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HomeMy WebLinkAboutPermit 6550 - Crystal Ridge Apartments - Recreation BuildingCY*)1:AcL. igAIGE APT, (fize•••c• Bids) FOR REVISIONS PLEASE SEE BP#6543-6550 THIS CERTIFICATE UNIFORM BUILDING WAS IN COMP.LIANC CONSTRUCTION 0 T Building Ad di Occupar' 'C YSTAL RIDGE.' .E 5305 ;SUNWQfi'' BL 1 : #: S 59700 -0200' w. ne��':+ CHIVEIDER�4 1( MSS °`}'� ,..• 'jN � ✓�Y . 1 �• � 1 � i y r A THIS •CERTIFICA, CERTIFICATE OF OCCUPANCY CITY OF.TUKWILA 6306 SOUTHCENTER BOULEVARD, SUITE 100 TUKWI LA, WA.$.H,I.NGT.Q ∎,1 : 98188 I SSUED. NT PURSUAT� TO ' . 'REQU, ,TS • OF :;E,OTION 307 OF THE 00/ � CE. TI.�,EYY,,ZNG? THAT AT THE ••ITIM "%'OF'IS,,S;UAr4G.E T IS STRUCTURE %YTH4 THE V 1R�"IOU5 0ORD''If 1NC`E'S QF THE .(3I Y REGULATING BUILDING ND ,AL . APPLICABL. ff CITY FIRE GODES� TIE ,OLLOWING: g � R ,p E CR ATIOry BLDG t LtS ILY POSTE Per t Suit N+'j r S Occupants ,' Loadi. Type of •,Cons.t1.1,{ %TIDE PREMISES . -. NR P Citizens Service Corporation PHONE ADDRESS 2495 140th Avenue N.E. , Bellevue, WA 7JP 98005 CONTRACTOR Steinvall Construction Co. PHONE 822-6440 ADDRESS P,0. Box 2458 Kirkland WA ZIP 98083 WA. ST. CONTRACTOR'S LICENSE # STEINCC131CQ EXP. DATE 2 -11 -91 ARCHITECT Roger Newell Architects PHONE 322 -1192 ADDRESS 1102 19th Avenue East, Seittle, WA ZIP 98112 USE .4 : / / ' / / / LOOK 41 SQUARE FEET OCC. LOAD SQUARE FEET OCC. LOAD SQUARE FEET OCC. LOAD SQUARE FEET OCC. LOAD SQUARE FEET OCC. LOAD TOTAL SQUARE FEET TOTAL OCC LOAD TOTAL TYPE F T.; v_1 hr U EVTION (year) 1988 SETBACKS: N - S - UTILITY PERMITS REQUIRED? [ E- Yes 0 No W- (th - public Wo ks FIRE PROTECTION: ()Sprinklers [j Detectors Q N/ ZONING: R-4 BAR /LAND USE CONDITIONS? ® Yes O No CONDITIONS (other than those noted on or attached to permit/plans) BUILDING PERMIT NO. DATE ISSUED: APPROVED FOR i ISSUANCE BY: ,/ °(6"•, ,7 f' CERTIFICATE OF OCCUPANCY NO. CITY OF TUKWILA Dept. of Community Development- Building Division 6300 Southcenter Boulevard, Tukwila WA 98188 (206) 431 -3670 . 7 O 50 R.dJ CT:'= '.INFOFi.MAT,ION SITE ADDRESS SUIT # 15305 Sunwood B1 Recreation ldg PROJECT NAME/TENANT Crystal Ridge Apartments ASSESSOR ACCOUNT # 359 TYPE OF IJ New Building 0 Addition Tenant Improvement (commercial) U Demolition (building) WORK: 0 Rack Storage 0 Reroof 0 Remodel (residential) 0 Other: DESCRIBE WORK TO BE DONE: Recreation building. BUILDU'(3 PERMIT (POST WITH INSPECTION CARD AND PLANS IN A CONSPICUOUS LOCATION) ' DATE BUILDING PERMIT FEE PLAN.CRECK FEE BUILDING SURCHARGE OTHER: TOTAL 599.00 389.00 • 4.50 992..50 ��. u1O F — -- 3553 11 -13 -89 5.;Lno DESCRIPTION AMOUNT ROPT # PLAN CHECK NO.: BUILDING OFFICIAL 89 - 368 VALUE OF CONSTRUCTION - $ 90,832.00 DATE: _ - c Grading /Fill I hereby certify that I have read and examined this permit and know the same to be true and correct. All provisions of lay and ordinances governing this work will be complied with, whether specified herein or not. The granting of this permit does not presume to give authority to violate or cancel the provisions of any other state or local laws regulating construcli . _the-pe .ormance, of work. I • m authorized to sign for and obtain this building permit. � \ Y� j � : SIGNATURE: DATE: IAt-t`( '2 I c{ C11 PRINT NAME: 1 's. ( k= 1 _ 0I COMPANY: I; / e ( C ow,., c, T This permit shall become null and void if the work is not commenced within 180 days from the date of issuance, or if the work is suspended or abandoned for a period of 180 days from the last inspection. CATE ISSUED: PERMIT NO. CONTACTED DATE READY DATE NOTIFIED BY: _snit.) PERMIT EXPIRES • 2nd NOTIFICATION BY: (init.) AMOUNT OWING �� - I D C , �� 3RD NOTIFICATION BY: Init. BUILDING -PERMIT APPLICATION TRACKING PLAN CHECK NUMBER `dci -.3 Into Yi PROJECT NAME fa5t R‘ P\P°4 SITE ADDRESS SUITE NO. Ppov ter+ 13uitatr1y,5 LI tin each) 13 Pcar kl nc.) U ctt k-Q_C '.mot ion 13 U►tt1 my 0 Contacts with applicants or requests for information should be summarized in writing by staff so that any time the status of the project may be ascertained. INSTRUCTIONS TO STAFF • Plan corrections shall be completed and approved prior to sending on to the next department. • Any conditions or requirements for the permit shall be noted on the plans or summarized concisely in the form of a formal letter or memo, which will be attached to the permit. • Please fill out your section of the tracking chart completely. Where information requested is not applicable, so note by using "N /A ". BUILDING SQUARE FOOTAGE/OCCUPANCY INFORMATION (to be filled out by Plan Checker) SQUARE FEET TQT SQUARE FEET OCC. LOAD OCC. LOAD SQUARE FEET SQUARE FEET OCC. SQUARE LOA(? FEET OCC. LOAD OCC. TOTAL LOAD SQUARE FEET TOTAL OCC. LOAD DEPARTMENTAL REVIEW "X" In box Indicates which departments need to review the project. Io�PAlt�'MiF. BUILDING - initial review 21 FIRE TE i0 -26 9 PLANNING Ot PUBLIC WORKS 0 OTHER A TE Rod 10- 2(0-'f0 ROUTED INF -qD IN CONSULTANT: 1 ZONING: REFERENCE FILE NOS.: INIT: BUILDING - 5/2/ I � a /z/al ( / E OF CONSTRUCTION: final Y I-AR REVIEW COMPLETED BAR/LAND USE ME Date Sent - (lc) Date Approved - FIRE PROTECTION: Sprinklers ` Detectors N/A FIRE DEPT. LETTER DATED: // - 7 -9.' INSPECTOR: i } DIT UBC EDITION (year): I q BS • • NS? •f l SITE ADDRESS SUITE # 62nd Avenue SW & Sunwood Blvd. VALUE OF CONSTRUCTION - A$SESS?R C � iy Parcel B 0 0 - 0 20 $ 9 . U - 03 PROJECT NAME/TENANT ,„ ,,; r~ < .�, .� : 62nd Avenue SW Apartments TYPE OF New Building • Addition • Tenant Improvemer WORK: ❑ Rack Storage ❑ Reroof ❑ Remodel (residential) t (commercial) U Demolition (building) ❑ Other: DESCRIBE WORK TO BE DONE: Recreation building BUILDING USE (office, warehouse, etc.) For rent apartments NATURE OF BUSINESS: Apartment rental PHONE (206)822-61140 WILL THERE BE A CHANGE IN USE? ® No U Yes IF YES, EXPLAIN: SQUARE FOOTAGE - Building: 1 , 93 3 SF Tenant Space: Area of Construction: WILL THERE BE STORAGE OR USE OF FLAMMABLE, COMBUSTIBLE OR HAZARDOUS MATERIALS IN THE BUILDING? ® No ❑ Yes IF YES, EXPLAIN: PROPERTY OWNER Citizens Service Corporation PHONE ADDRESS 2 140th Avenue NE, Bellevue, WA 822_6440 ZIP 98005 iZiP 9 8 0 8 3 'CONTRACTOR Steinvall Construction Co. ,PHONE ADDRESS P.O. Box 2 Kirkland, WA WA. ST. CONTRACTOR'S LICENSE f/ S'i'EINCC 131 CQ EXP DATE 2/11/90 ARCHITECT Roger Newell Architect PHONE 322 -1192 ADDRESS 1102 19th Avenue East, Seattle, WA ZIP 98112 ,...... N...1�. RTF,.. :.' �' .. >. .. V <� RE /41� >.. MI i lU�tJ >"f'HL� >A ..f'. C#. T O • I�i�p. :: � . , Y,. <: � :;.;. ell . ::. <.� !�t� Wi .. P .: � .::..�.... i� .... , i a �.S.� 1�I�i�i r �� SQQ gp ::•Y :;. : >. i' Aim !:+:� :YYY 3� .. t�tet.��«`� � �Ap1��Y:> : ::fr . T'. :.. �,s�f�11 c�: ; . Y :..:,.�t�.�`'�'l= tip >:�. ��II..,<. I�. ttfC). yY.. TWA..SRCt?tE.'CC�..B�..'��'<>`� :;Y:•i' +:•:;i:::::ii:v: : t j;:: i•:S _;;.;• • :Y;:: ti•; Y: :t.•i •g Y : ••: ? �•ri i :.:;� � <;: �.;<.. r�Y :•:'.<:;. �<y :.:Y'<::,.;;; DATE BUILDING OWNER OR AUTHORIZED AGENT SIGNATURE PRINT NAME Gary R. 9teinvh.11 PHONE 822 -6440 ADDRESS P.O. Box 2458 CITY /ZIP Kirkland, 98083 CONTACT PERSON Gary H. S teizival l PHONE (206)822-61140 CITY OF TUKWILA Department of Community Development - Building Division 6200 Southcenter Boulevard, Tukwila WA 98188 (206) 433 -1849 APPLiCA.TION OUST t3E' FILLED: OUT • ,CO41PL E TEL Y PLAN CHECK NUMBER BUILDIN PERMIT APPLICATION 0 UILDING::PERMILEEE PLAN: CHECK FEE BUtLDING.:SURCNAIIGE ENERGY SURCHARGED : : :: O. FEES (for stall use only) DATE APPLICATION ACCEPTED DATE APPLICATION EXPIRES 11 ^1 - - H3 - 90 CPL.# D .T APPLICATION 9UBMAITTAL In order to ensure that your application Is accepted for plan review, please make sure to fill out the application completely and follow the plan submittal checklist on the reverse side of this form. Handouts are available at the Building counter which provide more detailed Information on application and plan submittal requirements. Application and plans must be complete In order to be accepted for plan review. VALUATION OP CONSTRUCTION Valuation for new construction and additions are calculated by the Department of community t?avelopment prior to application submittal. Contact the Permit Coordinator at 433 -1951 prior to submitting application. In ail cases, a valuation amount should be entered by the applicant. This figure will be reviewed And Is subject to possible revision by the Building Division to comply with current fee schedules. BUILDING OWNER i AUTHORIZED AGENT it the applicant is other than the owner, registered architect/engineer, or contractor licensed by the State of Washington, a notarized letter from the property owner authorizing the agent to submit this permit application and obtain the permit will be required as part of this submittal. EXPIRATION OP PLAN REVIEW Applications for which no permit is issued within 180 days following the date of application shall expire by limitations, The building official may ektend the time for action by the applicant for a period not exceeding 180 days upon written request by the applicant as defined in Section 304td) of the Uniform Building Code (current edition). No application shall be extended more than once. If yoU have any questions about our process or plan submittal requirements, please contact the Department of Community Development Building Division at 433 -1849. CITY OF TUKWILA CENTRAL PERMIT SYSTEM ENGINEERING DIVISION 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 (206) 433-W79 .79 SITE ADDRESS PROPERTY OWNER ADDRESS ENGINEER ADDRESS CONTRACTOR ADDRESS PERMITS REQUESTED •x x MISCELLANEOUS INFORMATION (32 /W1.UTILAPP) UTILITY PERMIT APPLICATION (please print) C2 ,3 I1 S SUn1Wooi SoUTI-1Cf'litJt AS Soc,4TES ‹M i ..1 />/E , k,I L_4nll8 , U)a , �. rte. s .o Nl6, Co n1c,U L G, eA1 L i,J LIQ loLo2. NE. 3E PL l I;/12M STE itJ BALL [in15TRi,1e TIonl C.O. Po. to Z'ia$ , Ki(vLA,II\, Sewer Main Extension (private) Sewer Main Extension (public) Water Main Extension (private) Water Main Extension (public) Excavation (in public right -of -way) Fire Loop /Hyd.(main to vault) No: 3 Sizes: c" Landscape Irrigation Sanitary Side Sewer No: Water Meter - Permanent: — Roc 7 Sizes: 2" Meter Address (if different from site address) R Water Meter - Temporary: No: Sizes: Water Meter- Exempt: No: Sizes: Meter Address (if different from site address) WATER METER DEPOSIT /REIMBURSEMENT NAME SOUTH LE_AI r, ocu t E ADDRESS 911 C'" AUL CITY, ZIP ki2KLnnIL\, Ih)H G'033 PHONE 82z-6 �i /sue /Gs" I HEREBY CERTIFY THAT I HAVE READ THIS APPLIC ION gl`10 KNOW ,THE S CONTROL # e - Curb Cut /Access /Sidewalk Channelization /Striping /Signing Hauling Moving an Oversized Load x Storm Drain Flood Zon9,Cgntroi Other ( "17/ - -Fi WATER METER BILLING NAME 5buTla u kh r_ ADDRESS n � T " AUL CITY, ZIP k V.LANIN, AM `non PHONE 822- 6 MONTHLY SERVICE BILLINGS TO: El water 0 sewer Q metro CJ standby NAME SOLITTicckS r r2 4cAociAT e, ADDRESS 40r_, K,2UL,ghl W1 9 >> DESCRIPTION OF PROJECT (] Single Family Residential [x1 Multiple Dwelling: No. units 72. Duplex __. Triplex J Motel LI X Hotel Apartments Other C1 Commercial /Industrial: Office Q Warehouse Retail • School /College /University lj Church Other Applicant /Authorized Agent (signature) (print name) c- re--.A -' C. C . -/ Contact Person (print name) 1.44:i- r' .57 Address LS routfA PHONE 822- Y ZIP 96032 PHONE 827 -3o6a ZIP '33tD33 PHONE 2 22- 6iit 0 ZIP c)5053-2 PHONE .B22'fL1 ZIP %o3 C[ Condominiums Hospital Manufacturing New Building: Square footage (, I,In1ITS @ 12900 s4, 1 0 Soso, CJrRL 250, 5P Remodel /Addition: Square footage of original building space Square footage of additional building space King County Assessor's valuation of existing structures $ c� Valuation of work to be done $ ME TO BE TRUE AND CORRECT. DATE // - / 3-61' PHONE t3 ?? -G- 440 PHONE SAi- -s d- ZIP - 1 3 q7.7 — :— f P , _ r 1. 0 - Type of Ins . : • . : � • .. ress: :i a .: . : . � J • :.R nstruct . is: Date "anted: _ cif Requester. Na: • U a `1 lU CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 9818 E r Approved per applicable codes. COMMENTS:- "` INSPECTION RECORD Retain a copy with permit c I 1 4 _ _ _ _ , - ( 2 0 6 1 , , 4 3 1 -3670 O Corrections required prior to approval. nspector: f L. CZ.-- Date: ,, O $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. '-fie: !n • CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 DA _ (206) 431 -3670 191 Approved per applicable codes. INSPECTION RECORD Retain a copy with permit ❑ Corrections required prior to approval. /0550 PERMIT N0. ❑ $30.00! EINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 • uthcenter Blvd., Suite 100. Cali to schedule reinspection. 1 slruct ons: 163 — 1: a r ant ' e0 — l P — 94- a !n • CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 DA _ (206) 431 -3670 191 Approved per applicable codes. INSPECTION RECORD Retain a copy with permit ❑ Corrections required prior to approval. /0550 PERMIT N0. ❑ $30.00! EINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 • uthcenter Blvd., Suite 100. Cali to schedule reinspection. Project: T Typeollnspection: W W �^i Address: 1 � ) nr ci 61 D Date Called: Special Instructions: D Date Wanted: am. p.m. Requester: Phone k: Ak al -. A O $30.00 REI • ECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 Approved per applicable codes. INSPECTION RECORD Retain a copy with permit (206) 431 -3670 0 Corrections required prior to approval. COMMENTS: ' roe 511 ? • ype o nspection: ,6 by Sp: « • I nstruct ons: R OAN e, 1 Date Wanted: F . p, Requester: k • : No.: 4 or - ((195 5 Approved per applicable codes. COMMENTS: • INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 r tcl.4N9A.. ❑ Corrections required prior to approval. nspector: e : c ❑ $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. I Receipt No.: gate: 7016 ied p a /1 Tmot Insp O ection: I TO/ /A kki;/%101 Addr ess: 5 ,S614‘ te)otit 00 At Date C Speda1 Instruction: Date Wanted: g — -, Requester: ,./y) i /&) Phone No.: c VP 6-. /Co• CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 c Approved per applicable codes. COMMENTS: 0 INSPECTION RECORD 0 Retain a copy with permit (206) 431-3670 0 Corrections required prior to approval. 0 $30.00 REINSPECTION E REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Date: Nv of J ./.4 II 1:0 n .:.in : J Li / — 4 d'...._........ed■ IMO 0" 1 e: a . • ),S--q Sp: . a nstruct ons: • ( 0 ' t 30 411/1 6 a se, Date ant: .. ..... 411 . . Requester: %._ 1 Ph No.: . : ,, . INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd„ #100, Tukwila, WA 98188 Approved per applicable codes. PERMrT (206) 431-3670 Corrections required prior to approval. $30.00 REINSPECTIO EE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blv • Suite 100. Call to schedule reinspection. 'ro e,j��� evire o f ` Type ot InsP c..C/y�L,�C,(r,C a1 "1'; enc., Sp: .aI nstructions: Date Wanted: " 2 am p,m. Requester; ( Phone No.: f - 7 1 4(9 --.4 4 7 5.5 CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 COMMENTS: [Inspector: INSPECTION RECORD Retain a copy with permit Dale: (206) 431 -3670 Approved per applicable codes. ❑ Corrections required prior to approval. ❑ . $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Project: r . _ Type of Inspection: Address: Date Cafied: Special Instructions: Date Wanted: 5 ` / /... S am. Requester: 7 k 1 Phone No.: 0 INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 COMMENTS: Date: Approved per applicable codes. ❑ $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. �eoeF o.: (206) 431 -3670 ❑ Corrections required prior to approval. COMMENTS: ' Type of Ins. - - • . .. et- $ • AMIIIMPIIMIFI q-13-ci • . .: ..m nstruct ons: - Tr) 6 A ac-4-3 N4 az) vl Deo w v ■ie t- A-1qt) .-.3 CJ cA- -6 ST 2_,,s1Actcs '.. • ? - (' z _._ s . . 11Par 1 1111 rit A / . 4 Type of Ins. - - • . .. et- $ • AMIIIMPIIMIFI q-13-ci • . .: ..m nstruct ons: _5 Dale Wanted: Requester: AA y ....t) Phone No.: - 0 INSPECTION RECORD Retaiii a coWwith permit CITY OF TUKWILA BUILDING DIVISION 6300 SoOthcenter Blvd., #100, Tukwila, WA 98188 (06) 431-3670 0 Approved per applicable codes. Corrections required prior to approval. (k( .t $39.00 REINSPECTION FEEBEOUIREQ. Prior to reinspection, fee must be paid at WOO Southcenter Blvd., Suite 100- Call tolchedule relnspection. Project: ..STA ill aGe-- Mstr`" twou.s Address: Date Called: Special Instructions: Date Wanted: am. p.m. Requester: Viti /c-i2.. Phone No.: I Inspector: 0 INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 [Sic Approved per applicable codes. 0 Corrections required prior to approval. COMMENTS: ' 13 0. $30.00 REIIVSPECTION FEE FIEGUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. 0: (206) 431-3670 • iiimlit d YPe 0 • pect orr 'A ( , fad Special Instructions: h --2._ , -TPA. pu. 0 e ____, Date Wanted: ,5 arr , . . Requester: te. i e/ ' .... 61-- t 4 ; - 4 _,G) Phone No.: COMMENTS: 1t) •0 INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 Approved per applicable codes. CdefraMiO4 Ce,„,,, e9 PERMIT NO. (206) 431-3670 El Corrections required prior to approval. 4 Ei $30,00 REINSPECTION FEE REQUIRED. Prior to reinspectlon, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. role ff EffialIMIT431111 ypee n oe.. .) teC. ed: o : g . + • ifT ig 1 •eclat Instructions: Date Want __.- /q -q3 am. C. Requester: ry Phone No,: 1 1;, 41) • INSP CTION RECORD (1) Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 COMMENTS: Inspect (206) 431 -3670 Approved per applicable codes. ❑ Corrections required prior to approval. O $30,00 REINSPECTIO FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. CaII to schedule reinspection. I Recent N pat Probed; / � � T ype o ns 10 11:6 5 _ t S46 Address: .3 c f L t � Date Called: — - 1 Special Instru ions: Date Wanted; g3,.....,3_9,3 a p.m. Requester: Phone No.: CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 Approved per applicable codes. COMMENTS: ' CI INSPECTION RECORD Retain a copy with permit $ c' --- /'JQ 2" ca Olt. 4 (206) 431 -3670 ❑ Corrections required prior to approval. Date: ❑ $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule relnspection. kILL. . .� .... A % — .,, ' . ..ress: t :e .:.; —' — q3 Special instruction h p-e -1 Q. .C , �tr�1 '3i00 A'"Y1 / Q�.C',. -4,._, Date Wanted: `7— 1(c, 433 am. m. Requester: Phone No.: 1 0 INSPECTION RECORD 1p Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 jl Approved per applicable codes. wept No.: ❑ Corrections required prior to approval. (206) 431 -3670 ❑ $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspection. Dade: COMMENTS: (iUr j/ • Ion: f2 c f c ' �7 13_93 Cni ,,n.rr Gxo 0.- c.771..4. � - rte .0 0t45 P i Mac. r - n ^/ C7 f 0 C JA-1 1 Ii o ■ — a - f C nn iai Requester: � t \) �.. f G.) Phone Na: (-?- --- q (t) S S \,=1 -c..i.c,_sa C4 •,,, r-o n..t w \ A 9 R r,4 _U( •tv • F•' • ; 5-id (iUr j/ Ty�ye of Ins.. Trt Ion: f2 c f c ' �7 13_93 • ''' nos 3 v - d 6 � e .I Special Instructions: -� = C-4-- � St c ., --- * - k � c` � IV 3 C) ` 'u r Wanted: J ) m'' Requester: � t \) �.. f G.) Phone Na: (-?- --- q (t) S INSPECTION RECORD Retain a copy with permit CITY OF TUKWILA BUILDING DIVISION 6300 Southcenter Blvd., #100, Tukwila, WA 98188 10 Approved per applicable codes. PERMIT NO. ❑ Corrections required prior to approval. (206) 431 -3670 I Inspector: ' �• Date: 7f 73 1 ❑ $30.00 REINSPECTION FEE REQUIRED. Prior to reinspection, fee must be paid at 6300 Southcenter Blvd., Suite 100. Call to schedule reinspectlon. City of Tukwila Fire Department Project Name 1. .. .,...0,../ Address /D.. J _ 4 TUKWILA FIRE DEPARTMENT / FINAL APP4OVAL FORM X Retain current inspection schedule Needs shift inspection Approved without correction notice FINALAPP.FRM Approved with correction notice issued Sprinklers: Fire Alarm: Hood & Duct: Halon: Monitor: Pre -Fire: Permits: Authorize ignature A.1 Suite # T.F.D. Form F.P. 85 John W. Rants, Mayor Thomas P. Keefe, Fire Chief Permit No. 6 ' -C -S— j L /y/59s/ Date Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: (206) 57$-4404 • Fax (206) 575.4439 "X" REQUIRED INSPECTIONS PHONE DATE APPROVED INSPECT. INITIALS DATE(S) CORRECTION NOTICE ISSUED 1 Footings 431 -3670 x 2 Foundation 431 -3670 x 3 Slab and/or Slab Insulation 431 -3670 X 4 Shear Wall Nailing 431 -3670 X 5 Roof Sheathing Nailing 431 -3670 6 Masonry Chimney 431 -3670 , x 7 Framing 431 -3670 8 Insulation 431 -3670 9 Suspended Ceiling 431 -3670 10 Wall Board Fastening 431 -3670 11 12 13 x 14 FiRE FINAL insp: 575 -4407 x 15 PLANNING FINAL 431 -3670 x 16 PUBLIC WORKS FINAL 431 -3670 x 17 BUILDING FINAL 431 -3670 CITY OF TUKWILA Department of Community Development - Permit Center 6300 Southcenter Boulevard, Tukwila WA 98188 (206) 431 -3670 SITE ADDRESS: 15305 Sunwood B1 (Building G) I VILV1 1r'Gi"'iIV11 INSPECT RECORD (Post with Building Permit in conspicuous place) SUITE NO : BUILDING PERMIT NO. DATE ISSUED: PROJECT: Crystal Ridge Apartments (Rec. Bldg) CALL FOR INSPECTIONS AT LEAST 24 HOURS IN ADVANCE INSPECTION PROCEDURES AND REQUIREMENTS (0550 c -q1 All approved plans and permits shall be maintained available on the site in the same location. 1. FOOTING - When survey stakes and forms are set and rebar is tied in place. 2. FOUNDATION - When forms and rebar are in place. 3. SLAB - If structural slab or if undersiab insulation is required. 4. SHEARWALL NAILING - Prior to cover. 5. ROOF SHEATHING NAILING - Prior to cover. 6. MASONRY CHIMNEY - Approximately midpoint. 7. FRAMING - After rough -in inspections such as mechanical, plumbing, gas piping, electrical and fire stopping is in place. 8. INSULATION - After framing approval, but before installation of wallboard. Baffles must be installed to keep attic ventilation points clear. 9. SUSPENDED CEILING - Fasten diffusers, lights and seismic bracing, 10. WALL BOARD FASTENING - Prior to taping (see UBC Chap. 47 and Table 47G). 11. 12. 13. 14. FINAL FIRE INSPECTION - Contact Fire Department for their requirements. 15. FINAL PLANNING INSPECTION - Contact Planning Department for their requirements. 16. FINAL PUBLIC WORKS INSPECTION - Contact Public Works Department for their requirements. 17. FINAL BUILDING INSPECTION - When all work, corrections, reports and other inspections are complete. OTHER AGENCIES: Plumbing (including gas piping) — King County Health Department — 296 -4732 Electrical — Washington State Department of Labor and Industries — 277 -7272 A preconstruction meeting with the Building Inspector may be scheduled prior to starting the job by contacting the Department of Community Development, Building Division at 431 -3670. Although not required, a meeting of this type can often eliminate problems, delays and misunderstandings as the project progresses. �„� c D. R. STRONG Consulting Engineers Inc. 10604 N.E. 38TH PLACE, SUITE 101 • KIRKLAND, WA 98033 (206) 827 -3063 • TOLL FREE (Washington State) 1- 800.962 -1402 • FAX NUMBER (206) 827 -2423 December 2, 1993 Mr. Carl Bloss Schneider Homes Inc. 6510 Southcenter Blvd. Tukwila, WA 98188 Re: Crystal Ridge Condominiums Recreational Building Roof Elevation Dear Carl: We are writing in regard to the above project and the roof elevation of the Recreational Building (Building 0). At your request we have surveyed the elevation and determined that it is 192.19 at its highest point. We gathered and reduced the information today. We have performed this survey using the datum shown on the approved Project Plans, It is our understanding that this information is required as a condition of final project approval and that you will convey this information to the appropriate City staff or to any other interested parties. Sincerely, D.R. STRONG Consult giaeers, Inc. Donald J. > . P.E. DJN :pj cEJbL•)c i'c:4d,i U k W kUI dU L:,.1 UAW 6U9 11J DLL th '9J 1'4: LU 92142 200 r :V92192!42 ROOFDOc CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 PHONE 4 (206) 433.1800 Plan Check #89 -368: Crystal Ridge Apartments 15305 Sunwood Bl Recreation Bldg THE FOLLOWING COMMENTS APPLY TO AND BECOME A� 0OF THE APPROVED PLANS UNDER TUKWILA BUILDING PERMIT NUMBER . 1. No changes will be made to the plans unless approved by the Architect and the Tukwila Building Division. 2. Plumbing permit shall be obtained through the King County Health Department and plumbing will be inspected by that agency, including all gas piping (296 - 4722). 3. Electrical permit shall be obtained through the Washington State Division of Labor and Industries and all electrical work will be inspected by that agency (277- 7272). 4. All mechanical work shall be under separate permit through the City of Tukwila. 5. All permits, inspection records, and approved plans shall be posted at the job site prior to the start of any construction. 6. When special inspection is required either the owner, architect or engineer shall notify the Tukwila Building Division of appointment of the inspection agencies prior to the first building inspection. Copies of all special inspection reports shall be submitted to the Building Division in a timely manner. Reports shall contain address, project name and permit number of the project being inspected. 7. All structural concrete to be special inspected (Sec. 306, UBC). 8. Engineered truss drawings and calculations shall be on site and available to the building inspector for inspection purposes. Documents shall bear the seal and signature of a Washington State Professional Engineer. Garb L. VanDusru, .Mayor Crystal Ridge Apartments Page 2 9. Any exposed insulations backing material to have Flame Spread Rating of 25 or less, and material shall bear identification showing the fire performance rating thereof. 10. A statement from the roofing contractor verifying fire retardancy of roof will be required prior to final inspection (see attached procedure). 11. Clothes Dryer: Provide moisture exhaust duct per requirements of U.M.C. Section 1903, a, b and c. 12. Fireplaces: Provide outside source for combustion air. The duct shall be at least six square inches in area, and be provided with readily operable damper. WSEC 602(a)3B. 13. Water Heaters: Provide pressure relief valves with drain lines to building exterior. 14. Tenant Storage Areas: One -hour fire resistive construction required at walls and ceiling separating tenant storage rooms from units. 15. Title 16, Tukwila Municipal Code: Every entrance door to an individual housing unit shall have a keyed, single - cylinder, one -inch deadbolt lock. The lock shall be so constructed that the deadbolt lock may be opened from inside without use of a key. Mounting height shall not exceed 48 inches above finished floor (U.B.C. 3304 (c)). Deadbolts or other approved locking devices shall be provided on all sliding patio doors which are less than one story above grade or are otherwise accessible from the outside. 16. Washington State Regulations for Barrier -Free Facilities: Section 5501 (c). . . Locksets and latchsets shall have lever, push operated, or other devices which will permit operation by wrist or arm pressure. This requirement applies to recreation builidng and all buildings with more than 10 units. 17. Fair Housing Act Design and Construction Requirements: Plans submitted for this permit application have not been reviewed for compliance with the specific accessibility requirements of the Fair Housing Amendments Act of 1988. These requirements remain the responsibility of the Architect or Builder. Crystal Ridge Apartments Page 3 18. Flame Spread Rating of Walls at Stair Enclosures: A flame spread index no greater than Class II (per U.B.C. Table No. 42 -A) is required at apartment stair enclosures. The application of "Flame Stop III" to the enclosure walls is an acceptable alternate method of compliance, subject to the following conditions: A. Application is accomplished in strict accordance with the specifications of "Flame Stop, Inc." B. The Architect of record shall submit a letter to Tukwila, Building Division stating that the Fire Retardant treatments have been applied to the stair enclosure walls in accordance with the manufacturers specifications. Receipt of the Architects letter will be a condition of final inspection approval. 19. All construction to be done in conformance with approved plans and requirements of the Uniform Building Code (1988 Edition), Uniform Mechanical Code (1988 Edition), Washington State Energy Code (1990 Edition), and Washington State Regulations for Barrier Free Facility (1990 Edition). 20. Notify the City of Tukwila Building Division prior to placing any concrete. This procedure is in addition to any requirements for special inspection. 21. All wood to remain in placed concrete shall be treated wood. 22. Validity of Permit. The issuance of a permit or approval of plans, specifications and computations shall not be construed to be a permit for , or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. No permit presuming to give authority or violate or cancel the provisions of this code shall be valid. } TO: CITY OF T UKWILA 6200 SOUTHCENTER BOULEVARD, TUKU'ILA, WASHINGTON 98188 PERMIT CENTER FROM: JACK PACE SENIOR PLANNER DATE: MAY 2, 1991 PHONE if (206) 4331800 Gore L. VonL)usru, Moor RE: PLAN CHECK # 89 -362 thru #89 -381 CRYSTAL RIDGE APARTMENTS The following comments apply to and become part of the approved plans from the Planning Divison. 1. Retaining Walls: a. Maximum 6' -0" height of wall specified on revised sheet 33. b. Walls to be textured by using form liners by L.M. Slofield Company - Model "T 8340" or equal and painted to match stucco in building. c. Walls are to be modulated through the use of landscaping cascading down from top of walls. 2. Siding: Siding type: Louisiana - Pacific "Inner -Seal" siding. 3. Lighting: See revised sheet 1 for note regarding lighting spill over to adjacent properties and roads. 4. Signage: It is our understanding that all signage must be reviewed and approved by the B.A.R. 5. Open Recreation Space: An erroneous designation of square feet of open recreation space on sheet 1 has been revised to match open recreation plan on sheet 31. 6. Basketball Court: Basketball court and backboard to be oriented per plan, sheet 2. 7. Colors: a. Siding: 1. Field: Olympic "Butternut" or equal 2. Trim: Olympic "Beige Gray" or equal 3. Accent Trim: Olympic "Forest" or equal b. Singles: Malarkey "Olivewood" or equal c. Stucco: Dryvit stucco "Sandlewood Beige" or equal d. Deck Membrane: Gacodeck Urethene system "Adobe" or equal e. Windows: Bronze Aluminium f. Deck Rail: Olypmic "Forest" or equal ■ 2 8. Children's play structures: a. Play Designs Model 450 -124R or equal 1. Platform 2. Tube Slide 3. Double long wood roof section 4. Store front corner 5. (2) Activity panels 6. Steering wheel 7. Enclosed step action 8. Inclined access ramp 9. Wave slide b. Play designs model 450 -121R or equal 1. Wave Slide 2. Steering wheel 3. Sand play area 4. Enclosed step action 5. Activity panel 6. Plastic roof section 7. Access ramp Note: See attachments discovery Series Model 450 -1241' (Pine) Wt. 1,746 Ihs. ��'• 11ode1 450.1246 (Redwood) WI, 1,455 lbs. Accommodates up to 33 children with skill Icvcls of 2 to 6 years. Playstructurc size: 14' x 21' Approx. resilient surface area: 30' x 45' This Pla) Designs playstructurc features the following activities: spacious platform urea, lute slide, double- long wood roof section, store front counter, (2) acti- vity panels, steering wheel, enclosed step section, inclined access ramp, and wave slide. Refer to page 1 for Activity Value Chart —Sec Activities 13, 15, 16, 17, 18, 19, 25 Structure shipped complete with "Clock Panel" and "Color Wheel Panel." Refer to page 1 for Activity Value, Sec Activities F & H. IOSI: %MIDI NOM 1'151.1.11.1'11 CS ISSElrr PIPE w ALL II INNIIR SI IUNT 1I'III: SLIDE PIP WALL IIANISIER • ENCLOSED STEP PIPE WAI.I. ILINNIF'N I'ANEI. w4'0I1 55 I IEEE I. I\SI.Kr TOP VIEW 110111 WA1.1. IIANNIEN 11 a:MERINO w'III'Fd. PLASTIC 11'A1'I: SI.IUE l a y �e si 14' -0' 1%tsrning: Do not install playground equipment over paved surfaces such as concrete and asphalt because falls to these surfaces will result In more severe injuries than falls to more resilient surfaces. Do not at(uw the surface under and around equipment to become hard and cam. parted. We recommend that all playground equipment be installed over a soft, resilient surface In case of accidental falls. Be Burt m eansult the installation instructions Included with each product for specific recommendations. Model 450.123P (Pine) Wt. 725 lbs. Model 450 -123R (Redwood) S%'l. 607 lbs. Accommodates up to 16 children with skill Icvcls of 18 months to 5 years. Playslructurc size: 6' x 16' Approx. resilient surface arca: 22' x 36' This PlayDesigns playstructurc features the following activities: wave slide, enclosed step section, inclined access ramp, activity panel. and plastic roof section. Refer to page 1 for Activity Value Chart —Sec Activities 16, 17, 19, 25 Structure shipped complete with "Window Panel:' Refer to page I for Activity Value. See Activity C. TOP VIEW ENCLOSED NIFT.U. STEP PLASTIC 11A1'E SI.IUE PLASTIC N(XIP CI.I:AN WISUO0' PANEL 1 ACC'F:SS NASIP 111'IIIANIINAIt S Note —all Step Sections are constructed from vinyl- coated expanded metal, as shown. Informed supervisors are recommended to make play the safe and healthy growing experience it should be. Discovery Series hludel 450.2001 (Pine) WI. 1,702 lbs. Model 456-200R (Redwood) Wt. 1,369 lbs. Accommodates up to 26 children with skill levels of 3 to 5 years. Playslructure size: 24' x 24' Approx. resilient surface area: 40' x 44' This Play Designs playstructurc features thc following activities: balance beam, sliding pole, wide slide, swinging bridge, spiral slide, chain nct climber, and inclined access ramp. Refer to page 1 for Activity Value Chart—See Activities 3, 7, 9, 10, 11, 12, 19, 25 SPIRAL SLIDE ClIAIN NET CLIMBER 24' 6 ...... SWINGING BRIDGE JiIIIIl SLIDING POLE TOP VIEW 6' LONG WIDE SUDE ENCLOSED STEP RAMP W/HAND RAMS 2•LEVEL BALANCE BEAM 24' 1.: • .t.sisleoreet e44. ' ••-is Ns... o vi.1, , .... :1 411.1 Ie'::'tqle.,414nt .1. a 0:f Nre) ..-1 1 .•■••,treu.„:„..._...... 1 4 1 1. 3 .4 3. QBCC1 ..trfirt. PlayDesigns GUARANTEE See inside back cover for detailed statetnent. Structure shipped complete with "Tic Mc Toe Ball „ Style Panel." Refer to page 1 for Activity Value. Sec t Activity D. Model 450.121P (Pine) Wt. 1,422 lbs. a_ Model 450-12111 (Redwood) Wt. 1,159 lbs. Accommodates up to 20 children with skill levels of 18 months to 5 years. Playstructure size: 17' x 15' Approx. resilient surface area: 33' a 35' This PlayDesigns playstructurc features the following activities: wave slide, steering wheel, sand play area. enclosed step sections, activity panels, plastic roof section, and access ramp. Refer to page 1 for Activity Value Chart—See Activities 13, 14, 16, 17, 19, 25 I6.6• raart, wait:414 isszirr zscinsro MEIAL SEEP ACTIM ILA■11 ■% PLASTIC ROOF 14'4' 5.4140505 TOP VIEW 1)04)11 %ALL BARRIEN H)SIEER124; WIIEEL PLASTIC SLIDE 14001) WALL BARRIER WSTEERISC WHEEL Note — all Step Sections arc constructed from vinyl coated expanded metal, as shown on page 6. City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575 -4404 Fire Department Review Control Number 89 -362 through 89 -381 (513) Re: Crystal Ridge Apartments Dear Sir: November 8, 1990 The attached set of building plans have been reviewed by The Fire Prevention Bureau and are acceptable with the following concerns: 1. The total number of fire extinguishers required for your establishment is calculated at one extinguisher for each 3000 sq. ft. of area. The extinguisher(s) should be of the "All Purpose" (2A, 10 B:C) dry chemical type. Travel distance to any fire extinguisher must be 75' or less. (NFPA 10, 3 -1.1) (UFC 10 -1 (3 -1)) Extinguishers shall be installed on the hangers or in the brackets supplied, mounted in cabinets, or set on shelves (NFPA 10, 1 -6.6), and shall be installed so that the top of the extinguisher is not more than 5 feet above the floor. (NFPA 10, 1 -6.6) (UFC 10.301) Extinguishers shall be located so as to be in plain view (if at all possible), or if not in plain view, they shall be identified with a sign stating, "Fire Extinguisher," with an arrow pointing to the unit. (NFPA 10, 1 -6.3) (UFC 10.301) The following items pertain to the recreation building: Gary L. VanDusen, Mayor Commercial -type food heat - processing equipment from which grease -laden vapors emanate in normal cooking application shall be protected by an approved automatic extinguishing system. The extinguisher system shall be interconnected to the fuel and current supply so that the fuel or current is automatically r City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575-4404 Page number 2 Gary L. VanDusen, Mayor shut oFf to all equipment under the hood when the system is actuated. (UFC 10.313) A 40 BC rated dry chemical fire extinguisher is required to be installed near the food processing equipment. (UFC 10.313(d)) 2. Exit hardware and marking must meet the requirements of Uniform Fire Code Sections 12.104 & 10.402(a). Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort. (UFC 12.104b) Exits shall be illuminated at any time the building is occupied. An emergency system shall automatically provide exit illumination upon failure of the main power supply. (UFC 12.107(a)(b)) Storage under exterior or interior stairwells shall not be permitted unless such space is protected on the enclosed side by one -hour fire resistive construction and sprinklered where required. (UFC 12.106(c)) Walls and ceilings of corridors serving an occupant load of 30 or more shall be not less than one -hour fire resistive construction. (UBC 3305(g)) (UFC 12.105(a)) (In the recreation building) 3. An approved automatic fire sprinkler extinguishing system is required and shall be designed, installed and tested. (City Ordinance #1528) (In all the apartment buildings) An approved hose station requires plans review. (Plans must be submitted to the Fire Marshal for approval prior to installation.) (City Ordinance #1528) Fire hydrants are required as detailed in City Ordinance #729. City of 'Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575-4404 Page number 3 Gary L. VanDusen, Mayor A fire hydrant is required within 150' of a building and no portion of a building can be further than 300' from a hydrant. An additional hydrant is required to serve buildings #F1, #F2 and #E. Local U.L. Central Station Supervision is required. (UFC 14.105) All sprinkler drawings shall be prepared by companies licensed to perform this type of work. Drawings shall first be approved by the Washington Survey & Rating Bureau, Factory Mutual Engineering or Industrial Risk Insurers, then by the Tukwila Fire Department. No sprinkler work shall commence without approved drawings. (City Ordinance #1528 & NFPA 13, 1 -9.1) (UFC 10.305) Extend sprinkler coverage to include all canopies, entryways, foyers, etc. which are completely or partially constructed of combustible materials. (UFC 10.301) Extend sprinkler coverage to basement level. 4. A fire alarm system is required to be installed and functionally tested. (UFC 10.301) An approved fire alarm system is required per City Ordinance #1327. An approved automatic sprinkler system may be installed in lieu of a fire alarm system. (Plans must be submitted to the Fire Prevention Bureau for approval prior to installation.) This applies to the recreation building and to the garages and to the apartment buildings as described in Article 14 of the U.F.C. and City Ordinance #1528.' The fire alarm system installed shall have the written approval of the Tukwila Fire Department, No work shall commence without approved drawings. (City C City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575 -4404 Page number 4 Ordinance #1321) (U.F.C. 10.301) Gary L. VanDusen, Mayor All modifications to fire alarm systems shall have the written approval of the Tukwila Fire Department. No work shall commence without approved drawings. (City Ordinance #1327) (UFC 10.301) Remote indicator lights are required on all above ceiling smoke detectors. (UFC 10.301) When the control panel is located inside a room, the outside of the panel shall have a sign with one -inch letters which reads "Fire Alarm" or "Fire Alarm Control ". (UFC 10.301) Key box - When access to or within a structure or an area is unduly difficult because of secured openings or where immediate access is necessary for life- saving or fire - fighting purposes, the Chief may require a key box to be installed in an accessible location. The key box shall be a type approved by the Chief and shall contain keys to gain necessary access as required by the Chief. (UFC 10.209) A satisfactory contract covering the maintenance, operation and efficiency of the system shall be provided by the property owner. The contract shall provide for periodic inspection and tests, for proper maintenance service, and for service following operation of the system and shall be acceptable to the authority having jurisdiction. (NFPA 72A, 2 -3) (UFC 10.301) 5. All electrical work and equipment shall conform strictly to the standards of the National Electrical Code. (NEC 70) (UFC 85.101) 6. Your street address must be conspicuously posted on the building and shall be plainly visible and legible from the street. Numbers shall contrast with their background. (UFC 10.208) r City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575-4404 Page number 5 Gary L. VanDusen, Mayor Every building shall be accessible to Fire Department apparatus by way of access roadways with all- weather driving surface of not less than 20' wide and 13'6" vertical clearance. Access roads in excess of 150' shall be provided with an approved turn - around area. Access shall be within 150' of all portions of the building. (UFC 10.207 as amended) MMIr All hydrants and all surface access roads shall be installed and made serviceable prior to and during the time of construction (UFC 10.301) In exposed combustible construction, fire - stopping, and draft - stopping shall be installed to cut off all concealed draft openings (both vertical and horizontal). (UBC 2516, F1) (UFC 10.401) When fire dampers are required to maintain fire resistance of construction, fire dampers shall comply with the requirements of UBC Standard 43 -7. (UFC 10.401) Where attic spaces are fully sprinklered; attic spaces formed of combustible construction shall be divided into horizontal areas not exceeding 9000 square feet by partitions extending from the ceiling to the roof. (UBC 2516, 4- B,iii) All required occupancy separations, area separation walls, and draft -stop partitions shall be maintained and shall be properly repaired, restored or replaced when damaged, altered, breached, penetrated, removed or improperly installed. (UFC 10.401) In order to provide you with the fastest police and fire protection under emergency conditions, please post your suite, room or apartment number in a conspicuous place near the main entry door. Numbers shall contrast with their background. (UFC 10.208) Yours truly, Page number City of Tukwila FIRE DEPARTMENT 444 Andover Park East Tukwila, Washington 98188 -7661 (206) 575 -4404 The Tukwila Fire Prevention Bureau cc: T.F.D. file ncd Gary L. VanDusen, Mayor Date: 15- Dec -93 09:14 From: MOIRA (MOIRA BRA]' INW) To: JACK Copies -to: DUANE Subject: Crystal Ridge apartments Recreation Bldg. Application -name: MHS Message -id: 92D50E2D01AEAEAE I received a call from Ms. Stanley from sunwood. She was calling to confirm that the city would be able to change the lighting installed on the west side of the rec bldg. Apparently it is inappropriate for the sport court play because it will shine in players eyes and it also shines out and up into her apartment window. I assured her that the planning division would not approve give final approval to the project and that a CofO would not be issued until this issue had been resolved. I assume from the lighting standards and specs submitted to BAR that this is the case. Please let her know if this is not the situation. Thanks. MCB G CITY OF TUKWILA 6200 SOUTIICENTER BOULEVARD, TUKWILA, WASHINGTON 98188 October 30, 1991 Mr. Jack Strother GRAHAM & DUNN ATTORNEYS AT LAW 33rd Floor, 1420 5th Ave Seattle, WA 98101 -2390 RE: Your letter, dated 10/29/91, 62nd Ave S.W. Limited Partnership (Request for extension of Building Permit) Letter from Mr. R.D. Fitzgerald, dated 10/24/91, Subj: Crystal Ridge Apts - Extension of Bldg Permits Dear Mr. Strother: In response to the above referenced letters a 180 day extension, computed from the date of this letter, is hereby granted for City of Tukwila building permit numbers 6543 thru 6563, issued 5/2/91, and 6571 thru 6576, issued 5/8/91. Please be aware that under the provisions of the Uniform Building Code no further extensions can or will be granted. If work authorized by these permits does not commence before April 29, 1992, the permits will become null and void. Sincerely, Building Of icial 11 PHONE N (206) 433.1800 Gary 1., VanDusen, Mayor I'LEASE IHC14.Y TO SEATTLE OPI'iCE Ih1.i. FRET: FROM TACOMA: 272-0040 FACSIMILE: (200) 040.0500 SCOTT 13. OSDORNE (200) 340.9005 Dear Mr. Griffin: GRAHAM & DUNN ATTORNEYS AT LAW 33RD FI.o0n 1420 FIFTH AVENUE SEATTLE, WASHINGTON 98101 -2390 (200) 024 -0300 October 29, 1991 Mr. Duane Griffin Building Official Department of Community Development 6300 Southcenter Boulevard Suite 100 Tukwila, Washington 98188 Re: 62nd Avenue S.W. Limited Partnership TAGO?IA OFFICE SUITE 1000 1145 I313OAOWAY PLAZA P.O. Box 1215 TACOMA, WASRINOTON 90401-1215 (200) 572-0204 TOLL FRCP. FROM SP.ATTI.F.: 024-0200 FACSIMILE.: (200) 572-0542 This letter is intended to supplement your discussions with Tom Roth and the application filed on behalf of 62nd Avenue S.W. Limited Partnership for an extension of its building permit. This Partnership was formed concurrently with three other partnerships among the same parties for the development and construction of apartment projects. Our clients, Steven L. Sherman, a limited partner in the partnerships, and St. Frances Properties, Inc., a corporate general partner of the partnerships owned by Mr. Sherman, were responsible for providing the capital to acquire the property and finance construction of the apartments. Unfortunately, following completion of the first partnership apartment project, a number of disputes arose among the partners which have resulted in a prolonged stalemate of partnership projects and an inability to move the projects forward. As you know, 62nd. Avenue S.W. Limited Partnership picked up its building permit in May of this year but, to date, has not commenced construction. Formal notice of the dissolution of the Partnership has now been given but the parties continue to be locked in a series of disagreements which have held up commencement of this project. Our clients, who have invested over $900,000 in this project to date, have been completely frustrated in their efforts to move the project forward due to Partnership and legal requirements beyond their control. We believe that the steps now underway will give our clients control over the project within a short time and will allow them to move forward. Unless our clients' application for an extension of the GRAHAM & DUNN Mr. Duane Griffin October 29, 1991 Page 2 building permit is granted, their $900,000 investment is at serious risk and could result in a substantial financial hardship. Because of the problems in overcoming the Partnership disputes, our clients were unable to proceed for reasons beyond their control. We believe these circumstances justify granting an extension of their building permit. Thank you for your consideration. JGS:jgm cc: Steven L. Sherman Tom Roth j: \`jp \jlgriffn.jgm c. �' ` - �. I l Jack G. Strother Ve ry truly yours, 1 M E M O R A N D U M 24 Oct 91 From: D. Griffin, Bldg Offl To: R. Beeler, Director DCD Subj: Crystal Ridge Apartments - Extension of Bldg Permit Rick, I have received a written request from the project manager of the Crystal Ridge Aprt project requesting a six month extension (copy attached). I have no objection to granting this extension based on Building Division requirements; but I am hesitant to approve an extension without your concurence because of Planning type issues that have played a major factor in the issuance of the permit, i.e., SEPA, SAO vesting rights, building construction moritoriums, etc. Any extension I grant on this project will be very specific that the extension would be for an additional six months only. No other extensions could be granted and if the work hasn't commenced by the end of that six month period they would have to apply for a new permit and pay for and go through a new plan check. Mr Fitgerald is very anxious to get an answer to this request for extension and will be calling me tomorrow to inquire about the status. Technically the permit should become null and void seven work days from today, and the principles are very concerned about whether they will have to start work before then or if the extension will be granted. For this reason I would appreciate your response to this memo as soon as possible. (0! A5 G. re U11" a4 hil.B `me..777o ?1C r 1 '&) 1.4P cl ifee1)-7i2 Ulr/J Iii s 1 ? ► "Yhe- Q• i hJ /Morn e J , cold 2 i ]V flciai br 0/1 0,1' 30N i ��f ), lc)QS QI&c icJJc .Js1t .1 7Q Q j ' \ i c n 5 7 6 M 1 ( . 