2 KEYNOTES: Oj INSTALL NEW SHEATHING AND SIDING. FOR TYPICAL WALL ASSEMBLY, SEE DETAIL 1 / WP3.1. O NOT USED /O�� FOR TYPICAL DECK REPAIR ASSEMBLY, SEE 1/ WP-4.1, AND 12 / WPd,1 \J PROVIDE NEW," X 12" I11011 HARDIE TRIM BELLY BAND. K_5_,) NEW CHIMNEY CAP AS NEEDED, SEE SECTION 14.0 OF SCOPE OF WORK 01 NOT USED OEXTERIOR VENT COVERS, SEE 5/ WP-3.2 FOR FLASHING. GANG -UP FLASHING AT CLUSTERED EXHAUST VENTS. OPROVIDE SADDLE FLASHING AT CORNER TRANSITION, LOCATION OF NEW 8X12 H DISH MOUNTING BLOCK. REPLACE AND PROVIDE NEW CHIMNEY CAPS, CAPS ARE STAINLESS STEEL. OLD J CAPS (DARK SHEET METAL) ARE TO BE REPLACED, ALL CHIMNEYS ARE TO BE PROVIDED WITH NEW STAINLESS STEEL STORM COLLAR AND CAULKING. RECEWED JUN162017 Community Development ee ?w V) W 0 z vision. knowledge •solutions 45' SIGNED ON 4.21.2017 co _m• 0 cZ I - G O O W O Et -c IZ' 5 w 0o� - Et- w X 0)WOD I— W C EO) o W = co> (6 I11 I- 0 = o� o gym LO SHEET NO. WP-2.2 BUILDING D SOUTH ELEVATIONS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 NOTE THIS DRAWING IS TO 0E PLOTTED ON A SIZE 24' X 36' SHEET( SIZE 0), OTHERWSE. DRAWING WILL. BE OUT OF SCAL CO Copyright 2017, Dimensional Building Consultants, LLC / ^. (E) STUD WALL & INSULATION NOTES: 0421/17 PERMIT SET te w n V I SIDING PER ELEVATIONS/OUICKFLASH,\// WRB OVER FLASHINGOF / ay /�HINGTOEMENDOVERTHETOPTUCKED -WATER RESISTIVE BARRIER DECAV/CORROSION RESISTANT JOINT THE LOWER SIDING PANEL ANDWRB EITHER SIDE OF THE BUTT/\ LAP SIDING, INSTALL FACTORYSEALANT FlNISHEO EDGES TOGETHER AT JOINTS. —B,\/I UNDER AT TOP�'UNDER /JOINT SHEATHING\ AT PERIMETER OF PENETRATIONI ////��(2) "G/ \BUTT /26 \ / /< UIYERb OF WATER RESISTANT BARRIER (W.R.BJr- /I SIDING PER ELEVATION GA BONDER12ED 6^%1^ SHEET METAL FLASHING OVER + + + /r_____, 1 I I w F w LL a A CONTINUOUS BED OF SEALANT - FASTEN ® EA. STUD LOCATION LAP PER DETAIL 3/WP-3.2 6" i- + + + + + ./ / j/ /1 / o I > /\ I I \ \ / / 41 Dimensional Building Consultants, LLC vision • knowledge• solutions 626 120th Ave NE, Suite B101 Bellevue, WA 98005 425-455-2046 1 I z � 15^ / � NOTE: SIDING FASTENERS _T U_t_Pl 0 Z I LIQUID APPUED VIV HE(y / _J PER SIDING MANUFACTURER _ I WATERPROOFING FLASHING INSTRUCTIONS 1 -\ OVA, OVERER WRB WRB AT } \ 1 BOTTOM SHEATHING SIDING PER ELEVATIONS / \� / 1 \ / 7 > C1 L] Q Q /1 L-J / WRB \ \ OBASE FLASHING AT HARDSCAPE SIDING BUTT JOINT DETAIL l 2 TYP. PIPE PENETRATION `) TYP. WALL ASSEMBLY \\�/ INTERIOR INTERIOR I. SIDING PER ELEVATIONS 2 LAYERS OF WRB - - III I` 2 LAYERS WRB SIDING PER ELEVATIONS I °II 11 ill " 31?11 6' WIDE SECTION OF SELF -ADHERING MEMBRANE ADHERE 3^ONTO SHEATMIN• AND 3' ONTO METAL STARTER STRIP j LAP (2) LAYERS OF CORNERS"EACH SIDE \ \1 L` I` L ; 1 WRAP 12" CONTINUOUS SELF -ADHERING FLASHING 6" EACH SIDE OF WALL OVE0. WRB LAP OVER CORNER 12" EACH SIDE SEALANT, BOTH SIDES S ( 1 2X2 CONTINUOUS TRIM SIGNED ON 4.21.2017 �� . ,,I 5 i +�J 3 RW — WRAP CONT. 13"WIDE SELF -ADHERED FLASHING 8" EACH SIDE OF WAIL 4I FA' 14 p n ' J. ,jam^�zeaRa�1!., RR\Z•.ft'x 4 26 GA BONDERIZEDiii LAP 2 LAYERS WRB d SHEE T ME (AL FLASHING 4 Z FASTEN ®EA. STUD LOCATION, WRAP CONT. S" WIDE SELF -ADHERED FLASHING \ //�\ / p 4 b SEE LAP PER DETAIL 3/WPJ.2 11 FINISH GRADE SIDING PER ELEVATIONS --J/ j �"''TTTTA�\ CONTINOUS BEAD OF SEALANT 1 // \/ Z \ SEALANT EXISTING PILASTER /k\ / � d _IF. ! LIQUID APPLIED FLASHING WI REINFORCING MESH p _ 2" ~ P� \ 1X 4 HARDIE / CORNER TRIM, TYP CONTINUOUS BEAD OF / PER V 1 SOUTH CENTER VIEW CONDOMINIUMS TARGETED EXTERIOR RESTORATION Building D 15210 Macadam Road South Tukwila, WA 98188 SIDING TO CONCRETE WALL SEALANT MANUFAC, TYP. OUTSIDE CORNER TRIM TYP. INSIDE CORNER @ EXISTING PILASTER INTERIOR n TYP. INSIDE CORNER TRIM I�/ 6' . 1'4 �� 3 - 1 6" > 1 F WRB OVER FLASHNG SIDING PER ELEVATION w Ie w LL 26 GA BONDERIZED METAL FLASHING OVER A CONTINUOUS BED OF SEALANT - FASTEN ® EA. STUD LOCATION, LAP PER DETAIL 3 / WP-3.2 ,,,% .--____— CEDAR SHIM, SLOPE 1" :17 MIN. P.T. BLOCKING ATTACHED TO TOP OF EXISTING FOUNDATION WALL WITH RIO X 1-12" d G a EXPANSION BOLTS 43 16" O.C., STAGGERED PANCAKE HEAD SCREWS ®6" O.C. AMIN - / //// d a G ILIer 3,,-...7 22 GA S. STL. CONTINUOUS METAL SHEET NO. WP-3.1 a G <d d a / ° A d a 3 , °°-` ' m — EXISTING FOUNDATION FOUNDATION WALL EC QED d d G JUN162011 -- EXISTING FOUNDATION WALL Community 9 � , FLASHING @ WEST END FOUND. BLDG D U- ek)praent CLADDING DETAILS DATE:06/13/17 MO -Al.,j Aria DIMENSIONAL PROJECT NO.: 161105 SLOPE 10. TO DRAIN �3��51r • 5, APPLY SAF TO W.R.B. r TARGET FLASHING AND I TO FIELD W.R.B. AT JAMBS AND SILLS. (TYP,) FLANGE 3. INSTALL DIAGRAM FULLY SOLDERED METAL VENT FLANGE 7. FIELD W.R.B. AT HEAD STEP FOUR - INSTALLHEAD WRB&SHROUD W R.B. TARGET FLASHING COORDINATE DEPTH WITH CLADDING SYSTEMS --INSTALL GASKETED SCREWS STEP THREE (ENLARGED) - LAP FIELD WRB OVER SELF-ADHESIVE FLASHINOS. INSTALL PER -MANUFACTURED MECHANICAL VENT COVER 4. APPLY 6" STRIPS OF SAF OVER THE FLANGE ONTO W.R.B. TARGET FLASHING 5. FIELD W.R.B. TUCKED UNDER W.R.B. TARGET FLASHING AT SILL AND JAMBS 1. INSTALLW.R.B TARGET FLASHING CONTINUOUS BEAD OF SEALANT BEHIND VENT FLASHING SEQUENCE - ISOMETRIC STEP ONE - INSTALL TARGET FLASHING STEP TWO - INSTALL FLANGE 8 SELF-ADHESIVE FLASHING 2. CUT HOLE FOR DUCT S4 TYP. SHEET _ TYP. SHEET METAL FLASHING OVERLAP -APPLY (2) CONT. BEADS OF POLYURETHANE SEALANT ' METAL FLASHING OVERLAP SIDING PER ELEVATIONS LAP FIELD W.R.B. (2 LAYERS) OVER TARGET W.R.B. B HEAD FLASHING STARTER STRIP 24 GA, PRE -FINISHED HEAD FLASHING 4.. WITH FOLDED END DAMS. FABRICATE SLOPE AS PER DIAGRAM & SET INTO SEALANT REO'D 1" W/ HEM 2-PIECE LIGHT BLOCK TRIM. SLOPE TOP AND PAINT PER ARCHITECT CONTINUOUS SELF-ADHESIVE UNDERLAYMENT BEHIND TRIM BLOCK - SEALANT AND C.C. BACKER ROD AROUND J-BOX APPLY SEALANT AT WIRE PENETRATION NOTE: FOR FLASHING & MOUNTING O WO BLOCK INSTALLATION SEQUENCE, 5 Q SEE DETAIL 2 / W P3.2. BLOCK ISO. W/ SCARF CUT - SEAL WITH POLYURETHANE 3-SIDED SEALANT W.R.B. TARGET FLASHING TO EXTEND 9" FROM EDGES OF J-BOX EXTENSION TUCK (2) LAYERS FIELD W.R.B. UNDER TARGET W.R.B. ANO TAPE LAP JOINTS FIXTURE BLOCK FLASHING 3" = 1'-0" PREMANUFACTURED MOUNT BLOCK ml 2.CITTHOLE/ - FOR DUCT JJ 1. INSTALL PAPER TARGET 61454(NG - 3. APPLY 6" BOTTOM STRIPS OF SA.F. ONTO PAPER TARGET FLASHING 4. INSTALL MOUNT BLOCK 5.APPLY (2) 6^ SIDE STRIPS OF SA.F. OVER THE BOTTOM STRIP 8. APPLY 6" TOP STRIPS OF SA.F. OVER THE (2) SIDE STRIPS STRIP 7. INSTALL WEATHER RESISTIVE BARRIER (NOT SHOWN) PROPERLY LAPPED ONTO TARGET FLASHING MOUNTING BLOCK INSTALLATION SEQUENCE U2" = 1'-0^ Lu H- 0 Z 04/21/17 PERMIT SET DESIGN REVIEW / A \ BUTYL SLEEVE AROUND SCREWS LTYP. WALL ASSEMBLY SEE DETAIL1N4P-3.1 . CORROSIVE -RESISTANT 910%1-1/2" HEX -HEAD SCREWS WITH NEOPRENE WASHERS. PRE -DRILL UNDERSIZED HOLES AND INJECT WITH BUTYL SEALANT PRIOR TO INSTALLATION PRE -FINISHED METAL GUTTER STRAP, MIN. 26 GA. NEW 2 (3"ALUMINUM DOWNSPOUT ® DOWNSPOUT ATTACHMENT 12 LT SIDING PER ELEVATIONS LAP FIELD WRB (2 LAYERS) OVER 6" SELF-ADHESIVE MEMBRANE OVER VENT FLANGE 8 TARGET WRB 3" FLANGE OF SOLDERED GALV. VENT FLANGE PREFINISHED METAL VENT SHROUD SLOPE TOP OF SHROUD AND CONNECT TO FLANGE WITH GASKETED FASTENERS HINGED VENT OR PLASTIC FLAPPER STYLE DAMPER. SIZE 1" LARGER DIA. OF EXISTING DUCT NOTE: FOR FLASHING INSTALLATION SEQUENCE, SEE DETAIL 4/ WP3.2. PROVIDE HEMMED DRIP EDGES PROVIDE SEALANT ON 3 SIDES - CONTINUOUS FOIL TAPE SEALANT AROUND VENT PIPE SEAL FLANGE OVER W.R.B. WITH SELF-ADHESIVE FLASHING TUCK (2) LAYERS FIELD W.R.B. UNDER TARGET W.R.B. AND TAPE LAP JOINTS WALL PENETRATION FLASHING 3"= 1•-0 vision • knowledge • solutions O d O) co co N O_ (4 N cn0 w Z (0 N m SIGNED ON 4.21.2017 RECEIVED JUN 16 2017 Community Development L/T— 4103Y SOUTH CENTER VIEW CONDOMINIUMS TARGETED EXTERIOR RESTORATION 7 oO CO 03 15 as CO .5 o= co c Y � ,_ SHEET NO. WP-3.2 CLADDING DETAILS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 DRAWING WILL BE OUT OF SCALE. THIS DRAWING IS TO BE PLOTTED ON A SIZE 24* X 36" SHEET( SIZE 0). 0 ©Copyright 2017, Dimensional Building Consultants, LLC INSTALL SELF -ADHERING FLASHING / OVER JAMB FLASHING INSTALL 4" WIDE SELF -ADHERING FLASHING OVER NAILING FLANGE, SET ON CONTINUOUS BEAD OF BUTYL SEALANT STEP_? w"' WINDOW FLASHING SEQUENCE 1 STEP 8 9"MIN. \ l INSTALL WINDOWS - SET NAILING FLANGES ON BUTYL SEALANT ® JAMBS ONLY -FASTEN / PLUM / LEVEL/SQUARE PER MANUFACTURER'S RECOMMENDATION ROUGH WINDOW OPENING / \ 9"MIN. INSTALL SELF -ADHERING FLASHING OVER SILL FLASHING STEP 5 STEP 4 APPLY FLASHING TAPES - COVER CORNER CAPS WITH SELF -ADHERING FLASHING AND EXTEND INTO OPENING TO CREATE PAN STEP 3 INSTALL CORNER CAP 8) SILL CORNERS OVERLAPPING FLASHING TAPE. STEP 2 VERIFY ROUGH WINDOW OPENING - SEE SCOPE ADHERE FLASHING OVER SILL OPENING STEP I NEW WINDOW & SLIDING GLASS DOOR SCHEDULE KEY DESCRIPTION SIZE (W x H) MATERIAL GLAZING TYPE HEAD DETAIL JAMB DETAIL SILL DETAIL U-VALUE QUANTITY HORIZONTAL SLIDER 5-2"X 4-0" VINYL DOUBLE PANE 1 / WP-3.4 5/ WP-3.4 9/ WP-3.4 .30 MAXIMUM 39 e HORIZONTAL SLIDER 6'-0" X 3'4" VINYL DOUBLE PANE 1 / WP3A 5 / WP-3.4 9 / WP-3.4 .30 MAXIMUM 52 HORIZONTAL SLIDER 3'-0" X 1'-6" VINYL DOUBLE PANE 1 / WP-3.4 5 / WP-3.4 9 / WP-3.4 .30 MAXIMUM 3 D N/A E HORIZONTAL SLIDERS 5'3" X 3'-0"( ONE PANEL 70 BE 3'-0" WIDE) VINYL DOUBLE PANE 2 / WP-3.4 6 / WP-3.4 10 / WP-3.4 .30 MAXIMUM 6 F SLIDING GLASS PATIO DOOR TO MATCH EXISTING VINYL DOUBLE PANE 2 / WP3.4 6 / WP-3.4 10 / WP-3.4 .30 MAXIMUM 39 141 NOTES: 1. WINDOWS AND DOORS ARE TO BE NFRC CERTIFIED. 2. WHERE OPERABLE SECTIONS OF THE WINDOW ARE WITHIN 36" OF THE FLOOR, WINDOW OPENING SHALL NOT ALLOW PASSAGE of A 4" DIAMETER SPHERE. WHEN THE WINDOW IS IN ITS LARGEST OPENED POSITION. WINDOW MANUFACTURER TO PROVIDE WINDOW UNITS WITH REOUIRED LIMITING DEVICES. 3. SAFETY GLAZING TO BE PROVIDED FOR HAZARDOUS LOCATIONS PER THE 2012 IBC, SECTIONS 2406.4.1 THROUGH 2406.4.7. ALL SLIDING GLASS DOOR GLAZINGS SHALL BE TEMPERED. 4. WINDOWS AND SLIDING GLASS DOORS TO HAVE INSECT SCREEN. 5. WINDOWS TO HAVE TRICKLE VENTS - (1) PER BEDROOM 8 (1) FOR EACH LIVING ROOM. WINDOW & DOOR SCHEDULE 8" a 1,,0" 0) 0 Z vision • knowledge • solutions 454 SIGNED ON 4.21.2017 RECEIVED JUN162017 Community Development r METAL FLASHING W/ FOLDED END DAMS. TYR. 1/2" GAP - NO CAULKING / SEALANT /^ s/" X 4 HARDIE WINDOW TRIM 3/8" WIDE — SEALANT JOINT -- FLUSH END DAMS WITH OUTSIDE EDGE OF SEALANT JOINT, BOTH SIDES 3/8"WIDE SEALANT JOINT X 4 HARDIE WINDOW TRIM NOTE: WINDOWS AND EXTERIOR DOOR TRIMS ARE NOT SHOWN ON ELEVATIONS FOR CLARITY % X 4 HARDIE WINDOW TRIM 3/8" WIDE SEALANT JOINT \3\WINDOW TRIM LAYOUT SIM @ SGD 3 0 Q 00 Z 0T � I A"I C LU W^ W W U � LU II-- O 0 0) m "c -o ca o co ce co Eco c6 0) (0 co M co- o N � Ln F- SHEET NO. WP-3.3 WINDOW -DOOR DETAILS & SCHEDULES DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 ER WISE. DRAWNG 4NLL BE OUT OF SCALE. THIS DRAWING IS TO BE PLOTTED ON A SIZE 24" X 36° SHEET( SIZE 0), Copynght 2017, Dimensional Building Consultants, LLC SIDING PER ELEVATIONS SIDING PER ELEVATIONS I 28 GAUGE PRE -FINISHED METAL HEAD FLASHING WITH FOLDED / END DAMS. CONSTRUCT PER II II / ��--- SIDING PER ELEVATIONS - HEAD FLASHING IWRH V.DEDL / / DAMS. �� 1 II - INSTALL (E) FRAMING I I I I I I . / DIAGRAM & SET INTO SEALANT AT WINDOW PER (E) 1/2" GYP. SHEATHING ONE LAYER OF WRB TO BE LAPPED / OVER EA. HEAD FLASHING %% (E) FRAMING I I I I I II I I I 56A1_5CT DIAGRAM SET INTCONSTRO OMGRAM 8 SET INTO SEALANT / AT WINDOW PER E)12"GYP. SHEATHING ONE LAYER OF WRB TO BE LAPPED / OVER EA, HEAD FLASHING N F <\ re z \ \ (E) FRAMING II II �I 1 it I/ ;I/ �j �nww, WATERPROOFING FLASHING W/ RE-INFORCING MESH OVER SHEATHING 9 ONTO SHEATHING (" ) •- 26 GA PRE -FINISHED TRANSITION SHEET METAL FLASHING FASTEN EA. STUD LOCATION _— -- ul'Ip,; WINDOW FLASHING WINDOW FLASHING w _— \ / / \ i�f 1 I ' I % I ONE LAYER OF WRB TO SE Y LAPPED OVER EA HEAD FLASHING "Lx4HAR01E WINDOW TRIM 26 GA PRE -FINISHED METAL HEAD FLASHING W/ FOLDED � / END DAMS. FASTEN EA. STUD LOGATON.CONSTRUCTPED {I{,�`I SEE DETAIL 1MP3.3 \ III • SEE DETAIL 1/YJP3.3 O ' 1 CONTINUOUS BEAD OF BUTYL SEALANT BOTH SIDES OF FLANGE Sxd HARDIE WINDOW TRIM ,II V � / CONTINUOUS BEAD OF BUTYL SEALANT BOTH SIDES OF FLANGE W I - 0 Z/ I I 26 GA PRE -FINISHED METAL HEAD FLASHING W/ FOLDED END DAMS. FASTEN EA. STUD 51e4" HARDIE WINDOW TRIM GA PRE-FlNISHED METAL HEAD FLASHING W// FOLDED 00 CO INSULATE CAV WINDOW 8 0TW, DAME LOCATION.CONSTRVCT PER DIAGRAMS SET INTO SEALANT AT WINDOW PER 1NWP.3.3 INSULATE CAV I WINDOW 8 IOW.. 