1 be. arc +eI 7 / r dcl.f- ei6//9/ Z;`, G epa _ 71 Fe/c6c5._ . WE rP27 .4)(r0=c4<sie4/ 0‘. L fe* .4""if bz _ Tol.Ae/e14?t7:45w.:: . 727r.f41?._ .....d_44.0/7704/s A5se/evi/ez . _ . Aywee ie 73./4° C:=4:5e/e7704/ / 4'foq4/..s77 (‘2 -Ara4 4.;te7 i/,e," .4 P4r7srese/i C3T3%1V . ‘37/7/liee/ eze.s.74 77/.e 7 77 )1//7:/fA/ 77/ C'745 itar 70(47 77e4‘g 7 fforott//7.0 .3/ 774c C/7 o/z 72/ P /4.‘72/(-A0 do47e47i2o/ 4/ 7;r7..s Q 4' 9' - /4/e,41/4)/ A/v4.- )of -.94/22 ‘42 1722. pr•-i/.s 9// _5 72,1 98033 TO: FILE FROM: DATE: MEMO October 15, 1991 SUBJECT: MEETING WITH TOM ROTH : CRYSTAL RIDGE APARTMENTS TOM ROTH (THE ROTH COMPANY) AGENT FOR S.SHERMAN (PROPERTY. OWNER) CAME IN TO DISCUSS THE POSSIBILITY AND OPTIONS FOR OBTAINING AN EXTENTION TO THE BUILDING PERMIT THAT WAS ISSUED FOR CRYSTAL RIDGE. I BROUGHT OUT U.B.C. AND READ THE PERTINENT SECTIONS THAT ADDRESS THE EXTENTION PROCEEDURE. TOM INDICATED HE HAD BEEN MADE AWARE OF THIS BY THE OWNERS ATTORNEY WHO HAD INVESTIGATED THIS PREVIOUSLY, AND THAT HE WANTED TO KNOW IF HE BAD OTHER OPTIONS AND.... WHAT CONSTITUTED "CIRCUMSTANCES BEYOND THE CONTROL OF THE PERMITTEE ". TOM 'S REASON FOR THE REQUEST FOR EXTENTION WAS THE UNAVAILABILITY OF FINANCING. I TOLD TOM THAT I DID NOT KNOW IF THIS WAS A VIABLE REASON BUT THAT HE COULD ADDRESS THIS IN HIS REQUEST. I GAVE TOM TWO OPTIONS: 1. REQUEST THE ONE TIME EXTENTION, AND IF GRANTED THIS WOULD GIVE HIM 180 DAYS FROM THE NOVEMBER 2 DEADLINE. 2. COMMENCE WORK AND CALL FOR A REQUIRED INSPECTION PRIOR TO THE FIRST 180 DAY DEADLINE. TOM WAS ALSO GIVEN THE FOLLOWING ISSUES TO CONSIDER IN MAKING A DECISION : 1. A LAPSE IN THE PERMIT WOULD MEAN A LOSS IN VESTING UNDER THE SAO. 2. A MORITORIUM ON MULTIFAMILY HOUSING IS PENDING IN THE COUNCIL. 3. ANY CHANGES TO THE DESIGN WOULD REQUIRE RESUBMITTAL TO BAR. 153b5 . •-. ; 1� U if I u • t.. /G � .fir" • , , . � a.�t`c .....G �, .... TwQ � . r \r b,v/ 9 .'30 C /.' Ws 1110•NOMMIMMINMOMMION.......01.11, TO: All Plan Reviewers FROM: Shellie Bates DATE: August 20, 1992 Mahan & DeSalvo Building Department (Initial Review) Fire Department Planning Department Public Works Department Building Department (Final Review) 'MEMORANDUM SUBJECT: Crystal Ridge Condos Revised Plans, Dated August 19, 1992 A revised set of plans is being routed for your review. Please keep track of the number of hours spent reviewing this project so we can charge the applicant an additional plan review fee. Thank You! Hours Hours Hours (n. Hours Hours Hours Total ) b , Hours \ 1 r hr.) $30. . 30o. co 11g!R'1'ri i�.'• Total Fees: Total All Payments: Balances • ****k****** h************** ****fr** **k***** **k**/r** * ***** k* ** * *k** CITY OF TUKWILAy WA TRANSMIT k*k **k * * ** kh******* k *k * *k* * ***** * ************** ** k ****** * ** * * TRANSMIT Number: 93001049 Amount: 100.00 O 3 Permit No: PW93•-0160 Type: PW• -WM WATER METER PERMIT Parcel No: 359700 -0200 Site Address: 15345 SUNWOO!) 8L Locutions BUILDING D / HYDRANT Payment Methods CHECK Notations GREEN RIVER CONS Init: DLM k** ********* *** ****•*.A *** **k** *** Account Code 401/306.510 Description WATER TEMPORARY METER • 'Total (This Payment): 100.00 100.00 .00 Paid 100.00 100.00 GENERA 100.00 TOTAL 100.00 CHECK • 100.00 CHANGE 0.00 3118A000 14 :43 Total Fees: Total All Payments: Balance: 300.00 300.00 .00 * ** * h****** h***** JJ**k*** J* J** k*** J *JJhk*k**** *h`kir******k**k*** CITY OF TUKWILA, WA TRANSMIT •k * * * * * * **** ** * * *** * *•k ******** * * * * * * *** * *** * ** * * *** * * * *kk * *kk *irk TRANSMIT Number: 93000005 Amount: 300.00 01/05/83 12:07 Permit No: 6543 Type: HISTORY HISTORY PERM6M5 /93 . Location: CRYSTAL RIDGE. A Payment Method: CHECK Notation: SCHNEIDER HOMES Inita SAO *, *` k*********` k***, t* iA*************** * * * ** * * *** * ** *•k * * * *l% *** **** ** Account Cade Description Paid '000/345.830 PLAN CHECK - RES 300.00 Total (This Payment): 300'.00 GENERA 300.00 TOTAL 300.00 CHECK 300.00 CHANGE 0.00 6639A000 15:57 K1e4e;p -o v(cc,At©v cwt p (cars, wo. td e occess dret0 e . 6E CnvHe - 4wifchaAce ' /s4 ee4. 0 mess' c/a%/ E. m,. lezei-a-to:rw 40 DATE PROJECT NAME CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 I *A 'h EVIIS 2O _ 2 111) NI SUE , 14 11 SUBMITTED TO: 6 6Q 0b n U (Ca CS 8TTAL .• * ils CFiVE() CITY r ' A OCT 2 0 1992 SOA 12Cde ADDRESS 02 Aft. X30 UJ CONTACT PERSON AY) V) , .SeY7 PHONE '322^ 02— OR ENGINEER (( ;f . kr-:tistJ[•`C PLAN CHECK/PERMIT NUMBER V1 4 J 11•6NO3 (9 LP TYPE OF REVISION: SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. PERMIT NO. CONTACTED DATE READY DATE NOTIFIED BY: (init.) PERMIT EXPIRES 2nd NO IFICATION 3RD NOTIFICATION BY: (init.) BY: (init.) AMOUNT OWING ./� BUILDING PERMIT _ APPLICATION TRACKING PROJECT NAME PLAN CHECK NUMBER `A 3(c)a — �a — ,5cDw INSTRUCTIONS Co 4' TO STAFF REVIEW COMP LETED SITE ADDRESS c_r_10L\ EL49 15 5U rti • Contacts with applicants or requests for information should be summarized in writing by staff so that any time the status of the project may be ascertained. • Plan corrections shall be completed and approved prior to sending on to the next department. • Any conditions or requirements for the permit shall be noted on the plans or summarized concisely in the form of a formal letter or memo, which will be attached to the permit. • Please fill out your section of the tracking chart completely. Where information requested is not applicable, so note by using "N /A ". BUILDING SQUARE FOOTAGE/OCCUPANCY INFORMATION (to be filled out by Plan Checker) Pi a SQUARE FEET OCC. SQUARE LOAD FEET SQUARE FEET OCC. LOAD SQUARE FEET OCC. LOAD OCC. LOAD SQUARE FEET OCC. LOAD TOTAL SQUARE FEET DEPARTMENTAL REVIEW IkeN I bad P Lan o "X" in box indicates which departments need to review the project. Con .do5 SUITE NO. t d. TOTAL OCC LOAD 19••cla ►.V to z q� ROUTED FIRE PROTECTION: FNMA A' .29 ' 2- UTILITY PERMITS REQUIRED? ' INIT: MIAMI ZONING: Detectors BAR/LAND CONDITIONS? • MUM BUILDING - initial review FIRE 'PLANNING PUBLIC WORKS 0 OTHER (BUILDING - final review CONSULTANT: Date Sent - Date Approved - FIRE DEPT. LETTER DATED: REFERENCE FILE NOS.: U1REME r MINIMUM SETBACKS: N S- PUBLIC WORKS LETTER DATED: TYPE OF CONSTRUCTION: V 14 ME N Yes INSPECTOR: N/A UBC EDITION (year): I9 MEMORANDUM TO:. CRYSTAL RIDGE FILE PERMIT # 6571,6576 & 6572 FROM: RSB 7/17/92 SUBJECT: REVISION TO APPROVED PLANS: DALE SNIEDER CAME IN TO SUBMIT A REVISION TO THE REAR WALL OF THE GARAGES AT THE NORTH PROPERTY LINES. APPROVED THE WALL ONLY. REVISIONS TO BE SUBMITTED TO SHOW ALL PROPOSED CHANGES APPROVED BY JACK P. SPOKE TO DAVE LARSON, DAVE HAS TOLD DALE THAT CONCRETE COULD NOT BE POURED UNTIL THE SURVEYOR HAS SUBMITTED A LETTER CERTIFYING THE LOCATION IS ACCORDING TO APPROVED PLANS. I understand that the Plan a heck a subject to errors and • issions and a proval of lori. di- 4 1110 , 1 violation any IC, code or • .:111-.74., 0. Receipt of contractor's • '04 lirtr !edged. IO tT 104. J..24 PERMIT CENTER 7 7 > : 7 -AWN • --1 • . . 12 . 65 L-- f.STAD4144 WALL Ii ezt- -4.E.NrraR_J rt j_ rtizt 1 IlIMEMBD111111 • ccoLap-,' \ ex. Vt.. 3 - 1 q Vt@PL- \ - 1 ooNit-44:4 WALL ENGINEERING PROJECP. GLUM. 12.03C22 CLIENT LE' .e. OF COM Pgoe. TO ?bin. F1 3S" 3 ), r.T.. PLATE I'll %"0 A _ B Ot..Tr. t'? Z'-q" 0 C 25' GUJI✓ %.���.i / >v/r DO NOT 13nCI PI UNTIL ALL MK-KCMG/ AILIJ S firlITHIAL,Ci COQ ICU rue + CT ENGINEER • 'Uz ` PLThL S l?LO LIB it-CL tr:Th S • // (al 1_I11 (2) •b` CZJA17 • 41,5 c /S " 4 N' IU a M.D. DL1 WE L! 0l. tJ Jd wr di.. t ,. w % . 4. 6FRI\ CC WALL... N ThtL 315 P02 JUL 17 '92 11:21 GUMrC. Sc.4& ON CfME BI. I. IN Structural and Clvii Englnooro 180 Nickerson St., Suite 302, Seattle WA 98109 208.285.4512 FAX 208.285.0818 DATE. 3- 613z PG. NO • D -F- ROOF rr vs: 2•Rr' GC` . S Ar TrA GOfa D DrTT3ILt Fta PLY k0013 D S ML'1tttA/R CDMM r/T10Nr - MOTE M(.i K w -UW S PA1✓MC aft( Ititiitbut S • R.ULk• • S'41 - 01 - 111 (1IfC., IJALL1/CG, Ode la" GC° AT O'A11[CL & !DCzfJ 1 Z" U.d _ 'Frau) CITY OF TUKWILA APPROVED JU1 1082 DIVISION 16d • OR A4 FRAt.l'e ANct4oR • ptlyi 0C. Uli ea NAILS SIMPSoN A34N (OR ZGLIAL).MAY 61.1136TITUtEl) CT ENGINEERING ROOF TUsW3 PER PLAN PARALLEL WF 10 SEE el-IMARWALL ...._ OGNEOULE 614EARIDALL TYPE 3 'PCP. AZ 10 r-t) " P RUM& WurtieK • SHEAR WALL TO TRUSS 3i5 PO3 JUL i7 '92 it:22 2 x 4 131.1CG • 413" ulr (2) 1601 TOENAIL EA. END f l a OF TU PP CED 21) tn. 17 M • • Ab NOTED +!LDING DIVISION 0. t' V 1 LI IU 1 I ILLI\ J. I IU FLAT 2 X 8 letie W/(4)16d PARALLEL WF 11 ROOP y � y 1RUSSES PEN PL.Am (2) Ibd . EA. END BC.1� ptit..E L Jld rLJ•t • JUL. 1 f J6 11. GJ1 61 I 8I4EAR11)AU. TYPC'3 TYP. NT 10 � �t) rI CC. s Peat &Y M' . SHEAR WALL TO FRAMING ru Kw D. 7 1992 AS NUIt0 ?UI!_OING DIVISION • City of Tukwila 6300 Southcenter Blvd., Suite 100 Tukwila, Washington 98188 Public Works Department 433 -0179 MEMORANDUM TO: gegil /r ic2 FROM: P tgi/L GUdre �( thhtlE,,, J 6G' DATE: 7/205 SUBJECT: / r r /L�rJ rUr #.1I' DATE 1 �"" e� ►"' 1 PROJECT NAME ADDRESS SHEET NUMBER(S) SUBMI' TO: .■a CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 * * REVIS! N SUBMIT TAL * ( 71\ l L.D C,'C7 c — Re , L1 CONTACT PERSON n) k PHONE 4/ o�? ( 765 - 5 — ARCHITECT OR ENGINEER PLAN CHECK/PERMIT NUMBER TYPE OF REVISION: '( l"')\.Z \O10 l') •■em +AR l.A. is "Cloud" or highlight all areas of revisions and date revisions. e v 4 t. kfilttS haiaz 1 a a ftck (A. O 4, Aso f ENGINEERING November 22, 1993 Schneider Homes Inc. 6510 Southcenter Blvd., Suite 6 Tukwila, WA 98188 Attn: Mike Unmuth Re: Crystal Ridge, 62nd Ave South Apartments Garage shearwall clarification /substitution Please call with any further questions. Todd R. Eaton •1• CT ENGINEERING egovX• Structural and Civil Engineers Dear Mike, Confirming our conversations regarding the gypsum wallboard shearwalls for the garages: 1. Sheet 23 Currently the plans for the garage sheurwalls in the short direction (18' and 20') of the building show approximately every other wall to be a type 3 shearwall, A type 3 shearwall has 5/8" gypsum wallboard on both sides of the wall, and is nailed per the schedule on sheet S1. 2, Sheet 23 - Approved alternate As an approved alternate to Item '1 above, all of the walls in the short direction may be type 2 sheurwalls. A type 2 shearwall has 5/8" gypsum wallboard on one side of the wall, and is nailed per the schedule on sheet Si. 180 Nickerson St., Suite 302, Seattle WA 98109 206.2t35.4512 FAX 206.285.0818 295 P02 NOV 19 '93 11:46 -L. 55/ l/ --' 6 563 CITY RECEIVED TUKWILA NOV z ' 1993 d' PERMIT CENTER • C T ENGINEERING � � ntractor's adtl cdg fruit 1D ?rw 111f1 �'i c of o Dat I l� L 1Qaxbars � T L Cent tact t rOV , P N ans acknowledg d. Psa *crt i+: ''J Po e t : lag ?) AVG A•PTT Di,stribatioa2 D PAH SC•ht SILL IA /1+( t' Subjnot: Nroke. uoA'LL S Coaeultaata atP•eotad: SG1tA!( IDEP. OWES . CT £N&/4VL(P'RMC7 THIS BULLE'T'IN re AN AUTHORIZATION TO PROCEED WITH WORE ONLY WHEN SPECIFICALLY. INDICATED. ALL WORK SPECIFIED timers SHALL BE PERFORMED IN ACCORDANCE WIVI %2 E REQUIRDOWS OF THE ORIGINAL CONsTBUCITON CONTAACT DOCUMENZS. THIS IS NOT' A CHANGE ORDER Originator: CITY N' : +i " APPROVED AUG 27 1992 4.4 .4A1 t tif Pk- , dC DIVISION DstlL�' + CT ENGINEERING B U L L E T I N xaaard DTI . -1 Review:pa By: ■z.:.ia w • woo �i «. w s h :v "t}_ •��_. .r 44, �x 431 P02 AUG 21 '92 11:25 % 8n - yldcarson St. 11802 s2ttta MIG*09O PY 286 - D11 2 (t= I understand that the Plan Check approvals are subject to errors and omissions and approval• of ` plans doe not autho,rtze tr,P_ /iQFation of o''•,'y By Date . :..., Permit NO . .... RECEIVED .. . CITY OF TUKWILA AUG 2 4 1992 • • PERMIT CENTER • RL'T`flt. 1L 1 TA-e. IT J) (Pi' 0 F 2. MO MOOT?... ..S 1 •41A/A -cc: N K.T IS M F TR U t . ru £' at- Th P P G R T ' C7 Pr S / it Q ). ! 4-7t 2J , . S I ! e (t v S G7 2, A CITY OF TUKWILA Nun t �i PERMIT CENTER rtgra 7O 4e TLS • 1 A'AJL7 2. 0.M • SIWJ T S1 T"YPLT 3 S NEAR PANELS 'ME At/OT RE (Aga D FO • S)#•PI IL. TRPrM. P Jt: ANA eit•Al 7 DEL.rrrc SEE All - ACNE D DETAIL CTLB MID GT2G 2. e 4- ELKC'6 M Pa... ATCUC7) pp C:TZ.a 4.35• . & 4 S M CUP To asIfisCr 1Rus 5 DBL. 'RAP ftM Aiwa 5!# 1 • Scale:1 /8 =1 os r 6 ti 1 CLAP Ott, { - X4-34' PfAMIJYG, ALEC tIOIL! fri EAC T?.tXS A 13,7t( t4,LsAr..W dt • Se Floor Plan /Roof Framirig . ofisofrz. use tit COf bl + AT IThCB TW55 • — . AL301T. C Wilt-Witt itt , - m 1 z F 0 g A3 I" 1:Q • • M A _.- • ,. - -77:77 a• CT ENGINEERING t. 16d•0r' TN. OR A34 FRAM'G ANCI4OR • 2' -m" 0.C. W/ (8) Bd NAILS •SIMPSCN A34$ (OR EQUAL) MAY Est 8UBBeTt1UTEt3 ROC* Tf ISSES PER PLAN- METE S tigm. . l VA W L i !f • PARALLEL GEE SI- MAP:WALL 6CWEDULE gI•IEAR1llAtt. - --- 2 X 4 EILKG'G • 48" WI (2) 16d TOENAIL EA. INrs CITY OF TUKWILA APPROVED SHEAR WALL TO TRUSS AUG • 5 1992 • 1NG D ISION • rt� fl.. C 431 PO4 AUG 21 '92 11:27 CITY AU PER CEIVED F TUKWILA 2 y 9992 IT CENTER ROOF — TRUSSES SI SHEAR TO FRAMING 1 .._1■Ii._ t pl Ai ti 1 MUM TI TYPE' 3 S #614 11. P4- a L ADD Z% +� ScIL.ID (t1, , APALL.EL acrwL3EN Z 8 BLK'Cs NAIL,..TD DEL TOP ?UM 11►11(4) __ RooR 1RUBSE9 PER PLAN -- (2) 16101 A. END � ---- SEE 61- IEARWAL.L. 6cl-I DULE . sEHEAFLWAL L CITY OF TUKWILAPRQVFD I pP Au( 519 2 �7' q1.�!i 1 G D. ISIO k 4• CT ENGINEERING IN ©fit. . stnpE "m Dit.A,P4 11 - - silk) 1,4Au, CP - f tAN4 . - Ar P' e �v�t '2)4 cot4•r• 431 P05 AUG 21 '92 1.1:20 ZC Iffy RECEIVED OF TUKWILA ...QD.�_ AUG 2 w 692 Nin CENTER .gl• (0! Ese C T EN p ERINQ Dotes • ft5 I �1 L Number: Distributions + CT ENGINEERING BULLETIN Prix +ot It a project: L 7. AU) Ave .s . . A PT , DALE SCIIM:10 'SILL V.Lif( algsl =, taillMaidc3 =moan =ar=a=aa= =onto =ms 14121=n 8uble": S Caaenitaata catoorsogit SCN>& 1Dkt: HOME Oriariaatar: DALE' Owner Approval: Copies to Filo, Or CITY OF TUKWILA APPROVED • 180 Nickerson St. 0302 Seattta. WA 95109 285 -4512 (FAX) 285-0818 4.,7 Z. Cantructow: ` CN'A( FI140 % • • CT Lr1li & /IMP , Al& Ze u4 PT: .1' iJ 1n.1 Rf#4ENT OF COMMUNITY OE'.VELOPMENT xtIB wax= is AN AUrHORIVATIVti TO PROCEED WITH wax ONLY W.tlED7 SPECIFICAL • r+•i••• 4.M�Mir1 INDICATED. ALL WORK SPLOIFIED HEREIN MALL 88 PEB'01ME11 IN ACCORDAyCE WITH ME . .. r REAUIREMINY'J Of lux ORICNAL CONSTRUCTION CONTRACT DOCUMkTIS. THIS IS NOT A CHANGE CPX)ER MEW, TO 1 e 7 7 a T L S 1 M A J L D Z- O'IV • S 6f T S 1 TYPE 3 S NtrA PA•AIL-•'•t.S A E AJOT R U1REA FO Sl L TRA -MS t tz.. ANL e BC soalt A7 , ATACHED DFTAILC.. TZB MID 2. ti 4- ELK'6 M N,LILrD t57, PttY Alit C I•(L DLx7ArLL GT2 t2 L REsTEit 1 f i 4 IT/l✓C.11 b GOP Y O tz 1 On MOM. S ff l K fitfA� lC: PL19 -h.! . L.O TL N 1)?.T` IS 'Tt) rr. C t G P TR UtJ . TU .D BL • TO P P t. Ii Tr 0 1r S 14-#.71-1L L J •S /At 01./2 A . 7 .7O 7 S /4.1744 lsC l) S I-I' f CT 2 A .. i EXPIRES .'7x27/9,3 PERMIT NO. (o . .. ... '773' PLANS = 4a15srT.,T? i�'°' r`F JOB AT • ALL "i MES DUNNG CONS TmJCT?ON. THIS C NOT' TO El . .. V:TER FINAL INSPEC {'sl�l AP R OVAL BY TUKWILA BUILDING. PWIS1ON • 431 PO2 RUG 21 '92 11:25 BUILDERS COPY Data: PERMIT CENTER fVKW • ; AEC CITY,PF AUG 2'. 1992 PERMIT CENTER RECEIVED ' CITY OF TUKWILA t- • , ' • OSE 3 swim CUP cOiXEC' Titus S 'Rf DOL. Tor M mow Sff t 12 -3 Se Floor Planf Roof Framing scats:_i/8' l'—O . u }A3 Pusflu ti . A14/6111tS • PEE 1RUSS O3MUELf DUL 1UP I o n PT Vie T.w 'S'_ .J-1 t .. - 17. " 12.3 PLATE y USE ( 141 CMP U1L (-24 -A24' FE 4Mf/YG, AMC OM A ElaIt 1-H, i Ig.USfi4 ofie•Az. - USE iii croyeSsif AT 61CM 7K.l3SS • t W CAI f + CT ENGINEERING C 16d A 6" OC. TN OR A34 P AMtic+ ANCHOR A 2' -t' O.C. W/ (8) Bd NAILS ROOP 1 PU Ee PER PLAN DELETE E 5 W?i2 •61MP9ON A.i4N (OR EQUAL) MAY Et SUBSTITUTEt3 g ViaCngo Pt Bt:E 814!lARUALL . sclaeout..E Amu ALL PARALLEL SHEAR WALL TO TRUSS - —2 X d ELK'G 0 48" tU/ (2) 1 d TOENAIL EA. END f CITY OF TUKWILA APPROVED AUG 5 1!92 0 r . - 0 It! DI 1.0 DIVISION 431 PO4 AUG 21 '92 11:27 .. G7 R =CEIVED CITY DF TUKWILA AUG 2 , PEF.MIT CENTER 1'50.! 58 SI t + CT ENGINEERING IV 431 P05 AUG 21. '92 11:20 47ZC pie 4 0( P ELL Tt" T`CPC 3 S 001'2 P/1112 L la --- Floor TRU8sEe PER PLAN (2) 1 d A. END \--- SEE 81-+EARUIILL 6C;NEbULE — BHPARIUAL. ADD Z % 4. $0(.1n egJO n l ' I ' E L D `WLEM 2.n4 1sLK'£s NA 11...70 0ML.ThP rum- U. 1V d. CITY OF TUKWILA'f APPROVED AUG ' �92 r'+!!' )IN, U VISION r... SHEAR TO FRAMING :tcel silk) - h tior, (7) ' g i n p� r ►� w K � - ���C -4)141. • '`t`1) ciN'T RECEIVED CITY OF TUKWILA AUG 2 4 1992 PERMIT CENTER tk C. IC G' I. C T ENGINEERING Project is E Dintribution: n Arte CC 14 k(&) 1z Q LL lnf/fll art = =s==irs- = = === = = == == :na =onmwZ:=C = =an =a =.-aa: = =aonaxac =r: = =a === oubjt9Gt: ELVIS El) fZL 71rf &L fQI Ci Y 1 A-a JJ �C Connultanuo 4t!'ected: S� EFUCrOi?L caret • C. T CMG Wall WC) Orieinetnr: • THIS HULLL'TIN IS AN AUTHORIZATION TO PROCEED WITH WORK ONLY WHEN SPECIFIClLLE. ' INDICATED. ALL WORK SPECIFIED HEREIN SHALL 8E PERFORMED IN ACCORDANCE WITIi THE REWIREHEVIN OF THE ORIGINAL CONSTRUCTION CONTRACT DOCUMENTS. ' THIS IS NOT A CHANGE ORDER P'etrz iptjcmAet;irro(attedi skst .......... f± LY'L S E D ETA f 4- CT ENGINEERING ( BULLETIN Ineuard Sy:, rgbY106 I3kp-cig FO W� LI r .con TO B -c,k r'cu. IM& 5E T A1TM b DOE GT4 Q tiNU C T'C Flint APD?T101441 • • rt oT1uG DC; TA lLi RECEIVED KWILA FILE COPY 1992 ENTER I understand that the Plan. Check approvallcn• aUblect.to errors and omissions and approval of plans due 'not authorize the violation of any rldepted code or ordiQAfiyyiitlt of contractor's Iccpy of rippr pi ,:; .4..... L.... PC:7,-,:; __ : •).•6543. Proje t: G. eieC rAt P/ n tit:" 6 z AM At f r T.f J Roviewtird I2y►: 430 ' PO4 AUG 24 '92 10:55 , . .. __ .. 180 Nickerson St. A2 Seattle. WA 00100 286 -4612 (FAX) 286 -0818 'fe'R.- /WPM HET S ffe "T• • G7' / Dater motor, Conbvetar, M r f r I U LA APPROVED • + CT ENGINEERING iINEERING t1OJECT (e2 ,to Acres S. CLIENT 4 "67u c. 5. t) .C1 ta! LxG w(.aKkrr.a. trttwF- %ECO a ' T ` BRPoCC TO? OF WALL PIKIOK TO SACK FILLILIL SCE' STRUC. gsCTfl Fege ,9/RA /N,A(G ,,MiiI. f!L L L ,fi i t iZcac tAtit ait N til &v DPruir I • c (C,e 5/5z74•c. Ryv ') 0n O 0 J O ao Y 00vs so' 1K4 r. (3) * 4. cr er 'I RECEIVED CITY OF TUKWILA AUG 2 4 1992 PERMIT CENTER 0 611'?' (11 111 V Z If 438 P05 AUG 24 '92 10 :5G DATE: grh0 /1 Z PG. NO. Vita t F RT te ACOVE . zx P.T. ?LATE W/ % AKG BOLTS. • '(z) CbftT 2.44 lrZ.r cork. I(cg. -LL 1/- ,/-'.. 1-640.0 5 CITY OF TUKWILA APPROVED AUG 1992 ri )I! DING DIVISION Structurai and Civil Engineer° 100 Nickerson Si, Suite 302, Seattle WA 08109 206.2854512 FAX 206.285.0618 + CT ENGINEERING 43G P06 AUG 24 '92 10:57 • •1 • • • p. • TYPICAL THICKEND ;SLAB .• • : . CITY OF TUKWInLA APPI?O"1FD••.' ;•,:••••:: . 1 RECE "I' G P ( 199 ?. • • • C ITY OF TUKWILA . AUI • 2 't 1992 . • ' F I PERMIT CENTER ' I n U -,T • •• + CT ENGINEERING 436 P07 AUG 24 '92 10:57 TYPICAL FOOTING RECEIVED CITY OF TUKWILA AUG 2 4 1992 PERMIT CENTER CD 10 CITY OF TUKWILA APPROVED ) L1 G 1992 !'�.'! DING DIVISION August 27, 1992 City of Tukwila Building Department Att: Bob Benedicto RE: Crystal Ridge Condominiums Dear Bob: Enclosed please find the following in reference to Crystal Ridge Condominiums: If you have any questions, please call me at 248 -2471. Sincerely, Dale Schneider Project Manager DS /jc Enclosures C schneider homes, inc. L.P. Tank Locations Gas Lines on Job Site Trash enclosure location (revised) S 6510 Southcenter Boulevard•SiJite ,_ I 'Tukwila, WA 98188•(206) 248 -2471 •f AX (206) 242 -4209 SC•NN•C1.24!i Pd • 71248AR 5.92 25M *Based on factory tests. Everything you want in a gas fireplace: beautiful flames, top direct vent, simple installation, and affordable cost. The GC300 Series com- bines Heatilator's unique advanced gas flame tech- nology (I-IFT) with the exciting engineering of the industry's most innovative research and development tr team. For you, this means flames that look more like burning wood than any other gas fireplace currently on the market. Because it is a Top Direct Vent (TDV), it can be vented as much as six feet vertically and eleven feet horizontally. It's easy to install this unit in almost any location in the house. The 65% operating efficiency* of the GC300 and 29,000 Btu input will quickly take the chill off a room and provide steady warmth. This I-IFT fireplace truly provides the appearance and warmth of a woodburning fire with the clean convenience of gas. Features • Handsome styling for countless decorating possibilities. • Generous dimensions and classic proportions fit well into current architectural style. • Large (5.3 square feet) sealed glass front for opti- mum fire viewing and heating performance. • Five lightweight ceramic fiber logs create an ember glow and optimize radiant heat output. Leading edge technology provides unrivaled performance. • Heatilator Flame Technology (HFT) creates the most picturesque flame on the market with a minimal input of 29,000 Btu. • The sealed combustion system uses outside air and preserves indoor air quality. An internal air - wash creates a lively flame appearance. • Safe, reliable, energy - conserving, direct spark elec- tronic ignition creates a blazing fire in an instant. • 1 -year limited warranty in U.S.A. Certified by A.G.A. to Z21.50b -90 as a decorative gas appliance with direct vent. Allows installation in bedrooms. (Check local building codes.) Simple installation procedures keep costs down. • Stainless steel flex tube with shutoff valve and "plug -in" electrical system for accessories provide quick installation. • TDV venting with unit, includes termination cap, 2 -foot extension and 90- degree elbow, simplifies installation and allows several configurations. NATURAL AND LP GAS BURNING DECORATIVE APPLIANCE • Trim kits in antique brass (TK200A) or bright brass (TK200B) give decorating options. • Fan kit (FK4) improves distribution of heated air. "Touch and hold" fan mount dampens vibration while rheostat (BC10) controls fan speed. • Remote control for total convenience (RC4 and RC5). • Two -foot vent extensions (VK4) allow installation along interior walls, increasing venting options. Requires the use of vent support bracket (VS4). • Direct vent cap shield for low terminations (CS200). The GC300 Series is energy efficient and maintains high indoor air quality. A sealed combustion system keeps indoor air from escaping out the flue while it uses outside air to produce a flame - pattern ust like burn- ing hardwood. Room air is warmed inside a heat circulator built into the fireplace and then distributed back into the room for excellent heat output. An interior air wash on the viewing glass keeps it clear. heatdator® Tlie pz i; !tame as, 6ri1 i ezzehl Heatilator Inc. a HON INDUSTRIES Company 1915 W. Saunders Street Mt. Pleasant, Iowa 52641 800/247.6798 319/385 -9211 FAX 319/385-9225 HEATILATOR is a registered trademark of Heatilator Inc. Specifications and options subject to change. Consult GC300 Technical Guide for complete listings, unit and installation dimensions. UNIT DIMENSIONS 24'h'. -.4 8, Ik_..._.... 78' -. --4 41. .. 4. — ..__.41. _.. _..a Natural gas L.P. gas Electronic Ignition GC300E GC300LE Standing pilot GC300 GC3000L Canadian gg as Electronic ignition Natural C Standing pilot CGC300 CGC300L Made in U.S.A. • Printed in U.S.A. C heatilator TIrh Ratite dt,,0060,61 I loatilolor Inc. 1915 W. Saundors Slrool Mt. Pleasant, IA 52641 Division, H ON INDUS1 GC300E GC300LE INSTALLATION & OPERATING INSTRUCTIONS I. LISTINGS AND CODE APPROVALS These gas appliances with electronic direct spark Ignition have been tested In accordance with National Safety Standards, and have been CERTIFIED by the American Gas Association for installation and operation as described In these installation & Operating Instructions. Check with your local building code agency before you begin Installation to ensure compliance with local codes, Including the need for "permits" and follow -up Inspections, II any problems are encountered regarding code approvals, or If you wish clarification of any of the Instructions contained here, contact: Customer Relations Department, Healllator Inc., 1915 W. Saunders Street, Mt. Pleasant, Iowa 52641. HEATIIATORD Is a registered trademark of 1- leatilator Inc., Division, I-10N INDUSTRIES. FOR YOUR SAFETY WHAT TO DO IF YOU SMELL GAS: • DO NOT TRY TO LIGHT ANY APPLIANCE. • DO NOT TOUCH ANY ELECTRICAL SWITCH; DO NOT USE ANY PHONE IN YOUR BUILDING. • IMMEDIATELY CALL YOUR GAS SUPPLIER PROM A NEIGHBORS PHONE: FOLLOW THE GAS SUPPLIER'S INSTRUCTIONS. • IF YOU CANNOT REACH YOUR GAS SUPPLIER, CALL THE FIRE DEPARTMENT. WARNING IMPROPER INSTALLATION, ADJUSTMENT, ALTERATION, SERVICE OR MAINTENANCE CAN CAUSE INJURY OR PROPERTY DAMAGE. REFER TO THIS MANUAL. FOR ASSISTANCE OR ADDITIONAL INFORMATION CONSULT A QUALIFIED INSTALLER, SERVICE AGENCY OR THE GAS SUPPLIER. Do not use this appliance if any part has been under water. Immediately call a qualified service technician to Inspect the appliance and to replace any part of the control system and any gas control which has been under water. 8 -30 -91 1, FOR YOUR SAFETY DO NOT STORE OR USE GASOLINE OR OTHER FLAMMABLE VAPORS AND LIQUIDS IN THE VICINITY OP THIS on ANY OTHER APPLIANCE. 17239 GC300E & GC30ULE GAS APPLIANCES i 24 /2-1 {I IIT w 5/a \t1 38 { u !1 41 .! ALL DIMENSIONS IN INC! IES 3 GAS LINE PASS -TI IROUGI I Figura i 3 ELECTRICAL PASS-Ti 'nowt iS tq — 12)/4 7 7 38 5 / 0 44" MIN. MANTEL 1114 HEIGiIT � . 1 -1 ' /to II. GENERAL INFORMATION T his Installation must conform with locril codes or, in. the absence of local codes, with the National Fuel Gas Code, ANSI Z223,1-latest edition. INSTALLATION AND REPAIR SHOULD BE DONE BY A QUALIFIED SERVICE PERSON. THE APPLIANCE SHOULD Be INSPECTED BEFORE USE AND AT LEAST ANNUALLY BY A QUALIFIED SERVICE PERSON. MORE FREQUENT CLEANING MAY BE REQUIRED DUE TO EXCESSIVE LINT FROM CAtWETING, BEbbING MATERIAL, ETC. IT IS IMPERATIVETHAT CONTROL COMPARTMENTS, BURNERS AND CIRCULATING AIR IiASSAGEWAYS or THE APPLIANCE BE KEPT CLEAN. Provide adequate clearances around the air openings into the combustion chamber and adequate accessibility clearances for servicing and proper operation. Minimum clearances to combustibles are: Top of unit 0 ", Floor 0 ", back 1I2 ", Sides 1/2 ", Ceiling 30 ". Minimum clearances to venting are: Top 3 ", Sides 1", Bottom 1". Minimum mantel height: 42" from Base of appliance. The appliance must be installed on a flat, solid, continuous Surface (Le. wood, metal, concrete). Provide for adequate combustion and ventilation air. For Natural Gas, the minimum inlet gas supply pressure is 4.5 inches water column, and the maximum Inlet gas pressure Is 7.0 Inches water column, for the purpose of Input adjustment. Input tate Is 29,000 BTU /11r. For Propane Gas, the Inlet gas supply pressure must be at 11.0 Inches Water column. A 1/8" NPT plugged tapping Is provided on the gas control valve, hear the outlet to the Main Burner Immediately upstream of the gas supply connection to the appliance, accessible for a test gage connection. For high elevation, refer to ANSI Z223.1- latest edition, Appendix F, for resizing orifice. DUE TO HIGH TEMPERATURES, THE APPLIANCE SHOULD BE LOCATED OUT OF TRAFFIC AND AWAY FROM FURNITURE AND DRAPERIES. 8 -30 -91 2. 17238 NIT I ?_6'la. 8' /16 i II ',;� /i ;;i% 36 • ---- -" , • 41 . GC300E & GC30ULE GAS APPLIANCES i 24 /2-1 {I IIT w 5/a \t1 38 { u !1 41 .! ALL DIMENSIONS IN INC! IES 3 GAS LINE PASS -TI IROUGI I Figura i 3 ELECTRICAL PASS-Ti 'nowt iS tq — 12)/4 7 7 38 5 / 0 44" MIN. MANTEL 1114 HEIGiIT � . 1 -1 ' /to II. GENERAL INFORMATION T his Installation must conform with locril codes or, in. the absence of local codes, with the National Fuel Gas Code, ANSI Z223,1-latest edition. INSTALLATION AND REPAIR SHOULD BE DONE BY A QUALIFIED SERVICE PERSON. THE APPLIANCE SHOULD Be INSPECTED BEFORE USE AND AT LEAST ANNUALLY BY A QUALIFIED SERVICE PERSON. MORE FREQUENT CLEANING MAY BE REQUIRED DUE TO EXCESSIVE LINT FROM CAtWETING, BEbbING MATERIAL, ETC. IT IS IMPERATIVETHAT CONTROL COMPARTMENTS, BURNERS AND CIRCULATING AIR IiASSAGEWAYS or THE APPLIANCE BE KEPT CLEAN. Provide adequate clearances around the air openings into the combustion chamber and adequate accessibility clearances for servicing and proper operation. Minimum clearances to combustibles are: Top of unit 0 ", Floor 0 ", back 1I2 ", Sides 1/2 ", Ceiling 30 ". Minimum clearances to venting are: Top 3 ", Sides 1", Bottom 1". Minimum mantel height: 42" from Base of appliance. The appliance must be installed on a flat, solid, continuous Surface (Le. wood, metal, concrete). Provide for adequate combustion and ventilation air. For Natural Gas, the minimum inlet gas supply pressure is 4.5 inches water column, and the maximum Inlet gas pressure Is 7.0 Inches water column, for the purpose of Input adjustment. Input tate Is 29,000 BTU /11r. For Propane Gas, the Inlet gas supply pressure must be at 11.0 Inches Water column. A 1/8" NPT plugged tapping Is provided on the gas control valve, hear the outlet to the Main Burner Immediately upstream of the gas supply connection to the appliance, accessible for a test gage connection. For high elevation, refer to ANSI Z223.1- latest edition, Appendix F, for resizing orifice. DUE TO HIGH TEMPERATURES, THE APPLIANCE SHOULD BE LOCATED OUT OF TRAFFIC AND AWAY FROM FURNITURE AND DRAPERIES. 8 -30 -91 2. 17238 C WARNING: THIS APPLIANCE MAY ONLY USE THE DIRECT VENT CHIMNEY SYSTEM SUPPLIED WITH THE UNIT AND MUST NOT BE CONNECTED TO A CHIMNEY FLUE SERVICING A SEPARATE SOLID FUEL OR GAS FUEL BURNING APPLIANCE. III. FIREPLACE LOCATIONS, SPACE AND CONSTRUCTION REQUIREMENTS The GC300E or GC300LE gas appliance can be Installed in a wide variety of ways and will III nearly any room layout. II may be installed in a recessed position, framed out Into the room, or across a corner. 1 he unit may be Installed at a height level with the floor, or it can be raised Up from the floor to enhance Its visual impact. Figure 2 Illustrates a variety of ways the appliance may be located in a room. This unit is also certified for installation In a bed room or bed /sitting room. Proper clearances to combustible sidewalis, as Illustrated in Figure 2, must be maintained. NOTE: It optional Fan (FK4) or Hand Held llemote Control (RC5) are to be used, wiring must be done prior to tinfshfng to avold teconstr1lctlon. MIN. -4 ' 8 -30 -91 71 r' /n' Figure 2 , IV. STEP -BY -STEP INSTALLATION Ci STEP 1 41" 23r /? 1 he appliance will lit a framed opening of 41 1/2" wide x 38 5/8" tall, See Figure 3. Cl STEP 2 Install the gas line piping up to the right side of the appliance. A separate shut -off gas valve (supplied) should always be used. See Figure 4. C] STEP 3 , Above the back 01 the cavity a 10" x 12" hole must be cut and framed In. Follow Table 1 to find and locate the hole in the correct position. If the wall Is non - combustible, such as masonry block or concrete, a 9' diameter round is acceptable. Minimum combustible clearance to the vent on a horizontal run Is 3' top, 1" bottom and sides; on a vertical rise, clearances are 1" to sides. 3. Figura 3 The cavity depth must be no less than 23 1/2". 17238 NOTE: The horizontal Wtl of vent must be level or have a 1/4" rise In 2 it. of run towards the termination. Never allow the vent lit tun down. This will t:nllad high tehiParatures and tndy present the possibility of a tire hazard. f [] STEP 4 Slide the unit into position and secure in place. 0 STEP 5 Mount the elbow or vertical pipe section (depending upon your Installation) to the top of the appliance. Use only pipe supplied with the appliance and the appropriate number of,VK <4 sections. MAINTAIN MINIMUM CLEARANCES OR GREATER. Do not pack air spaces with insulation or other material.. T he 10" x 12" hole must be located so the pipe will run level and also perpendicular to the wait. The height of the hole must be situated to meet all local and national codes and not be easily blocked or obstructed. The termination cannot be within 9" of an opening (window /door) Into the living area and must be 12" or more above ground level. This venting system is not designed to pass through a floor. After selecting the termination height, follow Table 1 to determine the proper length to cut the vent section. 0 STEP 6 Each pipe section must be secured in position with a minimum of 1 1/4" overlap and (3) screws (supplied) per Joint. VI <4 Is the only pipe section to be used with this appliance. [l STEP 7 The last section of vent will require cutting; depending on the wall thickness and appliance location. The end of the vent must penetrate the exterior wall. Cut the Inner and outer sections so the pipe extends past the wall by 1' on the outer pipe and 2 1/2' on the Inner pipe. See f=igure 7. Horizontal runs will require the use of (1) Vent Support (VS4) for every 3' of vent. VS4 (V) 5' MAX. 1' MIN.— (X) 11' MAX. —1'-4" MIN. W o.'■• - ■.70" 3'-- -r VENTING CAN ONLY TERMINATE WITHIN This AREA. 1.25 REF:---*- 2' ---� STANDARD 2 FT. INNER SECTION I -4 Z , ._ STANDARD 2 FT. I OUTER SECTION I 1.25 REF. 14---Z4-11 Z' - CUT LENGTH 8 -30 -91 Figure 5 4, 17238 (X) IOR I7 - ONTAL RUN TO TERMINATION (1" BEYOND EXTERIOR WALL) NO. OF VK4's REQUIRED (7_) LENGTH TO CUi' LAST SECTION NO. OF VSO's REQUIRED 1' 4" 1 4" r 3' • 1 No Cutting 0 5' 2 No Cutting 1 7' 3 No Cutting No Cutting 2 2 . 9' 4 ' 10' 5 12" 3 11 5 1 No CUllIng 3 (Y) VERTICAL RISE FROM APPLIANCE TOP NO. OP OPTIONAL VK4's REQUIRED LENGTH TO CUT TOP SECTION 1' 0 N/A 2' 0 12" 3' 0 No Cutting 4' I 12" 5 ' 1 No Cutting 6' 2 12" Table 1 Table 2 NOTE: Every Vol vertical rise will allow for 2' of horizontal run. ' NOTE: Every 3' of run will require the use of (1) Vent Support (VS4). D STEP E1 Position the Interior wall shield Into position and secure with (4) 1" fasteners, (1) In each corner. Bend the lab and use a 1/2" screw to secure the pipe to the wall shield. See figure 6. 0 STEP 9 To install the cap, slide the cap pipe sections Into the vent pipe. Secure the cap flush to the wall using (8)1" fasteners provided. Seal the cap to the wall with d mastic sUch as silicone caulking. Fasten the Inner vent with (3)1/2" Screws to secure the vent. See f=igure 7. Figure 8 shows vent cap location Minirnunt dimensions, or follow ANSI Z223 -1, latest edition. 1 INCH SCREWS (2) PER SIDE --7 — o .r 1/2 INCH — SCREWS it OUTER VENT INNER VENT INNER WALL Si WELD 8 - 30 - 91 Figure 7 Termination Cap V VENT CAP M = GAS METER 12" MIN. Figure 9 Vent Cap Locations PIPE SECUREMENT SCREW Figure 6 Inner Well Shield 12" s" 1. N.-. 2� MIN. MIN. org 12" • MIN. 5. 17238 CITY OF I KWILA 6200 Southeenter Boulevard, Tukwila, Washington 98188 MEMORANDUM • TO. ,DA//5 Awl/Ay /Re:401r z.ociezvivelivx FROM: Vi ilibut4.:4 W?L i ne-,S sor4o,_efae DATE: /fri/qr SUBJECT: ele- Id Ar 51 t/€4_//eive Adiet/ orvil) (206)433-1800 _ Permit No: PW92 -0114 Status: ISSUED Parcel No: 359700 -0200 Site Address: Location: Start Time: 8:00 AM End Time: 5:00 PM HAULING TENANT CRYSTAL RIDGE _ OWNER 62ND AVE SW LIMITED,,PTNRSHIP Phone: (206)889 -9060 911 5TH AVE, ,YIRKL =AIVO WA 98033 CONTRACTOR SCHNEIDER HOMES'' +. Phone: 206 248 -2471 6510 SOUTHCENTER BL,`%TUKWILA.WA 98188 ` ,;' ' *•k * * * * * * * * *•k ** k �k' k**•*** 1k, 1k* * " * * ** * * * * * *'k * * * * * * * * **ik * * * ** *sir* * * * * * * *'k * * *•k * **'k * ,.. `r�, •• ., n ' , m i . ..f: j , `\,J. Plan C.neck Fe :. Insp Fee• '`a� ,15.�00 W • . ,1 a ,« � w ,., r 1 : 4. , TOTAL FEES s X 25,00 t• a 4 �`,/ .,t *************- ItV****** k************ k*'* ******* * * * *`* * * * * ** * * k. * •k. * * * * * * * *** The unders1%jned app l i::e,s for \'permissi to 'perform hau,ling s p,er attached map in ac9p f j apce.Wit the f^o':.11owing.' °cond.tbions: ` .A'T 1- Flagging* gni'ng and con'i`ng - shall be ,",iii accordance with MUTCD fo'r; s'i traffic J . 1 1> '4`'t �` w'u- ,, , a. , ,, con t r o. l f 4, ? 'r i � " w.�•. ='tih . ',... , F, k p r 4. . .+, S X 1( 1 1:. r � l Contra tor shall'prov.;ide''`cet•a�flled f \ l gmenfrfor.., 1 z traffic control. 1 ". Sweep off! otherwi 'e• "c 1 ean'stree'ts tob the satisfaction of °Pub lti c r' W orN s each night f 'tti o u n�d mh a u /ling r,•.o Ut - 6 7- ( n o p f \l u s h i� n gt a'1 l o w e d) . I f v i 4 Notify i ,3�tispecto bef:ar,'e 1 90 nooniron'fr•iday preceding any weekend wort. 5- Permi s 'C'a,l d Betwe t'h ' we,e a hoOrs.,.of - {7:00 a.m. and .,'' • 3O ' irk, only. 6- Clean g at d remove Kdeb risApolli ity. tch i• .,basnsw >1.n and around haulOg routes. 7- Pr ~ovi'de dkgtate temporary access asVilotr'toJinter.f witli� ; a vehicle movemerti .port catr;�se trucks to travel over - c,urbs..,., ,f, a, �f 8- Al•l... veh 4. r m complete make top leo entering p c ubl r:i -of -way. ', 4 ! �., t ' : r * * * * *'k * * * ** * * * * * * * * * * ** k' *' * * * * * * **** ** k* A * ** * ** * * *'k* * + � j * * * * *•k * * *•k *r THE MU NOTIFY%"THE INSPECTOR, OF COMMENCEMENT AND COMPLETION OF WORK AT LEAS 4 \HOURSIN ADVANCE. 433 -0179 " sk �`y. y ' ' • Date: t Bond Number: Signature: ***************** k * * * * * * * * * * *•k * * *•k * * * * * * ** * * *•k * * **, * *•k * * *•k * * * * * * * * * *•k kx APPROVED FOR ISSUANCE; , BY: RH f Y Issued 8y:h Issue Date: 04/27/1992 Approval Letter: 05/03/1991 Expires: 06/26/1992 . 9 Authorized Permi`t'4epte:r- S:1gria ire ";r ate ***** * * * * * * * ** * * ** * * * * ** * * * * * * * 'ik 3* 4 t1 gJ1l..* k* *•k * * * * *'k * * * ** * * * * * * * * * * * *•k ** I hereby certify that the permit holder whose name and address appears on this record has satisfactorily met the standards and conditions for the project approved herein. Final Inspection Approved By: Inspe *tor Signature 1464- Date ins LICENSE PERMIT BOND Ott9,4/41. k&-iuf I - oq - X i/1, k Bond ' SIGNED, SEALED and DATED this _19th _•_ iiay of Ma • , B y:_. Myla /F. Belston A.t tcrney- •in -Fac t RECEIVED MAY 2 01993 TUKWILA PUBLIC WORKS .KNOW ALL MEN BY THESE PRESENTS: That we SCHNEIDER HOMES, INC. ,as Principal and the DEVELOPERS INSURANCE COMPANY, a corporation duly organized under the laws of the State of California, as Surety, are held and firmly bound unto CITY OF TUKWILA .. ,Obligee, in the penal sum of Two Thousand and O jlOOths - - - - . Dollars ($ 2,000.•00- - ), .lawful money of the United States, to .be paid to the -said Obligee, for which payment well and truly to be.made, we bind ourselves and our legal representatives, jointly and severally by these presents. .WHEREAS, 'the Principal has applied for a license or permit from the Obligee for Hauling Permit NOW, THEREFORE, if the said • Principal shall fai,thfull.y observe, keep and obey all laws and ordinances of said .Ob.l igee relating to the said license or permit now in force, or any amendments thereto and shall save, indemnify and 'keep harmless, the Obligee • • against :all. liabilities, judgments, costs and expenses,. which may accrue against said Principal in consequence: of the venting of such license or permit and will in all things, strictly comply .with the condit :ions of the license or' permit, then this c..bl.igat.iou to be void, otherwise to remain in full force .nnd effect. The liability of'the Surety. hereunder, may, however, be terminated by. giving thirty (50) days written notice to the Principal and Obligee, and upon giving such notice, the Surety shall be discharged from all liability under this bond for any act or. omission of the Principal occurring after the expiration of thirty days from the date of receipt: of such notice. SCHNE DER HOMESS' INC. DEVELOPERS ',INSURANCE COMM! Principal Developers Insurance Company • Indemnity Company of California • Insco Insurance Services, Inc. 9750 - 3rd Ave. N.E., Suite 106, Seattle, WA 98115 (206) 525.8201 • FAX (206) 525.0200 ATE OF NOTICE BOND NUMBER TYPE OF BOND PREMIUM EXPIRATIOI 05-18 -93 :220596C MISCELLANEOUS PERMIT HAULING PERMIT 4-02 -94 0 B L' I G E E GENTLEMEN: P N P A L CITY OF TUKWILA 6300 SOUTH CENTER BLVD. #400 MINOLTA BLDG. TUKWILA ITXXA m TYPE OF CANCELLATION: NOTICE OF CANCELLATION WA 96188 THE ABOVE COMPANY HEREBY NOTIFIES YOU THAT IT HAS ELECTED TO CANCEL SAID BOND IN ITS ENTIRETY. SUCH CANCELLATION TO BECOME EFFECTIVE 30 DAYS AFTER RECEIPT OF THIS NOTICE, THIS NOTICE IS GIVEN TO YOU IN ACCORDANCE WITH THE CANCELLATION PROVISION IN ABOVE MENTIONED BOND, SCHNEIDER HOMES INC. 6510 SOUTHCENTER BLVD. TUKWILA WA 981:3$ COMPANY ELECTION P 0 - BELLEVUE WESTERNS INC ' DBA,' KIBBLE PRENTICE /WESTERN c: P.O.:BOX 3467 E BELLEVUE WA .98009 BY RECEIVED MAY 211993 TUKVVILA PUBLIC WORKS R EIVE . MPI 2 11993 GOMi1nUNsTY D V :! OPI'vMENT Wise- %Irol 4 ./ SHEET #1 1. Index to Drawings: Index has been revised to simplify numbering system 2. Parking: Number of garages and surface stalls have been changed to get one garage per unit instead of shared garages 3. Area Calculations: Area calculations have been revised to reflect changes in garages 4. Site Plan: Unit Buildings have been revised slightly. Garages have been added, carports have been removed. Recreation Building has been revised. Sport Court has been revised. SHEET #2 1. Recreation Building and Sport Court have been revised 2. 5 car garages has been increased to 7 3. Cross walk has been added SHEET #3 1. 8 car garages increased to 10 cars 2. Unit buildings slightly revised SHEET #4 - #7 1. Unit buildings has been slightly revised SHEET #8 1. Foundation plan has been revised to coordinate with floor plan changes 2. Basement plan /lst floor framing - Building lines have been slightly revised - Framing has been revised to accomodate enlarged decks SHEET #9 1. 1st & 2nd floor framing plans - Building lines have been slightly revised 2. Roof framing has been corrected to reflect actual roof lines } SHEETS #10 - #11 1. Same changes as sheets 0 & 9 2. New roof plans added for clarification SHEET #12 1. Unit A: - Floor plan revised per Fair Housing Act - Bedroom added SHEET #13 - #14 1. Unit B: - Floor plan revised per Fair Housing Act SHEET #15 1. Unit HC: - North wall slightly revised to reflect changes in units per Fair Housing Act SHEET #16 - #22 1. Elevations have been revised to reflect changes in floor plans per Fair Housing Act 2. Gables have been extended to corners of buildings 3. Sheets #17 - #21 have been eliminated as unnecessary SHEET #22A 1. #22A is now sheet 27; Roof slopes have been revised SHEET #22B 1. Has been eliminated SHEET #23 1. #23 is now Recreation building foundation plan r SHEET #24 1. #24 is now Recreation building floor plan SHEET #25 1. #25 is now Recreation building elevations SHEET #26 1. #26 is now Recreation building sections SHEET #27 1. #27 is now building & garage sections SHEET #28 1. #28 is now garage floor plan 2,. Garage have been given private access to each stall SHEET #29 1. #29 is now sheet #31, no revisions 2. Sheets #29 - #30 have been eliminated SHEET #30 1. #30 is now sheet #34 - cabinet elevations have been eliminated -- Door & Window schedules have been revised to reflect changes per Fair Housing Act SHEET #31 1. #31 is now sheet R1 with changes reflecting those of Site plan SHEET #32 1. #32 is now sheet #28 2. New sheet #32 is retaining wall elevations (old sheet #31) SHEET #33 1. #33 is now sheet #32 (retaining wall elevs.) 2. Sheet #33 is now Site sections, no changes 1 r SHEET #34 1. Site sections now sheet #33 2. ;Sheet #34 is now Door & Window Schedules SHEET #35 1. Has been eliminated (was carport details) TO: CRYSTAL RIDGE # PERMIT FILE 89 -362 THRU 89 -368 FROM: JACK PACE SENIOR PLANNER DATE: DECEMBER 31, 199 RE: BUILDING PERMIT CONDITIONS CONDITIONS OF APPROVAL INFORMATION ITEMS 1) Recreation Building - The top of the Recreation Building needs to drop from elevation of 193.5 to 192.5. This can be done by either dropping the first floor elevation or reducing the foot height. 2) Trash /Recycle Area Sheet #3 - The screening detail needs to be revised to use the same siding materials as the garages. 3) Landscape Plan - Due to the changes proposed, modifications are needed to the landscape plan. See redline plans for changes. 1) No more than 50% of the uncovered recreation space requirement may be located on slopes greater than four horizontal to one vertical slope. 2) The slope of off - street parking spaces shall not exceed five percent. 3 Foundation locations and elevations will be checked by surveyor before construction begins. • CRYSTAL RIDGE APARTMENTS 6361, 6562, 6563, 6571 & 6572. REVISED PLANS APPROVED THIS DATE ARE SUBJECT TO ALL CONDITIONS OF ORIGINAL PERMIT APPROVAL AND CONDITIONS NOTED HEREIN. CONDITIONS NOT NOTED ON PLANS ARE LISTED ON ATTACHED MEMO FROM PLANNING DIVISION. December 17, 1992 TO: Crystal Ridge File FROM: Jack Pace, Senior Planner , SUBJECT: Summary of revisions MAJOR CHANGES The following changes were approved by the BAR on June 25, 1992. * Recreation Building; this building was moved 10' to the south and 23' to the east and square footage reduced from 2,100 square feet to 1,542 square feet. * Recreation Area; reduced 58 square feet from 17,753 to 17,695 square feet; minimum required is 14,400 square feet. MINOR CHANGES The following changes were reviewed by the BAR on November 18, 1992 and approved by staff. * Windows; substitute bronze aluminum frame windows with light brown vinyl trim to meet new energy code. * Railing system; substitute a steel railing for aluminum railing system painted the same color. * Interior walls; wall changes on A, B or C units to meet handicap accessible codes. * Fireplace; change wood burning fireplaces to heatilator gas fireplace - this removes the need for chimney. * Siding; change from cedar siding to "L.P. Interseal" beveled siding and fire treated. * Trash Area next Building F -1; relocated to northeast corner of garages with parking area moved 8 feet to the south. * Garages; 5 carport converted to 5 garages. * Carports; 3 carports converted to 3 parking spaces. (All carports eliminated) * Building changes: open trellis converted to skylights in stairways. Add sprinkler equipment building for buildings C, D, & E, F1 & F2. Decks widened on the second floor for buildings A, B, C, D, & E. • Windows; change configuration of windows muttins and window location next to decks, and bedroom windows facing parking areas. Offsets; eliminate the one foot arrow design offset elevation for buildings. Crystal Ridge Page 2 * Landscape changes; add landscaping in the following areas: in front of electrical panels. Along NE corner retaining walls. • Along NE corner of trash screening. • Along NW corner of retaining walls. At storm drain access aisle that was deleted. ENGINEERING By 31 July, 1992 Sincerely, Schneider Homes, Inc. 6510 Southcenter Blvd., Suite 116 Tukwila, WA 98188 Attn: Dale Schneider Re: Crystal Ridge retaining wall detail 7/S2 Deletion of the shear keys Dear Mr. Schneider,. CT 3 14'1- CITY OF TUKWILA APPROVED AUG • 1992 `f‘ DINS. DIVISION This letter is to confirm our telephone conversation of 31 July 1992 regarding the deletion of the shear key shown for the retaining wall detail 7/S2. My understanding of the existing conditions is as follows. * The maximum retained soil is approximately eight feet from the top of footing to the top of soil. * The soil at the toe is two feet minimum from top of soil to bottom of footing. With the above mentioned conditions, the shear key is not necessary and may be deleted. Note that the footing and stem of the wall should be built for the eight feet of retained soil as shown in detail 7/S2, or it may be built with the dimensions and reinforcing as shown on page 4 of bulletin CT 3 (attached). Please call me if there are any questions or __ T,odd R. Eaton FILE COPY I understand that the Plan Check i)riprov5Ir rrre subject to errors and omissions anti appri;vol of plans does not authorize the violation of ( ; y adopted code or ordinance. Receipt of contractor's copy of v pans acknowledged, 1 CT 3 Date f'rrix avc \•i etv9 2 O47.1.1...cloc Permit No CI11 O F TUKW ILA AUG 2 4 1992 PERMIT CENTER Structural and Civil Engineers ' • - -- t &fr; N tenet SC4Suite 302 ;Sbatttd WA'98T'dr06.285•4512 FAX 206.285.0618 • E NGINERIG PROJECT: CLIENT: • Structural and Civil En 'nears inn klioketrann Chalet *MC OnnItla WA 111111,10 oruz.012C.AC40 CA V r111D.ODC.111340 ••■■■■•■•••■••••••••■••••■•••■••■••■■••■•••■•• • 44444 • •011. • • DATE .29 Jt441172. PG. NO f,,- OiNco,(Ar. oga.9 (Pas?..5)/11a1.8)... • 1 wo_ ,ve ANIO S cik 57)2 2. 4 /937:5 4 r_Zer "1‘4 :2ra S zakge 4-0 Par itaWC Pd PilscivE 3s• 14 Fp, /0/,e-ffe:)( Oa) T. 4 4, ?It 7z ' 3 3 7 4 . 4.9 (Z14)) e; 35:Y15949-) 131,8 1‘. • . Cy- tDst e... 44)e 9, .e. 62)/12)0 igi7',$t^71.40+ a '=" 4457 11 41 2, e31 1\-A50 xakfaso dt".. ). N4 Fe &t.) 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( 110)=... 3226.3- 4613-.1 ~ 2.. tAk) = 4s RECEIVED 6.sy4-s60,4) 16/9,94 CITY OF TUKWILA 1r Isem+ 2 rgl AU6 21 1992 I.,1/ PERMIT CENTER �!'; , /5"61 us`e 5 k ^ j . . l3 1.Fti1 - cvoz. 1 t1•.::. 1 a_ 2i 3166 e4 ( 0,0031 tz. . 04 0 • m'" /4, 4i- 44 e Structural and CIvli Engineers YURnc gARs 4d a .6 GRADE e Ise/ TUKWILA OVED 1992 GTED 61 ! DIVISION AMR • 904 S..; ' 41sDis; ` (6fR= %=-1.s C T ENGINEERING Detours S /ZU /qZ Nusab.rs + f CT ENGINEERING • BULLETIN cr3 rrvjeaa ,r� °� � Proje : � 2 bL.txibatioa t PALE SLffNE /!Jf'iL .EILI. k1/•./ Contractor: 100 Nickerson St. e302 Seattle. WA 08100 205.4012 (FAX) 286-0618 gcbi-Actiet 1l 4 • _ = == === == .1 === = = == = ==t3= = = = == - = = = = =te=a ==, Sn bj.ot:: ROf AIALIkt.Lti WALL DL• LL.. Con.u.tanta alEectei .Spitf[E ffht li. • I•IUUG3. G T ll /AJEr ittt7 t3dell 1 MM.. .. FG X. Pe7Z. 5m/true/H. f'EOVIDE STRUCTURAL !3'AGY ADO lTIUIIIA -L cell! nu. "IuT&,r. NU. BELOW S LM -- 435 P01 AUG 21 '92 15:06 • r... _ •••r . r •. Or3eittator: B P P2 xa.a.►� Dy: ,� a l A,rvi.rvev4 HYt XPIREB 7/27/83 • 71iUS nursxraz AUIMOAIzATIOW TO PROCEED WITH WORK ONLY MEN 6P I'AiTrWALL1.:' • . INDICATED. ALL WORK SPECIFIED HEREIN SHALL HIS PERr0Ub1LD I1 ACCORDANCE WITH THE • • ; • • . r REQUIREMENTS OF THE ORIGINAL CONSTRUCTION (ATTRACT DOCUMENTS. THIS IS NOT CHANGE ORDER . . By Data: Copies to Ft/e Orl&Inator, Contractor, Project Manger Ri3F017. TO DEMI 4- UN .f1FLrZr7 S2 9 . . WALL 'IS llaSIG ue AT A RrTA.IMIALG 13-P:Sil&WiU. THL�' WPrL�. DOES MDT lt« IrIi 70 &tl• pouter) MtWO Ll THLCL Y• ' i114- G IZ6 S.f LA/4 LLS . PfzOVADL.' STEEE. R.R.7ALFG i 7T7 rlr' 70 .r / 14• la 'l& S/JiUM • F'gd 3 rem_ 70 • Tie- TV /WY 'Ck•O.fI tAl/1 -t Lj 7D QL% Pt3U � A•Pr2.W 4 f J RECE VED tOTRIORWAYP AUG 24 199Z,, PERMIT CENT41 owncr al 'I MAKt a FM W#rt,L iWULL U tali / PdUl D . G T ENGINEERING Distribution: PAM St'Ff /136 Cnaanitants affeateds + CT ENGINEERING • BULLETIN Dot. S /ZU /9l Nwabrrs c773 Contract gCbf-A/.i717E/ l f =jaw; 212_ Proinc•t; to 2 MO J1 11E S• • APTS • .Flit 1,41 ( '1lPMCY 5abjsstts RETAtt%L1k1.63 WA LC. 171F7A L_ .SCEIRCEfO iq.. !•IEJA/CJ. G T L? /iIOEP2iuCr 435 P01 100 Nickerson 3t. #302 Soattio. WA 08108 286.4612 (FAX) 2813 -0018 Origiaator� B P. eR. Zesu flyi tet0 4Ll 8wi'rwvd 8y: AUG 21 '92 15:06 XP(RE6. 7/2703 ThZS 13LL XL'IN IS #N I ITIORIZATION TO PROCEED WIIt3 WORK ONLY SVEN SPEOIFICALLL.: INDICATED. ALL WORK SPECIFIED HEREIN SMPLL DE PZIWORMED tbi ACCORDM?OS MITI THE • • • :: : MUUMUU or ME ORXGZNAL CONSTRUCTION CONTRACT DOCUMENTS. THIS IS NOT CHANGE ORDER R OIL TO D rrAtt. 4- UM SffELr7 S' Z • WArt.L '1S VeS16 J L : - 1 ) 19r A RLlk1.l∎I ' LA-LC, 13 'S110 . TI W Ara DOES A607 NLM 70 CM POC UM M6410LLTi&L. t/' • IA/174 G R6 S••f WA• Ltd r201/701r STEM, 2LinL.FO G • 70 rllr 70 •e /. Al? As -mum/ ••• 1 PiZG•V(()e TCt t 70 • 77G' TU /WY 'Ca SI A1lF(Li +7D 6G% POUC(S 3 APIER.IEII,Ieo 4 RECeIVEO • CITY OF TUKWILA SteRCc 'U -U. F0 tt. i i tY ADO IMAM?* anti rru 1 t op Ptrn. Tiwi nit& "BUTT, PERMIT CENTS@,•• • f? VIDE 'S RUCTUEAL PILL, l3 WW 5 LM own c F;exitag SWA•M(i FO R. UTLL. MIL. S LAB t3 b -S 17 RI/ P UDO) . By Date: • Copies to File, Originator, Contractor, Project Mangar ••• i jgom rU flijLschrLe 1 derhomes , _ nc August 19, 1992 6510 Southcenier Boulevard•Suite :1 •Tukwila, WA 98188 +(206) 248 -2471 +FAX (206) 2.42 -4209 Mr. Duane Griffin Building Official City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Subject: Crystal Ridge Condominiums Dear Mr. Griffin: RECEIVED GIN OF TUKWILA AUG. 1 9 1:/: PERMIT CENTER Schneider Homes, Inc. does hereby understand and accept all legal and financial responsibility for changes which may occur after City inspection on buildings Fl, F2 & E and before plan revisions for these buildings have been officially approved by the City. Sincerely, Wit✓ H.C. Bloss Manager of Development and Construction SCHNEIDER HOMES, INC. HCB /jc August 19, 1992 schneider homes, inc. 6510 Southcenter Boulevard 'Suite :t 1 •Tukwila, WA 98188•(206) 2/18-247 I •FAX (206) 242-1209 Mr. Duane Griffin Building Official City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 Subject: Crystal Ridge Condominiums Dear Mr. Griffin: Schneider Homes, Inc. does hereby understand and accept all legal and financial responsibility for changes which may occur after City inspection on buildings F1, F2 & E and before plan revisions for these buildings have been officially approved by the City. Sincerely, H.C. Bloss Manager of Development and Construction SCHNEIDER HOMES, INC. HCB /jc CITY OF TUKWILA APPRnv AUG 2 1 1992 R6 NuiED EIJI DING DIVIS'n "1 RECEIVED CITY OF TW(WILA AUG 1 9 1kt: PERMIT CENTER TYPE OF REVISION: * REVISION SLOE 0TTAL DATE / PROJECT NAME Q-'�r+ �C 1 \ ` c�L t ADDRESS 1 5 3 lJ 1,) i L t C', C") CONTACT PERSON )o )1.Q `� \� cam,— PHONE T 2_ 4 7 ARCHITECT OR ENGINEER PLAN CHECK/PERMIT NUMBER i0S (,Q , k 4)51 1 -(51t }r 40 V 5A4 t i t4 • <. : :1 SHEET NUMBER(S) "Cloud" Qr highlight aleareds;,of revisions and'aate revisions. ••7 CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 9 a _67- / -� • SUBMITTED TO:Q- (QnQ( l L*c CITY OF TUKWILA APPROVED s AS NU1E!) BUILDING DIVISION CITY OF TUKWILA APPROVED- - DEC 91 AS NOTED BUILDING DIVISION DATE October 1, 1992 PROJECT NAME * * REVISION SUBMITTAL * * ADDRESS 15310 Sunwood Blvd., Tukwila CONTACT PERSON Dale Schneider ARCHITECT OR ENGINEER • . • " S O 0 U • 1e 511- tp 5 "7 b PERMIT NUMBER (96u3 -46 40 Of previously issued) PLAN CHECK NUMBER TYPE OF REVISION: 1. Add more Stucco Pattern on buildings 2. Add more skylights at entry 3. Fireplace vents will be painted body color SI-IEET NUMBER(S) COMPLETE SET CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 Roger Newell, AIA "Cloud" or highlight all areas of revisions and date revisions. PHONE 248 -2471 RECEIVED CITY OF TUKWILA O CI 1 1992 PERMIT CENTER SUBMI'1" TO: JACK PACE — 1 Set Plans 2 Sets Plans — Building Department MEMORANDUM TO: CRYSTAL RIDGE APT. FILE FROM:RSB DATE:9 /10/92 SUBJECT: SUMMARY & COMMENTS TO REVISIONS OF 3SEPT92 ***************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** 1. CARPORT UNDER PERMIT 6575 & 6573 HAVE BEEN DELETED. 2. GARAGE UNDER PERMIT 6560 CHANGED FROM 5 -CAR TO 7 -CAR GARAGE. 3. CARPORT UNDER PERMIT 6576 DELETED. 4. CARPORT UNDER PERMIT 6574 DELETED. 5. RE: GARAGES UNDER PERMITS 6571 & 6572, MAX. ALLOWABLE AREA FOR THESE M -1 OCC. = 3000 SF. CONSEQUENTLY, THE TWO WALLS FACING THE 6 FOOT ACCESS YARD WILL BE REQUIRED TO BE OF ONE HOUR FIRE RESISTIVE CONSTRUCTION. 6. NORTH & WEST ELEVATIONS OF BUILDING "E" : CHANGED LOCATION OF WINDOWS AT ONE ROOM - SIZE AND TYPE UNCHANGED. 7. PROPANE TANK INSTALLATIONS AND SECURITY FENC ES AT NE & SW CORNERS OF SITE ARE NEW. 8. SIDING MATERIALS ARE NOT CALLED OUT ON SHEET 22, TYPICAL CONSTRUCTION CALL -OUTS FOR BUILDINGS OR FOR GARAGES. WILL REQUIRE THIS TO BE NOTED! 9. REC BUILDING SIDING IS NOTED AS BEVELED CEDAR. O.K.? 10. SKYLIGHTS TO REPLACE TRELLIS OVER ENTRY STAIRS. SINCE BUILDER HAS EXTENDED THE TRUSSES OVER THIS AREA AS OPPOSED TO USING HEAVY TIMBER TRELLIS, THE SOFFIT OF THIS AREA MUST BE PROTECTED AS REQUIRED FOR FIRE RESISTIVE CONSTRUCTION REQUIRED AT ROOF /CEILING ASSEMBLIES. WILL NOTE TO PLAN. 11. TRELLISES OVER EXTERIOR DECKS HAVE BEEN DELETED. PAGE 2 CRYSTAL RIDGE MEMO 12. ALL FUEL BURNING FIRE PLACES HAVE BEEN REPLACED BY DIRECT VENTED L.P. GAS BURNING F.P. UNITS, AND ALL EXTERIOR CHIMNEYS HAVE BEEN DELETED. 13. NOTE: DOOR MARKED "C" (UNIT ENTRY DOOR) WAS NOTED AS A ONE HOUR F.R. ASSEMBLY. REVISED PLANS HAS THIS NOTATION REMOVED. THIS REMAINS A REQUIREMENT. 14. PROTECTION OF WINDOW AT NEW BDRM MUST BE INVESTIGATED. 15. NO L.P. GAS F.P. TO BE LOCATED IN BASEMENT UNITS. 16. PROTECTION OF ROOF TRUSSES IS REQUIRED AT ALL EXPOSURES AT SKYLIGHT OPENINGS. 17. NOTE TMC SECURITY CODE REQUIREMENTS ON PLANS C CITY OF TUKWILA 6300 SOUTHCENTER BOULEVARD TUKWILA, WA 98188 * * REVISION SUBMITTAL * * JULY 31, 1992 ADDRESS 15350 SUNWOOD BLVD. CONTACT PERSON DALE SCHNEIDER ARCHITECT OR ENGINEER PERMIT NUMBER 6543 6955o (If previously Issued) PLAN CHECK NUMBER CRYSTAL RIDGE CONDOMINIUMS TYPE OF REVISION: WOODBURNING FIREPLACES CHANGED TO GAS (SEE BROCHURE) UNITS A, B & C FLOOR PLANS CHANGED. RECREATION BLDG. CHANGED. POOL & SPA DELETED. HANDRAIL CHANGED FROM ALUMINUM TO STEEL. SPORTS COURT BEHIND REC. BLDG. ENLARGED. SHEET NUMBER(S) �. 1 \ LP 3 Z2. Z ` , 2� 25s' "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: ect7 ti PHONE RECEIVED CITY OF TUKWILA AUG i 9 1991 PERMIT CENTER RECEIVE OFTU ILA JUL 1992 248 -2471 PER : CE R ROGER H. NEWELL, AIA ( �Put� tVt1 C[z. �jZ2 -- et-2) vJ • ACTIVIT# LOG COMMENTS SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT Tukwila, Washington SCSI NOVEMBER 17, 1989 ASSOCIATED EARTH SCIENCES, INC 911-5th Avenue, Suite 100, Kirkland, WA 98033 (206) 827-7701 PREPARED FOR Southcenter Associates IEEELIVEn SEP 2 6 1990 . MAHAN & DESALVO,ING. PROJECT NO. 8911 -04G • January 2, 1991 Project No. 8911 -04G Roger H. Newell AIA, Architects 1102 — 19th Avenue East Seattle, WA 98112 Attention: Al Roberts Subject: Lateral Passive Resistance for Retaining Walls — Addendum 62nd Avenue Apartments Tukwila, Washington Dear Mr. Roberts: As requested, we are providing the following additional recommendations for lateral passive resistance for retaining walls at the abovementioned project. Retaining wall footings cast directly against undisturbed, dense soils in a trench may be designed to utilize the passive pressure above the key. This applies only to footings where concrete is placed directly against the trench side —walls without the use of forms. Passive resistance values include a factor of safety equal to 3 in order to reduce the amount of movement necessary to generate passive resistance. We are confident that this addendum will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. • O � OF WASy�f 4'z< ; F � y TE / 9 11% y S IONAI � Gary T. Lobdell, P.E., P.G. Principal xc: Steinvall Construction 891104M GTL /hd /worksdat ASSOCIATED EARTH SCIENCES, INC Rg@igll VIM . 24 1991) MAHAN & DESALVO, INC.- 911 - 5th Avenue Suite 100 Kirkland, Washington 98033 (206) 827 -7701 FAX (206) 827 -5424 �I MAHAN & DESALVO, INC. November 13, 1989 Project No. 8911 -04G City of Tukwila - Building Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Subject: Gentlemen: FINDINGS �►SSOCIA'T"ED Ju EARTH s�� 6 1990 SCIENCES, INC Status of Geotechnical Report Sunwood Apartments - Phase III 62nd Avenue South and Sunwood Boulevard Tukwila, Washington RECEIVED CITY OF TUKWILA NOV - s 3 1989 PERMIT CENTER Associated Earth Sciences, Inc. (AESI) has been contracted by Steinvall Construction Company to provide a Subsurface Exploration and Geotechnical Engineering Report for the above noted project. We have completed the field work for the project and are presently working on the main body of the report. The report should be ready for your review on or before November 22, 1989. This letter presents our preliminary findings and conclusions. Our field study included excavating a series of 9 exploration pits to gain subsurface information about the site. The exploration pits were logged by a geological engineer at the time of excavation and were backfilled immediately thereafter. Our explorations were located in the field by measuring from known site features shown on a site plan prepared by Mr. Roger Newell, AIA, dated November 7, 1989. As revealed by the exploration pits (EPs), the general subsurface conditions were as follows. Minor amounts of fill were found in the upper 2 to 4 feet in several of the EPs. Beneath the fill, and at the surface where the fill was not present, was a dense, glacial till unit. The upper till unit extended to a depth of 6 to 12 feet below the surface and was identified in all of our EPs. Underlying the till we encountered a dense, silty fine sand. The sand unit was encountered in most of our EPs and extended to near the bottom of the pits at depths between 12 to 16 feet. The and was underlain by a lower till unit or bedrock which was not fully penetrated in our EPs. Ground water seepage was only observed in one EP, at a depth of 14 feet, and probably indicated a perched pocket of water. 911 • 5th Avenue Suite 100 Kirkland, Washington 98033 (206) 827.7701 CONCLUSIONS The bearing stratum is relatively shallow and spread footings may be used for foundation and retaining wall support when founded on dense natural soils. An allowable bearing pressure of 3000 pounds per square foot (psf) may be utilized for design purposes, including both dead and live loads. This information has been provided to the architect, Roger H. Newell. It is our opinion based on present information available to us that the risk from slope movement on this site is less than that which is generally considered acceptable by current geologic hazard risk assessments. and geotechnical engineering standards. In addition, construction of this project will not have an adverse effect on the existing stability of the slope if the recommendations in our report are followed. Our geotechnical report will contain further recommendations concerning specific depths and capacities for the foundations, and recommendations concerning floor support, erosion and drainage control, lateral wall pressures, cut slope stability and rockeries. If you have any questions, please call us. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Jamey S. Battermann, Geotechnical Engineer Gary T. obdell, P.E., P.G. Principal JSB /lb A911 -04G DK11/1/89 lb November 17, 1989 Project No. 8911 -04G I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of our subsurface exploration, geological hazards, and geotechnical engineering studies for the proposed 72 unit apartment complex at the above noted location in Tukwila, Washington. The proposed building locations and approximate locations of the explorations accomplished for this study are presented on the Site and Exploration Plan, Figure 1. In the event that any changes in the nature, design or locations of the structures are planned, the conclusions and recommendations contained in this report should be reviewed and modified, or verified, as necessary. 1.1 Purpose and Scope The purpose of this study was to provide subsurface data to be utilized in the design and development of the above mentioned project. Our study included a review of available literature, excavation of exploration pits, and performing geologic studies to assess the type, thickness, distribution and physical properties of the subsurface sediments and shallow ground water conditions. Engineering studies were also conducted to determine the type of suitable foundation, allowable bearing pressures, anticipated settlements, basement /retaining wall lateral pressures, floor support recommendations, drainage considerations, and rockery construction recommendations. We have also provided our opinions on the slope stability, including seismic hazards, and the stability of both temporary and permanent cut slopes. This report summarizes our current field work and offers development and hazard mitigation recommendations based on our present understanding of the project. 1.2 Authorization SUBSURFACE EXPLORATION, GEOLOGIC HAZARDS, AND GEOTECHNICAL ENGINEERING REPORT 62ND AVENUE SOUTH APARTMENTS TUKWILA, WASHINGTON Written authorization to proceed with this study was granted by Mr. William W. Jeude of Southcenter Associates. Our study was accomplished in general accordance with our scope of work letter dated March 8, 1989. This report has been prepared for the exclusive use of Southcenter Associates, and their agents, for specific application to this project. Within the limitations of scope, schedule and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in this area at the time our report was prepared. No other warranty, expressed or implied is made. It must be understood that no recommendations or engineering design can yield a guarantee of stable slopes. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. 2.0 PROJECT AND SITE DESCRIPTION This report was completed with an understanding of the project based on design drawings provided by Roger Newell, AIA. Present plans call for the construction of six, 12 unit apartment buildings and a recreation building. The apartment buildings will be 2- stories over a daylight basement. The approximately 13,000 square foot structures will utilize conventional wood -frame construction with slab -on -grade floors. The proposed basement finished floor elevations for each building are as follows; Building A - 153.9 feet, Building B - 134.4 feet, Building C - 133.7 feet, Building D - 133.2 feet, Building E - 155.9 feet, Building F - 164.7 feet, and Building G (recreational building) - 177.0 feet. Construction of the daylight basements will require cuts up to approximately 14 feet along the north sides of the buildings. Both rockeries and retaining walls will be utilized for control of elevation differentials throughout the site. The property studied was situated on the west side of 62nd Avenue Southwest at Sunwood Boulevard. The existing Sunwood Boulevard turns 90 degrees through the middle of the site, separating the northeast corner from the rest of the property. The approximately 360 foot by 450 foot, rectangular parcel slopes downward towards the south. The general slope of the property as a whole was about 5H:1V (horizontal:vertical). However, there are areas where the slope approaches a 2.5H:1V grade. Total elevation change across the site was on the order of 60 feet. Vegetation on the property consisted mainly of heavy growths of' blackberry bushes. Scattered deciduous and evergreen trees were observed on the northeast portion of the site with moderate growths in the center of the southern portion of the site. An old foundation was encountered to the north of the proposed location of Building C. Existing structures on the site included a 50 foot by 50 foot asphalt parking lot and single story sales office building in the center of northern edge of the property. 3.0 SUBSURFACE EXPLORATION Our field study included excavating a series of exploration pits to gain subsurface information about the site. The various types of sediments, as well as the depths where characteristics of the sediments changed, are indicated on the exploration logs presented in the Appendix. The depths indicated on the logs where conditions changed may represent gradational variations between sediments types 2 in the field. Our explorations were approximately located in the field by measuring from known site features shown on a site plan prepared by Roger Newell, AIA, elated November 7, 1989. The conclusions and recommendations presented in this report are based on the 9 exploration pits completed for this study. The number, location, and depth of the explorations were completed within site and budgetary constraints. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and /or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction. If variations are observed at that time, it may be necessary to re- evaluate specific recommendations in this report and make appropriate changes. 3.1 Exploration Pits Exploration pits were excavated with a tractor- mounted backhoe with an extend -a -hoe attachment. The pits permitted direct, visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by a geotechnical engineer. All exploration pits were backfilled immediately after examination and logging. Selected samples were then transported to our laboratory for further visual classification and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site and review of the topography provided on the previously mentioned site plan. As shown on the field logs, the exploration holes generally encountered natural deposits of glacially consolidated sediments, with bedrock noted in several locations. Fill and /or topsoil deposits ranging from 1 to 4 feet in thickness were also encountered in the exploration pit locations. The following section presents more detailed subsurface information which is organized from the upper (youngest) to the lower (oldest) sediment types. 4.1 Stratigraphv Fill soils (those not naturally placed) were encountered in exploration pits EP -1, EP -6 and EP -8. The fill ranged in thickness from 2 to 4 feet in EP -1 and EP -6 respectively. As noted on the exploration logs, the fill consisted of loose- medium dense, damp, brown, silty, fine to medium sand with some gravel and minor amounts of rubble and debris. These materials appear to vary in both quality and depth across the site. Since the quality, thickness and compaction of the fill materials was apparently not documented, the specific nature, extent, and uniformity of such materials are uncertain and unpredictable. The surficial sediments, where fill was not present, consisted of approximately 1 foot of topsoil. Natural soils beneath the fill materials or topsoil, consisted for the most part of dense, dry to damp, grey, silty, fine to medium sands with some gravels. The top approximate 1 foot of this unit was usually weathered to a less dense condition. This material was interpreted to be a till unit associated with the Vashon age glaciation (12,500 to 15,000 years before present). This unit was encountered in all of the exploration pits and extended between 6 to 12 feet below existing grade. This material was deposited at the sole of the advancing glacier and was therefore overrun by several thousand feet of ice which resulted in a compact soil possessing high strength, low compressibility, and low permeability characteristics. Tills commonly contain cobbles and occasional boulders. Beneath the till unit, a medium dense to dense, damp to moist, grey /brown, silty, fine to medium sand, with some gravels in the upper one to two feet, was encountered in EP -1, EP -2, EP -3, EP -4 and EP -8. This unit extended to near the bottom of the exploration pits at depths of 14 to 16 feet in EP -8 and EP -2 respectively. This unit was interpreted to be an advance sand unit associated with the advance of the Vashon age glacial. This material has also been consolidated by the glacial ice. Underlying the advance sand, an overconsolidated dense to very dense, moist, grey, silty, fine to medium sand with some gravel was encountered. This unit was encountered at the bottom of EP -4, EP -6 and EP -7 and is tentatively interpreted to be part of the Vashon glacial outwash. Bedrock was encountered at the bottom of EP -1, EP -2 and EP -8 at depths of 15, 16 and 14 feet respectively. The bedrock consisted of siltstone and sandstone and is interpreted to be the Renton Formation of Eocene Age. 4.2 Hydrology Ground water seepage was encountered in only one of our exploration pits, EP -3, at the time of our field study. The depth of seepage was about 14 feet and probably indicated an isolated wet area within the advance sand unit. However, the contractor should note that a perched water condition could develop in the advance sands during the wetter periods of the year. Perched water occurs when surface water infiltrates down and becomes trapped or "perched" atop a comparatively impermeable barrier such as the lower advanced outwash sediments. It should be noted that fluctuations in the level of the ground water may occur due to variations in rainfall and the time of the year. 4 November 17, 1989 Project No. 8911 -0 II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope and shallow ground water conditions as observed and discussed herein. The discussion will be limited to slope stability, seismic, and erosion hazards. 5.0 SLOPE STABILITY It is our opinion, based on present information available to us, that the risk of slope movement on this site is less than that which is generally considered acceptable by current geologic hazard risk assessments and geotechnical engineering standards. In addition, construction of this project will not have an adverse effect on the existing stability of the slope if the recommendations in this report are followed. 6.0 SEISMIC HAZARDS AND RECOMMENDED MITIGATION Earthquakes occur in the Puget Lowland with great regularity. Fortunately, the vast majority of these events are small and are usually not felt by man. However, large earthquakes do occur as evidenced by the 1949, 7.2 magnitude event and the 1965, 6.5 magnitude event. The 1949 earthquake appears to have been the largest in this area during recorded history. Evaluation of earthquake return rates indicate that an earthquake of the magnitude between 5.5 and 6.0 likely will occur within the next 8 to 12 years. Generally, there are 4 types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture; 2) seismically induced landslides; 3) liquefaction; and 4) ground motion response. The potential for each of these hazards to adversely impact the proposed project is discussed below. 6.1 Surficial Ground Rupture Generally, the largest earthquakes which have occurred in the Seattle area are sub - crustal events with epicenters ranging from 50 to 70 kilometers in depth. For this reason, no surficial faulting, or earth rupture, as a result of deep, seismic activity has been documented, to date, in. the King County Region. Therefore, it is our opinion, based on existing geologic data, that the risk of surface rupture impacting the proposed project is low. 6.2 Seismically Induced Landslides Because of the gentle slope gradients and the consolidated character of the near surface sediments, the risk from seismically induced landslides on this site is considered to be low. 6.3 Liquefaction The encountered stratigraphy has a low potential for liquefaction due to their dense state, gravel content and absence of adverse ground water conditions. 6.4 Ground Motion Response Based on the site stratigraphy, and visual reconnaissance of the site, it is our opinion that any earthquake damage to the proposed structures, when founded on a'suitable bearing strata, would be caused by the intensity and acceleration associated with the event and not from any of the above discussed impacts. Structural design of the buildings should follow UBC standards and take into consideration stress caused by seismically induced earth shaking. 7.0 EROSION HAZARDS AND MITIGATION To mitigate and reduce the erosion hazard potential and offsite sediment transport, we recommend the following: 1. All storm water from impermeable surfaces, including roadways and roofs, should be tightlined into an acceptable storm water drainage system. No water should be allowed to discharge onto sloped areas as this will promote erosion. 2. To reduce the amount of offsite sediment transport during construction, silt fencing should be used along roadways and along the toe of the slope. The silt fences shown on the "Erosion and Sedimentation Control Plan" by D.R. Strong Engineers, dated November 13, 1989, should suitably reduce the potential for offsite sediment transport. 3. Topsoil, spoil materials and other debris should never be pushed out over steep slopes either before, during or after construction. Soils which are to be reused around the site should be stored in such a manner as to minimize erosion. Protective measures may include, but are not necessarily limited to, covering with plastic sheeting, the use of low stock -piles in flat areas, or the use of hay bales. 4. Construction should proceed during the drier periods of the year and disturbed areas should be re- vegetated as soon as possible. 6 November 17, 1989 Project No. 8911 -04G III. DESIGN RECOMMENDATIONS 8.0 INTRODUCTION Our exploration indicates that, from a geological hazards and geotechnical engineering standpoint, the parcel is suitable for the proposed development provided the recommendations contained herein are properly followed. The bearing stratum is relatively shallow and spread footing foundations will be suitable for foundation support. We understand that the distribution of foundations loads of the two- story, wood -frame buildings will be typical and that no concentrated loads are anticipated. Consequently, the near - surface dense till and /or medium dense to dense sand will be capable of providing suitable building support. 9.0 SITE PREPARATION Old foundations presently on the site which are under building areas or not part of future plans should be removed. Any buried utilities should be removed or relocated if they are under building areas. The resulting depressions should be backfilled with structural fill as discussed under the Structural Fill section. 9.1 Clearing and Filling Site preparation of planned building and road or parking areas should include removal of all trees, brush, debris and any other deleterious material. Additionally, the upper organic topsoil should be removed and the remaining roots grubbed. Areas where loose surface soils exist clue to grubbing operations should be considered as fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. Loose sands and fill soils should be stripped down to the underlying medium dense sands or dense till. Since the density and extent of the fill soils was variable, the depth and extent of stripping can best be determined in the field by the geotechnical engineer or engineering geologist. The depth of fill encountered was generally 1 to 2 feet except around EP -6 where about 4 feet of fill was found. We recommend that road and parking areas be proofrolled prior to paving with a loaded dump truck to identify any soft spots; soft areas should be overexcavated and backfilled with structural fill. 9.2 Temporary Cut Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during 7 construction. For estimating purposes, however, we suggest that temporary, unsupported cut slopes in the till or advance sands be limited to 10 feet in height and planned at a maximum slope of 0.5H:1V (horizontal:vertical). At this inclination some sloughing and raveling should be expected and cut slopes gradients may have to be adjusted in the field. Any materials overlying these units should be cut back to a maximum slope of 2H :1V. In addition, all Local and State (WISHA) regulations should be followed. 9.3 Site Disturbance The onsite soils contain a high percentage of fine- grained material which makes them moisture - sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. If construction is planned for the wet months of the year, considerations should be given to protecting access and staging areas with an appropriate section of crushed rock or Asphalt Treated Base (ATB). If crushed rock is considered for the staging areas, it should be underlain by engineering stabilization fabric to minimize the potential of fine - grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric; however, due to the variable nature of the near - surface soils and differences in wheel loads, this thickness may have to be adjusted by the Contractor in the field. 10.0 STRUCTURAL FILL There is a possibility that structural fill will be necessary to establish desired grades. All references to structural fill in this report refer to subgrade preparation, fill type, placement and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. After overexcavation /stripping has been performed to the satisfaction of the geotechnical engineer /engineering geologist, the upper 12 inches of exposed ground should be recompacted to a minimum of 90 percent of the Modified Proctor Maximum Density using ASTM:D 1557 as the standard. If the subgrade contains too much moisture, adequate recompaction may be difficult or impossible to obtain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free - draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free - draining rock course is laid, structural fill may be placed to attain desired grades. Structural fill is defined as non - organic soil, acceptable to the Geotechnical Engineer, placed in maximum 8 inch, loose lifts with each lift being compacted to 95 percent of the Modified Proctor Maximum Density using ASTM:D 1557 as the standard. In the case of roadway and utility trench filling, the backfill should be placed and compacted in accordance with current Local or County codes and standards. The top of the compacted fill should extend horizontally outward a minimum distance of 3 feet beyond the location of the perimeter footings or roadway edge before sloping down at an angle of 2H:1V (horizontal:vertical). The contractor should note that any proposed fill soils must be evaluated by Associated Earth Sciences, Inc. prior to their use in fills. This would require that we have a sample of the material 48 hours in advance to perform a Proctor test and determine its field compaction standard. Soils in which the amount of fine - grained material (smaller than No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture- sensitive. Use of moisture - sensitive soil in structural fills should be limited to favorable dry weather conditions. The onsite soils generally contained significant amounts of silt and are considered moisture - sensitive. If fill is placed during wet weather, or if proper compaction cannot be obtained, a select import material consisting of a clean, free - draining gravel and /or sand should be used. Free - draining fill consists of non- organic soil with the amount of fine- grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction. 10.1 Keying and Benching If fill is to be placed on slopes steeper than 5H:1V, the base of the fill should be tied to firm, stable subsoil by appropriate keying and benching which would be established in the field to suit the particular soil conditions at the time of grading. The keyway will act as a shear key to embed the toe of the new fill into the hillside. Generally, the keyway for hillside fills should be at least 8 feet wide and cut into the lower, dense sand or stiff silt. Level benches would then be cut horizontally across the hill, following the contours of the slope. No specific width is required for the benches, although they are usually a few feet wider than the dozer being used to cut them. All fills proposed over a slope should be reviewed by our office prior to construction. 10.2 General Construction Monitoring A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in -place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that 9 time. It is important to understand that taking random compaction tests on a part -time basis will not assure uniformity or acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing program. 11.0 FOUNDATIONS .11.1 Shallow Footings Spread footings may be used for building support when founded on medium dense or dense natural soils or structural fill placed as previously discussed. We recommend that an allowable bearing pressure of 3,000 pounds per square foot (psf) be utilized for design purposes, including both dead and live loads. An increase of one -third may be used for short -term wind or seismic loading. Perimeter footings should be buried at least 18 inches into the surrounding soil for frost protection; interior footings require only 12 inches burial. However, all footings must penetrate to the prescribed bearing stratum and no footing should be founded in or above loose, organic, or existing fill soils. In addition, all footings should have a minimum width of 18 inches. If brick facing is planned, it must be supported by an extension of the footings to minimize the potential of differential settlement between the brick and wood structure. It should be noted that the area bounded by lines extending downward at 1H:1V (horizontal:vertical) from any footing must not intersect another footing, or intersect a filled area which has not been compacted to at least 95 percent of ASTM:D 1557. In addition, a 1.5H:1V line extending down from any footing must not daylight, or sloughing and raveling may eventually undermine the footing. Thus, footings should not be placed near the edge of steps or cuts in the bearing soils. Anticipated settlement of footings founded on medium dense to dense natural sediments, or approved structural fill, should be on the order of 1 inch. However, disturbed soil not removed from footing excavations prior to footing placement, could result in increased settlements. All footing areas should be inspected by Associated Earth Sciences, Inc. prior to placing concrete, to verify that the design bearing capacity of the soils has been attained and that construction conforms with the recommendations contained in this report. Such inspections may be required by the governing municipality. Perimeter footing drains should be provided as discussed under the section on Drainage Considerations. 12.0 LATERAL WALL PRESSURES All backfill behind walls or around foundation units should be placed as per our recommendations for structural fill and as described in this section of the report. Backfilled walls which are free to yield laterally at least 0.1 percent of their height, may be 10 designed using an equivalent fluid equal to 40 pounds per cubic foot (pcf). Fully restrained rigid walls which cannot yield should be designed for an equivalent fluid of 60 pcf. If parking areas are adjacent to walls, a surcharge equivalent to 2 feet of soil should he added to the wall in determining lateral design forces. The lateral pressures presented above are based on the conditions of a uniform, horizontal backfill consisting of onsite, till and /or silty sand compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended as this will increase the pressure acting on the wall. A lower degree of compaction may result in 'settlement of adjacent parking areas. Surcharges from adjacent footings, heavy construction equipment, or sloping ground must be added to the above values. We should be contacted to provide lateral pressures if sloping ground is above any walls. Perimeter footing drains should be provided for all retaining walls as discussed under the section on Drainage Considerations. These values do not include hydrostatic pressures. Because onsite materials are not free- draining, it is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the wall. This would involve the installation of a 1 foot wide blanket drain, for the full wall height, using imported, washed gravel against the walls, or approved drainage boards. 12.1 Passive Resistance and Friction Factors Retaining wall footings /keyways cast directly against undisturbed, dense soils in a trench may be designed for passive resistance against lateral translation using an equivalent fluid equal to 450 pounds per cubic foot (pcf). This value applies only to footings /keyways where concrete is placed directly against the trench sidewalls without the use of forms. If footings are placed on grade and then backfilled, the top of the compacted backfill must be horizontal and etitend outward from the footing for a minimum lateral distance equal to three times the height of the backfill, before tapering down to grade. With backfill placed as discussed, footings may be designed for passive resistance against lateral translation using an equivalent fluid equal to 300 pcf. Passive resistance values include a factor of safety equal. to 3 in order to minimize the amount of movement necessary to generate passive resistance. For footings with keys, passive resistance should be considered to act against the key only. For footings without keys, the passive resistance against the upper 1 foot should be ignored. The friction coefficient for footings cast directly on undisturbed, dense sand and gravel may be taken as 0.35. Since it will be difficult to excavate these soils without disturbance, the soil under the footings must be recompacted to 95 percent of the above mentioned standard for this value to apply. 11 13.0 ROCKERIES As shown on the aforementioned design drawings, rockeries will be utilized in several areas of the site. It must be understood that rockeries are not retaining structures and should only be placed against stable slopes to provide erosion protection to the exposed soil face against which they are constructed. If fill is to be placed behind rockeries, it must be engineered as a tensar reinforced fill or equivalent. All rockery construction over 4 feet in height should be inspected by the geotechnical engineer. Additional rockery construction guidelines are provided in the Appendix. 14.0 FLOOR SUPPORT A slab -on -grade floor may be used over structural fill or pre - rolled medium dense or denser natural ground. The floor should be cast atop a minimum of 4 inches of washed granulithic material or pea gravel to act as a capillary break. It should also be protected from dampness by an impervious moisture barrier. 15.0 DRAINAGE CONSIDERATIONS All retaining and footing walls should be provided with a drain at the footing elevation. Drains should consist of rigid, perforated, PVC pipe surrounded by washed pea gravel (see attached Wall /Footing Drain Detail). If the drains will be 10 feet or more in depth, the pipe should be schedule 3034 in order to provide additional crush resistance. The level of the perforations in the pipe should be set 2 inches below the bottom of the footing at all locations and the drains should be constructed with sufficient gradient to allow gravity discharge away from the building. In addition, all retaining walls should be lined with a minimum 12 inch thick, washed gravel blanket or drain boards, provided over the full- height of the wall, and which ties into the footing drain. Roof and surface runoff should not discharge into the footing drain system but should he handled by a separate, rigid tightline drain. In planning, e::terior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. 16.0 PROJECT DESIGN AND CONSTRUCTION MONITORING 'At the time of this report, site grading, structural plans, and construction methods have not been finalized. We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. We recommend that Associated Earth Sciences, Inc., perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. 12 We are also available to provide cjeotechnicai engineering and monitoring services during construction. The integrity of the foundation depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. a) 0, 11.... Jamey S. Battermann, Geological Engineer Gary T. Lob ell, P.E., P.G. Principal JSB /lb B911 -04G DK11 /10/89 lb 13 oEP -1 y70 r� -• -� o EP -2 �` 180 1 ,-__,__ Building "A" Proposed , Building Lt ti r L -- t.P ----,---4-x-3.---- 1.J .--J 150 18 0 oEP -3 1 1 r L - -J vEP -7t - --J t, Building "F" 170 r .r - r -- -L - - 1 • I �-- - -- 11 oEr -5 a EP -4 � Building "B" r �� \ \ I L - - - Building "C" 730 i. a s r-'1 r -- :._.1' —_— - r.0 �► L - -J ' EP -8 — uiiding "E" Proposed Building r -- Building "D" al EP-6 180 ---��� Property Line Proposed Building L r EXPLANA o EP- 2 rJ'L J 1 150 180 l -e--- Proposed � Building tJ -JI 1 - - - r r -' , L.. �, 4 Building "B" r r- t.r__ 0 EP -3 '_ 140 a 4Ef -5 - -_ Building "C" r r �- 4EP -7 1 L - -� ti Building "F" 17 �► 1 - /EP -8 ,1 � uilding "E" ,b0 Proposed Building Property Line Proposed Building _J J" r- ••i I r-.r / ti t 140 Building "D" ® EP-6 r / EXPLANATION • • 10 0 EP -1 Exploration Pit Approximate Location FIGURE 1: SITE AND EXPLORATION PLAN 62nd AVENUE S. APARTMENTS 0 30 60 Scale In Feet NOVEMBER 1989 PROJECT NO. 8911.046 ASSOCIATED EARTH SCIENCES, INC 903 . 5th Avenue, Kirkland, Washington 98033 APPENDIX 4' Granulithic Material or Pea Gravel WALL /FOOTING DRAIN DETAIL USING ONSITE BACKFILL (Typical) v�; \w Washed Drain Rock Vapor Barrier Typical Floor Slab 62nd Avenue Apartments Tukwila, Washington. Bearing Soil Bottom of 4' Dia. rigid PVC pipe a minimum of 3' below the bottom of the footing. 4' of pas gravel surround pipe. Perforations aro In the lower 1/3 of the pipe. NOTE: Retaining wall drain to be connected to onslte storm water drainage system. NOT TO SCALE Onsite Back!III 8911 -04G March 1990 ASSOCIATED EARTH BCIENCEB IIVC Height of Rockery Upper 5 feet Lower 5 feet ROCKERY CONSIDERATIONS Rockeries may be used to prevent erosion of slopes, however, they are not engineered structures and we strongly suggest that they not be used in place of retaining walls, especially where important facilities are adjacent to them. In addition, rockeries should not be used in areas where uncontrolled fill /slide debris exists. Rockery construction is an art which depends largely on the skill of the builder. We would like to point out that although rockeries are commonly used, they occasionally have difficulties and should be considered a long -term maintenance item. Care must be exercised in selecting a rock source since some of the material presently being supplied is soft and disintegrates in a relatively short period of time. Samples of rock should be evaluated by Associated Earth Sciences, Inc. prior to their use in rockeries. The following notes present rockery considerations; a typical sketch is attached. The contractor should confirm that his configuration conforms with current City /County specifications. 1. The base of the rockery should be started by excavating a trench to a minimum depth of 12 inches below subgrade into firm, undisturbed ground. If loose, soft or disturbed materials exist at the base rock location, they should be removed and replaced with free - draining sand and gravel or crushed rock. This material should be compacted to 90 percent of the Modified Proctor Maximum Density using ASTM:D 1557 as the standard. The gradation of the sand and gravel should be such, that of the material passing the No. 4 sieve, not more than 5 percent by weight should be finer than No. 200 sieve. 2. The base rock should have a minimum width (perpendicular to the line of the rockery) of 1/3 the height of the rockery. All rocks should also meet the following weight requirements: Minimum Weight of Rock 1,600 pounds 2,400 pounds 3. The rock material should all be as nearly rectangular as possible. No stone should be used which does not extend through the wall. The rock material should be hard, sound, durable, and free from weathered portions, seams, cracks or other defects. The rock density should be a minimum of 160 pounds per cubic foot. 4. Rock selection and placement should be such that there will be minimum voids and, in the exposed face of the wall, no open voids over 6 inches across in any direction. The rocks should be placed in a manner such that the longitudinal axis of the rock will be at right angles or perpendicular to the rockery face. Each rock should be placed so as to lock into two rocks in the lower tier. After setting each rock course, all voids between the rocks should be chinked on the back with quarry rock to eliminate any void sufficient to pass a 2 -inch square probe. The rockery should be limited to 9 feet in height. 