'ANTE \ /26 END DAMS. FASTEN ® EA STUD LOCATION.CONSTRUCT PER DIAGRAM S SET INTO SEALANT AT WINDOW PER 1ANP,3.3 fp C CD O Q j Ilk.\-,-, O. I I IA DIAGRAM & SET AT WINDOW PER INTO LWP3,3 SEALANT 15• BREAK IW/FOLDED END DAMS O 15• BREAK to N ��ih^Mq�RV1hAiN7i:�7� ^�'��'' //////�� W/FOLDED I,Wi}(h1'lcn^'M1.l,�l -�� 15'BRE 6FOLD W/FOLDED N j R P END DAMS R��O END DAMS N 4 FIELD 1l4^ l 1a II \-_ •c N U7 1 VERIFY REMOVER REPLACE �/ (E) WINDOW - - f ll LLL��IIII FIELD / ,• \' REMOVES REPLACE--/ --1 FIELD / //• Dimensii Building Consultants, LLC vision•know 26 120th Ave NE, Suite B101 E 425-455-2046 WIHEAD FLASHING 4 LSET _ I ---- MAN DOOR HEAD DETAIL 3/4" CEDAR BLOCKING \ IN DABS OF SEALANT EXISTING RATED DOOR TO REMAIN - DO NOT REMOVE LINER TO ALLOW VERIFY (E) WINDOW UNFOR VERIFY FOR WINDOW INSTALLATION, TYP. () SLGD HEAD DETAIL 90� �_ Ir O BUTYL SEALANT NEW VINYL SLGDDOOR SET PROVIDE SEALANT TO INT. WINDOW INSTALLATION, TVP, r WINDOW HEAD DETAIL NEW VINYL WINDOW SET INTO BUTYL SEALANT - PROVIDE SEALANT TO INT. NOTE: TRIM INTERIOR FINISHES AS NEEDEDRECEIVE P EXISTING INTERIOR WINVAPOR 6 -0NDOW 6 =1'-0" 6"=i'-0 RETARDER NOT SHOWN FASTEN METAL PAN PER DECK COATING REQUIREMENTS \\� 4" EXISTING RATED DOOR TO REMAIN - DO NOT REMOVE r`/ I REMOVE & REPLACE EXISTING DOOR LINER TO ALLOW FORDOOR f INSTALLATION / - CONT. BEAUTY CAULK 0 STING SHEATHING c7 2 / \ \ /\ / / ODOR TROUO OPEN NGEW/BAIT INSULATION WINDO W FLASHINGS - SEE FLASHING SEQUENCE \ \ / \ / NAILING NPERW NDOW I SOD / MAARR'S R A RECONUFMMENDATIONSCTUEOAA j 1/2" BACK DAM Cy �� / BEADOORINTO TOE BEAD OF URETHANE /� SEALANT > � (E) SHEATHING 8 FRAMING / ti / J / /-- SEALANT i I 1 X / I//J w PE, ATIUTYOL SLGD.ANT. SET INTO9oTH �� "°" ' \ SIGNED ON 4.21.2017 SEAL JAMBS � \ / / \ 1 (.. NT B DOFjSE LANT -_ '�-� 5' l; ��y..{+`y',• •Pt• _ _ _ 3-] 4,* �~ 3 .. \1 . I+�� •\ SET PAN INTO FULL BED ° 'I�`1 I \ \ 1 �� at .. ` v Tr i c/ OF URETHANE SEALANT _ 11.t_�_c�. _ _ -INSULATE CAVITIE6, TVP. P. �V PROVIDE 24pa BONDERI2ED �S i , \ 1r C tl IL ill-_ 3/8"SEALANT JOINT OVER •( ��`s e� \III /� \ AS TO FULLY SOLDERED FLASHING PAN BELOW DOOR SLIDING GLASS ODORS AND HANDICAP DOOR AS DEPICTED ON ELEVATIONS. SLOPE TO DRAIN. REQ'D FIT WIDTH \ ` / ` CONT. BEAD OF SEALANT 3/8" SEALANT JOINT OVER CLOSED CELL BACKER ROD �- INSTALL LIQUID -APPLIED WATERPROOFING 14 X 4 HARDIE WINDOW TRIM FLASHING WTH RE-INFORCING MESH OVER SHEATHING ® DOOR ROUGH FRAMING (9" ONTO SHEATHING) I 1 I 1/ x 4 ---�_ G L 3/8" SEALANT JOINT OVER CLOSED CELL BACKER ROD HARDIE TRIM /-� — CONTINUOUS BEAD SEALANT ' CONTINUOUS BEAD BUTYL SEALANT OF CLOSED CELL BACKER ROD z 4 HARDIE WINDOW TRIM WINDOW I WRB OVER FLASHING, SEE DETAIL wP33 FLEXIBLE FLASHINGS TVP. WALL ASSEMBLY i EW CONDOMINIUMS OR RESTORATION South OF EXISTING DOOR DOOR SILL FLASHING (2) LAYERS OF WRB 1-SIDING PER ELEVATIONS MAN DOOR JAMB DETAIL SIDING PER ELEVATIONS ( SLGD JAMB DETAIL PER DETAIL WPJ.1 �� WINDOW JAMB DETAIL �, 6• = 1',0" '� 8" = 1-0" NEW VINYL SLIDING GLASS RESTORE INTERIOR SILL PAN SIMILAR 8!1'VP-3.4 -1 NEW SLGD, SEE SCHEDULE 2 / WP 3.3 IM� SLIOND1170N ONTO (E) SEALANT REMOVE&REPLACE & E I NEW VINYL WINDOW SET RR SHIMS PE0. MANUFACTURER FINISHES L L DOOR SET ONTO SILL PAN SEALANT SUBSTRATE, SET BACK EDGE OF EXTRUSION INTO CONT. BEAD OF POLYURETHANE SEALANT ( WINDOW LINER TO ALLOW FOR WINDOW INSTALLATION �� - � W _ " \ W �/ O }�J�j co TRIM CARPET AS NEEDED TO FIT I 0 SET PAN INTO SEALANT / PULL BACK CARPET AS NEEDED INSTALL NEW DOOR. INSTALL AS l` ' J_a4'. SEALANT JNT. 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GUARDRAIL NEW SLIDING DOORS NORTH ELEVATION CONFIRM TOP RAIL ATTACHMENT WITH MANUFACTURER NEW WATERPROOFING ON DECKS, SEE SCOPE TYPICAL DECK EDGE FLASHING - ROUTE INTO PLYWOOD FOR FLUSH FIT AND SET INTO BASECOAT OR SEALANT 42' HIGH FASCIA MOUNT ALUMINUM RAILING, SEE SCOPE FOR SADDLE FLASHING ABOVE AND BELOW CORNER TRANSITIONS AT THESE LOCATIONS, SEE 2 & 3 / WP-4.2 PROPRIETARY CORNER BRACKET PER MANUFACTURER EXISTING CONCRETE PAD - NO WORK HERE 1� DECK ISOMETRIC - TYPICAL Sty/ O TYP. DECK ASSEMBLY SEE DETAIL 1/WP-4.1 O POWER PLANE EDGE OF SHEATHING TO ACCEPT HORIZONTAL LEG OF NEW FLASHING 24 GA KYNEAR PRE -PANTED G90 GALV. SHEET METAL EWE FLASHING SET IN BEAD OF SEALANT FASTEN W/ 11 GA X 1 12" DOUBLE HOT DIPPED GALV. ROOFING NAILS 4" O,C., STAGGERED REMOVE EXISTING TRIM & INSTALL 2X FASCIA OVER WRB RIM JOIST BLOCKING DO NOT SEAL NEW GYPSUM WALLBOARD 4" PROVIDE 2" METAL STRIP VENT NA SCREEN DECK EDGE ATTACHMENT 3" = 3" 1/4":12 SLOPE f NOTE: 1 HOUR CONSTRUCTION PER 201218C PRESCRIPTIVE TABLE 721.1(3) ITEM NO. 13.1.4, DECK ASSEMBLY PROVIDE NEW ELASTOMERIC DECK COATING COMPLETE W/ BROADCAST AGGREGATE. REINFORCE ALL TRANSITIONS FOR SEAMLESS FINISH 3/4" PLYWOOD SHEATHNG FASTENED MATH Sd RINGSHANKEO FASTENERS 6"0.C. AT EDGES AND 12" O.C. IN THE FIELD, PLYWOOD TAPERED SHIM EXISTING / NEW 2X FRAMING - VERIFY CONDITIONS IN FIELD NEW 1/2" TYPE X GYPSUM WALLBOARD NAILED TO JOISTS W/ 5d COOLER OR WALLBOARD NAILS ® 6" O.C. END JOINTS OF WALLBOARD CENTERED ON JOISTS SEALANT - NEW 24g , FULLY SOLDERED SEE DETAIL B / WP3.4 EXISTING DOOR FRAMING INSTALL REINFORCING MESH N— NEW WATERPROOFING COATING SYSTEM SILL PAN - ISOMETRIC 3" = 1,0" K ammo SIDING PER ELEVATIONS �- NEW WRB, LAP OVER FLASHING STARTER STRIP 24 GA KYNEAR PRE -PAINTED 090 GALV. r SHEET METAL EWE FLASHING SET IN BEAD OF SEALANT FASTEN W/ 11 GA X 1 12" DOUBLE HOT DIPPED GALV. ROOFING NAILS et 4" O.C., STAGGERED TYP, DECK ASSEMBLY SEE DETAIL 1/ WP-0,1 1/4":12 SLOPE \ BASE OF DECK WALL 3" = 1'HP RECEIVED JUN 16 2017 Community Development Lli 0 z SIGNED ON 4.21.2017 ZW co.0 E 073 HUto p SHEET NO. WP-4.1 DECK DETAILS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 NOTE: THIS DRAWING IS TO BE PLOTTED ON A SIZE 24° X 36' SHEET( SIZE 0). OTHERIMSE, DRAVNNG WILL BE OUT OF SCALE. Copyright 2017, Dimensional Building Consultants, LLC 6" �FpC 4, FA a 24 ge FULLY SOLDERED BONDERIZED SADDLE FLASHING NOTE: WALL ELEMENTS NOT SHOWN FOR CLARITY. 6" FOLD @ SIMILAR CONDITIONS 24ga CUSTOM GALVANIZED GOO SHEET METAL -ALL JOINTS SOI.OERED NOTES: 1. WALL ELEMENTS NOT SHOWN FOR CLARITY. 2. SET METAL OVER SLIP SHEET AT TREATED LUMBER. SADDLE FLASHING LOWER SADDLE FLASHING @ DECKS r 2 @ DECK CORNER TRANSITION STEP 3 : INSTALL 24 GA. FULLY SOLDERED DIVERTER BOOT, SEE BELOW. 2" X 3/4"X 3/4" GALV. FIN, SOLDERED ONLY IF SADDLE 15 EAVE/GUTTER SOLDERED FLASHING DIAGRAM 24 GA. G90 GALV. FULLY SOLDERED BOOT NOTE: ALL METALS LAPS / JOINTS / OVERLAPS TO BE PRIMED, AND FULLY SEALED WITH APPROVED POLYURETHANE SEALANT. STEP2: DECK EDGE METAL FLASHING STEP 5: INSTALLWRB AT DECK WALLS Th SADDLE FLASHING ASSEMBLY ROUTE OR PLANE EDGE OF PLYWOOD TO ENSURE EDGE METAL SITS FLUSH STEP 1: PRE -STRIP WRB /AIR BARRIER ® FRAMING THEN INSTALL FASCIA (NOT SHOWN) STEP 4: INSTALL ELASTOMERIC MEMBRANE TO ALL PORTIONS OF BOOT DECK RECE VED JUN 16 2011 GC•mmunity UtLv :;opr fent 0 vision • knowledge • solutions sdiP SIGNED ON 4.21.2017 SHEET NO. WP-4.2 O T( SIZE D), OTHERWISE, DRAWING WILL. NOTE: THIS DRAWING IS TO BE PLOTTED ON A SIZE 24. X 36" S J J v DECK DETAILS DATE: 06/13/17 DIMENSIONAL PROJECT NO.: 161105 w 5 U NOTE: SEE ROOF REPAIR BLDG CONSTRUCTION DOCUMENTS FOR DOGHOUSE ROOF ASSEMBLY AND DETAILS NEW 2X4 DOOR STOP, TOP AND BOTTOM NEW FIBER CEMENT DOOR PANEL WITH5/4" TRIM EXISTING SIDING TO REMAIN NEW 1"v 2" ALUM. ANGLE EXISTING FRAMING TO REMAIN NEW FIBER CEMENT SIDING OVER EXISTING 0 ry SECTION @ ELEC.DOGHOUSE- TYP. 5) 1 NEW FIBER CEMENT DOUBLE -DOOR PANEL IMTH TRIM NEW HEAW-DUTY TEE HINGE, PROVIDE SAMPLE TO OWNER NEW TRIM - REMOVE EXISTING NEW SIDING OVER EXISTING SIDING LINE OF FOUNDATION ELEC. DOGHOUSE ELEVATION DOUBLE DOOR CONFIGURATION (WP5-9.3 I, NEW FIBER CEMENT SINGLE- DOOR PANEL WITH TRIM NEW HEAVY-DUTY TEE HINGE, PROVIDE SAMPLE TO OWNER NEW TRIM -REMOVE EXISTING NEW SIDING OVER EXISTING SIDING LINE OF FOUNDATION ELEC. DOGHOUSE ELEVATION ( 10 SINGLE DOOR CONFIGURATION NEW TRIM - REMOVE EXISTING, VERIFY CONDITION IN FIELD NEW SIDING OVER EXISTING SIDING TRIM OR MODIFY BOTTOM FRAMING TO LINE UP 2" ABOVE FOUNDATION TYPICAL SIDE ELEVATION @ DOGHOUSES 2 W 1- Z 8 vision • knowledge • solutions In 0 O co 8) N m v O N O_ m V N Uj '5 N w Z 0 co co SIGNED ON 4.21.2017 2 SHEET NO. WP-4.3 ELEC DOGHOUSE & EXT. LIGHTING DETAILS DATE:06/13/17 THIS DRAWING IS TO BE PLOTTED ON A SIZE 24' X 38' SHEET( SIZE 0). OTHERWISE, DRAWING WILL BE OUT OF SCALE. yright 2017, Dimensional Building Consultants, LLC DIMENSIONAL PROJECT NO.: 161105 U Buil•\g Consultants, LLC 431 Dimensional SOUTH CENTER VIEW TUKWILA, WA 98188 EXISTING HYDRANT ENCLOSURE TO REMAIN TO REMAIN �0•.�. EXISTING GARBAGE EXISTING BUS STATION EXISTING MAIL BOXES TO REMAIN EXISTING SIGNAGE BOARD TO REMAIN EXISTING HYDRANT TO REMAIN EXISTING MAIL BOXES TO REMAIN SITE PLAN S. 152nd St. EXISTING GARBAGE ENCLOSURE TO REMAIN 0' 20' 40' 80' EXISTING ELECTRICAL BOX TO REMAIN EXISTING ROCKERY RETAINING WALL TO REMAIN EXISTING ELECTRICAL BOX TO REMAIN EXISTING ELECTRICAL FIXTURE LAMPS TO REMAIN, TYP EXISTING MECHANICAL ROOM TO REMAIN EXISTING SWIMMING POOL AND FENCE TO REMAIN RECEIVED JUN 16 2017 Community Developrn€ nt DR-1.0 4/7-40.1Y Dimensional Building Consultants, LLC NORTH ELEVATION 0' 4' 8' 12' 24' TERRA BRUN SAND BEACH THIRD FLOOR _ SECOND FLOOR. _ FIRST FLOOR FENLAND OAK CREEK SOUTH CENTER VIEW BUILDING "D" COLORED ELEVATIONS SOFTER TAN INDIGO BATIK TINSMITH O b S O00 OdtYa 1111111111111111111111 1111llh 111111 111111111111111111111 !IIIIIIIIIIIIIIIIIIII SOUTH ELEVATION 0 4' 8' 12 2 TOTALLY TAN 0 0 0 0 00 0 o C 0 0 0 0 11111111111111111111 ;IIIIIIIIIIIIIIIIIII 1111111111111111111! 1111111111111111111 TIN LIZZIE COLONIAL YELLOW 1111111111111111111 CRUSHED ICE LANGUID BLUE STEAMED MILK 1111111111111111111111 1111111111111111111111 111111111111111111111 !IIIIIIIIIIIIIIIIIIII `IIIIIIIIIIIIIIIIIIIII 11111111111111111111 BUILDING "D" 15210 MACADAM ROAD SOUTH TUKWILA, WA. 98188 WEST ELEVATION THIRD FLOOR SECOND FLOOR FIRST FLOOR 111111111-111 1111111111111111111111 THIRD FLOOR SECOND FLOOR FIRST FLOOR 4/7 -�2 EAST ELEVATION n R_9 n 1111111111111111111111 111111111111111111111 RECEIVED JUN 16 2017 Community Development Building Consultants, LLC It Dimensional SOUTH CENTER VIEW BUILDING "D" & "E" MATERIALS BOARD SIDING / TRIM BOARD/ BELLY BAND Hutu HARDIE PANEL FIBER CEMENT - 6" LAP SIDING FIRE EXTINGUISHER CABINET FIRE KING - WALL MOUNTED BALCONY RAILING VISTA - ALUMINUM DECK SIDE FASTENED RAILING EXTERIOR CARPET SHAW 00400 TAPESTRY BLUE BUILDING "D" 15210 MACADAM ROAD SOUTH TUKWILA, WA. 98188 BUILDING "E" 15280 MACADAM ROAD SOUTH TUKWILA, WA. 98188 ROOF ASPHALT SHINGLES OR MALARKEY - CHARCOAL MALARKEY - GRAY RE C VED JUN 16 2017 Communi►y U vta!oprr ent 4/16-003V DR-3.0 ItDimensional Building Consultants, LLC MAIN BUILDING ADDRESS SOUTH CENTER VIEW BUILDING "D" SIGNAGE N 0' 6- 8' 12' 24' BUILDING ENTRANCES 0' 2' 6' D 301 D 201 D 101 18" 12" -1- - DIMENSIONS: BUILDING ENTRANCES SIGNAGE 18"X12" WIDE. TOTAL OF 13 NEEDED 2'-2" 6" 8'-0" D BUILDING 15210 MACADAM RD. SOUTH 12" GENERAL SIGNAGE NOTES: - MATERIAL: ALUMINUM COMPOSITE. - THICKNESS: 1/4" INCH - SPACERS: ALUMINUM, MAX. 1 INCH FROM WALL. NOT LESS THAN 3 PINTS OF ATTACHMENT ACROSS THE INDIVIDUAL PANELS. - COATING/GRAPHICS: 3M PRODUCT WITH 3M GRAFFITI AND UV COATING UNIT - ENTRY DOOR 2' J 101 ji 6" jr 1 3" J - DIMENSIONS: ENTRY DOORS SIGNAGE 3"X6" WIDE. TOTAL OF 39 NEEDED. SIGNAGE LOCATION BUILDING ENTRANCES, TYP BUILDING "D" 15210 MACADAM ROAD SOUTH TUKWILA, WA. 98188 SIGNAGE LOCATION BUILDING FNTRANC',FS,, TYP. SIGNAGE LOCATION UNIT ENTRY DOOR, TYP.I SIGNAGE LOCATION UNIT ENTRY DOOR, TYP. 1- PI SIGNAGE LOCATION UNIT ENTRY DOOR, TYP. SIGNAGE LOCATION BUILDING ENTRANCES, TYP. SIGNAGE LOCATION UNIT ENTRY DOOR, TYP. BUILDING D 15210 MAIN BUILDING ADDRESS SIGNAGE S• POP,�p G SITE PLAN - PARTIAL N.T.S. KEY PLAN N.T.S. RECEVED JUN 16 2017 Community Development DR-4.1 1-17--goeTv $ Building Consultants, LLC Dimensional • SOUTH CENTER VIEW RENDERING BUILDINGS "D" AND "E" BUILDING "D" - NORTH WEST (BLDG. "E" SIMILAR) BUILDING "D" - NORTH ELEVATION (BLDG. "E" SIMILAR) BUILDING "D" - NORTH ELEVATION (BLDG. "E" SIMILAR) BUILDING "D" 15210 MACADAM ROAD SOUTH TUKWILA, WA. 98188 BUILDING "E" 15280 MACADAM