5. A drain consisting of perforated pipe enclosed in a 12 -inch wide pea - gravel trench should be placed behind the lower course of rock to remove water and prevent the buildup of hydrostatic pressure behind the wall. The remainder of the wall backfill sh.ould consist of quarry spalls with a maximum size of 4 inches and minimum size of 2 inches. This material should be placed to a 12 -inch minimum thickness between the entire wall and the cut material. The backfill material should be placed in lifts to an elevation approximately 6 inches below the top of each course of rocks as they are placed, until the uppermost course is placed. Any backfill material falling onto the bearing surface of a rock course should be removed before the setting of the next course. 6. Asphalt paving should be sloped to drain away from the rockery. I n addition, the areas above rockeries should be covered with grass as soon as possible after rockery construction. Rxyspecs DK1/20/86 Finis NUMBER EP -1 0 15 5 10 • • NUMBER EP -2 0 5 10 15 EXPLORATION PIT LOGS SEDIMENT DESCRIIMON SEDIMENT DESCRIPTION 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. ASSOCIATED EARTH SCIENCES, INC 8911 -04G November 1989 ' Loose, damp, brown, silty, fine to medium sand, with numerous Loose to medium dense, moist, brown, silty, fine to medium sand with numerous roots. (Topsoil) \ roots. (Topsoil) /'— Dense, dry to damp, light brown, silty, fine to medium sand with trace gravel, and occassional cobbles. (Till) Weathered in upper 1' . Medium dense to dense, wet to saturated, brown, silty, fine to medium sand. Gravel in top 2' Dense, dry to damp, light brown, silty, fine to medium sand with trace gravel and occassional cobbles. (Till) Weathered in upper 1' BOH 15' Note: Minor seepage at 14', sloughing at seepage face NUMBER EP -3 0 5 10 15 • • NUMBER EP -4 0 5 10 15 ONO 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. EXPLORATION PIT LOGS SEDIMENT DESCRIPTION SEDIMENT DESCRIPTION ASSOCIATED EARTH SCIENCES, INC NUMBER EP -5 0 5- 10 15 NUMBER EP -6 0 5 10 15 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. EXPLORATION PIT LOGS SEDIMENT DESCRIPTION SEDNAENT DESCRIPT10N ASSOCIATED EARTH SCIENCES INC 8911 -04G November 1989 Loose, damp, brown, silty, fine to medium sand with numerous roots. (Topsoil) Dense, dry to damp, light brown, silty, fine to medium sand with trace gravel and occasional cobbles. (Till) Weathered in upper 1' ___,____` BOH 12' Due to refusal by boulder Note: No seepage No caving NUMBER EP -5 0 5- 10 15 NUMBER EP -6 0 5 10 15 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. EXPLORATION PIT LOGS SEDIMENT DESCRIPTION SEDNAENT DESCRIPT10N ASSOCIATED EARTH SCIENCES INC 8911 -04G November 1989 Medium dense, dry to damp, light brown, silty, fine to medium sand with some gravel. Buried tree at 2' (Fill) Dense, dry to damp, light brown, silty, fine to medium sand with trace gravel and occasional cobbles. (Till) Weathered in upper 1' ___,____` Very dense, damp to moist, grey, silty, fine to medium sand with some gravel. / BOH 14' Note: No seepage No cavin• NUMBER EP -5 0 5- 10 15 NUMBER EP -6 0 5 10 15 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. EXPLORATION PIT LOGS SEDIMENT DESCRIPTION SEDNAENT DESCRIPT10N ASSOCIATED EARTH SCIENCES INC 8911 -04G November 1989 •" NUMBER EP -7 0 5 10 • 15 NUMBER EP-8 0 5 10 15 62nd Avenue S. Apartments Sunwood Boulevard Tukwila, Washington. EXPLORATION PIT LOGS SEDIMENT DESCRIPTION SEDIMENT DESCRIPTION ASSOCIATED EARTH SCIENCES INC 8911 -04G November 1989 MIMI = =- = limme MOM 111M11 .0.= MM. MMIll IMIMMtammlmmiemimmimm MIO S MM. Mimmr ip ■■• r= 471111m= Mil= Mr MO miemy mm MM. MOM MIMMOmt ar/ Mom/ IMO MEI MIND INV. MIMI 11.11.1% IMMII MOM MEM a mammmommiamm• ME" i mmielmID Wednesday March 6, 1991 Part VI Department of Housing and Urban Development Office of the Assistant Secretary for Fair Housing and Equal Opportunity 24 CFR Chapter 1 Final Fair Housing Accessibility Guidelines 9472 Federal Register / Vol. 56. No. 44 ' / VNedriesday, Mardi 6, 1991 / Rules and Regulations DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT Office of the Assistant Secretary for Fair Housing and Equal Opportunity 24 CFR Ch. I [Docket No. N - 91 - 2011; FR 2665 - N - 061 Final Fair Housing Accessibility Guidelines AGENCY: Office of the Assistant Secretary for Fair Housing and Equal Opportunity, HUD. ACT1ON: Notice of Final Fair Housing Accessibility Guidelines. SUMMARY: This document presents guidelines adopted by the Department of Housing and Urban Development to provide builders and developers with technical guidance on how to comply with the specific accessibility requirements of the Fair Housing • Amendments Act of 1988. Issuance of this document follows consideration of public comment received on proposed accessibility guidelines published in the Federal Register on June 15, 1990. The guidelines presented in this document are intended to provide technical guidance only, and are not mandatory. The guidelines will be codified in the 1991 edition of the Code of Federal Regulations as Appendix II to the Fair Housing regulations (24 CFR Ch. I,. Subch. A, App. II). The preamble to the guidelines will be codified In the 1991 edition of the Code of Federal • Regulations as Appendix III to the Fair Housing regulations (24 CFR Ch. I, Subch. A, App. II1). EFFECTIVE DATE March 8, 1991. FOR FURTHER INFORMATION CONTACT: Merle Morrow, Office of HUD Program Compliance, room 5204, Department of Housing and Urban Development, 451 Seventh Street, SW., Washington, DC. 20410 -0500, telephone (202) 708 -2618 (voice) or (202) 708-0015 (TDD). (These are not toll -free numbers.) SUPPLEMENTARY INFORMATION: 1. Adoption of Final Guidelines The Department of Housing and Urban Development (Department) is adopting as its Fair Housing Accessibility Guidelines, the design and construction guidelines set forth in this notice (Guidelines). Issuance of this document follows consideration of public comments received in response to an advance notice of intention to develop and publish Fair Housing Accessibility Guidelines. published in the Federal Register on August 2, 1989 (54 FR 31858), and in response to proposed accessibility guidelines published in the Federal Register on ' June 15, 1990 (55 FR 24730). ' The Department is adopting as final Guidelines, the guidelines designated as Option One in the proposed guidelines published on June 15,1990, with modifications to certain of the Option One design specifications. In developing the final Guideline e Department was cognizant of eed to provide technical guidon at appropriately implements the s cific accessibility requirements of,the Fair Housing Amendments Act of 1988, while avoiding design specifications that would impose an unreasonable burden . on builders, and significantly increase . the cost of new multifamily • • • construction. The Department believes that the final Guidelines adopted by this notice (1) are consistent with the level of accessibility envisioned by Congress; (2) simplify compliance with the Fair Housing Amendments Act by providing guidance concerning what constitutes .. acceptable compliance with the Act; and (3) maintain the affordability of new multifamily construction by specifying reasonable design and construction . methods.• ' .." ... • The Option One design specifications substantially revised in the final Guidelines include the following: (1) Site impracticality. The final Guidelines provide that covered multifamily dwellings with elevators shall be designed and constructed to provide at least one accessible entrance an an accessible route regardless of • terrain or unusual characteristics of the site. Every dwelling unit on a floor served by an elevator must be on an accessible route, and must be made accessible in accordance with the Act's requirements for covered dwelling units. For covered multifamily dwellings without elevators, the final Guidelines provide two alternative testa for determining site impracticality due to terrain, The first test Is an individual building test which involves a two -step process: measurement of the slope of the undisturbed site between the planned entrance and all vehicular or pedestrian arrival points; and measurement of the slope of the planned finished grade between the entrance and all vehicular or pedestrian arrival points. The second test is a site analysis test which involves an analysis of the existing natural terrain (before grading) by topographic survey with 2 foot contour intervals, with slope determination made between each successive contour interval. A site with a single building (without an elevator), having a common entrance for all units, may be analyzed only under the first test —the Individual building test. All other sites, including a site with a single building having multiple entrances serving either individual dwelling units or clusters of dwelling units, may be analyzed either under the first test or the second test. For sites for which either test is applicable (that is, all sites other than a site with a single nonelevator building having a common entrance for all units), the final Guidelines provide that regardless of which teat is utilized by a builder or developer, at least 20% of the total ground floor units in nonelevator buildings, on any site, must comply with the Act's accessibility requirements. (2) An accessible route into and through covered dwelling units. The final Guidelines distinguish between (i) single -story dwelling units, and (ii) multistory dwelling units in elevator buildings, and provide guidance on designing an accessible entrance into and through each of these two types of dwelling units. (a) Single story dwelling units. For single -story dwelling units, the final Guidelines specify the same design specification as presented in the proposed Option One guidelines, except that design features within the single - story dwelling units, such as a loft or a sunken living room, are exempt from the access specifications, subject to certain requirements. Lofts are exempt provided that all other space within the units is on an accessible route. Sunken or raised functional areas, such as a sunken living room, are also exempt from access specifications, provided that such areas do not interrupt the accessible route through the remainder of the unit. However, split -level entries or areas will need ramps or other means of providing an accessible route. (b) Multistory dwelling units in buildings with elevators. For multistory dwelling units in buildings with elevators, the final Guidelines specify that only the story served by the building elevator must comply with the accessible features for dwelling units required by the Fair Housing Act. The other stories of the multistory dwelling units are exempt from access specifications, provided that the story of the unit that is served by the building elevator (1) is the primary entry to the unit; (2) complies with Requirements 2 through 7 with respect to the rooms located on the entry /accessible level; and (3) contains a bathroom or powder room which complies with Requirement 7. (c) Thresholds at patio, deck or balcony doors. The final Guidelines provide that exterior deck, patio, or balcony surfaces should be not more • Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations 9473 than 'Fs inch below the floor level of the interior of the dwelling unit. unless they are constructed of impervious materials such as concrete, brick or flagstone, in which case the surface should be no more than 4 inches below the floor level of the interior dwelling units, unless the local building code requires a lower drop. This provision and the following provision were included in order to minimize the possibility of interior water damage when exterior surfaces are constructed of impervious materials. (d) Outside surface at entry door. The final Guidelines also provide that at the primary entry door to dwelling units with direct exterior access, outside landing surfaces constructed of impervious materials such as concrete, brick. or flagstone should be no more than l it inch below the interior of the dwelling unit. The Guidelines further provide that the finished surface of this area, located immediately outside the entrj door, may be sloped for drainage, but the sloping may be no more than Vs inch per foot. (3) Usable bathrooms. The final Guidelines provide two alternative sets of specifications for making bathrooms accessible in accordance with the Act's requirements. The Act requires that an accessible or "usable" bathroom is one which provides sufficient space for an individual in a wheelchair to maneuver about. The two sets of specifications provide different approaches as to how compliance with this maneuvering space requirement may be achieved. The final Guidelines for usable bathrooms also provide that the usable bathroom specifications (either set of specifications) are applicable to powder rooms (Le., a room with only a toilet and a sink) when the powder room is the cnly toilet facility on the accessible level of a covered multistory dwelling unit. The details about, and the reasons for these modifications, and additional minor technical modifications made to certain design specifications cf the Option One guidelines, are discussed' more fully in the section -by- section analysis which appear later in this preamble. Principal features of the Option One guidelines that were not changed in the fiat Guidelines include the following. (1) Accessible entrance and an accessible route. The Option One guidelines for these two requirements remain unchanged in the final • Guidelines. (2) Accessible and usable public and common use areas. The Option One guidelines for public and common use areas remain unchanged in the final Guidelines. (3) Door within individual dwelling units. The final Guidelines recommend that doors intended for user passage within individual dwelling units have a clear opening of at least 32 inches nominal width when the door is open 90 degrees. (4) Doors to public and common use areas. The final Guidelines continued to provide that on accessible routes in public and common use areas, and for primary entry doors to covered units doors that comply with ANSI 4.13 meet the Act's requirement for "usable" doors. (4) Thresholds at exterior doors. Subject to the exceptions for thresholds and changes in level at exterior areas constructed of impervious materials,'the final Guidelines continue to specify that thresholds at exterior doors, including sliding door tracks, be no higher than' inch. (5) Reinforced walls for grab bars. The final Guidelines for bathroom wall reinforcement remains essentially unchanged from the Option One guidelines. The only change made to these guidelines has been to subject powder rooms to the reinforced wall requirement when the powder room Is the only toilet facility on the accessible floor of a covered multistory dwelling unit. The text of the final Guidelines follows the Preamble, which includes a discussion of the public comments received on the proposed guidelines, and the section -by- section analysis referenced above. The design specification presented in the Fair Housing Accessibility Guidelines provide technical guidance to builders and developers in complying with the specific accessibility requirements of the Fair Housing Amendments Act of 1988. The Guidelines are Intended to provide a safe harbor for compliance with the accessibility requirements of the Fair Housing Amendments Act, as implemented by 24 CFR 100.205 of the Department's Fair Housing regulations. The Guidelines are not mandatory, Additionally, the Guidelines do not prescribe specific requirements which must be met, and which, if not met. would constitute unlawful discrimination under the Fair Housing Amendments Act. Builders and developers may choose to depart from the Guidelines, and seek alternate ways to demonstrate that they have met the requirements of the Fair Housing Act. 1I. Statutory and Regulatory Background Title VIII of the Civil Rights Act of 1988 makes it unlawful to discriminate in any aspect relating to the sale, rental or financing of dwellings. or in the provision of brokerage services or facitlties in connection with the sale or rental of a dwelling, because of race, color, religion, sex or national origin. The Fair Housing Amendments Act of 1988 (Pub. L. 100 -430, approved September 13, 1988) (Fair Housing Act or the Act) expanded coverage of title VIII (42 U.S.C. 3601-3620) to prohibit discriminatory housing practices based on handicap and familial status. As amended. section 804(f)(3)(C) of the Act provides that unlawful discrimination includes a failure to design and construct covered multifamily dwellings for first occupancy after March 13, 1991 (30 months after the date of enactment in accordance with certain accessibility requirements. The Act defines "covered multifamily dwellings" as "[a) buildings consisting of 4 or more units if such buildings have one or more elevators; and (b) ground floor units in other buildings consisting of 4 or more units" (42 U.S.C. 3604). The Act makes it unlawful to fail to design and construct covered multifamily dwellings so that: (1) Public use and common use portions of the dwellings are readily accessible to and usable by persons with handicaps; (2) All doors within such dwellings which are designed to allow passage into and within the premises are sufficiently wide to allow passage by persons in wheelchairs; and (3) All premises within such dwellings contain the following features of adaptive design: (a) An accessible route into and through the dwelling; (b) Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations. (c) Reinforcements in bathroom walls to allow later installation of grab bars; and (d) Usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space. The Act provides that compliance with (1) the appropriate requirements of the American National Standard for Buildings and Faciilties -- Providing Accessibility and Usability for Physically Handicapped People (commonly cited as "ANSI A117.1 "), or (2) with the laws of a State or unit of general local government. that has incorporated into such laws the accessibility requirements of the Act, shall be deemed to satisfy the accessibility requirements of the Act. (See section 804(0(4) and (5)(A).) The Act also provides that the Secretary of the Department of Housing and Urban 9474 Federal Register / Development shall provide technical assistance to States and units of local government and other persons to implement the accessibility requirements of the Act. (See section 804(i)(5)(C).) Congress believed that the accessibility provisions of the Act would (1) facilitate the ability of persons with handicaps to enjoy full use of their homes without imposing unreasonable requirements on homebuilders, landlords and non - handicapped tenants; (2) be essential for equal access and to avoid future de facto exclusion of persons with handicaps; and (3) be easy to incorporate in housing design and construction. Congress predicted that compliance with these minimal accessibility design and construction standards would eliminate many of the barriers which discriminate against persona with disabilities in their attempts to obtain equal housing opportunities. (See H.R. Rep. No. 711, 100th Cong. 2d Sess. 27 -28 (1988) ( "House Report").) The Fair Housing Act became effective on March 12, 1989. The Department implemented the Act by a final rule published January 23, 1989 (54 FR 3232), and which became effective on March 12, 1989. Section 100.205 of that rule incorporates the Act's design and construction requirements, including the requirement that multifamily dwellings for first occupancy after March 13, 1991 be designed and constructed In accordance with the Act's accessibility requirements. The final rule clarified which multifamily dwellings are subject to the Act's requirements. Section 100.205 provides, in paragraph (a), that covered multifamily dwellings shall be deemed to be designed and constructed for first occupancy on or before March 13. 1991, if they are occupied by that date, or if the last building permit or renewal thereof for the covered multifamily dwellings Is issued by a State, County or local government on or before January 13, 1990. The Department selected the date of January 13, 1990 because it is fourteen months before March 13. 1991. Based on data contained in the Marshall Valuation Service, the Department found that fourteen months represented a reasonable median construction time for multifamily housing projects of all sizes. The Department chose the issuance of a building permit as the appropriate point in the building process because such Permits are issued in writing by governmental authorities. The issuance of a building permit has the advantage of being a clear and objective standard. In addition, any project that actually ol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations 1111•1•1•11:11111E•11■111. 41•1110 achieves first occupancy before March 13, 1991 will be judged to have met this standard even if the last building permit or renewal thereof was issued after January 13, 1990 (55 FR 3251). Section 110.205 of the final rule also incorporates the Act's provisions that compliance with the appropriate requirements of ANSI A117.1, or with State or local laws that have incorporated the Act's accessibility requirements, suffices to satisfy the accessibility requirements of the Act as codified in § 100.205. In the preamble to the final rule, the Department stated that it would provide more specific guidance on the Act's accessibility requirements in a notice of proposed guidelines that would provide a reasonable period for public comment on the guidelines. III. Proposed Accessibility Guidelines On August 2, 1989, the Department published in the Federal Register an advance notice of intention to develop and publish Fair Housing Accessibility Guidelines (54 FR 31856). The purpose of this document was to solicit early comment from the public concerning the content of the Accessibility Guidelines, and to outline the Department's procedures for their development. To the extent practicable, the Department considered all public comments submitted in response to the August 2, 1989 advance notice in its preparation of the proposed accessibility guidelines. On June 15, 1990, the Department published proposed Fair Housing Accessibility guidelines (55 FR 24370). The proposed guidelines presented, and requested public comment on, three options for accessible design: (1) Option one (Option One) provided guidelines developed by the Department with the assistance of the Southern Building Code Congress International (SBCCI), and incorporated suggestions received in response to the August 2, 1989 advance notice; • (2) Option two (Option Two) offered guidelines developed by the National Association of Horne Builders (NAHB) and the National Coordinating Council on Spinal Cord Injuries (NCCSCI); and (3) Option three (Option Three) offered "adaptable accommodations" guidelines, an approach that provides for identification of certain features in dwelling units that could be made accessible to people with handicaps on a case -by -case basis. In the June 15, 1990 notice of proposed guidelines, the Department recognized that projects then being designed, in advance of publication of the final Guidelines may not become available for occupancy until after March 13, 1991. The Department advised that efforts to comply with the proposed guidelines, Option One, in the design of projects which would be completed before issuance of the final Guidelines, would be considered as evidence of compliance with the Act in connection with the Department's investigation of any complaints. Following publication of the June 15, 1990 notice, the Department received a number of inquiries concerning whether certain design and construction activities in connection with projects likely to be completed before issuance of final Guidelines would be considered by the Department to be in compliance with the Act. In order to resolve these questions, the Department, on August 1, 1990, published in the Federal Register a supplementary notice to the proposed guidelines (55 FR 31191). In the supplementary notice, the Department advised that it only would consider efforts to comply with the proposed guidelines, Option One, as evidence of compliance with the Act. The Department stated that evidence of compliance with the Option One guidelines, under the circurstances described In the supplementary notice, would be a basis for determination that there is no reasonable cause to believe that a discriminatory housing practice under section 8040(3) has occurred, or Is about to occur in connection with the Investigation of complaints filed with the Department relating to covered multifamily dwellings. The circumstances described in the August 1, 1990 supplementary notice that the Department found would be In compliance with the Act, were limited to: (1) Any covered multifamily dwellings which are designed in accordance with the Option One guidelines, and for which construction is completed before publication of the final Fair Housing Accessibility Guidelines; and (2) Any covered multifamily dwellings which have been designed in accordance with the Option One guidelines, but for which construction is not completed by the date of publication of the final Guidelines provided: (a) Construction begins before the final Guidelines are published; or (b) A building permit is issued less than 60 days after the final Guidelines are published. On September 7, 1990, the Department published for public comment a Preliminary Regulatory Impact Analysis on the Department's assessment of the economic impact of the Guidelines, as implemented by each of the three design options then under consideration (55 FR 37072- 37129). Federal Register / Vol, 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations 9475 IV. Public Comments and Commenters The proposed guidelines provided a 90-day period for the submission of comments by the public, ending September 13, 1990. The Department received 582 timely comments. In addition, a substantial number of comments were received by the Department after the September 13, 1990 deadline. Although those comments were not timely filed, they were reviewed to assure that any major issues raised had been adequately addressed in comments that were received by the deadline. Each of the timely comments was read, and a List of all significant issues raised by those comments was compiled. All these issues were considered in the development of the final Guidelines. Of the 562 comments received, approximately 200 were from disability advocacy organizations, or units of State or local government concerned with disability issues. Sixty -eight (68) additional commenters identified themselves as members of the disability community; 61 commenters identified themselves as individuals who work with members of the disability community (e.g., vocational or physical therapists or counselors), or who have family members with disabilities; and 98 commenters were members of the building industry, including architects, developers, designers, design consultants, manufacturers of home building products, and rental managers. Approximately 292 commenters supported Option One without any recommendation for change An additional 155 commenters supported Option One, but recommended changes to certain Option One design standards. Twenty -six (26) commenters supported Option Two, and 10 commenters supported Option Three. The remaining commenters submitted questions, comments and recommendations for changes on certain design features of one or more of the three options, but expressed no preference for any particular option. or, alternatively, recommended final guidelines that combine features from two or all thrce of the options. The C;n menters The commenters Included several national, State and local organizations and agencies, private firms, and individuals that have been involved in the development of State and local accessibility codes. These commenters offered valuable information. Including copies of State and local accessibility codes, on accesibility design standards. These commenters included: the Southern Building Code Congress International (SBCCI); the U.S. Architectural and Transportation Barriers Compliances Board (ATBCB); the Building Officials & Code Administrators International, Inc. (BOCA); the State of Washington Building Code Council; the Seattle Department of Construction and Land Use; the Barrier -free Subcode Committee of the New Jersey Uniform Construction Code Advisory Board; the Department of Community Planning, Housing and Department of Arlington County, Virginia; the City of Atlanta Department of Community Development, Bureau of Buildings; and members of the Department of ' Architecture, the State of University of New York at Buffalo. In addition to the foregoing organizations, a number of the commenters from the building industry submitted detailed comments on the proposed guidelines. The commenters also included a number of disability organizations, several of which prepared detailed comments on the proposed guidelines. The comments of two disability organizations also were submitted as concurring comments by many individuals and other disability advocacy organizations. These two organizations are the Disability Rights Education & Defense Fund, and the Consortium for Citizens with Disabilities (CCD). The CCD represents the following organizations: the Association for Education and Rehabilitation of the Blind and Visually Impaired, Association for Retarded Citizens of the United States, International Association of Psychological Rehabilitation Facilities, National Alliance for the Mentally I11, National Association of Protection and Advocacy Systems, National Association of Developmental Disabilities Councils, National Association of State Mental Health Program Directors, National Council of Community Mental Health Centers, National Head Injury Foundation. National Mental Health Association, United Cerebral Palsy Associations. Inc. Both the Disability Rights Education and Defense Fund and the CCD were strongly supportive of Option One. A coalition of 20 organizations (Coalition), representing both the building industry and the disability community, also submitted detailed comments on the proposed guidelines. The members of the Coalition include: American Institute of Architects, American Paralysis Association, American Resort and Residential Development Association. American Society of Landscape Architects, Apartment and Office Building Association, Association of Home Appliance Manufacturers. Bridge Housing Corporation, Marriott Corporation, Mortgage Bankers Association, National Apartment Association, National Assisted Housing Management Association, National Association of Home Builders'(NAHB), National Association of Realtors, National Association of Senior Living Industries, National Conference of States on Building Codes and Standards, National Coordinating Council on Spinal Cord Injury (NCCSCI), National Leased Housing Association. National Multi Housing Council, National Organization on Disability, and the Paralyzed Veterans of America. The commenters also included U.S. Representatives Don Edwards, Barney Frank and Hamilton Fish. Jr., who advised that they were the primary sponsors of the Fair Housing Act, and who expressed their support of Option One. Comments on the Three Options In addition to specific issues and questions raised about the design standards recommended by the proposed guidelines, a number of commenters simply submitted comments on their overall opinion of one or more of the options. Following is a summary of the opinions typically expressed on each of the options. Option One. The Option One guidelines drew a strong reaction from commenters. Supporters stated that the Option One guidelines provided a faithful and clearly stated interpretation of the Act's intent. Opponents of Option One stated that its design standards would increase housing costs significantly —for everyone. Several commenters who supported some features of Option One were concerned that adoption of Option One in its entirety would escalate housing costs. Another frequent criticism was that Option One's design guidelines were to complex and cumbersome. Option Two. Supporters of Option Two state that this option presented a reasonable compromise between Option One and Option Three. Supporters stated that the Option Two guidelines provided more design flexibility than the Option One guidelines, and that this flexibility would allow builders to deliver the required accessibility features at a lower cost. Opponents of Option Two stated that this option allowed builders to circumvent the Act's intent with respect to several essential accessibility features. 9476 • Federadlltegister / ' Vol. 5B, .14o).44 '/ Wednesdii', March' B, 1 / Rules land Regulations' ' Option Three. Supporters of Option Three stated that Option Three presented the best method of achieving the accessibility objectives of the Act, at the lowest possible cost. Supporters stated that Option Three would contain housing costs, because design adaptation only would be made to those units which actually would be occupied by a disabled resident, and the adaptation would be tailored to the specific accessibility needs of the individual tenant. Opponents of Option Three stated that this option. with its "add -on" approach to accessibilty, was contrary to the Act's intent. which, the commenter claimed, mandates accessible features at the time of construction. Comments on the Costs of Implementation In addition to the comments on the specific features of the three design options, one of the issues most widely commented upon was the cost of compliance with the Act's accessibility requirements, as implemented by the Guidelines. Several commenters disputed the Department's estimate of the cost of compliance, as presented in the Initial Regulatory Flexibility Analysis, published with the proposed guidelines on June 15, 1990 (55 FR 24384- 24385), and in the Preliminary Regulatory Impact Analysis published on September 7, 1990 (55 FR 37072- 37129). The Department's response to these comments is discussed in the Final Regulatory Impact Analysis, which is available for public inspection during regular business hours in the Office of the Rules Docket Clerk, room 10278, Department of Housing and Urban Development, 451 Seventh Street, SW., Washington, DC 20410-0500. V. Discussion of Principal Public Comment Issues, and Section -by- Section Analysis of the Final Guidelines. The following presents a discussion of the principal issues raised by the commenters, and the Department's response to each issue. This discussion includes a section -by- section analysis of the final Guidelines that addresses many of the specific concerns raised by the coramenter, and highlights the differences between the proposed Option One guidelines and the final Guidelines. Comments related to issues outside the purview of the Guidelines, but related to the Act (e.g.. enforcement procedures. statutory effective date), are discuased in the final section of the preamble under the preamble heading "Discussion of Comments on Related Fair Housing Issues ". 1. Discussion of General Comments on the Guidelines ANSI Standard Comment. Many commenters - expressed their support for the ANSI Standard as the basin for the Act's Guidelines, because ANSI is a familiar and accepted accessibility standard. Response. In developing the proposed and final Guidelines, the Department was cognizant of the need for uniformity, and of the widespread application of the ANSI Standard. The original ANSI A117.1, adopted in 1981, formed the technical basis for the fist accessibility standards adopted by the Federal Government. and most State governments. The 1980 edition of that standard was based on research funded by the Department. and became the basis for the Uniform Federal Accessibility Standards (UFAS), published in the Federal Register on August 4, 1984 (47 FR 33882). The 1980 edition also was generally accepted by the private sector, and was ' recommended for use in State and local building codes by the Council of American Building Officials. Additionally, Congress, in the Fair Housing Act, specifically referenced the ANSI Standard. thereby encouraging utilization of the ANSI Standard as guidance for compliance with the Act's accessibility requirements. Accordingly, in using the ANSI Standard as a reference point for the Fair Housing Act Accessibility Guidelines, the Department is issuing Guidelines based on existing and familiar design standards, and Is promoting uniformity between Federal accessibility standards, and those commonly used in the private sector. However, the ANSI Standard and the final Guidelines have differing purposes and goals. and they are by no means identical. The purpose of the Guidelines is to describe minimum standards of compliance with the specific accessibility requirements of the Act, Comment. Two commenters suggested that the Department adopt the ANSI Standard as the guidelines for the Fair Housing Act's accessibility requirements, and not issue new guidelines. Response. The Department has incorporated in the Guidelines those technical provisions of the ANSI Standard that are consistent with the Act's accessibility requirements. However, with respect to certain of the Act's requirements, the applicable ANSI provisions impose more stringent design standards than required by the Act. (In the preamble to the proposed rule (55 FR 3251), and again in the preamble to the • proposed guidelines (55 FR 24370), the Department advised that a dwelling unit that complies fully with the ANSI Standard goes beyond what is required by the Fair Housing Act.)'The Department has developed Guidelines for those requirements of the Act where departures from ANSI were appropriate. CommenL A few commenters questioned whether the Department would revise the Guidelines to • correspond to ANSI's periodic update of its standard. - Response. The ANSI Standard is : reviewed at five -year intervals. As the ANSI Standard is revised in the future, the Department intends to review each version, and if appropriate to make revisions to the Guidelines in accordance with any revisions made to the ANSI Standard. Modifications of the Guidelines, whether or not reflective of changes to the ANSI Standard. will be subject to notice and prior public comment.. Comment. A few commenters' requested that the Department republish the ANSI Standard in its entirety in the final Guidelines. Response. The American National Standards Institute (ANSI) is a private, national organization. and is not connected with the Federal Government. The Department received permission from ANSI to print the ANSI Standard in its entirety, as the time of publication of the proposed guidelines (55 FR 24404- 24487), specifically for the purpose of assisting readers of the proposed guidelines In developing timely comments. In the preamble to the proposed guidelines. the Department stated that since it was printing the entire ANSI Standard, as an appendix to the proposed guidelines, the final notice of the Accessibility Guidelines would not include the complete text of the ANSI Standard (55 FR 24371). Copies of the ANSI Standard may be purchased from the American National Standards Institute, 1430 Broadway, New York, NY 10018. Comment. Another commenter requested that the Department confirm that any ANSI provision not cited in the final Guidelines is not necessary for compliance with the Act. Response. In the proposed guidelines, the Department stated that "Where the guidelines rely on sections of the ANSI Standard, the ANSI sections are cited. • * For those guidelines that differ from the ANSI Standard, recommended specifications are provided" (55 FR 24385). The final Guidelines include this statement. and further state that the ANSI sections not cited in the Guidelines have been determined by the Federal Register / Vol. 56, Nu. 44 Department not to be necessary for compliance with the Act's requirements. Bias Toward Wheelchair Users Comment. Two commenters stated that the proposed guidelines were biased toward wheelchair users, and that the Department has erroneously assumed that the elderly arid the physically disabled have similar needs. The commenters stated that the physical problems suffered by the elderly often involve arthritic and back problems, which make bending and stooping difficult Response. The proposed guidelines, and the final Guidelines, reflect the accessibility requirements contained in the Fair Housing Act. These requirements largely are directed toward individuals with mobility impairments, particularly those who require mobility aids, such as wheeichairs, walkers, or crutches. In two of the Act's accessibility requirements, specific reference is made to wheelchair users. The emphasis of the law and the Guidelines on design and construction standards that are ccmpatible with the needs of wheelchair users is realistic because the requirements for wheelchair access (e.g., wider doorways) are met more easily at the construction stage. (See House Report at 27.) Individuals with nonmobility impairments more easily can be accommodated by later nonstructural adaptations to dwelling units. The Fair Housing Act and the Fair Housing regulations assure the right of these individuals to make such later adaptations. (See section 804(f)(3)(A) of the Act and 24 CFR 100.203 of the regulations. See also discussion of adaptations made to units in this preamble under the heading "Costs of Adaptation" in the section entitled "Discussion of Comrnents on Related Fair Housing Issues ".) Compliance Problems Due to Lack of Accessibility Guidelines Comment. A number of commenters from the building industry attributed difficulty in meeting the Act's March 13, 1991 compliance deadline. in part, to the lack of accessibility guidelines. The commenters complained about the time that it has taken the Department to publish proposed guidelines, and the additional time it has taken to publish final Guidelines. Response. The Department acknowledges that the development and issuance of final Fair Housing Accessibility Guidelines has been a time - consuming process. However, the building industry has not been without guidance on compliance with the Act's Wednesday, March 8, 1991 / Rules and Regulations accessibility requirements. The Fair Housing Act Identifies the ANSI Standard as providing design standards that would achieve compliance with the Act's accessibility requirements. Additionally, in the preamble to both the proposed and final Fair Housing rule, and in the text of §100.205, the Department provided examples of how certain of the Act's accessibility requirements may be met. (See 53 FR 45004 - 45005, 54 FR 3249 -3252 (24 CFR Ch. I, Subch. A, App. I. at 583 - 588 (1990)), 24 CFR 100.205.) The delay in publication of the final Guidelines has resulted, in part. because of the Department's pledge, at the time of publication of the final Fair Housing regulations, that the public would•be provided an opportunity to comment on the Guidelines (54 FR 3251, 24 CFR Ch. I, Subch. A, at 585 -586 (1990)). The delay in publication of the final Guidelines also is attributable in part to the Department's effort to develop Guidelines that would (1) ensure that persons with disabilities are afforded the degree of accessibility provided for in the Fair Housing Act, and (2) avoid the imposition of unreasonable ' requirements on builders. Comment. Two commenters requested that interim accessibility guidelines should be adopted for projects "caught in the middle ", i.e. those projects started before publication of the final Guidelines. Response. The preamble to the June 15, 1990 proposed guidelines and the August 1, 1990 supplementary notice directly addressed this issue. In both documents, the Department recognized that projects being designed in advance of publication of the Guidelines may not become available for occupancy until after March 13, 1991. The Department advised that efforts to comply with the Option One guidelines. in the design of projects that would be completed before issuance of the final Guidelines, would be considered as evidence of compliance with the Act in connection with the Department's investigation of any complaints. The August 1, 1990 supplementary notice restated the Department's position on compliance with the Act's requirements prior to publication of the final Guidelines, and addressed what "evidence of compliance" will mean in a complaint situation. Conflict with Historic Preservation Design Codes Comment. Two commenters expressed concern about a possible conflict between the Act's accessibility requirements and local historic preservation codes (including 9477 compatible design requirements). The commenters stated that their particular concerns are: (1) The conversion of warehouse and commercial space to dwelling units: and (2) new housing construction on vacant lots in historically designated neighborhoods. Response. Existing facilities that are converted to dwelling units are not subject to the Act's accessibility requirements. Additionally, alteration, rehabilitation or repair of covered multifamily dwellings are not subject to the Act's accessibility requirements. The Act's accessibility requirements only apply to new construction. With respect to new construction in neighborhoods subject to historic codes, the Department believes that the Act's accessibility requirements should not conflict with, or preclude building designs compatible with historic preservation codes. Conflict with Local Accessibility Codes Comment. Several commenters inquired about the appropriate course of action to follow when confronted with a conflict between the Act's accessibility requirements and local accessibility requirements. Response, Section 100.205(1) of the Fair Housing regulations implements section 804(f)(8) of the Act, which provides that the Act's accessibility requirements do not supplant or replace State or local laws that impose higher accessibility standards (53 FR 45005). For accessibility standards, as for other code requirements, the governing principle to follow when Federal and State (or local) codes differ is that the more stringent requirement applies. This principle is equally applicable when multifamily dwellings are subject to more than one Federal law requiring accessibility for persons with physical disabilities. For example, a multifamily dwelling may be subject both to the Fair Housing Amendments Act and to section 504 of the Rehabilitation Act of 1973. Section 504 requires that 5% of units in a covered multifamily dwelling be fully accessible —thus imposing a stricter accessibility standard for those units than would be imposed by the Fair Housing Act. However, compliance only with the section 504 requirements would not satisfy the requirements of the Fair 1-lousing Act, The remaining units in the covered multifamily dwelling would be required to meet the specific accessibility requirements of the Fair Housing Act. Comment. One commenter, the Seattle Department of Construction and Land Use, presented an example of how a local accessibility code that is more 9478 • Federal Register / Vol. 58, 44 / Wednesday, March 6, 1991 ' / Rules and Regulations stringent with respect to some accessibility provisions may interact ' with the Act's accessibility requirements, where they are more stringent with respect to other provisions. The commenter pointed out that the State of Washington is very hilly, and that the State of Washington's accessibility code requires accessible buildings on sites that would be deemed impractical under the Option One guidelines. The commenter stated that the State of Washington's accessibility code may require installation of a ramp, and that the ramp may then create an accessible entrance for the ground floor, making it subject to the Act's accessibility requirements. The commenter asked that. since the project was not initially subject to the Act's requirements, whether the creation of an accessible ground floor in accordance with the State code provisions would require all units on the ground floor to be made accessible in accordance with the Fair Housing AcL (The State of Washington's accessibility code would require only a percentage of the units to be accessible.) Response. The answer to the commenter's question is that a nonelevator building with an accessible entrance on an accessible route is required to have the ground floor units designed and constructed in compliance with the Act's accessibility requirements. This response is consistent with the principle that the stricter accessibility requirement applies, Design Guidelines for Environmental Illness Comment. Twenty-three (23) commenters advised the Department that many Individuals are disabled because of severe allergic reactions to cerrtain chemicals used in construction. and in construction materials. These commenters requested that the Department develop guidelines for constructing or renovating housing that are sensitive to the problems of individuals who suffer from these allergic reactions (commonly referred to as environmental illnesses). These conunenters further advised that, as of February 1985, the Social Security Administration lists as a disability "Environmental Illness" (P.O.M.S. Manual No. 24515.065). Response. The Guidelines developed by the Department are limited to providing guidance relating to the specific accessibility requirements of the Fair Housing Act. As discussed above, under the preamble heading "Bias Toward Wheelchair Users," the Act's requirements primarily are directed to providing housing that is accessible to individuals with mobility impairments. There is no statutory authority for the Department to create the type of design and construction standards suggested by the commenters. Design Guidelines for the Hearing and Visually- Impaired Comment. Several commenters stated that the proposed guidelines failed to provide design features for people with hearing and visual impairments. These commenters stated that visual and auditory design features must be included in the final Guidelines. Response. As noted in the response'to the preceding comment, the Department is limited to providing Guidlines for the specific accessibility requirements of the Act. The Act does not require fully accessible individual dwelling units, For individual dwelling units, the Act • requires the following: Doors sufficiently wide to allow passage by handicapped persona in wheelchairs; accessible route into and through the dwelling unit; light switches; electrical outlets, thermostats, and other environmental controls in accessible locations; reinforcements in bathroom walls to allow later installation of grab bars; and usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space. To specify visual and auditory design features for indlvidual•dwelling units would be to recommend standards beyond those necessary for compliance with the Act. Such features were among those identified in Congressional statements discussing modifications that would be made by occupants. The Act, however, requires public and common use portions of covered multifamily dwellings to be "readily accessible to and usable by handicapped persons." The more comprehensive accessibility requirement for public and common use areas of dwellings necessitates a more comprehensive accessibility standard for these areas. Accordingly, for public and common use areas, the final Guidelines recommend compliance with the appropriate provisions of the ANSI Standard. The ANSI Standard for public and common use areas specifies certain design features to accommodate people with hearing and visual impairments. Guidelines as Minimum Requirements Comment. A number of commenters requested that the Department categorize the final Guidelines as minimum requirements, and not as performance standards, because "recommended" guidelines are less effective in achieving the objectives of the Act. Another commenter noted that a safe harbor provision becomes a de facto minimum requirement, and that It should therefore be referred to as a minimum requirement Response. The Department has not categorized the final Guidelines as either performance standards or minimum requirements. The minimum accessibility requirements are contained in the Act. The Guidelines adopted by the Department provide one way in which a builder or developer may achieve compliance with the Act's accessibility requirements. There are other ways to achieve compliance with the Act's accessibility requirements, as for example, full compliance with ANSI A117.1. Given this fact, it would be inappropriate on the part of the Department to constrain designers by presenting the Fair Housing Accessibility Guidelines as minimum requirements. Builders and developers should be free to use any reasonable design that obtains a result consistent with the Act's requirements. . Accordingly, the design specifications presented in the final Guidelines are appropriately referred to as . - ; . "recommended guidelines ". It is true, however, that compliance with the Fair Housing Accessibility • Guidelines will provide builders with a safe harbor. Evidence of compliance with the Fair Housing Accessibility Guidelines adopted by this notice shall be a basis for a determination that there is no reasonable cause to believe that a discriminatory housing practice under section 804(f)(3) has occurred or is about to occur in connection with the investigation of complaints filed with the Department relating to covered multifamily dwellings, National Accessibility Code Comment. Several commenters stated that there are too many accessibility codes —ANSI, UFAS, and State and local accessibility codes. These commenters requested that the Department work with the individual States to arrive at one national uniform set of accessibility guidelines. Response. There is no statutory authority to establish one nationally uniform set of accessibility standards. The Department is in agreement with the commenters' basic theme that increased uniformity in accessibility standards is desirable. In furtherance of this objective, the Department has relied upon the ANSI Standard as the design basis for the Fair Housing Accessibility Guidelines. The Department notes that the ANSI Standard also serves as the design basis for the Uniform Federal Federal Register / Vol. 56, No. 44 / W eunesda; , :vfarch 6. 