ROAD SOUTH TUKWILA, WA. 98188 BUILDING "D" - SOUTH WEST ELEVATION (BLDG. "E" SIMILAR) BUILDING "D" - SOUTH ELEVATION (BLDG. "E" SIMILAR) RECENED JUN 16 2017 Community D6,velopment BUILDING "D" - SOUTH ELEVATION (BLDG. "E" SIMILAR) / DR-5.0 0400 TO: Building City of Tukwila Department of Community Development RECEIVED JUN302017 TUKWILA PUBLIC WORKS File Number ILI 7-0034 LAND USE PERMIT ROUTING FORM Planning Public Works Fire Dept. Police Dept. ri Parks/Rec Project: Southcenter View Condos Address: 15210 Macadam Rd S Date transmitted: 6/30/2017 Response requested by: 7/7/2017 Staff Minnie Dhaliwal coordinator: Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED devellopment regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed) PLJ hQs Oet/o ev vu m e.t,d-s Plan check date: Comments prepared by: J0S. ( Update date: / (?,' / 7 0400 TO: Building City of Tukwila Department of Community Development File Number L17-0034 LAND USE PERMIT ROUTING FORM Planning Public Works [Fire Dept. Police Dept. I I Parks/Rec Project: Southcenter View Condos Address: 15210 Macadam Rd S Date 6/30/2017 transmitted: Response requested by: 7/7/2017 Staff coordinator: Minnie Dhaliwal Date response received: REVIEWERS: Please specify how the attached plans conflict with your ADOPTED development regulations, including citations. Be specific in describing the types of changes you want made to the plans. When referencing codes, please identify the actual requirement and plan change needed. The Planning Division review does not supplant each department's ability to administer its own regulations and permits. However, project consistency at the Planning review stage is important to minimize significant later design changes. More than minimal design changes require further Planning Commission review, even if alteration is required to satisfy a City requirement. This further review is typically a minimum 60-day process. Requirements based on SEPA (e.g., not required by an adopted development regulation) MUST identify the impact being mitigated, the policy basis for requiring mitigation, and the method used to calculate the mitigation required. Calculations of project impacts and the mitigation required (e.g., water capacity, road level of service analyses, or turning analyses) may be required of the applicant. COMMENTS (Attach additional comment sheets and/or support materials as needed.) Plan check date: / Comments Update date: 7.4 7 prepared by: zft South Center View Condominium 15210 Macadam Road South #D104; Tukwila, WA 98188 • office: 206-244-2252 • cell: 425-749-6730 • www.southcenterviewcondo.org June 7, 2018 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Re: Request for Single Administrative Design Review for: Permit #D17-0112, Correction Letter 1 Permit #D17-0113, Correction Letter 1 Dear Ms. Dhaliwal, On behalf of South Center View Condominium owners and the HOA's Board of Directors, I request that our permit applications be the subject of a single Administrative Design Review. Our reasoning is based upon: project characteristics, the best interests of the Owners and taxpayers, and the fact that time is of the essence. As you review this request, it may be helpful to consider: 1. The two nearly identical buildings are being repaired as a single construction project; 2. The building repairs are subject to one construction contract, one special assessment, one construction loan, one engineer of record, one association, and relate to one community; 3. Requiring four permits (one building and one reroofing permit for each buildings) is arguably reasonable, but requiring two design reviews seems unreasonable; 4. The two buildings are on one site, have the same landscaping, and were originally developed under one set of construction documents and permit. They have been treated as a single project by the City of Tukwila (in the past), King County's Tax Assessor, the Association Management company, the HOA's attorneys, the HOA's insurer, and the HOA's governing documents; 5. In our 5/31/2017 meeting you suggested we combine the site and landscaping plans, marking them up to show current conditions. The site and landscaping plans are for both buildings; 6. The design review materials are virtually identical, thus duplicative; 7. Conducting two design reviews for a single project doubles the HOA's costs, time required to obtain permits, and the City's internal costs. I hope you will allow us to proceed with a single Administrative Design Review for the above -referenced permit application. A favorable decision will save the HOA and the City thousands of dollars. Thanks in advance for your consideration Minnie. Please let me know your decision as soon as possible. Respectfully, Steve Conelley, Representative South Center View Owners Association 15210 Macadam Road S, D-104 Tukwila, WA 98188 cell: 425-749-6730 email: srconelley@comcast.net RECEIVED JUN122011 Community Development Pagel/1 zNk South Center View Condominium 15210 Macadam Road South #D104; Tukwila, WA 98188 • office: 206-244-2252 • cell: 425-749-6730 • www.southcenterviewcondd.org May 31, 2017 Minnie Dhaliwal, Planning Supervisor City of Tukwila 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 Re: Permit #D 17-0112, Correction Letter 1 Permit #D17-0113, Correction Letter 1 Dear Ms. Dhaliwal, In the course of preparing our revision submittals for the above -referenced permits, the HOA has evaluated the impacts of design review on our building repair project. The administrative design reviews are likely to delay construction, require rebidding, force contract renegotiation, and could lead to project cancellation. This would have profound negative impact on our owners and tenants and would jeopardize their property values. For this reason, we request waiver of the Site Plans and Landscape Plans specified in the application checklists. Our evaluation has included meetings, reviews and analysis of the relevant data, and discussions between our project engineer, construction manager, general contractor, project manager, owners' representative, and the Board of Directors. We have carefully considered the downstream