1991 / Rules and Regulations 9479 Accessibility Standards (UFAS), the Minimum Guidelines and Requirements for Accessible Design (MGRAD) issued by the U.S. Architectural and Transportation Barriers Compliance Board, and many State and local government accessibility codes. One Set of Design Standards Comment. A number of commenters objected to the fact that the proposed guidelines included more than one set of design standards, The commenters stated that the final Guidelines should present only one set of design standards so as not to weaken the Act's accessibility requirements. Response. The inclusion of options for accessibility design in the proposed guidelines was both to encourage a maximum range of public comment. and to illustrate that there may be several ways to achieve compliance with the Act's accessibility requirements. Congress made clear that compliance with the Act's accessibility standards did not require adherence to a single set of design specifications. In section 304(f)(4) of the Act, the Congress stated that compliance with the appropriate requirements of the ANSI Standard suffices to satisfy the accessibility requirements of the Act. In House Report No, 711, the Congress further stated as follows: However this section (section 804(1)(4)) Is not intended to require that designers follow this standard exclusively, for there may be other local or State standards with which. compliance Is required or there may be other creative methods of meeting these standards. (House Report at 27) Similarly, the Department's Guidelines are not the exclusive standard for compliance with the Act's accessibility requirements. Since the Department's Guidelines are a safe harbor, and not minimum requirements, builders and developers may follow alternative standards that achieve compliance with the Act's accessibility requirements. This policy is consistent with the intent of Congress, which was to encourage creativity and flexibility in meeting the requirements of the Act. R.liance on Preamble to Guidelines Cot: m::it. One commenter asked whether the explanatory information in the background section of the final Guidelines may be relied upon, and deemed to have the same force and effect as the Guidelines themselves. Response. The Fair Housing Accessibility Guidelines are —as the name indicates —only guidelines, not regulations or minimum requirements. The Guidelines consist of recommended design specifications for compliance with the specific accessibility requirements of the Fair Housing Act. The final Guidelines provide builders with a safe harbor that, short of specifying all of the provisions of the ANSI Standard, illustrate acceptable . methods of compliance with the Act. To the extent that the preamble to the Guidelines provide clarification on certain provisions of the Guidelines, or illustrates additional acceptable methods of compliance with the Act's requirements, the preamble may be relied upon as additional guidance. As noted in the "Summary" portion of this document, the preamble to the Guidelines will be codified in the 1991 edition of the Code of Federal Regulations as Appendix III to the Fair' Housing regulations (24 CFR Ch. I. Subch. A, App. III.): "User Friendly" Guidelines Comment. A number of commenters criticized the proposed guidelines for being too complicated, too ambiguous. and for requiring reference to a number of different sources. These commenters requested that the final Guidelines be clear, concise and "user friendly ". One commenter requested that the final Guidelines use terms that conform to terms used by each of the three major building code organizations: the Building Officials and Code Administrators International, Inc. (BOCA); the International Conference of Building Officials (ICHO), and the Southern Building Code Congress International (SBCCI), Response. The Department recognizes that the Accessibility Guidelines include several highly technical provisions. In drafting the final Guidelines, the Department has made every effort to explain these provision° as clearly as possible, to use technical and building terms consistent with the terms used by the major building code organizations, to define terms clearly, and to provide additional explanatory information on certain of the provisions of the Guidelines. 2. Soction-by- Section Analysis of Final Guidelines The following presents a section -by- section analysis of the final Guidelines. The text of the final Guidelines is organized into five sections. The first four sections of the Guidelines provide background and explanatory information on the Guidelines. Section 1. the Introduction, describes the purpose, scope and organization of the Guidelines. Section 2 defines relevant terms used. Section 3 reprints the text of 24 CFR 100.205, which implements the Fair Housing Act's accessibility requirements, and Section 4 describes the application of the Guidelines. Section 5, the final section. presents the design specifications recommended by the Department for meeting the Act's accessibility requirements, as codified in 24 CFR 100.205. Section 5 is subdivided into seven areas, to address each of the seven areas of accessible design required by the Act. The following section -by- section analysis discusses the comments received on each of the sections of the proposed Option One Guidelines, and the Department's response to these comments. Where no discussion of comments is provided tn:der a section heading, no comments were received on this section. Section 1. Introduction Section 1, the Introduction, describes the purpose, scope and organization of the Fair Housing Accessibility Guidelines. This section also clarifies that the accessibility guidelines apply only to the design and construction requirements of 24 CFR 100.205, and do not relieve persons participating In a federal or federally- assisted program or activity from other requirements, such as those required by section 504 of the Rehabilitation Act of 1973 (29 U.S.C. 794), or the Architectural Barriers Act of 1968 (42 U.S.C. 4151 - 4157). (The design provisions for those laws are found at 24 CFR Part 8 and 24 CFR Part 40, respectively.) Additionally, section 1 explains that only those sections of the ANSI Standard cited in the Guidelines are required for compliance with the accessibility requirements of the Fair Housing Act. Revisions to section 1 reflect the Department's response to the request of several commenters for further clarification on the purpose and scope of tha Guidelines. Section 2. Definitions This section incorporates appropriate definitions from § 100.201 of the Department's Fair Housing regulations, and provides additional definitions for terms used in the Guidelines. A number of comments were rereived on the definitions. Clarifications were made to certain definitions, and additional terms were defined. New terms defined in the final Guidelines include: adaptable, cssistive device, ground floor. loft, multistory dwelling unit, single -story dwelling unit, and story. The inclusion of new definitions reflects the comments received, and also reflects new terms introduced by changes to certain of the Option One design specifications. In several instances. the clarifications of existing definitions, or the new terms 9480 Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations , defined, were derived from definitions of certain terms used by one or more of . ' he major building code organizations. 1 , : lomments on specific definitions are iscussed either below or in that portion the preamble under the particular • section heading of the Guidelines in which these terms appear. Accessible Comment. A number of commenters stated that the Department used the terms "accessible" and "adaptable" interchangeably, and requested clarification of the meaning of each. The commenters noted that, under several State building codes. these terms denote different standards for compliance. The commenters requested that if the Department intends these two terms to have the same meaning, this should be clearly stated in the final Guidelines, and, if the terms have different meanings, "adaptable" should also be defined. Response. The Department's use of the terms "adaptable" and "accessible" in the preamble to the proposed guidelines generally reflected Congress' use of the terms In the text of the Act, and in the House and Senate conference reports. However, to respond to commenters' concerns about the distinctions between these terms, the Department has included a definition of "adaptable dwelling units" to clarify the meaning of this term, within the context of the Fair Housing Act. In the final Guidelines, "adaptable dwelling units ", when used with respect to covered multifamily dwellings, means dwelling units that include features of adaptable design specified in 24 CFR 100.205(c) (2)-(3). The Fair Housing Act refers to design features that include both the minimal "accessibility" features required to be built into the unit. and the "adaptable" feature of reinforcement for bathroom walls for the future installation of grab bars. Accordingly, under the Fair Housing Act, an "adaptable dwelling unit" is one that meets the minimal accessibility requirements specified in the Act (i.e., usable doors, an accessible route, accessible environmental controls, and usable kitchens and bathrooms) and the "adaptable" structural feature of reinforced bathroom walls for later installation of grab bars. Assistive Device Comment. Several commenters requested that we define the phrase "assistive device." Response. " Assistive device" means an aid. tool, or instrument used by a person with disabilities to assist in activities of daily living. Examples of assistive devices include tongs, knob turners, and oven rack pusher /pullers. A definition for "assistive device" has been included in the final Guidelines. Bathroom In response to the concern of several commenters, the Department has revised the definition of "bathroom" In the final Guidelines to clarify that a bathroom includes a "compartmented" bathroom. A compartmented bathroom is one in which the bathroom fixtures are distributed among interconnected rooms. The fact that bathroom facilities may be located In Interconnecting rooms does not exempt this type of bathroom from the Act's accessibility requirements. This clarification, and minor editorial changes, were the only revisions made to the definition of "bathroom ". Other comments on this term were as follows: Comment. Several commenters requested that the Department reconsider its definition of "bathroom ", to include powder rooms, i.e., rooms with only a toilet and sink. These commenters stated that persons with disabilities should have access to all bathrooms in their homes, not only full bathrooms. One commenter believed that, unless bathroom was redefined to include single- or two - fixture facilities, some developers will remove a bathtub or shower from a proposed second full bathroom to avoid having to make the second bathroom accessible, The commenter suggested that bathroom be redefined to include any room containing at least two of the possible bathroom fixtures (toilet, sink, bathtub or shower). Response. In defining "bathroom" to include a water closet (toilet), lavatory (sink), and bathtub or shower, the Department has followed standard dictionary usage, as well as Congressional intent. Congressional statements emphasized that the Act's accessibility requirements were expected to have a minimal effect on the size and design of dwelling units. In a full -size bathroom, this can be achieved. To specify space for wheelchair maneuvering in a powder room would. in most cases, require enlarging the room significantly. However, a powder room would be subject to the Act's accessibility requirements if the powder room is the only toilet facility on the accessible level of a covered multistory dwelling unit. Additionally, it should be noted that doors to powder rooms (regardless of the location of the powder room), like all doors within dwelling units, are required by the Act to be wide enough for wheelchair passage. Some powder rooms may, in fact, be usable by persons in wheelchairs. Comment. One commenter requested that the final Guidelines provide that a three - quarters bathroom (water closet, lavatory and shower) would not be subject to the accessibility requirements — specifically, the requirement for grab bar reinforcement. Response. The Fair Housing Act requires reinforcements in bathroom walls to allow for later installation of grab bars at toilet. bathtub or shower, if provided. Accordingly, the Fair Housing regulations specifically require reinforcement in bathroom walls to allow later installation of grab bars around the shower, where showers are provided. (See 24 CFR 100.205(c)(3)(iii).) Building Comment. One commenter suggested that the Department use the term "structure" in lieu of "building ". The commenter stated that, in the building industry, "building" is defined by exterior walls and fire walls, and that an apartment structure of four units could be subdivided into two separate buildings of two units each by inexpensive construction of a firewall. The commenter suggested that the final definition of "building" include the following language: "For the purpose of the Act, firewall separation does not define buildings." Response. The term "building" is the term used in the Fair Housing Act. The Department uses this term in the Guidelines to be consistent with the Act. With respect to the comment on firewall separation. the Department believes that, within the context of the Fair Housing Act, the more appropriate place for the language on firewall separation is in the definition of "covered multifamily dwellings ". Since many building codes in fact define "building" by exterior walls and firewalls, a definition of "building" in the Fair Housing Accessibility Guidelines that explicitly excludes firewalls as a means of identifying a building would place the Guidelines in conflict with local building codes. Accordingly, to avoid this conflict. the Department has clarified the definition of "covered multifamily dwelling" (which is discussed below) to address the issue of firewall separation. Covered Multifamily Dwellings The Department has revised the definition of "covered multifamily dwellings" to clarify that dwelling units within a single structure separated by firewalls do not, for purposes of these Guidelines, constitute separate buildings. Federal Reuter / Vol. 56. No. -l4 l Wednesday, ritarciz 6, 1991 / Rules and itegulauune A number of questions and comments were received on what should, or should not, be considered a covered multifamily dwelling. Several of these comments. requested clarification concerning "ground floor dwelling unite ". These comments generally concluded with a request that the Department define "ground floor" and "ground floor unit ". The Department has included a definition of "ground floor" in the final Guidelines. The Department believes that this definition is sufficiently clear to identify ground floor units, and that therefore a separate definition for "ground floor unit" is unnecessary. Specific questions concerning ground floor unite are discussed below under the heading "Ground Floor ". Comments on other covered multifamily dwellings are as follows: Comment (Garden apartments) One commenterrequested that the Department clarify whether single family attached dwelling units with all living space on one level (Le. garden . units) fall within the definition of covered multifamily dwellings. Response. The Fair Housing Act and its regulations clearly define "covered multifamily dwellings" as buildings consisting of four or more dwelling • • units, if such buildings have one.or more elevators, and ground floor dwelling units in other buildings consisting of four or more dwelling units. Garden apartments located in an elevator building of four or more units are subject to the Act's requirements, If the garden apartment is on the ground floor of a nonelevator building consisting of four or more apartments, and if all living space is on one level. then the apartment is subject to the Act's requirements (unless the building is exempt on the basis of site impracticality). Comment. (Townhouses) Several commenters requested clarification concerning whether townhouses are covered multifamily dwellings. Response. In the preamble to the Fair Housing regulations. the Department addressed this issue. Using an example of a single structure consisting of five two -story townhouses. the Department stated that such a structure is not a covered multifamily dwelling if the building does not have an elevator. because the entire dwelling unit is not on the ground floor. Thus, the first floor of a two -story townhouse in the example is not a ground floor unit. because the entire unit is not on the ground floor. In contrast, a structure consisting of five single -story townhouses would be a covered multifamily dwelling. (See 54 FR 3244:24 CFR Ch. I. Subch. A, App. I at 575-.578 (1990).) Comment. (Units with basements) One commenter asked whether a unit that contains a basement, which provides additional living space. would be viewed as a townhouse, and • therefore exempt from the Act's accessibility requirements. The commenter stated that basements are generally designed with the top of the basement. including the basement entrance, above finished grade, and that basement space cannot be made . accessible without installation of an elevator or a lengthy ramp. Response: If the basement is part of the finished living apace of a dwelling unit, then the dwelling unit will be treated as a multistory unit, and application of the Act's accessibility requirements will be determined as provided in the Guidelines for • Requirement 4. If the basement space is unfinished. then it would not be considered part of the living space of the unit, and the basement would not be subject to the Act's requirements. Attic space would be treated in the same manner. . Dwelling Unit "Dwellfng.unit" is defined as a single. unit of residence for a household of one or more persons. The definition provides a list of examples of dwelling units in order to clarify the types of units that may be .covered by the Fair Housing Act. The examples include condominiums and apartment units in apartment buildings. Several commenters submitted questions on condominiums, and one commenter requested clarification on whether vacation time - sharing unite are subject to the Act's requirements. Their specific comments are as follows: Comment. (Condominiums) A few commenters requested that condominiums be excluded from covered dwelling units because condominiums are comparable to single family homes. The commenter stated that condominiums do not compete in the rental market, but compete in the sale market with single family homes, which are exempt from the Act's requirements. Response. The Fair Housing Act requires ail covered multifamily dwellings for first occupancy after March 13. 1991 to be designed and • constructed in accordance with the Act's accessibility requirements. The Act does not distinguish between dwelling unite in covered multifamily dwellings that are for sale, and dwelling units that are for rent. Condominium units In covered multifamily dwellings U'.WL must comply with the Act's accessibility requirements. Comment. (Cus tom - designed condominium units) Two commenters stated that purchasers of condominium units often request their units to be custom designed. The commenters questioned whether custom- designed units must comply with the Act's accessibility requirements. Another commenter stated that the Department should exempt from compliance those condominium units which are pre -sold, but not yet constructed, and for which owners have expresaly requested designs that are incompatible with the Act's accessibility requirements. Response. The fact that a condominium unit is sold before the completion of construction does not exempt a developer from compliance with the Act's accessibility requirements. The Act imposes affirmative duties on builders and developers to design and construct covered multifamily dwellings for first occupancy after March 13, 1991 in. accordance with the Act's accessibility requirements. These requirements are mandatory for covered multifamily dwellings for first occupancy after March 13.1991. regardless of the ownership status of covered individual dwelling units. Thus, to the extent that . the pre -sale or post -sale construction included features that are covered by the Act (such as framing for doors in pre -sale "shell" construction), they should be built accordingly. Comment. (Vacation timeshare units) One commenter questioned whether vacation timeshare units were. subject to the Act's requirements. The commenter stated that a timeshare unit may be owned by 2 to 51 individuals, each of whom owns, or has the right to use, the unit for a proportionate period of time equal to his or her ownership. Response. Vacation timeshare units , are subject to the Act's accessibility requirements, when the units are otherwise subject to the accessibility requirements. "Dwelling" is defined in 29 CFR 100.20 as "any building. structure, or portion thereof which is occupied as, or designed or intended for occupancy as, a residence by one or more families. and any vacant land which is offered for sale or lease for the construction or location thereon of any such building. structure or portion thereof'. The preamble to the final Fair Housing rule states that the definition of "dwelling: is "broad enough to cover each of the types of dwellings enumerated in the proposed rule: mobile home parks, trailer courts. condominiums, cooperatives, and time- 9482 Federal Register / Vol. 50, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations sharing properties." (Emphasis added.) (See 54 FR 3238, 24 CFR Ch. I, Subch. A. App. I, at 587 (1990).) Accordingly, the fact of vacation timeshare ownership of units in a building does not affect whether the structure is subject to the Act's accessibility requirements. Entrance Comment. One commenter requested clarification an whether "entrance" refers to an entry door to a dwelling unit, or an entry door to the building. Response. As used in the Guidelines, "entrance" refers to an exerior entry door. The definition of "entrance" has been revised in the final Guidelines to clarify this point, and the term "entry" is used instead of "entrance" when referring to the entry into a tent when it is interior to the building. Ground Floor As noted above, under the discussion of covered multifamily dwellings, several commenters requested clarification concerning "ground floor" and "ground floor dwelling unit ". In response to these comments, the Department has included a definition for "ground floor" in the final Guidelines. The Department has incorporated the definition of "ground floor" found in the Fair Housing regulations (24 CFR 100.201), and has expanded this definition to address specific concerns related to implementation of the Guidelines. In the final Guidelines, "ground floor" is defined as follows: "Ground floor" means a floor of a building with a building entrance on an accessible route. A building may have one or more ground floors. Where the first fluor containing dwelling units l.i a building is above grade, all units on that floor must be served by a building entrance on an accessible route. This floor will be considered to be a ground floor. Specific comments concernlna ground floor units are as follows: Comment. (Nonresidential ground floor units) Two commenters advised that, in many urban areas, buildings are constructed without an elevator and with no dwelling unite on the ground floor. The ground floor contains either parking. retail shops, restaurants or offlcec. To bring these buildings into compliance with the Act, one of the commenters recommended that the Department adopt a proposal under consideration by the International Conference of Building Officials (ICAO). The commenter stated that the proposal provides that, in buildings with ground floors occupied by parking and other nonresidential uses, the lowest story containing residential units is considered the ground floor. Another commenter recommended that a building should be exempt from compliance with the Act's requirements if the ground floor is occupied by a non- residential use (including parking). The commenter stated that if an elevator is to be provided to serve the upper residential floors, then the elevator should also serve the ground floor, and access be provided to all the dwelling units. Response. The Department believes that the definition of "ground floor unit" incorporated in the final Guidelines addresses the concerns of the commenters. Comment. (More than one ground floor) One commenter requested guidance on treatment of nonelevatgr garden apartments (i.e., apartment buildings that generally are built on slopes and contain two stories in the front of the building and three stories in the back). The commenter stated that these buildings arguably may be said to have two ground floors. The commenter requested that the Department clarify that, if a building has more than one ground floor, the developer must make one ground floor accessible —but not both —and the developer may choose which floor to make accessible. Another commenter suggested that, in a garden - type apartment building, the floor served by the primary entrance, and which is located at the parking lot level, Is the floor which must be made accessible. Response. In the preamble to the final Fair Housing rule, the Department addressed the issue of buildings with more than one ground floor. (See 54 32.44, 24 CFR Ch. I, Subch. A, App. I at 578 (1990).) The Department stated that if a covered building has more than one floor with a building entrance on an accessible route, then the units on each floor with an accessible building entrance must satisfy the Act's accessibility requirements. (See the discussion of townhouses in nonelevator buildings above.) Handicap Comment. Several commenters requested that the Department avcid use of the terms "handicap" and "handicapped persons ", and replace them with the terms "disability" and "persons with disabilities ". Response. "Handicap" and "handicapped persons" are the terms used by the Fair Housing Act. These terms are used in Guidelines and regulations to be consistent with the statute. Principle of Reasonableness and Cost Comment. Four commenters noted that, in the preamble to the proposed guidelines, the Department indicated that the Fair Housing Accessibility Guidelines were limited by a "principle of reasonableness and cost ". The commenters requested that the Department define this phrase: Response. In the preamble to the proposed guidelines, the Department stated in relevant part as follows: "These guidelines are intended to provide a safe harbor for compliance with respect to those issues they cover. ' • * Where the ANSI Standard is not applicable, the language of the statute itself is the safest guide. The degree of scoping, accessibility, and the like are of course limited by a principle of reasonableness and cost." (55 FR 24371) In House Report No. 711, the accessibility requirements of the Fair • Housing Act were referred to by the Congress as "modest" (House Report at 25), "minimal" and "basic features of adaptability" (House Report at 25). In developing the Fair Housing Accessibility Guidelines, the Department was attentive to the fact that Congress viewed the Act's accessibility requirements as reasonable, and that the Guidelines for these requirements should conform to this "reasonableness" principle —that is, that the Guidelines should provide the level of reasonable accessibility envisioned by Congress. while maintaining the affordability of new multifamily construction. The Department believes that the final Guidelines conform to this principle of reasonableness and cost. Slope Comment. One commenter, the Building Officials & Code Administrators International, Inc. (fOCA), requested clarification of the terra, "slope ". The commenter stated the definition indicates that slope is calculated based on the distance and elevation between two points. The commenter stated that this is adequate when there is a uniform and reasonably consistent change in elevation between point (1.e., one point is at the top of a hill and the other is at the bottom), but the definition does not adequately address land where a vat : :y, gorge, or swat° occurs between two points. The commenter stated that the defi::.tion also does not adequately address cor,ditions where there is an abrupt change in the rate of slope between the points (i.e. a sharp drop off within a short distance, with the remaining distance being flat or sloped much more gradually). Response. Slope Is measured from ground level at the entrance to all arrival points within 50 feet, and is Federal Reglster /'Vol. 58; 'No. 44t / Wednesday; 'March' 8, 1991' / Rules and' Regtdatidtui • 948,1 • considered impractical only when it exceeds 10 percent between the entrance and all these points. Since multifamily dwellings typically have an arrival point fairly close to the building, a significant change such as a sharp drop would likely result in an impractical slope. Minor variations, such as a awale, if more than 5 percent, would be easily graded or ramped; a gorge would be bridged or filled, in any event, if it was on an entrance route. Usable Door Comment. One commenter stated that a clear definition of "usable door" is required. Response. The Guidelines for Requirement 3 (usable doors) fully describe what is meant by "usable door" within the meaning of the Act. Section 3. Fair Housing Act Design and Construction Requirements This section reprints 5 100.205 (Design and Construction Requirements) from the Department's final rule implementing the Fair Housing Act. A reprint of 51cj,05 was included to provide easy reference to (1) the Act's accessibility requirements, as codified by 5 100.205: and (2) the additional examples of methods of compii.ice with the Act's requirements that are presented in this regulation. Section 4. Application of the Guidelines This section states that the design specifications.that comprise the final Guidelines apply to all "covered multifamily dwellings" as defined In Section 2 of the Guidelines. Section 4 also clarifies that the Guidelines, are "recommended" for designing dwellings that comply with the requirements of the Fair Housing Amendments Act of 1988. Under the discussion of Section 4 in the proposed guidelines, the Department requested comment on the Act's application to dwelling units with design features such as a loft or sunken living room (55 FR 24377). A number of comments were received on this issue. Since the Act's application to units with such features is relevant within the context of an accessible route into and thrr::: h a dwelling unit, the comments anr. }' Department's response to these co.nr.-:ents are discussed in section 5, unuer the subheading, "Guidelines for Requirement 4 ". Section 5. Guidelines The Guidelines contained in this Section 5 are organized to follow the sequence of requirements as they are presented In the Fair Housing Act and in the regulation implementing these reeuirements, 24 CFR 100.205. There are Guidelines for seven requirements: (1) An accessible entrance on an accessible route; (2) accessible and usable public common use areas; (3) doors usable by a person in a wheelchair, (4) accessible route into and through the covered dwelling unit; (5) light switches, electrical outlets and environmental controls in accessible locations; (8) bathroom walla reinforced for grab bars; and (7) usable kitchens and bathrooms. For each of these seven requirements, the•Department adopted the • corresponding Option One guidelines, but changes were made to certain of the Option One design specifications. The following discussion describes the Guidelines for each of the seven requirements, and highlights the changes that have been made. • • Guidelines for Requirement 1 The Guidelines for Requirement 1 present guidance on designing an accessible entrance on an accessible route, as required by 5 100.205(a), and on determining when an accessible entrance is impractical because of terrain or unusual characteristics of the site. The Department has adopted the Option One guidelines for Requirement 1, with substantial changes to the specifications for determining site impracticality. These changes, and the guidelines that remain unchanged for Requirement 1 are discussed below. Site Impracticality Determinations. The Guidelines for Requirement 1 begin by presenting criteria for determining when terrain or unusual site characteristics would make an accessible entrance Impractical. Section 100.205(a) recognizes that certain sites may have characteristics that make it impractical to provide an accessible route to a multifamily dwelling. This section states that all covered multifamily dwellings shall be designed and constructed to have at least one building entrance on an accessible route unless It is impractical to do so because of the terrain or unusual characteristics of the site. Comments. The Department received many comments on the site impracticality specifications presented in the proposed guidelines (55 FR 24377- 24378). The majority of the members of the disability community who . commented on this issue supported the Option One guidelines, and recommended no change. However, other commenters, including a few disability organizations, members of the building industry, State and local • government agencies involved in the development and enforcement of • • • accessibility codes, and some of the IMO major building code organizations, criticized one or more aspects of the Option One and Option Two guidelines for Requirement 1. Specific comments are noted below. A few commenters suggested that the 10% . slope criterion was too low, and easily will be met by a project site having a hilly terrain which could (and typically would) be made more level. These commenters recommended a higher slope criterion ranging anywhere from 12% to 30%. Other commenters stated that the slope criterion for the planned finished grade should not exceed 8,33%. The Congressional sponsors of the Act (U.S. Representatives Edwards, Fish, and Frank) stated that a limited exemption for slopes greater than 1O% "was not contemplated by the Act"; but that they believed the Department has the discretion to develop such an exemption if it is "carefully crafted and narrowly tailored ". Several commenters stated that any • evaluation of the undisturbed site should be done only on the percentage of land that is buildable. Several • commenters stated that the final • Guidelines should not require an • evaluation of the undisturbed site between the planned entrance and the arrival points --that the only evaluation of the undisturbed site should be the initial threshold slope analysis. • There were a number of questions on arrival points, and requests that these points be more clearly defined. Several commenters presented specific examples of possible problems with the use of arrival points, as specified in the Option One guidelines. A few commenters stated that the individual building analysis should involve a measurement between the entrance and only one designated vehicular or pedestrian arrival point. Other commenters stated that single buildings on a site should be subject to the same analysis as multiple buildings on a site. A number of commenters criticized the Option One site impracticality analysis as being too cumbersome and confusing. A number of commenters objected to Option Two's requirement that covered multifamily dwellings with elevators must comply with the Act's accessibility requirements, regardless of site conditions or terrain. Response. Following careful consideration of these comments, the Department has revised significantly the procedure for determining site impracticality, and its application to covered multifamily dwellings, For covered multifamily dwellings with elevators, the final Guidelines would not exempt these dwellings from the Act accessibility requirements. The final Guidelines provide that covered multifamily dwellings with elevators shall be designed and constructed to provide at least one accessible entrance on an accessible route regardless of terrain or unusual characteristics of the site. Every dwelling unit on a floor served by an elevator must be on an accessible route. and must be made accessible in accordance with the Act's requirements for covered dwelling units. The Department has excluded elevator buildings from any exemption from the Act's accessibility requirements because the Department believes that the type of site work that is performed in connection with the construction of a high rise elevator building generally results in a finished grade that would make the building accessible. The Department also notes that the majority of elevator buildings are designed with a primary building entrance and a passenger drop -off area which are easily t de accessible to individuals with - idicaps. Additionally, many elevator tdings have large, relatively level a s adjacent to the building entrances, which are normally provided for moving vans. These factors lead the Department to conclude that site impracticality considerations should not apply to multifamily elevator buildings. For covered multifamily dwellings without elevators, the final Guidelines provide two alternative tests for determining site impracticality due to terrain. The first test is an individual building test which involves a two -step process: measurement of the slope of the undisturbed site between the planned entrance and all vehicular or pedestrian arrival points; and measurement of the slope of the planned finished grade between the entrance and all vehicular or pedestrian arrival points. The second test is a site analysis test which involves an analysis of the topography of the existing natural terrain. A site with a single building, having a common entrance for all units. may be analyzed only under the fast test —the individual building test. All other sites. including a site with a single building having multiple entrances serving either individual dwelling units or clusters of dwelling units, may be analyzed either under the first test or the second test. For these sites for which either test is applicable, the final Guidelines provide that regardless of which test is utilized by a builder or developer, at least 209E of the total ground floor units in nonelevator 9484 , Federal. Register •j•Val, 58; No. , 44 / Wednesday, March .8,'.1991 7. Rifles and Regulatfons buildings, on any site, must comply with the Act's accessibility requirements. The distinctive features of the two tests for determining site impracticality due to terrain, for nonelevator multifamily dwellings, are as follows: 1. The.individual building test. a. This test is applicable to all sites. b. This teat eliminates the elope analysis of the entire undisturbed site that was applicable only to multiple building sites, and, concomitantly, the table that specifies the minimurn percentage of adaptable units required for every multiple building site, The only analysis for site impracticality will be the individual building analysis. This analysis will be applied to each building regardless of the number of buildings on the site. c. The individual building analysis has been modified to provide for measurement of the slopes between the planned entrance and all vehicular or pedestrian arrival points within 50 feet of the planned entrance. The analysis further provides that if there are no vehicular or pedestrian arrival points within 50 feet of the planned entrance, then measurement wilt be made of the slope between the planned entrance and the closest vehicular or pedestrian arrival point. Additionally, the final Guidelines clarify how to measure the slope between the planned entrance and an arrival point. d. The individual building analysis retains the evaluation of both the undisturbed site and the planned finished grade. Buildings would be exempt only if the slopes of both the original undisturbed site and the planned finished grade exceed 10 percent (1•) as measured between the planned entrance and all vehicular or pedestrian arrival points within 50 feat of the planned entrance; or (2) if there are no vehicular or pedestrian arrival points within that 50 foot area, as measured between the planned entrance and the closest vehicular or pedestrian arrival point. 