impacts of design review on the construction contract, schedule and budget. To repair our buildings, South Center View owners had to amend their governing documents to facilitate bundled financing. This required a supermajority of owners, and required nearly a year of community meetings, workshops and coordination with lenders and. attorneys. The loan was obtained subject to the terms of the construction contract and represents the maximum project budget. No additional funding is, or will be, available. Design review fees, and all associated costs, will come directly out of the construction budget, which is already razor thin. While the fees for the administrative review are painful, the time and consultants' costs for preparing some of the checklist items are onerous. Worse yet, the delay required to prepare these materials combined with the subsequent review period jeopardizes the construction schedule, and thus the contract. The construction contract stipulates a start date of July 5, 2017 and has little slack. Moreover, our buildings have substantial water damage, which worsens with every rain. Taken together, our team estimates that, due to accelerating damage and construction market conditions, delay will cost approximately 1.25% per month. If we delay construction by even a few weeks, the general contractor cannot guarantee subcontractors will agree to modify their own contracts, forcing him to rebid the work at the last minute. Subcontractors are booked months out, and even a short delay could cascade down the schedule, leaving the general contractor unable to renegotiate the schedule with subcontractors and forcing him to withdraw from our contract in order to perform other contracted work. This would have severe impact on our community. The City has already approved roofing permits for our two buildings. We have considered starting the reroofing while waiting for building exterior design review. This is risky given the contract issues stated above. Even if we start reroofing prior to issuance of the exterior permits, and those permits are more than a few weeks away, the contractor will have to restage multiple time, raising our costs substantially. Pagel/2 South Center View Condominium 15210 Macadam Road South #D104; Tukwila, WA 98188 • office: 206-244-2252 • cell: 425-749-6730 • www.southcenterviewcondo.org South Center View is an extremely diverse community. Many languages, nationalities, and faiths are represented here. Many of our owners are seniors living on fixed incomes. We include young families with kids and tight budgets. Owners came together to protect their most important assets — their homes. To accomplish this, we have amended our governing documents, passed a special assessment, financed the project, assembled the design and construction teams, negotiated the construction contract, and scheduled the project. Although the special assessment fee has nearly doubled owners' monthly costs, they have been paying them for more than a year as we built up reserves for the project. Owners know we need to repair our buildings and recognize that we cannot delay the project. Accordingly, we hereby request a waiver of the Site Plan and Landscape Plan checklist items and expedited issuance of the building permits. South Center View is an existing community. We are not changing any boundaries, building footprints, setbacks, fire lanes, parking lots or stalls, traffic flow, pedestrian flow, surface coverage, or easements. We are not changing our well -established landscaping. This is a much needed repair project and any delay will push its cost beyond owners' means. Thank you in advance for considering our request. Our small community needs to repair these buildings within the budget and schedule. We greatly appreciate any assistance you can provide to help us achieve our shared objective. Warmest regards, Steve Conelley, ners' R presentative / Facility Manager South Center View inium 15210 Macadam Road S, D-104 Tukwila, WA 98188 Coordinates Cell phone: 425-749-6730 Email: srconelley@comcast.net Office phone: 206-244-2252 Page 2/2 { Dirnensional C.vNSUi_iz,NT C. May 25, 2017 Minnie Dhaliwal, Planning Supervisor City of Tukwila Planning Department 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 626 120' Ave NE. suite B101 Bellevue WA 98005 0: 425 455 2046 I f: 425 455 2069 dimensionalbc.com Regarding: South center View Condominiums Permits #D17-0112, and #D17-0113 Dear Ms. Dhaliwal, I am the President of Dimensional Building Consultants, LLC. We are the engineer of record for South Center View Condominium's targeted exterior restoration project. I have thoroughly reviewed the City's correction letters for the permits above. I am surprised at the extent and impacts of the Administrative Design Review mentioned in those letters. I have advised the Owner's Representative to request waiver of some items in Design Review Checklist as these are existing property elements and we are not modifying them. As you may know, this is an exterior repair effort of the HOA's two buildings. We have worked with the Owners to plan much needed repairs on an extremely tight budget and schedule. Due to the current construction market, cost control is a critical challenge. Every design decision has balanced budget with design quality and has led to a very tight schedule. This is consistent with the serious water penetration issues in both buildings. It is very important to commence these repairs before another rainy season causes additional damage and expense. Your application states that items may be waived in unusual cases. I request that the Site Plan and the Landscape Plan be waived because this is an extremely unusual case. The HOA has achieved what many considered impossible. They have "taxed" themselves to afford a project that should have been undertaken a decade ago but was delayed by the recession. The budget and schedule are tight and there is no additional funding. This is one of the most unusual cases I have seen. vision knowledge d solutions 31, 201 Page I believe waivers of the Site Plan and Landscape Plan are indicated. This is an existing