2. The site analysis test. a. This teat is only applicable to sites with multiple buildings, or to sites with a single building with multiple entrances. b. This test involves an analysis of the existing natural terrain (before grading) of the buildable area of the site by topographic survey with 2 foot contour intervals, with slope determination made between each successive contour interval. The accuracy of the slope analysis is to be certified by a professional licensed engineer, landscape architect, architect or surveyor. c. This test provides that the minimum number of ground floor units to be made accessible on a site must equal the percentage of the total buildable area (excluding floodplains, wetlands, or other restricted use areas) of the undisturbed site that has an existing natural grade of less than 1096 slope. The Department believes that both tests for determining site impracticality due to terrain present enforceable ' criteria for determining when terrain makes accessibility, as required by the Act. impractical. The Department also believes that by offering a choice of tests, the Department is providing builders and developers with greater flexibility in selecting the approach that is most appropriate, or least burdensome, for their development project, while assuring that accessible units are provided on every site: As noted earlier in this preamble, this policy is consistent with the intent of Congress which was to encourage creativity and flexibility in meeting the Act's requirements, and thus minimize the impact of these requirements on housing affordability. With respect to determining site impracticality due to unusual • characteristics of the site. the test in the final Guidelines is essentially the same as that provided in the Option One guidelines. This test has been modified to limit measurement of the finished grade elevation to that between the entrance and all vehicular or pedestrian arrival points within 50 feet of the planned entrance. Finally, the final Guidelines for Requirement 1 contemplate that the site tests recommended by the Guidelines will be performed, generally, on "normal" soil. The Department solicits additional public comment only on the issue of the feasibility of the site tests an areas that have difficult soil. such as areas where expansive clay or hard granite is prevalent. Additional specific comments on the site impracticality determination are as follows: Comment. One commenter stated that the site impracticality determination seems to suggest that only the most direct path from the pedestrian or vehicular arrival points will be used to evaluate the ability to create an accessible route of travel to the building. The commenter stated that it may be possible to use natural or finished contours of the site to provide an accessible route other than a straight - line route. • Response. To be enforceable, the Guidelines must specify where the line is drawn; otherwise it to not possible to Federal 'Register / VOL' 56, No. 44 • / Wednesday, March 6,' 1991 */ Rules and Regulations 9495 'specify what is "practical ". Generally, •• developers provide relatively direct access from the entrance to the pedestrian and vehicular arrival points. If, in fact, the route as built was accessible, then the building would be expected to have an accessible entrance and otherwise comply with the Act. Comment. Another commenter stated that the site impracticality determination does not take into account the many building types and unit arrangements. The commenter stated that some buildings have a common entrance with unit entrances off a common corridor, while others have individual, exterior entrances to the units. The commenter stated that if the Department is going to permit exemptions from the Act's requirements caused by terrain, the commenter did not understand why every entrance in a building containing individually - accessed apartments must comply with the Act's requirements, simply because they are in one building. Response. The final Guidelines recognize (as did the proposed guidelines) the difference In building types. If there is a single entry point serving the entire building (or portions thereof), that entry point is considered the "entrance ". If each unit has a separate exterior entrance, then each entrance is to be evaluated for the conditions at that entrance. Thus, a building with four entrances, each serving one of four units, might have only one accessible entrance, depending upon site conditions, or it might have any combination up to four. Comment. Another commenter stated that the evaluation for unusual characteristics of the site only takes into account floodplains or high hazard coastal areas, and excludes other possible unique and unusual site characteristics. Response. The provision for unusual characteristics of the site clearly provides that floodplains or high hazard coastal areas are only two examples of unusual site characteristics. The provision states that "unusual site characteristics" includes "sites subject to similar requirements of law or code." Comment. A number of commenters expressed concern that the site impracticality determination of the Guidelines may conflict with local health, safety. environmental or zoning codes. A principal concern of one of the commenters was that the final Guidelines may require "massive grading" of a site in order to achieve compliance with the Act. The • commenter was concerned that such grading may conflict with local laws directed at minimizing environmental damage, or with zoning codes that severely limit substantial fill activities at a site. Response. The Department believes that the site impracticality determination adopted in these final Guidelines will not conflict with local safety, health, environmental or zoning codes. The final Guidelines provide, as did the proposed guidelines, that the site planning involves consideration of all State and local requirements to which a site is subject, such as "density constraints, tree -save or wetlands ordinances and other factors.impacting development choices" (55 FR 24378), and explicitly accept the site plan that results from balancing these and other factors affecting the development. The Guidelines would not require, for example, that a site be graded in violation of a tree -save ordinance. If, however, access is required based on the final site plan, then installation of a ramp for access, rather than grading, could be necessary in some cases so as not to disturb the trees. Where access is required, the method of providing access, whether grading or a ramp, will be decided by the developer, based on local ordinances and codes, and on business or aesthetic factors. It should be noted that these nonmandatory Guidelines do not purport to preempt conflicting State or local laws. However, where a State or local law contradicts a specification in the Guidelines, a builder must seek other reasonable cost - effective means, consistent with local law, to assure the accessibility of his or her units. The accessibility requirements of the Fair Housing Act remain applicable, and State and local laws must be in accord with those requirements. Additional Design Specifications for Requirement 1. In addition to the site impracticality determinations, the final Guidelines for Requirement 1 specify that an accessible entrance on an accessible route is practical when (1) there is an elevator connecting the parking area with any floor on which dwelling units are located, and (2) an elevated walkway is planned between a building entrance and a vehicular or pedestrian arrival point. and the planned walkway has a slope no greater than 10 percent. The Guidelines also provide that (i) an accessible entrance that complies with ANSI 4.14, and (2) an accessible route that complies with ANSI 4.3, meets with the accessibility requirements of § 100.205(a), Finally, the Guidelines provide that if the slope of the finished grade between covered multifamily dwellings and a public or common use facility exceeds 8.33 %, or where other physical barriers, or legal restrictions, outside the control of the owner, prevent the installation of an accessible pedestrian route, an acceptable alternative is to provide access via a vehicular route. (These design specifications are unchanged from the proposed Option One guidelines for Requirement 1.) Comment. Several comments were received on the additional design specifications for Requirement 1. The majority of commenters supported 8.33% as the slope criterion for the finished grade between covered multifamily dwellings and a public or common use facility. A few commenters stated that vehicular access was not an acceptable alternative to pedestrian access. Other commenters stated that the 10% slope • criterion for the planned walkway was inconsistent with accessibility requirements that prohibit ramps from having a slope in excess of 6,33 %. • Response. With respect to access via a vehicular route, the Department's expectation is that public and common use facilities generally will be on an accessible pedestrian route. The Department, however, recognizes that there may be situations in which an accessible pedestrian route simply Is not practical, because of factors beyond the control of the owner. In those situations, vehicular access may be provided. With respect to the 10% slope criterion for planned elevated walkways, this is the criterion for determining whether it is practical to provide an accessible entrance. 11 the site is determined to be practical, then the slope of the walkway must be reduced to 8.33 %. Guidelines for Requirement 2 The Guidelines for Requirement 2 present design standards that will make public and common use areas readily accessible to and usable by handicapped persons, as required by § 100.205(c)(1). The Department has adopted the Option One guidelines for Requirement 2, without change. The Guidelines for Requirement 2 identify components of public and common use areas that should be made accessible, reference the section or sections of the ANSI Standard which apply in each case, and describe the appropriate application of the design specifications. In some cases. the Guidelines for Requirement 2 describe variations from the basic ANSI provision that is referenced. The basic components of public and common use areas covered by the Guidelines include, for example: accessible route(s); protruding objects; ground and floor surface treatments; . parking and passenger loading zones; 9486 Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations s curb ramps; ramps; stairs; elevator; tform lifts; drinking fountains and r coolers; toilet rooms and bathing facilities, including water closets, toilet rooms and stalls, urinals, lavatoriea and mirrors. bathtubs, shower stalls. and sinks; seating, tables or work surfaces; places of assembly; common -use spaces and facilities, including swimming pools, playgrounds, entrances, rental offices, lobbies, elevators, mailbox areas, lounges, halls and corridors and the like; and laundry rooms. Specific comments on the Guidelines for Requirement 2 are as follows: Comment. A number of comments were received on the various components listed in the Guidelines for Requirement 2, and the accessibility apecificationa for these components provided by both options One and Two. A few commenters, including the Granite State independent Living Foundation, submitted detailed comments on the design standards for the listed components of public and common use areas, and, in many cases, recommended specifications different . than those provided by either Option One or Option Two, Response. Following careful consideration of the comments submitted on the design specifications Qf Requirement 2, the Department has decided not to adopt any of the commenters' proposals for change. The Dopartrnent believes that application of the appropriate ANSI provisions to each of the basic components of public and common use areas, In the manner specified on the Option One chart, and with the limitations and modifications noted, remains the best approach to meeting the requirements of 100.205(c)(1) for accessible and usable public and common use areas, both because Congress clearly intended that the ANSI Standard be used where appropriate, and because it is consistent with the Department's support for uniform standards to the greatest degree possible. Comment. Other commenters requested that the ANSI provisions applicable to certain components in public and common use areas also should be applied to these components when they are part of individual dwelling units (for example, floor surface treatments, carpeting, and work surfaces). Response, To require such application in individual dwelling units would exceed the requirements imposed by the Fair Housing Act. The Fair Housing Act does not require individual dwelling unite to be fully accessible and usable by individuals with handicaps. For individual dwelling units, the Act limits its requirements to specific features of accessible design. Comment. A number of commenters indicated confusion concerning when the ANSI standard was applicable to stairs. • Response. Stairs are subject to the ANSI Standard only when they are located along an accessible route not served by an elevator. (Accessibility between the levels served by the stairs or steps would. under such • circumstances, be provided by some other means such as a ramp or lift located with the stairs or steps.) For example, a ground floor entry might have three steps up to en elevator g lobby, with a ramp located besides the steps. The steps in this case should meet the ANSI specification since they will be used by people with particular disabilities for whom steps are more usable than ramps. • In nonelevator buildings, stairs serving levels above or below the ground floor are not required to meet the ANSI standard, unless they are a part of an accessible route providing access to public or common use areas located on these levels. For example, mailboxes serving a covered multifamily dwelling in a nonelevator building might be located down three steps from the ground floor level, with a ramp located beside the steps. The steps in this case would be required to meet the ANSI specifications. Comment. Other commenters indicated confusion concerning when handrails are required. A few commenters stated that the installation of handrails limits access to lawn areas. Response. Handrails are required only on ramps that are on routes required to be accessible. Handrails are not required on any an -grade walks with slopes no greater than 5 %. Only on those walks that exceed 5% slope, and that are parts of the required accessible route, would handrails be required. Accordingly, walks from one building containing dwelling units to another, would not be affected even if slopes exceeded 5 %, because the Guidelines do not require such walks as part of the accessible route. The Department believes that the benefits provided to persons with mobility- impairments by the installation of handrails on required assessibie routes outweigh any limitations on access to lawn areas. Comment A number of proposals for revisions were submitted on the final Guidelines for parking and passenger loading zones. Response. The Department has not adopted any of these proposals. The Department has retained the applicable • 'provisions of the ANSI Standard for parking space. As noted previously in the preamble, the ANSI Standard is a familiar and widely accepted standard. The Department is reluctant to introduce a new or unfamiliar standard. or to .specify parking specifications that exceed the minimal accessibility standards of the Act. However, if a local parking code requires greater . accessibility features (e.g. wider aisles) with respect to parking and passenger loading zones, the appropriate provisions of the local code would prevail. Comment. A number of commenters requested that the final Guidelines for parking specify minimum vertical clearance for garage parking. other commenters suggested that the Department adopt ANSI's vertical height requirement at passenger loading zones as the minimal vertical clearance for garage parking. Response. No national accessibility standards, including UFAS, require particular vertical clearances in parking garages. The Department did not consider it appropriate to exceed commonly accepted standards by including a minimum vertical clearance in the Fair Housing Accessibility Guidelines, in view of the minimal accessibility requirements of the Fair Housing Act. Comment. Two commenters stated that parking spaces for condomini; .s problematic because the parking s are typically deeded in ownership to the unit owner at the time of purchase, and it becomes extremely difficult to arrange for the subsequent provision of accessible parking. one of the commenters recommended that the Guidelines specify that a condominium development have two percent accessible visitor parking, and that these visitor accessible spaces be reassigned to residents with disabilities as needed. Response. Condominiums subject to the requirements of the Act must provide accessible spaces for two percent of covered units. One approach to the particular situation presented by the commenters would be for condominium documents to include a provision that accessible spaces may be reassigned to residents with disabilities, in exchange for nonaccessible spaces that were initially assigned to units that were later purchased by persons with disabilities. Comment Several commenters stated that Option One's requirement of "sufficient accessible facilities" of each type of tecreational facility is too vague. The commenters preferred option Two's guidelines on recreational facilities, • ' Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulauuns 9487 which provides that a minimum of 25% (or at least one of each type) of recreational facilities must be accessible. Response. The.Department decided to retain its more flexible approach to recreational facilities. The final Guidelines specify that where multiple recreational facilities are provided. accessibility is met under i 100.205(c)(1) if sufficient accessible facilities of each type are provided. Comment. Several commenters suggested that all recreational facilities should be made accessible. Response. To specify that all recreational facilities should be accessible would exceed the requirements of the Act. Congress stated that the Act did not require every feature and aspect of covered multifamily housing to ..)e made accessible to indivicu: i:a with handicaps. (See House Report at 26.) Comment. Several commenters submitted detailed specifications on how various recreational facilities could be made accessible. These comments were submitted in response to the Department's request, in the proposed guidelines, for more specific guidance on making recreational facilities accessible to persons with handicaps (55 FR 24376). The Department•speciflcally requested information about ways to provide access into pools. • Response. The Department appreciates all suggestions on recommended specifications for recreational facilities, and. in particular, for swimming pools. For the present, the Department has decided not to change the specifications for recreational facilities, including swimming pools, as provided by the Option One guidelines. since there are no generally accepted standards covering such facilities. Thus, access to the pool area of a swimming facility is expected but not specialized features for access into the pool (e.g., hoists. or ramps into the water). Comment. Several commenters criticized the chart in the Option One guidelines, stating that it was confusing and difficult to follow. Response. The chart is adapted from ANSI's Table 2 pertaining to basic components for accessible sites, facilities and buildings. The ANSI chart is familiar to persons in the building industry. Accordingly, the Option One chart (and now part of the final Guidelines), which is a more limited version of ANSI's Table 2, is not a novel approach. Guidelines for Requirement 3 The Guidelines for Requirement 3 present design standards for providing doors that will be sufficiently wide to allow passage into and within all premises by handicapped persons in wheelchairs (usable doors) as required by § 100.20(c)(2). The Department has adopted the Option One guidelines for Requirement 3 with minor editorial changes. No changes were made to the design specifications for "usable doors ". The Guidelines provide separate guidance for (1) doors that are part of an accessible route in the public and common use areas of multifamily dwellings, Including entry doors to individual dwelling units; and (2) doors within individual dwelling units. (1) For public and common use areas and entry doors to dwelling units, doors that comply with ANSI 4.13 would meet the requirements of 100.205(c)(2). (2) For doors within individual dwelling units, the Department has retained. in the final Guidelines, the design specification that a door with a clear opening of at least 32 inches nominal width when the door is open 90 degrees, as measured between the face of the door and the stop, would meet the requirements of 100.205(c)(2). Specific comments on the design specifications presented in the Guidelines for Requirement 3 are as follows: Minimum Clear Opening Comment. The issue of minimum clear opening for doors was one of the most widely commented -upon design features of the guidelines. The majority of commenters representing the disability community supported the Option One specification of a minimum clear opening of 32 inches. A few commenters advocated a wider clear opening. U.S. Representatives Edwards, Frank, and Fish expressed their support for the Option One specification on minimum clearance which is consistent with the ' ANSI Standard. Commenters from the building industry were almost unanimous in their opposition to a minimum clear opening of 32 Inches. Several builders noted that a 32 -inch clear opening requires use of 38 -inch doors. These commenters stated that a standard 2'10' door (34') provides only a 313/4 inch clear opening. The commenters therefore recommended amending the Guidelines to permit a "nominal" 32 inch clear space. allowing the use of a 2'10' door, which provides a 313/4 inch clear opening. Other commenters stated that, generally, door width should provide a 3Z -inch clear opening, but that this width can be reduced if sufficient maneuvering space is provided at the door. These commenters supported Option Two's approach. which provided for clear width to be determined by the clear floor space available for maneuvering on both sides of the door. with the minimum width set at 291/4 inches. (See Option 2 chart and accompanying text at 55 FR 24382.) Response. The Department considered the recommendations for both wider clear openings, and more narrow clear openings, and decided to maintain the design specification proposed in the Option One guidelines la clear opening of at least 32 inches nominal width). The clear opening of at least 32 inches nominal width has been the accepted standard for accessibility since the issuance of the original ANSI Standard in 1981. While the Department recognizes that it may be possible to maneuver most wheelchairs through a doorway with a slightly more narrow opening. such doors do not permit ready access on the constant -use basis that is the reality of daily living within a home environment. The Department also recognizes that wider doorways may ensure easier passage for wheelchair users. However, by assuring that the minimum 36 -inch hallway and 32 -inch clear openings are provided, the • Department believes that its recommended opening for doors should accommodate most people with disabilities. In the preamble to the proposed guidelines, the Department stated that the clear width provided by a standard 34 -inch door would be acceptable under the Guidelines. Maneuvering Space at Door Comment. Several comma... requested that the final Guidelines incorporate minimum maneuvering clearances at doors, as provided by the ANSI Standard. These commenters stated that maneuvering space on the latch side of the door is as important a feature as minmum door width. Other commenters stated that the maneuvering space was necessary to ensure safe egress in cases of emergency. Response. The Department has carefully considered these couuneats, and has declined to adopt this approach. The Department believes that. by adhering to the standard 32 -inch clear opening, it is possible to forego other accessibility requirements related to doors (e.g. door closing forces, maneuvering clearances, and hardware) without compromising the Congressional directive requiring doors to be "sufficiently wide to allow passage by handicapped persons in wheelchairs." However, as the Department noted in the preamble to the proposed guidelines. approaches to, and 9488 Federal Register /• Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations maneuvering spaces at, the exterior side of the entrance door to an individual dwelling unit would be considered part of the public spaces, and therefore . would be subject to the appropriate ANSI provisions. (See 55 FR 24380.) Doors in a Series Comment. A few commenters expressed concern that the Guidelines did not provide design specification for . an entrance that consists of a series of more than one door. The commenters were concerned that, without adequate guidance, a disabled resident or tenant could be trapped between doors. Response. Doors in a series are not typically part of an individual dwelling unit. Doors in a aeries generally are used in the entries to buildings, and are therefore part of public spaces. Section 4.13 of the ANSI Standard, which is applicable to doors in public and common use areas, provides design specifications for doors in a series. However, where doors in a series are provided as part of a dwelling unit, the Department notes that the requirements of an accessible route into and through the dwelling unit would apply. Door Hardware Comment. A few commenters • requested that lever hardware be required on doors throughout dwelling units, not only at the entry door to the dwelling unit. Response. For doors within individual dwelling units, the Fair Housing Act only requires that the doors be sufficiently wide to allow passage by handicapped persons in wheelchairs. Lever hardware is regiiired for entry doors to the building and to individual dwelling units because these doors are part of the public and common use areas, and are, therefore, subject to the ANSI provisions for public and common use areas, which specify lever hardware. Installing lever hardware on doors is the type of adaptation that individual residents can make easily. The ANSI standard also recognizes this point. Under the ANSI Standard. only the entry door into an accessible dwelling unit is required to comply with the • requirements for door hardware. (See ANSI section 4.13.9.) Multiple Usable Entrances Comment. Several commenters noted that the Guidelines do not provide more than one accessible entrance /exit, and that without a second means of egress, wheelchair users may find themselves in danger in an emergency situation. Response. As stated previously, the Department is limited to pre••iding • Guidelines that are consistent with the • accessibility requirements of the Act. The Act requires "an accessible entrance ", rather than requiring all entrances to be accessible, However, the requirements for usable doors and an accessible route to exterior spaces such as balconies and decks does respond to this concern. Guidelines for Requirement 4 The Guidelines for Requirement 4 present design specifications for providing an accessible route into and through the covered dwelling unit, as required by 4100.205(c)(3)(1). The Department has adopted the Option One guidelines for Requirement 4 with the following changes: First. the Department has eliminated the specification for maneuvering space if a person in a wheelchair must make a T -turn. Second, the Department has eliminated the specification for a . minimum clear headroom of 80 inches. Third, and most significantly, the Department has revised the design specifications for "changes in level" within a dwelling unit to include separate design specifications for (a) single -story dwelling units, including single -story dwelling units with design features such as a loft or a sunken living room: and (b) multistory dwelling units in buildings with elevators. Fourth, the Department has revised the specifications for changes in level at exterior patios, decks or balconies in certain circumstances, to minimize water damage. For the same reason. the final Guidelines also include separate specifications for changes in level at the primary entry doors of dwelling units in certain circumstances. Specific comments on the Guidelines for Requirement 4, and the rationale for the changes made, are discussed below. Minimum Clear Corridor Width A few commenters from the disability community advocated a minimum clear corridor width of 48 inches. However, the majority of commenters on this issue had no objection to the minimum clear corridor width of 38 inches. The 36 -inch minimum clear corridor width. which has been retained. is consistent with the ANSI Standard. T - turn Maneuvering Space Comment Several commenters stated that this design specification was unclear in two respects. First, they stated that it was unclear when it is necessary for a designer to provide space for a T -turn. The commenters stated that it was difficult to envision circumstances where a wheelchair could be pulled into a position traveling forward and then not be capable of backing out. Second, the commenters stated that the two descriptions of the T- turn provided by the Department were contradictory. The commenters stated that the preamble to the proposed guidelines provided one description of the T -turn (55 FR 24380), while Figure 2 of the guideline 4 (55 FR 24392), presented a different description of the T -turn. • Response. The Department has decided to delete the reference to the T- turn dimensions in the Guidelines for Requirement 4. The Guidelines ' adequately address the accessible route into and through the dwelling unit by the minimum corridor width and door width specifications, given typical apartment layouts. Should a designer find that a unique layout in a particular unit made a T -turn necessary for a wheelchair user, the specifications provided in the ANSI Standard sections referenced for public and common use areas could be used. Minimum Clear Headroom Comment. Several commenters from . the building industry objected to the specification for a minimum clear headroom of 80 inches. The commenters stated that standard doors provide a height range from 75 to 79 inches, and that an 80 -inch specification would considerably increase the coat of each door installed. • Response. The specification for minimum clear headroom of 80 inches was included in the proposed guidelines because it is a specification included in the major accessibility codes. This design specification was not expected to conflict with typical door heights. However, since the principal purpose of the requirement is to restrict obstructions such as overhanging signs in public walkways, the Department has determined that this specification is not needed for accessible routes within individual dwellings units, and has therefore deleted this standard from the final Guidelines for such routes. (The requirement, however. still applies in public and common use spaces.) Changes in Level within a Dwelling Unit in the preamble to the proposed guidelines, the Department advised that the Act appears to require that dwelling units with design features such as lofts or with more than one floor in elevator buildings be equipped with internal elevators, chair lifts, or other means of access to the upper levels (55 FR 24377). The Department stated that, although it is not clear that Congress intended this, result, the Department's "preliminary assessment was that the statute appears Federal Register / Vol. 56. No. 44 / Wednesday, March 6. 1991 / Rules and Regulations to offer little flexibility In this regard. The Department noted that several • commenters, including the NAHli and the NCCSCL suggested that units with more than one floor in elevator buildings should be required to comply with the Act's accessibility requirements only on the floor that is served by the building elevator. (This was the position taken by Option Two.)The Department solicited comments on this issue, and received a number of responses . opposing the Department's Interpretation. Comment. The commenters opposing the Department's interpretation stated that the Department's interpretation would place an undue burden on developers and needlessly increase housing costs for everyone; defeat the purpose of having multilevel units, which is to provide additional space at a lower cost; eliminate multilevel designs which may be desirable to disabled residence (e.g., to provide living accommodations for live-in attendants); and "create a backlash" against the Accessibility Guidelines. Response. Following careful consideration of these comments. and a reexamination of the Ad and its legislative history, the Department has determined that its previous • interpretation of the Act'a application to unite with changes in level (whether lofts, or additional stories in elevator buildings), which would have required installation of chair lifts or internal elevators in such unita. rune contrary to the purpose and intent of the Fair Housing Act. which is to place "modest accessibility requirements an covered multifamily dwellings." (See House Report at 25.) In House Report No. 711. the Congrims repeatedly emphasized that the accessibility requirements of the Fair Housing Ad were minimal basic requirements of accessibility. These modest requirements will be incorporated into the design of new buildings, resulting in features which do not look • unusual and will not add significant additional costs. The bill does not require the installation of elevators or 'hospital•like' features. or the renovation of existing unite." (House Report et 18) Accessibility requirements can vary across a wide range. A standard of total uccesarbiiity would require that every entrance. doorway, bathroom. parking apace. e nd portion of buildings and grounds be • accessible. Many designers and builders have Interpreted the term 'accessible' to moan this type of standard. The committee does not intend to impose such a standard. Rather. the committee intends to uses standard of 'adaptable' design; a standard developed in • . recent years by the building industry and by • advocates for handicapped individuals to ' 9489 provide usable housing for handicapped persons without aecesaarily being significantly different from conventional housing." (House Report at 26) The Department has determined that a requirement that units with lofts or multiple stories in elevator buildings be equipped with internal elevators, chair lifts. or other means of access to lofts or upper stories would make accessible housing under the Fair Housing Act significantly different from conventional housing. and would be inconsistent with the Act's "modest accessibility requirements ". (See House Report at 25.) The Department also has determined that a requirement that dwelling ratite . with design features, such as sunken living rooms, must provide some means of access. such as ramps or lifts, as. submitted in the proposed guidelines (55 FR 24380) is inconsistent with the Act's modest accessibility requirements. ' • Sunken living rooms are not an uncommon design feature. To require a ramp or other means of access to such an area. at the time of construction, would reduce. perhaps significantly, the apace provided by the area. The reduced space might interfere with the use and enjoyment of this area by a resident who is not disabled. or whose disability does not require access by means of a ramp or lift. The Department believes that had it maintained in the final Guidelines the access specifications for design features, such as sunken living rooms, as set forth in the proposed - gnidelines. the final Guidelines would have interfered unduly with a developer's choice of design. or would have eliminated a popular design choice. Accordingly, the final Guidelines provide that access is not required to design features, such as a sunken living room, provided that the area does not have the effect of interrupting the accessible route through the remainder of the unit The Department believes that the installation of a ramp or deck in order to make a sunken room accessible is the type of later adaptation that easily can be made by a tenant. The Department. however, does require that design features, such es a split -level entry, which is critical to providing an accessible route into and through the unit. mu6t provide a ramp or oche: means of aocese to the accessible route. In order to comply with the Act's requirement of an accessible route into and through covered dwelling units. the Department has revised the Guidelines for Requirement 4 to provide separate . technical.guidance for two typea.of • . dwelling units: (1) Single -story dwelling units, including single -story dwelling' units with design features such as a loft or a sunken living room; and (2) multistory dwelling units in Elevator buildings. (Definitions for "single -story dwelling unit." "loft." "multistory dwelling unit" and "story" have been included in section 2 of the final Guidelines.) "Single -story dwelling unit" is defined as a dwelling unit with all finished living space located on one floor. "Loft" Is defined as an Intermediate level between the floor and ceiling of • any story, located within a room or rooms of a dwelling. "Multistory dwelling unit" is defined as a dwelling unit with finished living apace located on one floor and the floor or floors immediately above or below it. "Story" is defined as that portion of a dwelling twit between the upper surface of any floor and the upper.surface of the floor next above, or the roof of the unit. Within the context of dwelling units, the terms "story" and "floor" are synonymous. For single -story dwelling units and multistory dwelling units, the Guidelines for Requirement 4 are as follows: (1) For single -story dwelling units. the design specifications for changes in level are the same as proposed In the Option One guidelines. Changes in level within the dwelling unit with heights between 1/4 inch and V2 inch are beveled with n slope no greater than 1:2. Changes in level greater than 'k inch (excluding rhnnges in level resulting from design fealw•es such as a loft or a sunken living room) must be ramped or must provide other means of access. For example, split -level entries must be ramped or use other means of providing and acceseible route into and through the dwelling unit For single -story dwelling units with design features such as a loft or a raised or sunken functional area. such as a sunken living room. the Guidelines specify that (a) access to lofts is not required provided that all spaces other than the loft are on an accessible route; and (b) design features such as a sunket. living room are also exempt from the access specifications. provided that the sunken area does not interrupt the accessible route through the remainder of the unit (2) to multistory dwelling units in buildings with elevators, access to the additional story, or atones, is not required. provided that the story of the unit that is served by the building elevator (a) is the primary entry to the unit; (b) complies with Requirements 2 through 7 with respect to the rooms • located on the entry/accessible level; and (3) contains a bathroom or powder room which complies with Requirement 9490 Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations 7. (As previously noted, multistory units in buildings without elevators are not considered ground floor units, and therefore are exempt.) The Department believes that the foregoing revisions to the Guidelines for Requirement 4 will provide individuals with handicaps the degree of accessibility intended by the Fair Housing Act. without Increasing significantly the cost of multifamily housing. Comment. Two commenters suggested that the same adaptability requirement that is applied to bathrooms should be applied to dwelling units with more than one story, or with lofts, i.e. that stairs, and the wall along the stairs, contain the appropriate reinforcement to provide for later installation of a wheelchair lift by a disabled resident, if so desired. Response. The only blocking or wall reinforcement required by the Fair Housing Act Is the reinforcement in . bathroom walls for later installation of grab bars. As noted earlier in this preamble, the Fair Housing Act does not actually require that features in covered units be "adaptable ", except for bathrooms, The adaptable feature is the reinforcement in bathroom walls which allows later installation of grab bars. Accordingly, the Department believes that a specification for reinforcement of the walls along stairs would exceed the Act's requirements, because the necessary reinforcement could vary by type of lift chosen, and more appropriately would be specified and installed as part of the installation of the lift. Thresholds at Exterior Doors/ Thresholds to Balconies or Decks Comment. A number of commenters from the building industry objected to the provision of the Option One guidelines that specified that an exterior deck, balcony, patio, or similar surface may be no more than 3/4 inch below the adjacent threshold. Several commenters stated that, in many situations, this height is unworkable for balconies and decks because of waterproofing and safety concerns. This was a particular concern among commenters from the South Florida building industry, who stated that the 33:• height is ineffective for upper floors of high rise buildings in a coastal environment and invites water control problems. Others noted that the suggestion of a wooden decking insert, or the specification of a'/. inch maximum change in level, in general, might conflict with fire codes. Response. In response to these concerns, and mindful that Congress did not intend the accessibility requirements of the Act to override the need to protect the physical integrity of multifamily housing, the Department has included two additional provisions for changes in level at thresholds leading to certain exterior surfaces, as a protective measure against possible water damage. The final Guidelines provide that exterior deck, patio or balcony surfaces should be no more than Y /s inch below the floor level of the interior of the dwelling unit, unless they are constructed of impervious material such as concrete, brick or flagstone. In such case, the surface should be no more than 4 inches below the floor level of the interior dwelling unit, unless the local code requires a lower drop. Additionally, the final Guidelines • provide that at the primary entry doors to dwelling units with direct exterior access, outside landing surfaces constructed of impervious materials such as concrete, brick, or flagstone should be no more than 'h inch below the floor level of the interior of the dwelling unit. The Guidelines further provide that the finished surface of this area, located immediately outside the entry door, may be sloped for drainage, but the sloping may be no more than Vs inch per foot. In response to commenters' concern that the Guidelines for an accessible route to balconies and decks may conflict with certain building codes that require higher thresholds, or balconies or decks lower than the 3/4 inch specified by the Guidelines, the Department notes that the Guidelines are "recommended" design specifications, not building code "requirements ". Accordingly, the Guidelines cannot preempt State or local law. However, the builder confronted with local requirements that thwart the particular means of providing accessibility suggested by the Guidelines is under a duty to take reasonable steps to provide for accessibility by other means consistent with local law constraints and considerations of cost - effectiveness, in order to provide dwelling units that meet the specific accessibility requirements of the Fair Housing Act. Guidelines for Requirement 5 The Guidelines for Requirement 5 present design specifications for providing dwelling units that contain light switches, electrical outlets, thermostats, and other environmental controls in accessible locations, as required by fl 100.205(c)(2)(ii). The Department has adopted the Option One guidelines for Requirement 5 with minor technical changes. The final Guidelines clarify that to be in an accessible location within the meaning of the Act, the maximum height for an environmental control. for which reach is over an obstruction, is 44 inches for forward approach (as was proposed in the Option One guidelines). or 48 inches for side approach. provided that the obstruction is no more than 24 inches in depth. The inclusion of this additional specification for side approach is consistent with the comparable provisions in the ANSI standard. Specific comments on the Guidelines for Requirement 5 are as follows: Comments. Three comments stated that lowered thermostats could pose a safety hazard for children. However, the majority of comments requested clarification as to what is meant by "other environmental controls ". Several commenters from the disability community requested that circuit breakers be categorized as environmental controls. Other commenters asked whether light and fan switches on range hoods fall within the category of light switches and environmental controls. Response. With regard to concerns about lowered thermostats, the Act specifically identifies "thermostats" as one of the controls that must be in accessible locations, and the mounting heights specified in the Guidelines are necessary for an accessible location. The only other environmental controls covered by the Guidelines for Requirement 5 would be heating, air conditioning or ventilation controls (e.g., ceiling fan controls). The Department interprets the Act's requirement of placing environmental controls in accessible locations as referring to those environmental controls that are used by residents or tenants on a daily or regular basis. Circuit breakers do not fall into this category, and therefore are not subject to accessible location specifications. Light and fan switches on range hoods are appliance controls and therefore are not covered by the Act. Comment. Other commenters asked whether light switches and electrical outlets in the inside corners of kitchen counter areas, and floor outlets are permissible. Response. Light switches and electrical outlets in the inside corners of kitchen counters, and floor outlets, are permissible, if they are not the only light switches end electrical outlets provided for the area. Comment, Another commenter pointed out that some electrical outlets that are installed specifically to serve individual appliances, such as refrigerators or microwave ovens, cannot realistically be mounted in an accessible location. Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations Response. Electrical outlets installed to serve individual appliances. such as refrigerators or built -in microwave ovens, may be mounted in non - accessible locations. These are not the type of electrical outlets which a disabled resident or tenant would need access to on a regular or frequent basis. Comment. One commenter stated that Figure 3 in the proposed guidelines (Figure 2 in the final Guidelines) specifies a reach requirement more stringent than the ANSI Standard. Response. The ANSI Standard presents reach ranges for both forward and side approaches for two situations: (1) unobstructed; and (2) over an obstruction. The proposed guidelines specified only the heights for forward reach, because those heights also are usable in side approach. The diagram in Figure 2 (formerly Figure 3) showing forward reach is identical to that of Figure 5 in the ANSI Standard. The ANSI Standard also includes a figure (Figure 8) for side reach that permits higher placement. The reach range for forward approach was the only one referenced in the proposed ;guidelines for use in the dwelling unit, because it was considered simpler and easier to use a single specification that would work in all situations. The reach range for forward approach has been retained in the final Guidelines for situations where there is no built -in obstruction in order to assure usability when the unit was furnished. However, the final Guidelines have added the specification for side reach over a built -in obstruction that is consistent with the ANSI requirement, and that permits placement two inches higher than forward reach. Guidelines for Requirement 6 The Guidelines for Requirement 6 present design standards for installation of reinforcement in bathroom walls to allow for later installation of grab bars around the toilet, tub, shower stall and shower seat where such facilities are provided, as required by 100.205(c)(3)(iii). The Department adopted the Option One guidelines for Requirement 8 with two modifications. First, the final Guidelines provide that a powder room is subject to the requirement for reinforced walls for grab bars when the powder room is the only toilet facility located on the accessible level of a covered multistory dwelling unit. Second, the final Guidelines further clarify that reinforced bathroom walls will meet the accessibility requirement of § 100.205(c)(3)(iii), if reinforced areas are provided at least at those points where grab bars will be mounted. • Specific comments on this guideline were as follows: Comment A number of commenters requested that the Department specify the dimensions for grab bar reinforcement. and suggested that grab bar reinforcing material run horizontally throughout the entire length of the apace given for grab bars, as provided by the ANSI Standard. These commenters stated that if this type of reinforcement was required, residents could locate more easily the studs for future grab bar installation, and have flexibility in the placement of grab bars for optimal use, and safety in bathrooms. One • commenter noted that many grab bars are of such a length that they re9uire an intermediate fastener, but the proposed standard does not permit intermediate fastening. Two commenters recommended that the final Guidelines follow ANSI and UFAS Standards for requirements for mounting grab bars. One commenter recommended the installation of panels of plywood behind bathroom walls because this would provide greater flexibility in the installation of grab bars. Response. The illustrations of grab bar well reir forcement accompanying the Gi idelines for Requirement a are intended (Ally to show where reinforcement for grab bars is needed. The.' illustrations are not intended to pr cribe how the reinforcing should be provided, or that the bathtub or shower is required to be surrounded by three •,valYs of reinforcement. The additional language added to the Guidelines is to clarify that the Act's accessibility requirement for grab bar reinforcement is met if reinforced areas are provided, at a minimum, at those points where grab bars will be mounted. The Department recognizes that reinforcing for grab bars may be accomplished in a variety of ways, such as by providing plywood panels in the areas illustrated, or by installing vertical reinforcement • (in the form of double studs, for example) at the points noted on the figures accompanying the Guidelines. Comment. Several commenters stated that the final Guidelines should incorporate Option Two's specification of reinforcement for shower seats when shower stalls are provided. Response. The Fair Housing Act only requires reinforcement for later installation of grab bars. The Act does not cover reinforcement for shower seats; rather, it mentions shower seats (if provided) as an area where grab bar reinforcement would be needed. However, as will be discussed more . fully in the following section concerning the Guidelines for Requirement 7 9491 (Usable Bathrooms), reinforcement for shower seats would provide adaptability to increase usability of shower stalls, and is a design option available to builders and developers in designing "usable" bathrooms. Comment. One commenter recommended that the final Guidelines incorporate Option Two's specification that prefabricated tub /shower enclosures would have to be fabricated with reinforcement for grab bar enclosures. Response. The Department did not incorporate this specification in the final Guidelines. The Department believes that It is inappropriate to specify product design. A builder should have the flexibility to choose how reinforcement for grab bars will be provided. Comment. Two commenters stated that half -baths should also contain grab - bar reinforcements. Response. Half -baths are not considered "bathrooms ", as this term is • commonly used. and, therefore are not subject to the bathroom wall reinforcement requirement. unless a half -bath facility is the only restroom facility on the accessible level of a ' covered multistory dwelling unit. Comment. One commenter requested that the final Guidelines incorporate language clearly to specify that the builder's responsibility is limited solely to wall reinforcement, and later installation is the responsibility of the - resident or tenant. Response. It is unnecessary to incorporate the suggested language in the final Guidelines. The Guidelines for Requirement 8 are solely directed to reinforcement. No guidelines are provided for the actual installation of grab bars. Accordingly, there should be no confusion on this issue. Guidelines for Requirement 7 The Guidelines for Requirement 7 present design specifications for providing usable kitchens and bathrooms such that an individual in a wheelchair can maneuver about the space, as required by ¢ 100.205(c)(3)(iv). For usable kitchens, the Department adopted the Option One guidelines with one change. The Department has eliminated the specification that controls for ranges and cooktops be placed so that reaching across burners is not required. For usable bathrooms, the final Guidelines provide two alternative sets of design specifications. The Fair Housing Act requires that an accessible or "usable" bathroom is one which provides sufficient space for an 9492 Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations individual in a wheelchair to maneuver about. The two sets of specifications provide different approaches as to how compliance with this maneuvering space requirement may be accomplished. The first set of specifications also includes size dimensions for shower stalls, but only when a shower stall is the only bathing facility provided in a dwelling unit. Additionally, either set of specifications is applicable to powder rooms, when a powder room is the only restroom facility on the accessible level of a covered multistory dwelling unit. With the exception of the inclusion of shower stall dimensions, the first set of "usable bathroom" specifications remain the same as the Option One guidelines for usable bathrooms. The second set of "usable bathroom" specifications provide somewhat greater accessibility than the first set, but would be applicable only to one bathroom in a dwelling unit that has two or more bathrooms. The second set of specifications include clear space specifications for bathrooms with in- swinging doors and for bathrooms with outswinging doors. This second set of specifications also provides that toilets must be located in a manner that permits a grab bar to be installed on one side of the fixture, and provides specifications on the installation of vanities and lavatories. To meet the Act's requirements for usable bathrooms, the final Guidelines provide that (1) in a dwelling unit with a single bathroom, either set of specifications may be used and (2) in a dwelling unit with more than one bathroom. all bathrooms in the unit must comply with the first set of specifications, or, alternatively, at least one bathroom must comply with the second set of specifications, and all other bathrooms must be on an accessible route, and must have a usable entry door in accordance with the guidelines for Requirements 3 and 4. I•Iowever, in multistory dwelling units, only those bathrooms on the accessible level are subject to the Act's requirements for usable bathrooms. Where a powder room is the only restroom facility provided on the accessible level of a multistory dwelling unit, the powder roots must meet either the first set of specifications or the • second set of specifications. All bathrooms and powder rooms that are subject to Requirement 7, must have reinforcements for grab bars as provided in the Guideline for Requirement 6. In developing the final Guidelines for the usable bathroom requirement. the • Department recognized that the Option One guidelines for usable bathrooms presented the minimum specifications necessary to meet the Act's requirementa. Accordingly, the Department believes that it is appropriate to provide a second set of specifications which provide somewhat different accessibility accommodations than the Option One guidelines. The Department believes that by offering two seta of specifications for usable bathrooms, the Department is providing builders and developers with more development choices in designing dwelling units that contain more than one bathroom; and it is providing • individuals and families with more • housing options. Builders and developers may design all bathrooms to meet the minimal specifications of the fast set of specifications, or they may design only one bathroom to meet the somewhat greater accessibility • specifications of the second set. Regardless of which set of usable bathroom specifications is selected by a builder or developer, all doors to bathrooms and powder rooms must meet the minimum door width . . specifications of Requirement 3. The following presents a discussion of the specific comments received on usable kitchens and usable bathrooms. Controls for Ranges and Cooktops Comment, A few commenters stated that the Department lacks authority under the Fair Housing Act to impose design standards an appliances. The commenter stated that standards that specify certain design features for appliances in individual dwelling units exceed the scope of the Department's statutory authority. Other commenters objected to front range controls as a safety hazard for children. Commenters from the disability community were strongly supportive of this design specification. Response. With respect to usable kitchens, the Act solely requires that kitchens have sufficient apace such that an individual in a wheelchair can maneuver about. Accordingly, a specification that controls for ranges and cooktops be placed so that they can be used without reaching across burners is not consistent with the Act's requirement for usable kitchens. In the proposed guidelines. the Option One guidelines for usable kitchens specified that controls should be located so as to be usable without reaching across burners. As the preamble to the proposed guidelines noted. many • standard styles of ranges and cooktops meeting this specification (other than those with front controls) are available on the market However, in reviewing the entire rulemaking history on the design and constructions requirements, the Department has concluded that the requirements of the Fair Housing Act did not cover any appliance controls. Accordingly, this specification was not included in the final Guidelines Maneuvering Space, Adjustable Cabinetry, Fixtures and Plumbing . Comment. A number of commenters from the disability community stated that it was important that the Guidelines for both kitchens and bathrooms specify a five -foot turning radius: adjustable cabinetry, fixtures and plumbing: and . fixture controls that comply with the appropriate provisions of the ANSI Standard. Response. The legislative history of the Fair Housing Act clearly indicates that Congress did not envision usable kitchens and bathrooms to be designed in accordance with the specifications suggested by the commenters. In House Report No. 711, the Congress stated as follows: . The fourth feature is that kitchens and bathrooms be usable such that an individual in a wheelchair can maneuver about the apace. This provision is carefully worded to provide a Living environment usable by alL Design of standard sized kitchens and bathrooms can be done in such a way as to assure usability by persons with disabilities without necessarily increasing the size of space. The Committee intends that such space be usable by handicapped persons, but this does not necessarily require that a turning radius be provided in every situation. This provision also does not require that fixtures, cabinetry or plumbing be of such design as to be adjustable. (House Report at 27) Accordingly, the Department is unable to adopt any of the proposals suggested by the commenters. The Act's requirement for usable kitchens and bathrooms only specifies maneuverability for wheelchair users, and this maneuverability does not require the specification advocated by the commenters. (See previous discussion of this issue in the preamble to the proposed Fair Housing regulations at 53 FR 45005.) Comment. Two commenters requested clarification concerning what is meant by "sufficient maneuvering space ". One of the commenters recommended that this term be defined to include "such space as shall permit a person in a wheelchair to use the features and appliances of a room without having to leave the room to obtain an approach to an appliance, work surface, or cabinet ". • Response. The Guidelines for Requirement 7 (usable kitchens and bathrooms) describe what constitutes sufficient maneuvering space in the Federal Register / Vol. 56, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations kitchen and the bathroom. Additionally, the preamble to the proposed guidelines explicitly states that sufficient maneuvering space for kitchens does not require a wheelchair turning radius (55 FR 24381). As noted in response to the preceding comment, a wheelchair turning radius also is not required for either usable kitchens or usable bathrooms, The Guidelines for usable bathroom state that sufficient maneuvering space is provided within the bathroom for a person using a wheelchair or other assistive device to enter and close the door, use the fixtures, reopen the door and exit. This specification was not changed in the final Guidelines. Kitchen Work Surfaces Comment. One commenter stated that "Element 12" in the chart accompanying the Guidelines for Requirement 2 (public and common use areas) seems to require a portion of the kitchen counters to be accessible since they are work surfaces. This commenter stated that if this interpretation is correct then it should be made clear in the Guidelines. Response. The commenter's Interpretation is not correct. The chart accompanying the Guidelines for Requirement 2 is only applicable to the public and common use areas, not to individual dwelling units. Showers Comments. Several conunenters requested that the final Guidelines provide dimensions on the appropriate width and height of showers and shower doors. Another commenter asked whether showers were required to comply with dimensions specified by the ANSI Standard. Response. The final Guidelines for usable bathrooms (the first set of specifications) specify size dimensions for shower stalls in only one situation- - when the shower stall is the only bathing facility provided in a covered dwelling unit. The Department believes that, where a shower stall is the only bathing facility provided, size specification for the shower stall Is consistent with the Act's requirement for usable bathrooms. However, if a shower stall is not the only bathing facility provided in the dwelling unit, then the only specification for showers. appropriate under the Act, concerns reinforced walls in showers. (The titles under the illustrations (figures) related to showers in the final Guidelines for Requirement (3 have been revised to make it clear that the figures are specifying only the different areas required to be reinforced in showers of 9493 different sizes, not the required sizes of the shower stalls.) In swinging Bathroom Doors Comment. One commenter stated that in- swinging bathroom doors generally are problematic, unless the bathroom is unusually large. The commenter noted that an in- swinging door makes it extremely difficult to enter and exit. The commenter recommended that in- swinging doors be prohibited unless there is sufficient internal bathroom space, exclusive of the awing of the door, which'allows either a five foot turning radius or two mutually exclusive 30" x 48" wheelchair spaces. Another commenter stated that in- swinging bathroom doors create a serious obstacle for the wheelchair user. Response. The Department declines to prohibit in- swinging bathroom doors. Adjusting an in- swinging door to swing out is the type of later adaptation that can be made fairly easily by a resident or tenant. Once a minimum door width is provided, a tenant who finds a bathroom not readily usable can have the door rehung as an outswinging door. Note, however, that the second set of guidelines for usable bathrooms specifies clear space for bathrooms with in- swinging doors. Bathroom Design Illustrations Comment. A number of commenters from the disability community stated that two of the six bathroom drawings in the preamble to the proposed guidelines (numbers 4 and 8 at 55 FR 24374-.24375) did not allow for a parallel approach to the tub. These commenters requested that these drawings be removed from the final Guidelines. Other commenters stated that the Department's bathroom design illustrations at 55 FR 24374 -24375 are not consistent with the Figure 8 bathroom design illustrations at 55 FR 24401. Response. While a parallel approach to the tub would provide somewhat greater accessibility, the Department believes that to indicate, through the Guidelines, that a parallel approach to the tub is necessary to meet the Act's requiremer.:s, exceeds the Fair Housing Act's minimal design expectations for bathrooms. Accordingly, the first set of specifications for usable bathrooms does not specify a parallel approach to the tub. However, the second set of specifications provides for a clear access aisle adjacent to the tub that would permit a parallel approach to the tub. Either method would meet the Act's requirements. With respect to the comments on the bathroom design illustrations, these illustrations have been revised to make the clear floor space requirements more readily understood. The illustrations are adapted from ANSI A117.1. Number of Accessible Bathrooms Comment. A number of comments were received on how many bathrooms in a dwelling unit should be subject to the Act's "usable" bathroom requirement. Many commenters recommended that all full bathrooms be made accessible. Other commenters recommended that only one full bathroom be required to be made • accessible. A few commenters recommended that half- baths /powder rooms also be subject to the Act's requirement. Response, In House Report No. 711, the Congress distinguished between "total accessibility" and the level of accessibility required by the Fair Housing Act. The report referred to standards requiring every aspect or portion of buildings to be totally accessible, and pointed out that this was not the level of accessibility required by the Act. The final Guidelines for bathrooms are consistent with the Act's usable bathroom requirement, and provide the level of accessibility intended by Congress. As discussed previously in this preamble, the final Guidelines for usable bathrooms provide two sets of specifications. The second set of specifications provides somewhat greater accessibility than the first set of specifications. In view of this fact, the final Guidelines provide that in a dwelling unit with a single bathroom, the bathroom may be designed in accordance with either set of specifications —the first set or the second set. However, in a dwelling unit with more than one bathroom, all bathrooms in the unit must comply with the first set of specifications, or a minimum of one bathroom must comply with the second set of specifications, and all other bathrooms must be on an accessible route, and must have a usable entry door in accordance with the guidelines for Requirements 3 and 4. Additionally, the final Guidelines provide that a powder room must comply with the Act's usable bathroom requirements when the powder room is the only restroom facility provided on the accessible level of a multistory dwelling unit. 3. Discussion of Comments on Related Fair Housing Issues Compliance Deadline Section 100.205 of the Fair Housing regulations incorporates the Act' desigt. and construction requirements, including the requirement that 494 Federal Register / Vol. 58, No. 44 / Wednesday, March 8. 1991 / Rules and Regulations iultifamily dwellings for feat ccupancy after March 13, 1991 be .esigned and constructed in accordance rith the Act's accessibility equirements. - Section'100.205(a) :rovides that covered multifamily swellings shall be deemed to be esigned and constructed for first ccupancy on or before March 13, 1991 and, therefore, exempt from Act'a .ccessibility requirements), if they are occupied by that date, or if the last .uilding permit or renewal thereof for he covered multifamily dwellings is sued by a State, County, or local overnment on or before January 13, 990. Comment. The Department received a .umber of comments on the March 13, 991 compliance deadline, and on :iethods of achieving compliance. Many ommenters objected to the March 13, 991 compliance deadline on the basis hat this deadline was unreasonable. several commenters from the building ndustry stated that. in many cases, resign plans for buildings now under onstruction were submitted over two :ears ago, and it would be very .xpensive to make changes to buildings .ear completion. Other commenters tated that it is unreasonable to impose dditional requirements on a ubstantially completed project that .nexpectedly has been delayed for occupancy beyond the March 13, 1991 ffective date. Response. Section 804(f)(3)(C) of the 'air Housing Act states that the design ind construction standards will be .pplied to covered multifamily dwelling tnits for first occupancy after the date .hat is 30 months after the date of niacin of the Fair Housing \rnendments Act. The Fair Housing Act vas enacted on September 13, 1988. The !ate that is 30 months from that date is March 13, 1991, Accordingly, the nclusion of a March 13, 1991 • :ompliance date in § 100.205 is a :odification of the Act's compliance • leadline. The Department has no authority to change that date. Only 'ongress may extend the March 13, 1991 leadline. The Department, however, has been ottentive to the concerns of the building ndustry. and has addressed these :oncerns, to the extent that it could, in trio:: published documents. In the ireamble to the final Fair Housing rule, he Department addressed the )bjections of the building industry to the Jepartment's reliance on "actual ) ccupancy" as the sole basis for ietermining "first occupancy ", (See 54 ?R 3251; 24 CFR Ch. I. Subch. A. App. I it 595 (1990).) Commenters to the - proposed Fair Housing rule, like the commenters to the proposed guidelines, argued that coverage of the design and construction requirements must be determinable at the beginning of - planning and development, and that projects delayed by unplanned and uncontrollable events (labor strikes, Acts of God. etc.) should not be subject to the Act. In order to accommodate the • "legitimate concerns on the part of the building industry" the Department expanded § 100.205 of the final rule to provide that covered multifamily dwellings would be deemed to be for first occupancy if the last building permit or renewal thereof was issued on • or before January 13, 1990. A date of fourteen months before the March 13, 1991 deadline was selected because the median construction time for multifamily housing projects of all sizes was determined to be fourteen months, based on data provided by the Marshall Valuation Service. More recently, the Department addressed similar concerns of the building industry in the preamble to the proposed accessibility guidelines. In the June 15, 1990 publication. the Department recognized that projects designed in advance of the publication of the final Guidelines, may not become available for feat occupancy until after March 13, 1991. To provide some guidance, the Department stated in the June 15, 1990 notice that compliance with the Option One guidelines would be considered as evidence of compliance with the Act. In projects designed before the Issuance of the final Guidelines. The Department restated its position on this issue in a supplementary notice published in the Federal Register on August 1, 1990 (55 FR 31131). The specific circumstances under which the Department would consider compliance with the Option One guidelines as compliance with the . accessibility requirements of the Act were more fully addressed in the August 1, 1990 notice. Comment. A number of commenters requested extending the date of issuance of the last building permit from January 13, 1990 to some other date, such as June 15. 1990, the date of publication of the proposed guidelines; August 1, 1990, the date of publication of the supplementary notice; or today's date, the date publication of the final Guidelines, Response. The date of January 13, 1990 was not randomly selected by the Department. This date was selected because it was fourteen months before the compliance deadline of March 13. 1991. As previously noted in this • preamble, fourteen months was found to represent a reasonable median construction time for multifamily housing projects of all sizes, based on data contained in the Marshall Valuation Service. Builders have been on notice since January 23, 1989 publication date of the final Fair Housing rule, that undertaking construction after January 13, 1990 without adequate attention to accessibility considerations would he at the builder's risk. Comment. One commenter requested that the applicable building permit be the "primary" building permit for a particular building. Other commenters inquired about the status of building i. permits that are issued in stages, or about small modifications to building plans during construction which necessitate a reissued building permit. j Response. Following publication of the proposed Fair Housing regulation, and the many comments received at that time from the building industry expressing concern that "actual occupancy" was the only standard for , determining "first occupancy ", the Department gave careful consideration to the steps and stages involved in the building process. On the basis of this study, the Department determined that an appropriate standard to determine "first occupancy ". other than actual occupancy, would be issuance of the last building permit on or before January 13, 1990. This additional standard was added to the final Fair Housing Act regulation. The Department believes that. aside from actual occupancy, issuance of the last building permit remains the appropriate standard. Compliance Determinations by State and Local Jurisdictions Comment. A few commenters questioned the role of States and units . of local government in determining compliance with the Act'a accessibility requirements. The commenters noted that (1) § 100.205(g) encourages States and units of general local government to include, In their existing procedures for the review and approval of newly constructed covered multifamily dwellings. determinations as to whether the design and construction of such dwellings are consistent with the Act'a accessibility requirements; but (2) § 100.205(h) provides that determinations of compliance or noncompliance by a State or a unit of general local government are not conclusive in enforcement proceedings under the Fair Housing Act. These commenters stated that, unless determinations of compliance or Federal Register / Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations 9495 noncompliance by a State or unit of general local government are deemed to • be conclusive. local jurisdictions will be discouraged from performing compliance reviews because they will not be able to provide a building permit applicant with a sense of finality that proposed design plans are in compliance with the Act. Response. Sections 100.205 (g) and (h) of the Fair Housing regulations implement sections 504(f)(5) (B) and (C), and section 804(i)(8)(b) of the Fair Housing Act. The language of I§ 100.205 (g) and (h) is taken directly from these . statutory provisiona. The Congress, not the Department, made the decision that determinations of compliance or noncompliance with the Act by a State or unit of general local government shall not be conclusive in enforcement proceedings, The Department, however, agrees with the position taken in the statute. The Department believes that it would be inappropriate to accord particular "weight" to determinations made by a wide variety of State and local government agencies involving a new civil rights law, without first having the benefit of some experience reviewing the accuracy of the determinations made by State and local authorities under the Fair Housing Act. Comment.Two commenters stated that local building departments, especially those in smaller urban areas and in rural areas, do not have the manpower or expert knowledge to assure a proper determination of compliance, particularly in "close call" situations. The commenters recommended that liability for any infractions exclude local building departments unless the Department is willing to provide qualified personnel from its local field office to attend staff reviews of every building permit request. Response. The Department is reluctant to assume that State and local jurisdictions, by performing compliance reviews, will subject themselves to liability under the Fair Housing Act, particularly in light of section 804(f)(5)(C) of the Act, which encourages States and localities to make reviews for compliance with the statute; and the implicit recognition. under Section 804(f)(8)(B), that these reviews may not be correct. Comment. With reference to a violation of the Act's requirements, several commenters questioned how • violations of the Act would be determined and what the penalty would be for a violation. The commenters asked whether a builder would be cited, and fined, for each violation per building, or for each violation per unit. Response. If it is determined that a violation of the Act has occurred, a Federal District Court or an administrative law judge (ALT] has the authority to award actual damages, including damages for humiliation and emotional distress; punitive damages (in court) or civil penalties (in AP proceedings); injunctive relief; attorneys fees (except to the United States); and any other equitable relief that may be considered appropriate. Whether a violation will be found for each violation per building, for each violation per unit, or on any other basis, is • properly left to the courts and the ALJs. Enforcement Mechanisms In the proposed guidelines, the Department solicited public comment on effective enforcement mechanisms (55 FR 24383 - 24384). Specifically, the Department requested comment on the effectiveness of: annual surveys to assess the number of projects developed with accessible buildings; recordkeeping requirements; and a "second opinion" by an independent; licensed architect or engineer on the site impracticality issue. The Department stated that comments on these proposals would be considered in connection with forthcoming amendments to the Fair Housing regulation. The Department appreciates all comments submitted on the proposed enforcement mechanisms, and the suggestions offered on other possible enforcement mechanisms, such as a preconstruction review process, certification by a licensed architect, engineer or other building professional that a project is in compliance with the Act, and certification of local accessibility codes by the Department. All these comments will be considered in connection with future amendments to the Fair Housing Act regulation. First Occupancy Comment. A number of commenters requested clarification of the determination of "first occupancy" after March 13,1991. A few commenters referred to the Act's first occupancy requirement as that of "ready for occupancy" by March 13, 1991. Response. The phrase "ready for occupancy" does not correctly describe the standard contained In the Fair Housing Act. The Act states that covered multifamily dwellings subject to the Act's accessibility requirements are those that are "for first occupancy" after March 13, 1991. The standard, "first occupancy," is based on actual occupancy of the covered multifamily dwelling, or on issuance of the last building permit. or building permit renewal, on or before January 13, 1990. Where an individual is relying on a claim that a building was actually occupied on March 13, 1991, the Department, in making a determination of reasonable cause, will consider each situation on a case - by - case basis. As long as one dwelling unit in a covered multifamily dwelling is occupied. the one occupied dwelling unit is sufficient to meet the requirements for actual occupancy. However, the question of whether the occupancy was in compliance with State and local law (e.g., pursuant to a local occupancy ' permit, where one is required) will be a crucial factor in determining whether first occupancy has been achieved. Comment Several commenters requested clarification of "first occupancy ", with respect to projects . involving several buildings, or projects with extended build -out terms, such as planned communities with completion dates 5 to 10 years into the future. Response. "First occupancy" is determined on a building -by- building basis, not on a project -by- project basis. For a project that involves several buildings, one building in the project could be built without reference to the accessibility requirements, while a building constructed next door might have to comply with the Act's requirements. The fact that one or more buildings in a multiple building project were occupied on March 13, 1991 will not be sufficient to afford an exemption from the Act's requirements for other buildings in the same project that are developed at a later time. Costs of Adaptation Comment. A few commenters requested clarification on who incurs the cost of making a unit adaptable for a disabled tenant. Response. All costs associated with incorporating the new design and construction requirements of the Fair Housing Act are borne by the builder. There are, of course. situations where a tenant may need to make modifications to the dwelling unit which are necessary to make the unit accessible for that person's particular type of disability. The tenant would incur the cost of this type of modification— whether or not the dwelling unit is part of a multifamily dwelling exempt from the Act's accessibility requirements. For dwellings subject to the statute's accessibility requirements, the tenant's costs would be limited to those modifications that were not covered by the Act's design and construction requirements. (For example, the tenant would pay for the cost of purchasing 9496 Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 • / Rules and Regulations and installing grab bars.) For dwellings not subject to the accessibility requirements, the tenant would pay the cost of all modifications necessary to meet his or her needs. (Using the grab bar example, the tenant would pay both the cost of buying and installing the grab bars and the costs associated with adding bathroom wall reinforcement.) Section 100.203 of the Fair Housing regulations provides that discrimination includes a refusal to permit, at the expense of a handicapped person, reasonable modifications of existing premises occupied or to be occupied by that person, if modifications are necessary to afford the person full enjoyment of the premises. In the case of a rental, the landlord may reasonably condition permission for a modification on the renter's agreeing to restore the interior of the unit to the condition that existed before its modification- - reasonable wear and tear excepted. This regulatory section provides examples of reasonable modifications that a tenant may make to existing premises. The examples include bathroom wall reinforcement. In House Report No. 711, the Congress provided additional examples of reasonable modifications that could be made to existing premises by persons with disabilities: For example, persons who have a hearing disability could install a flashing light in order to 'see' that someone is ringing the doorbell. Elderly individuals with severe arthritis may need to replace the doorknobs with lever handles. A person in a wheelchair may need to install fold -back hinges in order to be able to go through a door or may need to build a ramp to enter the unit. Any modifications protected under this section (section 804(f)(3)(A)1 must be reasonable and must be made at the expense of the individual with handicaps. (House Report at 25) Reasonable Modification Comment. One commenter requested clarification concerning what is meant by "reasonable modification ". Response. What constitutes "reasonable modification" is discussed to some extent in the preceding section, "Costs of Adaptation ", and also was discussed extensively in the preambles to both the proposed and final Fair Housir.g rules. (See 53 FR 45002 - 45003, 54 FR 3247 -3248: 24 CFR Ch. I, Subch. A, App. I at 550 - 583 (1990).) Additionally, examples of reasonable modifications are provided in 24 CFR 100.203(c). Scope of Coverage Comment. A number of comments were received on the issue of which types of dwelling units should be subject to the Act's accessibility requirements, and the number or percentage of dwelling units that must comply with the Act's requirements. Response. The Department lacks the authority to adopt any of the proposals recommended by the commenters. The type of multifamily dwelling subject to the Fair Housing Act's accessibility requirements, and the number of individual dwelling units that must be made accessible were established by the Congress, not the Department. The Fair Housing Act defines "covered multifamily dwelling" to mean buildings consisting of four or more units if such buildings have one or more elevators; and ground floor units in other buildings consisting of four or more units." (See Section 804(f)(7) of the Act.) The Fair Housing Act requires that covered multifamily dwellings for fast occupancy after March 13, 1991 be designed and constructed in accordance with the Act's accessibility requirements. The Act does not permit only a percentage of units in covered multifamily dwellings to be designed in accordance with the Act's requirements, nor does the Department have the authority so to provide by regulation. VI. Other Matters Codification of Guidelines. In order to assure the availability of the Guidelines, and the preamble to the Guidelines, to interested persons in the future, the Department has decided to codify both documents. The Guidelines will be codified in the 1991 edition of the Code of Federal Regulations as appendix II to the Fair Housing regulations (i.e.. 24 CFR Ch. I, Subch. A. App. It), and the preamble to the Guidelines will be codified as appendix III (i.e., 24 CFR Ch. 1, Subch. A. App. III). Regulatory Impact Analysis. A Preliminary Impact Analysis was published in the Federal Register on September 7, 1990 (55 FR 37072 37129). A Final Regulatory Impact Analysis is available for public inspection during regular business hours in the Office of the Rules Docket Clerk, room 10278, Department of Housing and Urban Development, 451 Seventh Street, SW., Washington, DC 20410-0500. Environmental Impact. A Finding of No Significant Impact with respect to the environment has been made in accordance with HUD regulations at 24 CFR part 50, which implement section 102(2)(C) of the National Environmental Policy Act of 1969. The Finding of No Significant Impact is available for public inspection during regular business hours In the Office of the Rules Docket Clerk, Office of the General Counsel, Department of Housing and Urban Development. room 10278, 451 Seventh Street, SW., Washington, DC 20410- 0500. Executive Order 12606, The Family. The General Counsel, as the Designated Official under Executive Order No. 12606, The Family, has determined that this notice will likely have a significant beneficial impact on family formation, maintenance or well - being. Housing designed in accordance with the Guidelines will offer more housing choices for families with members who have disabilities. Housing designed in accordance with the Guidelines also may be beneficial to families that do not have members with disabilities. For example, accessible building entrances, as required by the Act and implemented by the Guidelines, may benefit parents with children in strollers, and also allow residents and visitors the convenience of using luggage or shopping carts easily. Additionally, with the aging of the population, and the increase in incidence of disability that accompanies aging, significant numbers of people will be able to remain in units designed in accordance with the Guidellnes as the aging process advances. Compliance with these Guidelines may also increase the costs of' developing a multifamily building, and thus, may increase the cost of renting or purchasing homes. Such costs could negatively affect families' ability to obtain housing. However, the Department believes that the benefits provided to families by housing that is in compliance with the Fair Housing Amendments Act outweigh the possible increased costs of housing. Executive Order 22611, Federalism. The General Counsel, as the Designated Official under section 6(a) of Executive Order No. 12811, Federalism, has determined that this notice does not involve the preemption of State law by Federal statute or regulation and does not have federalism implications. The Guidelines only are recommended design specifications, not legal requirements. Accordingly, the Guidelines do not preempt State or local laws that address the same issues covered by the Guidelines. Dated: February 27, 1991. Gordon H. Mansfield. Assistant Secretary for Fair Housing and Equal Opportunity. Accordingly, the Department adds the Fair Housing Accessibility Guidelines as Appendix II and the text of the preamble to these final guidelines beginning at the heading "Adoption of Final Cuidelines" and ending before "VI. Other Matters" as appendix III to 24 CFR, ch, I, subchapter A to read as follows: Appendix II to Ch. I, subchapter A -Fair Housing Accessibility Guidelines atWNO CODE 4215 -f-m U.S. Department of Housing and Urban Development Office of Fair Housing and Urban Development Federal Register / Vol. bit, No. 44 / Wednesciay. March 0, 1991 / Rules and Regulations Fair Housing Accessibility Guidelines. Design Guidelines for Accessible /Adaptable Dwellings Issued by the Department of Housing and Urban Development 9497 9498 Contents Section Section Section Section Section Federal Register / VoI. 58, No. 44 / Wednesday, March 8, 1991 / Rules and. Regulations 1. Introduction Authority Purpose Scope Organization of Guidelines 2. Definitions 3. Fair Housing Act. Design and Construction Requirements 4. Application,of the Guidelines 5. Guidelines Requirement 1. Requirement 2. Requirement 3. Requirement 4. Requirement 5. Requirement Requirement • Accessible building entrance on an accessible route. Accessible and usable public and common use areas. Usable Doors Accessible route into and through the covered unit. Light switches, electrical outlets, thermostats and other environmental controls in accessible locations. 6. Reinforced walls for grab bars. 7. Usable kitchens and bathrooms. Federal Register / Vol. 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations Fair Housing Accessibility Guidelines Section 1. Introduction Authority Section 804(f}(5)(C) of the Fair Housing Amendments Act of 1988 directs the Secretary of the Depanmcnt of Housing and Urban Development to provide technical assistance to States, local governments, and other persons in implementing the ac- cessibility requirements of the Fair Housing Act. These guidclincs are issued under this statutory authority. Purpose The purpose of these guidclincs is to provide technical guid- ance on designing dwelling units as required by the Fair Housing Amendments Act of 1988 (Fair Housing Act). These guidelines are not mandatory, nor do they prescribe specific re- quirements which must be met, and which, if not met, would constitute unlawful discrimination under the Fair Housing Act. Builders and developers may choose to depart from these guidelines and seek alternate ways to demonstrate that they have met the requirements of the Fair Housing Act. These guidelines are intended to provide a safe harbor for compliance with the accessibility requirements of the Fair Housing Act. Scope These guidelines apply only to the design and construction • equirements of 24 CFR 100.205. Compliance with these :uidelines do not relieve persons participating in a Federal or :edcrally- assisted program or activity from other requirements, ,ch as those required by section 504 of the Rehabilitation Act sr 1973 (29 U.S.C. 794) and the Architectural Barriers Act of 968 (42 U.S.C. 4151- 4157). Accessible design requirements Section 504 arc found at 24 CFR Part 8. Accessible design quirements for the Architectural Barriers Act are found at 24 'FR Pan 40. tr ganizatlon of Guidelines he design guidelines are incorporated in Section 5 of this icumcnt, Each guideline cites the appropriate paragraph of L'D's regulation at 24 CFR 100.205; quotes from the rcgula- •n to identify the required deign features, and states recom- :nded spccttictions for each desigr. feature. 