project. The site and landscaping are mature and not being changed. There will be no change to footprints, setbacks, fire access, parking, service areas, fences, rockeries, walls, pedestrian access, development coverage, or easements. The only impact on the vicinity will be a significant improvement to the exterior appearance of the owners' homes. If waivers are not granted, the additional cost to the HOA will be in excess of $40,000. Producing the line items will require 4-6 weeks of additional research and design time. Additionally, because of construction market conditions, I would expect the project to require rebidding which will likely exceed the Owner's budget, and will likely culminate with cancellation of the project. Thank you for your consideration of my request. You't sinc-rely, Ma in Tres, CE, ICC, RRC Principa Dimensional Building Consultants, LLC vision knowieicte soiutions Dimensional Building Consultants, LLC 7 6'?fli 120 Ave NE, suite B101 Bellevue WA 98005 d0nensionalbc.com CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. ss I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 15210 & 15280 Macadam Road S; Tukwila, WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Kirkland (city), WA (state), on June 7 Steve Conelley (Print Name) 15210 Macadam Road S #D104; Tukwila, WA 98188 (Address) 425-749-6730 ,2017 (Phone Number) On this day personally appeared before me PlACty. j 4141.1e a co , 4,1 . `1 to me known to be the individual who executed the foregoing instrument and acknowledged that he/sloe signed tl% same as hisAlter voluntary act and deed for the uses and purposes mentioned therein. Y-c SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF MARIANNE NAHAY NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES SEPTEMBER 1, 2018 i \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applicat ions\ Design Review -Administrative -March 2016.do©c v� � ,2017 NOTARY PUBLIC in and for the State of Was gton residing at k,; N /L /4' L. c.P (JD it My Commission expires on 2071 eft. 6e,- ! RgtglIED JUN162011 Community Oevalopment CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at 15210 & 15280 Macadam Road 5; Tukwila, WA 98188 for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non -responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. ss EXECUTED at Kirkland (city), WA (state), on June 7 , 2017 Steve Conelley (Print Name) 15210 Macadam Road S #D104; Tukwila, WA 98188 (Address) 425-749-6730 (Phone Number) On this day personally appeared before mea,V! cat h e_G Ct,,/�ct , 42.71eckLyto me known to be the individual who executed the foregoing instrument and acknowle ged that he/she signed the same as hiser voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE MARIANNE NAHAY NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES SEPTEMBER 1, 2018 l-, ON THIS -7 DAY OF `1 a. , 20 / 7 NOTARY PUB residing at My Commission expires o \ \ atystore\ City Common\ Teri -DCD\ Kirby 12016Applications\ Design Review -Administrative -March 2016.docx 14teEIVED JUN 162011 submittal. Within 28 days of receiving your application, City staff will determine if it is complete based on the attached checklist. If not complete City staff will mail you a letter outlining what additional information is needed. If you do not submit requested materials within 90 days from the City's request for additional information the City may cancel your application. Staff will meet with you as needed to help achieve project goals, and formulate a recommendation to the Director. Once all design issues have been resolved we will issue a Notice of Decision. This approval will expire unless construction begins within three years of the decision. COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206-431-3670 (Department of Community Development) and 206-433-0179 (Department of Public Works). Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: V ,, f 1. Application Checklist (1 copy) indicating items submitted with application. ✓ / 2. Completed Application Form and drawinEs (5 copies). ✓ 3. One set of all plans reduced to 8 1/2" x 11" or 11" x 17". ✓ 4. Application Fee: See Land Use Fee Schedule online. 5. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). ✓ LN/A 6. SEPA Environmental Checklist if required (see SEPA Application Packet) PUBLIC NOTICE MATERIALS: 7. If the project requires SEPA review: Payment of notice board fee (seeLand Use Fee' Schedule) to Fast Signs Tukwila OR provide a 4' x 4' public notice board on site within 14 days of the Department determining that a complete application has been received (see Public Notice Sign Specifications Handout). Mailed notice is not required. The project is exempt from SEPA. N/A PROJECT DESCRIPTION AND ANALYSIS: 8. Concurrency test notices for water, sewer, surface water and traffic unless the project is exempt from SEPA (see SEPA Application Packet). The project is exempt from SEPA N/A 9. Sewer and water availability letters are required from the provider district if additional plumbing fixtures are proposed and the area is not serviced by the City of Tukwila. Forms are available at the DCD office. The project is exempt from SEPA. N/A ✓ 10. A written discussion of project consistency with decision criteria. (See Application) 11. Provide two copies of sensitive area studies such as wetland or geotechnical reports if needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report G4eilies rand i ' e N/A Area Special Study Guidelines for additional information. The project is not in a a ea: � \ \ citystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.doo JUN 16 2017 Community Development Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning SITE PLAN• The Site Plan has been combined with the Landscape Plan. A markup of the original permit drawings' site plan is in- ' cluded in the Consistency with Design Criteria section of the submittal, per discussion with Minnie Dhaliwa 5/31/2017. 12 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size 24" x 36". ✓ V (b) Existing and proposed building footprints. ✓ (c) Dash in required setback distances from all parcel lot lines. (d) Fire access lanes and turn-arounds 'l er Fire Department standards. V (e) Parking lots with dimensioned stalls and drive aisles. ✓ (f) Loading and service areas. ✓ (g) Fences, rockeries and retaining walls with called out colors and materials. V (h) Street furniture such as benches and bike racks. V (i) Pedestrian connections between the building entrance(s) and the sidewalk/public street. ✓ (j) In MDR and HDR zones provide a development coverage calculation (maximum 50%). V (k) Show all existing and proposed easements. V (1) Vicinity Map with site location does not have to be to scale. LANDSCAPE PLAN: The Site Plan has been combined with the Landscape Plan, per discussion with Minnie Dhaliwa 5/31/2017. 13 (a) If the landscaping will be altered or the existing landscaping does not meet current standards (TMC 18.52; or if located in the TUC districts see TMC 18.28) provide a landscape planting plan by a Washington State licensed landscape architect. One set of all plans and analyses shall have an original Washington State registered Landscape Architect stamp and signature. Plans must include the type, quantity, spacing and location of all plantings. Maximum size 24" x 36". ✓ (b) Show all existing trees to be retained and any tree protection measures required (for example fencing at drip line). ✓ SENSITIVE AREAS PLAN (If the project will affect any sensitive areas): 14 (a) Location of all sensitive areas (e.g. streams, wetlands, slopes over 20%, coal mine areas and important geological and archaeological sites). For stream frontage provide existing and proposed top of stream bank, stream bank toe, stream mean high water mark, and base flood elevation (i.e., 100 yr. flood). Maximum size 24" x 36". N/A I N/A (b) Location of all required sensitive area buffers, setbacks tracts and protection measures. (c) Show all significant trees (4" or more in diameter measured 4.5 feet above grade), indicating those to be retained and those to be removed. A tree permit will be required for removal of any significant trees within a sensitive area or its buffer. N/A N/A (d) Existing and proposed building footprints. \ \ citystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.docx Check items submitted with application Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning CIVIL PLANS (If utility or site work is proposed): No utility or site work is proposed 15 (a) One set of all civil plans and analyses shall be stamped, signed and dated by a licensed professional engineer. Include a graphic scale and north arrow. Maximum size 24" x 36". N/A (b) Vertical datum NAVD 1988 and horizontal datum NAD 83/91. Conversion calculations to NGVD 1929, if in a flood zone or flood -prone area. N/A N/A (c) Existing (dashed) and proposed (solid) topography at 2' intervals. N/A (d) Total expected cut and fill. (e) Existing and proposed utility easements and improvements, on site and in street (water, sewer, power, natural gas, telephone, cable). Schematic designs to be provided regardless of purveyor (e.g. site line size, location, and size of public main). No capacity calcs, invert depth, valve locations or the like are needed. N/A (f) Storm drainage design at least 90% complete, which meets the King County Surface Water Design Manual (KCSWDM). Include a Technical Information Report (TIR) including feasibility analysis if required by the Manual. Call out total existing and proposed impervious surface in square feet. Include all storm drainage conveyance systems, water quality features, detention structures, maintenance access and safety features. For additional guidance contact Public Works or go to PERMIT CENTER. N/A N A (g) Locate the nearest existing hydrant and all proposed hydrants. N/A (h) Show the 100 yr. flood plain boundary and elevation as shown on FEMA maps. N/A (i) Plan, profile and cross-section for any right-of-way improvements. N/A) (j) Show planned access to buildings, driveways, fire access lanes and tum-arounds. OTHER: 16. Dimensioned and scalable building elevations with keyed colors and materials. Show mechanical equipment and/or any proposed screening. Maximum size 24" x 36". ✓ 17. Color and materials board accurately representing the proposed project. A rendering or photo montage showing the project in context is suggested. If submitted it must accurately show the project and be from a realistic perspective (5 to 6 feet above the sidewalk). 3/18. 19. Luminaire plan including location and type of street and site lighting if any changes to the existing fixtures are proposed. Include proposed fixture cut sheets, site light levels (foot-candles), and measures to shield adjacent properties from glare. Lighting upgrades in drawings were an option we are rejecting. N/A 20. All existing and proposed signage with sign designs and locations. \ \ citystore\ City Common\ Teri - DCD\ Kirby\ 2016 Applications\ Design Review -Administrative -March 2016.docx CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 ADMINISTRATIVE Telephone: (206) 431-3670 DESIGN REVIEW - APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-DR Planner: File Number: ( \ _ s l Application Complete Date: Project File Number: 4)u - ( L,_ Application Incomplete Date: Other File Numbers: NAME OF PROJECT/DEVELOPMENT: South Center View Condominium Targeted Exterior Restoration BRIEF DESCRIPTION OF PROJECT Strip and reclad of existing buildings, per Permits #D17-0112 and #D17-0113 LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 15210 Macadam Road South; Tukwila, WA 98188 and 15280 Macadam Road South; Tukwila, WA 98188 LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). Condominium master tax parcel: 788895-0000 DEVELOPMENT COORDINATOR: The individual who: • has decision making authority on behalf of the owner/applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: Steve Conelley, Owners' Representative Address: 15201 Macadam Road South #D104; Tukwila, WA 98188 Phone: 425-749-6730 FAX: E-mail: srconelley@comcast.net Signature: Date: 6/16/2017 RECEIVED JUN162017 Community Development \ \ dtystore\ City Common\ Teri - DCD\ Kirby\ 2016Applications\ Design Review -Administrative -March 2016.docx