'nerally, these guidelines rely on the American National utdards institute (ANSI) A117.1.1986, American National mdard for Buildings and Facilities— Providing Accessibility i Usability for Physically Handicapped People (ANSI . ndard). Where the guidelines rely on sections of the ANSI ndard, the ANSI sections are cited. Only those sections of ANSi Standard cited in the guidelines are recommended for npliance with 24 CFR 100.205. For those guidelines that differ from the ANSi Standard, recommended specifications are provided. The texts of cited ANSi sections are not repro- duced in the guidelines. The complete text of the 1986 version of the ANSi A117.1 Standard may be purchased from the American National Standards Institute, 1430 Broadway, New York, NY 10018. Section 2. Definitions As used in these Guidelines: "Accessible ", when used with respect to the public and common use areas of a building containing covered multifa- mily dwellings, means that the public or common use areas of the building can be approached, entered, and used by individu- als with physical handicaps. The phrase "readily accessible to and usable by" issynonymous with accessible. A public or common use arca that complies with the appropriate require- ments of ANSI A117.1 -1986, a comparable standard or these guidclincs is "accessible" within the meaning of this paragraph. "Accessible route" means a continuous unobstructed path connecting accessible elements and spaces in a building or within a site that can be negotiated by a person with a severe disability usingawheelchair, and that isalsosafe forand usable by people with other disabilities. Interior accessible routes may include corridors, floors, ramps, elevators and lifts. Exterior accessible routes may include parking access aisles, curb ramps, walks, ramps and lifts. A route thatcomplieswith the appropriate requirements of ANSI A117.1 -1986, a compa- rable standard, or Section 5, Requirement 1 of these guidclincs is an "accessible route ". in the circumstances described in Section 5, Requirements 1 and 2, "accessible route" may include access via a vehicular route. "Adaptable dwelling units ", when used with respect to covered multifamily dwellings, means dwelling units that include the features of adaptable design specified in 24 CFR 100.205(c) ( "ANSI A117.1- 1986" mcans the 19S6 cdition of the American National Standard for buildings and facilities providing accessi- bility and usability for physically handicapped people. "Assistive device" means an aid, tool, or instrument used by a person with disabilities to assist in activities of daily living. Examples of assistive devices include tongs, knob - turners, and oven -rack pusher /pullers. "Bathroom" means a bathroom which includes a water closet (toilet), lavatory (sink), and bathtub or shower. 11 does not include single- fixture facilities or those with only a water closet and lavatory. It does include a compartmented bathroom. A 9499 9500 Federal Register 1 VoL 56, No. 44 1 Wednesday, March 6, 1991 / Rules and Regulations Compartmented bathroom is one in which the fixtures are . distributed among interconnected rooms. A compartmented , bathroom isconsidered a single unit and issubjcct to the Act's requirements for bathrooms. "Building" means a structure; facility or portion thereof that cnntains or serves one or more dwelling units. "Building entrant= on an accessible route" means an accessible entranceio abuildingthat isconnected by an accessible route to public transportation stops, to parking or passenger loading zones, or to public mitts or sidewalks, if available. A building entrance that complies with ANSiA117.1 -1986 (see Sections, Requirement 1 of these guidelines) or a comparable standard complies with the requirements of this paragraph. "Clear" means unobstructed. "Common use areas" means rooms, spaces or elements inside or outside of a building that are made available for the use of residents of a building or the guests thereof. These areas include . hallways, lounges, lobbies, laundry rooms, refuse rooms, mail rooms, recreational,areasand -passageways among and between buildings. Sec Section 5, Requirement 2 of these guidelines. "Controlled substance" means any drug or other substance, or immediate precursor included in The definition in Section 102 of the Controlled Substances Act (21 US.C. 802). "Covered multifamily dwellings" or "covered multifamily dwellings subject to the Fair Housing Amendments" means buildings consisting of four or more dwelling units if such buildings have one or more elevators; and ground floor dwelling units in other buildings consisting of four or more dwelling units. Dwelling units within a single structure separated by firewalls do not constitute separate buildings. "Dwelling unit" means a single unit of residence for a household of one or more persons. Examples of dwelling units covered by these guidelines include: condominiums; an apartment unit within an apartment building; and other types of dwellings in H hich sleeping accommodations are provided but toileting or cooking facilities are shared by occupants of more than one room or portion of the dwelling. Examples of the latter include dormitory rooms and sleeping accommodations in shelters intended for occupancy as a residence for homeless persons. "Entrance" means any exterior access point to a building or port ion of a building used by residents for the purpose of entering. For purposes of these guidelines, an 'entrance" does not include a door to a loading dock or a door used primarily as a service entrance, even if nonhandicapped residents occasion• ally use that door to enter. "Finished grade" means the ground surface of the site after all construction, levelling, grading, and development has been completed. "Ground floor' means a floorof abuildingwith ab.uilding entrance on an accessible route. Abuilding may have one or more ground floors. Where the first floor containing dwelling units in a building is above grade, all unitson that floor must be served by a building entrance on an accessible route. This floor will be considered to be a ground floor. "Handicap" means, with respect to a person, a physical or mental impairment which substantially limits one or more major life activities; a record of such an impairment; or being regarded as . having such an impairment. This termeloesnot include current, .illegal use of or addiction to a controlled substance. For pur- poses of these guidelines, an individual shall not be considered to have a handicap solely because that individual is a transves- tite. As used in this definition: (a) "Physical or mental impairment" includes: (1) Any physiological disorder or condition, cosmetic disfig- urement, or anatomical joss affecting one or more of'the following body systems: Neurological; muscnloskdetal; special sense organs; respiratory, including speech organs; cardiovascular, reproductive; digestive; genito- urinary; heroic and lymphatic; skin; and endocrine; or Any mental or psychological disorder, such as mental retardation, organic brain syndrome, emotional or mental illness, and specific learning disabilities. The term "physical or mental impairment" includes, but is not limited to, such diseases and conditions as orthopedic, visual, speech and hearing impairments, cerebral palsy, autism, epilepsy, muscular dystrophy, multiple sclerosis, cancer, heart disease, diabetes, Human Immunodefi- ciency Virus infection, mental retardation, emotional illness, drug addiction (other than addiction caused by • current, illegal use of a controlled substance) and alcoholism. These guidelines are designed to make units accessible or adaptable for people with physical handi- caps. (b) "Major lifc activities" means functions such as caring for one's self; performing manual tasks, walking, seeing, hearing, speaking, breathing, learning and working. _ (c) "Hasa record of such an impairment" meanshas a history of, or has been misclassified as having, a mental or physical impairment that substantially limits one or more major life activities. (d) "Is regarded as having an impairment" means: (1) Hasa physical or mental impairment that does notsub- stantially limit one or more major life activities but that is treated by another person as constituting such a limitation; (2) Has a physical or mental impairment that substantially limitsone or more major life activitiesonly as a resultof the attitudes of others toward such impairment; or Has none of the impairments defined in paragraph (a) of this definition but is treated by another person as having such'an impairment. "Loft" means an intermediate level between the floor and ceiling of any story, locatedwithina room orroomsof adwelling. "Multistory dwelling unit" means a dwelling unit with finished living space located on one floor and the floororfloorsimmedl- ately above orbelow it. (2) (3) Federal Register / Vol. 58, No. 44 / Wednesday, March 6. 1991 / Rules and Regulations 9501 "Public use areas" means interior or exterior rooms or spaces of a building that are made available to the general public. Public use may be provided at a building that is privately or publicly owned. "Single -story dwelling unit" means a dwelling unit with all finished living space located on one floor. "Site" means a parcel of land bounded by a property line ora designated portion of a public right of way. "Slope" means the relative steepness of the land between two points and is calculated as follows: The distance and elevation between the two points (e.g., an entrance and a passenger loading zone) are determined from a topographical map. The . difference in elevation is divided by the distance and that fraction is multiplied by 100 to obtain a percentage slope figure. For example, if a principal entrance is ten feet from a passenger loading zone, and the principal entrance is raised one foot higher than the passenger loading zone, then the slope is • • 1 /10x 100 =10%. "Story" means that portion of a dwelling unit between the upper surface of any floor and the upper surface of the floor next above, or the roof of the unit. Within the context of dwelling units, the terms "story" and "floor" are synonymous. "Undisturbed site" means the site before any construction, levelling, grading, or development associated with the current project. "Vehicular or pedestrian arrival points" means public or resident parking areas, public transportation stops, passenger loading zones, and public streets or sidewalks. • • "Vehicular route" means a route intended for vehicular traffic, such asastreet, driveway or parking lot. . Federal Register / V01, 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations 0..•111 .a.0111111Nn•. Section 3. Fair Housing Act Design and Construction Requirements The regulations issued by the Department at 24 CFR 100.205 state: f 100,203 Design sod conatruetlon requirements, (a) Covered multifamily dwellings for first occupancy after March 13, 2991 shell be designed and constructed to have el Peas* one building entrance on an accessible route unless it is impractical to do so because of the terrain or unusual characteristics of the site. For purposes of this section. a covered multifamily dwelling shall be deemed to be designed and constructed for first occupancy on or before March 13. 1991 if they are occupied by that date or if site last building permit =renewal thereof for the covered multifamily dwellings is issued by a State. County or local government on or before January . , 13, 1990. The burden of establishing impracticality because of terrain or unusual site characteristics is on the person or persons who designed or constructed the housing facility. (b) The application of paragraph (a) of this section may be illustrated by the following examples: . Example (1/: A teal estate developer plans to construct six covered multifamily dwelling units on s she with a hilly terrain. Because of the terrain. it v781 be necessary to climb a long and steep stairway in order to enter the '' dwellings. Since there is no practical way to provide an accessible route to any of the dwellings. one need not be provided. Example ( ?): A real estate developer plans to construct a building consisting of 10 units of multifamily housing on a waterfront site that floods frequently. Because of this unusual characteristic of the site, the builder plans to construct the building on stilts. It is customary for housing in the geographic are. where the site is located to be built on stilts. The housing may lawfully be constructed on . the proposed sire on stilts even though this means that there will be no, practical way to provide an accessible route to the building ■ entrance, E.uuniple (3/: A real estate developer plans to construct a multifamily housing facility on I particular site. The developer would like the facility lo be built on the sue to contain as many unit, as possible. Because of the configuration and terrain of the site. It is possible to construct a building with 103 units on the site provided the site does not have an e rcesstble route leading to the building entrance. It is also possible to construct a building on the site with an accessible rouse leading to the building entrance. However. such a building would have no more than 100 dwelling-units. The building to be constructed on the site must haves building entrance on ' an accessible route because it is not impractical to provide such an entrance because of the terrain or unusual characteristics of the site. • lc) AU covered muttifamity dwellings for first occupancy after March 13. 1991 with a building entrance on an accessible route shall be designed and constructed in such a manner ibat -- 11) The public and common use areas are readily accessible to and usable by handicapped persons: (2) All the doors designed to allow passage into and within all premises are sufficiently wide to allow passage by handicapped persons in wheelchairs; and (3) All premises within covered multifamily dwelling units contain the following features of adaptable design: (1) An accessible route into and through the covered dwelling unit: (11) Light switches, electrical outlets, thermostats, and other environmental controls In accessible locations; (ill) Reinforcements in bathroom walls to allow later installation of grab ban around the toilet, tub. shower, stall and shower seat. where such facilities ors provided; and (iv) Usable kitchens and bathrooms ' such that an individual in a wheelchair can maneuver about the space. (d) The application of paragraph (c) of this section may be illustrated by the following examples: Example (lh A developer plans to construct a 100 unit condominium apartment building with one elevator. in accordance with paragraph (a). the building has at lees* one accessible routs leading to an accessible entrance. All 100 units are covered multifamily dwelling units and they all must be designed and constructed so that they comply with the ectessibiltty requirements of paragraph Ic) of this section. Example 421: A developer plans to tonstruct3Ogarden apartments M a throe • story building. The building wilt aot have an elevator, The building will have one accessible entrance which will be on the first 3loor. Since she banding doss not lave an etevator,only the "ground Boor" uaitsare covered multifamily units. The `ground floor is she Tint floor because that is the Tloor That has en accessible entrance. All of the dwelling units on the first floor must mart the • accessibility requirements df paragraph (c)of this section and must have access do st lout •one of each type of .public ttr amount use area available for residents in the building. - (e) Compliance with the appropriate requirements of ANSI A117.1 - 1986 suffices to satisfy the requirements of paragraph (c)(3) of this section. (f) Compliance with a duly enacted law of a State or unit of general local government that includes the requirements of paragraphs (a) and (c) of this section satisfies the requirements. of paragraphs (a) and (c) of this section., (g)(1) It is the policy of HUD to encourage States and units of general ; local government to include, in their existing procedures for the review and approval of newly constructed covered multifamily dwellings, determinations as to whether the design and construction of such dwellings are consistent with paragraphs (a) and (c) of this section, (2) A State or unit of general local government rnay review and approve newly constructed multifamily dwellings for the purpose of making determinations as to whether the requirements of paragraphs (a) and (c) of this section are met. (h) Determinations of compliance or • noncompliance by a State or a unit of general local government under paragraph (0 or (g) of this section are not conclusive in enforcement proceedings under the Fair Housing Amendments Act. (1) This subpart does not invalidate or limit any law of a State or political subdivision of a State that requires dwellings to be designed and constructed in a manner that :.(fords handicapped persons greater access than is required by this subpart. Section 4. Application ofthe Guidelines The design specifications (guidelines)presented in Section 5 apply to new construction of "covered multifamily dwellings ", as defined in Section 2. These guidelines are recommended for designing dwellings that comply with the requirements of the Fair Housing Amendments Act of 1988. Section 5. 'Guidelines Requirement 1. Accessible building entrance on an accessible route. Undersection 100.205(a), covered multifamily dwellings shall be designed and constructed to haveat least one building entrance on:an accessible route, unless it is impractical to do so because of terrain or unusual charac- teristics of the site. Guideline Federal Register / Vol. 58, No. 44 / Wednesday, March 6, 1991. ; Rules ana negwauuu, (1) Building entrance.Eachbuildingon a site shall havc at least one building entrance on an accessible route unless prohibited by the terrain, as provided in paragraphs (2)(a)(i) or (2)(a)(ii), or unusual characteristics of the site, as provided in paragraph (2)(b). This guideline applies both to a single buildingon a site and to multiple buildings on a site. (2) (a) Separate ground floor unit entrances. "Vhen a ground floor unit of a building has a separate entrance, each such ground floor unit shall be served by an accessible route, except for any unit where The terrain or unusual characteristics of the site prohibit the provision of an accessible route to the entrance of that unit. (o) Multiple entrances. Only one entrance is required to be accessible to any one ground floor of a building, except in caseswhcre an individual dwellingunithasa separate exterior entrance, or where the building contains clusters of dwelling units, with each cluster sharing a different exterior entrance. In these cases, more than one entrance may be required to be acces- sible, as determined by analysis ofthe site. In every case, the accessible entrance should be on an accessible route to the covered dwelling units it serves. Site impracticality. Covered multifamily dwellings with elevators shall be designed and constructed to provide at lest one accessible entrance on an accessible route, regardless of terrain or unusual characteristics of the site. Covered-multifamily dwellings without elevators shall be designed and constructed to.provide at least one accessible entrance on an. accessible route unless terrain or unusual characteristics of the site are such that the following conditions are found to exist: (a) V31143 Site impracticality due to terrain. There are two alternative tests for determiningsite impracticality due to terrain: the individual building test provided in paragraph (1), •or The site analysis test provided in paragraph (ii). These tcsts.may beusedas follows. Asite with a single building having acommon for all unitsmay be analyzed only as described in para- graph (i). All other sites, including a site with -a single building having multiple entrances serving either individual dwelling units or clusters of dwelling units, may be analyzed using the methodology in either paragraph (i) orparagraph (n). For these sites forwhich either test is applicable, regardless of which testis selected, at least 20 %.of the total ground floorunits in nonelevator buildings, on any site, must comply with the. guidelines. (1) Individual building test. It is impractical to provide an accessible entrance served by an accessible route when the terrain of the site is such that: (A) the slopes of the undisturbed site measured between the planned entrance and all vehicular or pedestrian arrival points within 50 feet of the .planned entrance exceed 10 percent; and (13) the slopes ofthe planned finished grade measured between the entrance and all vehicular or pedes- trian arrival points within 50.feet of the planned entrance also exceed l0 percent. If there are no vehicular or pedestrian arrival points within 50 feet of the planned entrance, the slope for the purposes of this paragraph (i)wiII be measured to the closest vehicu- lar or pedestrian arrival point. For purposes of these guidelines, vehicular or pedestrian arrival points include public or resident parking areas; public transportation stops; passenger loading zones; and public streets or sidewalks. To determine site impractical- ity, the slope would be measured at ground level from the point of the planned entrance on a straight line to (1) each vehicular or pedestrian arrival point that is within 50 feet of the planned entrance, or(ii) if there are no vehicular or pedestrian arrival points within that specified area, the vehicular or pedestrian arrival point closest to the planned entrance. In the case of sidewalks, the closest point to the entrance will be where a public sidewalk entering the site intersects with the sidewalk to the entrance. In the case of resident parking areas, the closest point to the planned entrance will be measured from the entry point to the parking area that is located closest to the planned entrance. (ii) Site analysis test. Alternatively, for a site having multiple buildings, or a site with a single building withmultiple entrances, impracticality of providing 9504 Federal Register / Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations (b) the unusual site characteristics result in a difference in finished grade elevation exceeding 30 inches and 10 percent measured between an entrance and all vehicular or pedestrian arrival points within 50 feet of the planned entrance; or (ii) if there are no vehicular or pedestrian arrival points within 50 feet of the planned entrance, the unusual characteristics result in a difference in finished grade elevation exceeding 30 inches and 10 percent measured between an entrance and the closest vehicular or pedestrian arrival point. (3) Exceptions to site impracticality . Regardless of site con- siderations described in paragraphs (1) and (2), an acces- sible entrance on an accessible route is practical when: (i) an accessible entrance served by an accessible route can be established by the following steps: • (A) The percentage of the total buildable area of the undisturbed site with a natural grade less than 10Q10 slope shall be calculated. The analysis of the existing slope (before grading) shall be done on a topographic survey with two foot(2') contour intervals with slope determination made between each successive interval. The accuracy of the slope analysis shall be certified by a professional licensed engineer, landscape architect, architect or surveyor. ' (B) To determine the practicality of providing accessi- bility to planned multifamily dwellings based on the topography of the existing natural terrain, the minimum percentage of ground floor units to be made accessible should equal the percentage of the total buildable arca (not including floodplains, wetlands, or other restricted use areas) of the undisturbed site that has an existing natural grade of less than 10 % slope. (C) in addition to the percentage established in paragraph (B), all ground floor units in a build- ing, or ground floor units served by a particular entrance, shall be made accessible if the entrance to the units is on an accessible route, defined ass walkway with a slope between the planned entrance and a pedestrian or vehicular arrival point that is no greater than 8.33% Site impracticality due to unusual characteristics. Un- usual characteristics include sites located in a federally - designated floodplain or coastal high - hazard arca and sites subject to other similar requirements of law or code that the lowest floor or the lowest structural member of the lowest floor must be raised to a specified level at or above the base flood elevation. An acces- sible route to a building entrance is impractical due to unusual characteristics of the site when: ( (a) There is an elevator connecting the parking area with the dwelling units on a ground floor. (In this case, those dwelling unitson the ground floor served byan • elevator, and at least one of each type of public and common use areas, would be subject to these guide - lines.)'However. (i) Where a buliding elevator is provided only as a means of creating an accessible route to dwelling units on a ground floor, the building isnotconsid- ered an elevator building for purposes of these guidelines; hence, only the ground floor dwelling units would be covered. (ii) If the building elevator is provided asarneansof access to dwelling units other than dwelling units on a ground floor, then the building is an elevator building which is a covered multifamily dwelling, and the elevator in that building must provide accessibility to all dwelling units in the building, regardless of the slope of the riaturaf terrain; or (b) An elevated walkway is planned between a building entrance and a vehicular or pedestrian arrival point and the planned walkway has a slope no greater than 10 percent. (4) Accessible entrance. An entrance that complies with ANSI 4.14 meets section 100.205(a). Accessible route. An accessible route that complies with ANSI 4.3 would meet section 100.205(a). if the slope of the finished grade between covered multifamily dwellings and a public or common use facility (including parking) exceeds 8.33%, or where other physical barriers (natural or manmade) or legal restrictions, all of which are outside the control of the owner, prevent the installation of an acces- sible pedestrian route, an acceptable alternative is to pro- vide access via a vehicular route, so long as necessary site provisions such as parking spaces and curb ramps are provided at the public or common use facility. Requirement 2. Accessible and usable public and common use areas. Section 100.205(cX1) provides that covered multifamily dwellings with a building entrance on an accessible route shall be designed in such a manner that the public and common use areas are readily accessible to and usable by handicapped persons. Guideline The following chart identifies the public and common use areas that should be made accessible, cites the appropriate section of the ANSI Standard, and describes the appropri- ate application of the specifications, including modifica- tions to the referenced Standard. Accessible element orspace 1. Accessible•route(s) ....... 2. Protruding objects_.......; 3. Ground and floor surface treatments 4 .Parking and passenger- loading zones 5. Curb ramps 6 . Ramps . ., 7 Stairs .. 8, Elevator 9. Platform lift 10 Dnnking fountains and water coolers .. 11 Toilet rooms and bathing facilities (including water closets, toilet rooms and stalls, urinals. lavatories and mirrors, bathtubs, shower stalls, and sinks.) .12 Seating. tables, or work surfaces 13. Places of assembly 14 Common•use spaces and facilities (including, swimming pools. playgrounds. entrances, rental offices, lames, elevators. mailbox areas, lounges, hails and corridors. and • the like.) 15. Laundry rooms Fedora' :Register ./ Vol. 56, No. 44 r Wednesday, March -6, 1991 / awes ana Ae8uusuuua BASIC COMPONENTS FOR ACCESSIBLE AND PUBUC AND COMMON USE AREAS OR FACIUTIES t'1V51 A117 section 4.3 Within the boundary of the she: (a) From public transportation stops, accessiblebarking spaces,accessible passenger loading zones. and public streets or sidewalks to accessible building entrances (subject to site considerations described In section 5). (b) Connecting accessible buildings, facilities. elements and spaces that are on the same site On•grade walks or paths between separate.buildings with covered multifamily dwellings, while not required, should • .beaccessible'unless the slope of finish grade exceeds 8.33• /.at any point along the route Handrails are not required on these accessible walks. lc) • Connectng accessible'buildrng or facility entrances with accessible spaces and elements within the buildmq'orlacikty. including adaptable dwelling units. (d) Whetesue.or legal constraints prevent a route accessible to wheelchair users between covered multifamily dwellings and public or common•use facilities elsewhere on the site, an acceptable attematrre is theprovision of access via a vehicular route so long as there is accessible parking on an 'accessible router toot feast2leof r„overed dwelling units, and necessary site provisions such as parking and curb cutsare available at the public or common use facility d .d • Accessible routes or maneuvenng space including, .but.not limited to .halls. corridors. passageways. or aisles. 4,5 46 4.7 4.8 4.9 4.10 4.11 4.15 4.22 4.30 4.31 4.1 through 4.30 4.32.6 Application Accessible routes, rooms. and spaces. including floors. walks. ramps, stairs. and curb ramps. 11 provided at the site, designated accessible parking at the dwelling unit on request of residents with handicaps. on the same terms and with the full range of choices (e.g.. surface parking or garage) that are provided lor other residents of the project, with accessible parking on a route accessible to wheelchairs for at least 2 of the covered dwelling units. accessible visitor parking sufficient 10 provide access to grade- • level entrances of covered muhdamily dwellings, and accessible parking at facilities (e.g., swimming pools) that serve accessible buildings. - Accessible routes crossing curbs. Accessible routes with slopes greater than 1:20. Stairs on accessibly routes connecting levels not connected by an elevator II provided. May be used in lieu of an elevator or ramp under certain conditions. Fifty percent of fountains and coolers on each floor, or at least one, if provided in the facility or at the site. Where provided in pubfic•useand common-Use facilities. at least one of each fixture provided per room. 11 provided in accessible spaces, at least one oI each type provided. 11 provided in the facility or at the site. . 11 provided in the facility or at the site: (a) Where multiple recreational facilities (e g., tennis courts) are provided sufficient accessible facilities 01 each type to assure equitable opportunity lor use by persons with handicaps. (b) Where practical. access to all or a portion of nature trails and jogging paths. • If provided in the facility or at the site, at least one of each type of appliance provided in each laundry area. except that laundry serving covered multifamily dwellings would not be required to have front-loading washers le order to meet the requirements 01 § 100.2051c)(1). (Where front loading washers are not provided. management wit be expected to provide ass+sbve devices on request d necessary to permit a resident to use atop loading washer.) 06.91.04 . , {r Iy 9506 Federal Register / Vol. 56, No. 44 / Wednesday, March 8, ig9'i'/ Rules and Regulations Requirement 3. Usable doors. Section 100.205(cx2) provides that covered multifamily dwellings with a building entrance on an accessible route shall be designed in such a manner that all the doors designed to allow passage into and within all premises are sufficiently wide to allow passage by handicapped persons in wheelchairs. Guideline ( Section 100.205(cx2) would apply to doors that are a part of an accessible route in the public and common use areas of multifamily dwellings and to doors into and within individual dwelling units. On accessible routes in public and common use arras, and for primary entry doors to covered units, doors that comply with ANSI 4.13 would meet this requirement. (a) Hinged Door 32 mi (c) Sliding Door Fig. 1 Clear Doorway Width and Depth (2) Within individual dwelling units, doors intended for user, passage through the unit which have a clearopeningof at least 32 inches nominal width when the door open 90 degrees, measured between the face of the doorand the stop, would meet this requirement. (See Fig. 1 (a), (b), and (c).) Openings more than 24 inches in depth are not ' considered doorways. (See Fig. 1 (d).) Note: A 34 -inch door, hung in the standard manner, provides an acceptable nominal 32-inch clear opening. This door can be adapted to provide a wider opening by using offset hinges, by removing lower portions of the door stop, or both. Pocket or sliding doors are acceptable doors in covered dwelling units and have the added advantage of not impinging on clear floorspace in small rooms.The nominal 32 -inch clear opening provided by a standard six -foot sliding patio door assembly is acceptable. 32' min (b) Folding Door (d) Maximum Doorway Depth Guideline (2) (3) Federal Register / Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations Requirement 4. Accessible route into and through the covered dwelling unit. Section 100.205(c)(3)(i) provides that all covered multifa- mily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain an accessible route into and through the covered dwelling unit. Accessible routes into and through dwelling units would meet section 100.205(c)(3Xi) if; (1) A minimum clear width of 36 inches is provided. In single -story dwelling units, changes in level within the dwelling unit with heights between 1/4 inch and 1/2 inch are beveled with a slope no greater than 1:2. Except for design features, such as a loft or art area on a different level within a room (e.g., a sunken living room), changes in level greater than 1/2 inch are ramped or have other means of access. Where a single story dwelling unit has special design features, all portions of the single -story unit, except thc loft or the sunken or raised area, are on an accessible route; and (a) In single -story dwelling units with lofts, all spaces other than the loft are on an accessible route. (b) Design features such as sunken or raised functional areas do not interrupt the accessible route through the remainder of the dwelling unit. In multistory dwelling units in buildings with elevators, the story of the unit that is served by the building elevator (a) is the primary entry to the unit, (b) complies with Require- ments 2 through 7 with respect to the rooms located on the entry/accessible floor; and (c) contains a bathroom or powder room which complies with Requirement 7. (Note: multistory dwelling units in non - elevator buildings are not covered dwelling units because, in such cases, there is no ground floor unit.) (4) Except as provided in paragraphs (5) and (6) below, thresholds at exterior doors, including sliding door tracks, are no higher than 3/4 inch. Thresholds and changes in level at these locations are beveled with aslope no greater than 1:2. (5) 9507 Exterior deck, patio, or balcony surfaces are no more than 1/2 inch below the floor level of the interior of the dwelling unit, unless they are constructed of impervious material such as concrete, brick or flagstone. In such case, the surface is no more than 4 inches below the floor level of the interior of the dwelling unit, or lower if required by local building code. (6) At the primary entry door to dwelling units with dircc4 exterior access, outside landing surfaces constructed of impervious materials such as concrete, brick or flagstone, are no more than 1/2 inch below the floor level of the interior of the dwelling unit. The finishedsurfaceofthis area that is located immediately outside the entry may be sloped, up to 1/8 inch per foot (12 inches), for drainage. Requirement 5. Light switches, electrical outlets, thermo- stats and other environmental controls in accessible loca- tions. Section 100.205(cx3)(ii) requires that all covered multifa- mily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain light switches, electrical outlets, thermostats, and other environmental controls in accessible locations. Guideline Light switches, electrical outlets, thermostats and other en- vironmental controls would meet section 100.205(cX3)(ii) if operable parts of the controls are located no higher than 48 inches, and no lower than 15 inches, above the floor. If the reach is over an obstruction (for example, an ovcrhang- ingshcl() bctween 20 and 25 inches in depth, the maxi- mum height is reduced to 44 inches for forward approach; or 46 inches for side approach, provided the obstruction (for example, a kitchen base cabinet) is no more than 24 inches in depth. Obstructions should not extend more than 25 inches from thc wall beneath a control. (See Fig.2.) Note Controls or outlet that do not satisfy these specifications are acceptable provided that comparable controls or outlets (i.e., that perform the same functions) are provided within the same area and are accessible, in accordance with this guideline for Requirement 5. • 9508• Federal Register Vol. 50, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations (a) Forward Reach Limit NOTE Clear knee space should be as deep as the reach distance. (b) Maximum Forward Reach Over an Obstruction (c) Maximum Side Reach Over Obstruction Fig. 2 Reach Ranges Federal Register / Vol. 58, Nd. 44 / Wednesday, March 6, 1991 / Rules and Regulations Requirement 6. Reinforced walls for grab bars. Section 100.205(c)(3)(iii) requires that covered multifa- mily dwellings with a building entrance on an accessible route shall be designed and constructed in such a manner that all premises within covered multifamily dwelling units contain reinforcements in bathroom walls to allow later installation of grab bars around toilet, tub, shower stall and shower seat, where such facilities are provided. 'Guideline Reinforced bathroom walls to allow later installation of grab bars around the toilet, tub, shower stall and shower scat, where such facilities are provided, would meet section 100.205(cX3)(iii) if reinforced areas are provided at least at those points where grab bars will be mounted. (For example, see Figs. 3, 4 and 5.) Where the toilet is not placed adjacent to a side wall, the bathroom would comply if provision was made for installation of floor mounted, foldaway or similar alternative grab bars. Where the 9509 12 max Reinforced Areas for Installation of Grab Bars Fig. 3 Water Closets in Adaptable Bathrooms powder room (a room with a toilet and sink) is the only toilet facility located on an accessible level of a multistory dwelling unit, it must comply with this requirement for reinforced walls for grab bars. • Note: Installation of bathtubs is not limited by the illustrative figures; a tub may have shelves or benches at either end; or a tub may be installed without surrounding walls, if there is provision for alternative mounting of grab bars. For example, a sunken tub placed away from walls could have reinforced areas for installation of floor- mounted grab bars. The same principle applies to shower stalls — e.g., glass - walled stalls could be planned to allow floor- mounted grab bars to be installed later. Reinforcement for grab bars may be provided in a variety of ways (for example, by plywood orwood blocking) so long as the necessary reinforcement is placed so as to permit later installation of appropriate grab' bars, • 24 min (42 preferred) 9510 Federal Register Fig. 4 Location of Grab Bar Reinforcements for Adaptable Bathtubs NOTE: The areas outlined in dashed lines represent locations for future installation of grab bars for typical fixture configurations. side Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations 6 max back side Fig. 5 Location of Grab Bar Reinforcements for Adaptable Showers NOTE: The areas outlined in dashed lines represent locations for future installation of grab bars. 24 min I 4 L Federal Register / NoL 56, No. 44 / Wednesday, March 6, 1991 / Rules and Regulations - Requirement 7. Usable kitchensand.bathreoms. Section 100.205(cx3)(iv).requires that covered multifa- mily dwellings with a.building entrance on an accessible route shall be designed and constructed in such .a manner that all premises within covered multifamily dwelling units contain usable kitchens and bathrooms such that.an individual in a wheelchair can maneuver about thespacx. Guideline (1) Usable kitchens. Usable kitchens would meet section 100.205(c)(3)(iv) if: (a). A clear floor space at least 30 inches by 48 inches that allowsa parallel approach by a person in a wheelchair is provided at the range orcooktop and sink, and either a parallel or forward approach is provided at oven, dish washer, refrigerator /freezer or trash compactor. (See Fig.6) Clearance between counters and all opposing base cabinets, countertops, appliances or walls is at least 40 inches. (b) (c) !n IJ.shaped kitchcnswith sink or range orcooktop at the base of the "U ", a 60 -inch turning radius is provided to allow parallel approach, or base cabinets are removable at that location to allow knee space for a forward approach. (2) Usable bathrooms. To meet the requirements of section 100.205(cx3)(iv) either. All bathrooms in the dwelling unit 'comply with the;provi- sions of paragraph (a); or At (east one bathroom in 'the dwellingunit•complies with the provisions of paragraph (b), and all other bathrooms and powder rooms within the dwelling unit must be on an accessible route with usable entry doors in accordance with the guidelines for Requirements 3 and 4. However, in multistory dwelling units, only those bath- rooms on the accessible level are subject to the require- ments of section 100.205(cx3Xiv). Where a powder room is the only facility provided on the accessible level of a multistory dwelling unit, the powder room must comply w ith prov isions of paragraph (a) or paragraph (b). Powder rooms that are subject to the requirements of section 1 00.205(cx3Xiv) must have reinforcements for grab bars as provided in the guideline for Requirement 6. (a) Bathrooms that have reinforced walls for grab bars (see Requirement 6) would meet section 100.205(c)(3Xiv) if: (i) (ii) Clear floor spare isprovided at fixtures as shown in Fig. 7 (a), (b), (c) and (d). Clear floor space at fixtures may overlap. (iii) lftheshowerstall is theonly bathing facility provided in the covered dwelling unit, thc•shower stall measures at least 36 inchesx 36 inches. Note: Cabinets undcr lavatories are acceptable provided the bathroom has space to allow a parallel approach by a person in a wheelchair, if parallel approach is not possible within the space, any cabinets provided would have to be removable to afford the necessary knee clearance for forward approach. (b) Bathrooms that have reinforced walls for grab bars (see Requirement 6) would meet section 100.205(c)(3Xiv) if: (i) (U) 9511 Sufficient maneuvering space is provided within the bathroom for a person using a wheelchair or other mobility aid toaster and close the door,useihe fixtures, reopen t'hedoorandexit. Doorsmayswing into the clearfloorspaceprovidedatany .fixture if the maneuvering space is provided. Maneuvering spaces may include any kneespace orioepace available below bathroom fixtures. Where the doorswingsinto the bathroom, there is a clear space (approximately, 2' 6" by 4'0 ") within the room to position a wheelchair or other mobility aid clear of the path of the door as it is closed and to permit use of fixtures. This clear space can include any kneespace and toespace available below bathroom fixtures. Where the doorswings out, a clear space is provided within the bathroom for a person using a wheelchair or other mobility aid to position the wheelchair such that the person is allowed use of fixtures. There also shall be clear space to allow persons using wheel- chairs to reopen the door to exit. (iii) When both tub and shower fixtures are provided in the bathroom, at least one is made accessible. When two or more lavatories in a bathroom are provided, at least one is made accessible. (iv) Toilets are located within bathrooms in a manner that permit a grab bar to be installed on one side of the fixture. In locations where toilets are adjacent to walls or bathtubs, the center line of the fixture is a minimum of 1'6" from the obstacle. The oiher(non. grab bar) sideof the toilet fixture isa minimum of 1'3" from the finished surface of adjoining walls, vanities or from the edge ofa lavatory. (See Figure 7(a).) 9512 Federal Register / Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations (v) Vanities and lavatories are installed with the • centerline of the fixture a minimum of 1'3" horizon- tally from an adjoining wall or fixture. The top of the fixture rim is a maximum height of 2'10" above the finished floor. If kneespace is provided below the vanity, the bottom of the apron is at least 2'3" • above the floor. If provided, full kneespace (for front approach) is at least 1'5" deep. (See Figure 7(c).) (vi) Bathtubs and tub /showers located in the bathroom provide a clear access aisle adjacent to the lavatory that is at least 2'6" wide and extends fora length of 4'0" (measured from the head of the bathtub). (See. Figure 8.) • MOM =10 30 ilINEN, Ole .111■11 OMB (a) Parallel Approach (vii) Stall showers in the bathroom may be of any size or configuration. A minimum clear floor space 2'6" wide by 4'0" should be available outside the stall. (Sec Figure 7(d).) If the shower stall is the only bathing facility provided in the covered dwelling unit, oron the accessible level ofacovered multi- story unit, and measures a nominal 36 x 36 or smaller, the shower stall must have reinforcing to allow for installation of an optional wall hung bench seat. (b) Forward Approach Fig. 6 Minimum Clear Floor Space for Wheelchairs Federal Register ./ Vol. 56, No. 44 f Wednesday, March 6, .1,991 f Rules and Regulations co 11) 60 min 48 min (a) Clear Floor Space for Water Closets • (b) Clear Floor Space at Bathtubs 60 min Fig. 7 Clear Floor Space for Adaptable Bathrooms 9513 9514 Federal'Register / Vol. 56, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations Lavatory With Knee Space (c) Clear Floor Space at Lavatories (d) Clear Floor Space at Shower 30 min Lavatory Without Knee Space 1111.1.1140 CODE 121041-C Federal Register • Vol. 58, No. 44 / Wednesday, March 8, 1991 / Rules and Regulations 9515 4' -0° Fig. 8 Alternative Specification — Clear Floor Space at Batntub Appendix III to Ch. I. Subchapter A-- Preamble to Final Housing Accessibility Guidelines (Published March 6,1991). [FR Doc. 91 -5228 Flied 3 -5-91; 8:95 am) OIWHO COOS 4210-20-11 411 ENGINEERING 1'1 10,11 I: . CL.IEN1. • . , I )AI "I"R C.)6:-TU 2AL_ CALCULATtOk4S (_02. 14 ' Av \iNi A PARTN-40-4 . 6 TUKWL vv RECEIVED CITY OF TUKVVILA NOV 1 7 169 PeRmrr CENTER Structural and Civil Engineers Ho. ,(clen /.12:41-1 0 '2- 14 INETE A./ 1.& t\ e)( ( z n/VI-4 VAL-1— GOIJGTEUGT1 , 2470 Westlake Ave. N„ Suite 204, Seattle WA 98109 206 Igo N4 GT I .Su ITE 3:)2 VJA ct St 09 N G 1 N' E E I 1 N G 1 1' • 1 A MR* AN rA 714 L'Al \IE,k11C1:1L. LATERAL ION . Eutum.1(.1 VE111(.1.1 L. 1 T'11:Y:,r% t Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206•285.4512 1 ') 11R.1 S E; . 1 1.1 •E 1.: I - Hi. fc L) 1 l\/\I 1 - T1-11c 1 RV.] — 17 11- 1 '1 H C L) L7. G. - 1 TI.1 R (.) V2-. rt /ri) STRUCTURAL t4OTES CODE RE ALL DESIGN ANT) CONSTRUCTION :SIIAI,T., CONFORM TO THE UNIFORM BUILDING CODI', 1988 EDITION, AS AMI�,NDEI) I3Y Tim: CITY OF TUKWILA. G ENERAL IT SHALT., BE THE CONTRACTOR'S SOLE RESPONSIBILITY TO DESIGN AND PROVIDE ADEQUATE SHORING, BRACING, FORMWORK, ETC., AS REQUIRED FOR THE PROTECTION OF LIFE AND PROPERTY DU.IRING CONSTR UCTION. BACKFILL BEHIND WALLS SHALL NOT BE PLACED BEFORE THE WALL IS PROPERLY SUPPORTED 13? THE FLOOR SLAB, OR TEMPORARY BRACING. REFER TO ARCHITECTURAL PLANS FOR WALL OPENINGS, ARCHITECTURAL TREATMENT, AND DIMENSIONS NOT SHOWN. CONSULT MECHANICAL PLANS FOR SIZES AND LQCATIC)NS OF ALL OPENINGS FOR DUCTS & PIPES ETC. NOT SHOWN. DESIGN LOADS: LIVE LOADS: APARTMENTS 40 PSF ROOF 25 PSF (SNOW ) EXIT FACILITIES: (CORRIDOR, STAIRS) 100PSF WIND LOAD: 80 MPH, EXPOSURE B SEISMIC: UBC ZONE 3 Z = 0.75, I = 1.0, Ka 1.33, CS =0.14 FOUNDATIONS: ALLOWABLE SOIL BEARING PRESSURE = 2000 PSF. ALL FOUNDATIONS SHALL BEAR ON UNDISTURBED SOIL AT LEAST 18" BELOW LOWEST ADJACENT FINISHED GRADE. LATERAL EARTH PRESSURES (EQUIVALENT FLUID PRESSURE) ARE AS FOLLOWS: ACTIVE 35 PCF PASSIVE 350 PCF COEFFICIENT OF FRICTION 0.40 .0,l CONCRI: :TE: CONCRETE SHALL CONFORM TO AMERICAN CONCRETE TNSTT'r'CI'i'E ^'r'Ah1r)ARD 3()1, "SF'En1r FOR STRUCTURAL CONCRETE rr712 13UJ :r,I)tt'1( ". AN AIR l :N'1'RA.ININII AI)MIX'I'IllM CC)NN'ORM :NU TO UBC STD 2.6 -9 SHALL BE ADDED TO ALL CONCRETE EXPOSED TO EARTH OR WEATHER. PROVIDE 5* •►• 11 ENTRAINED AIR. MAXIMUM SLUMP SE1ALL BE 4" AT TIME OF PLACING. f'c MIN SACKS OF SPECIAL INSP. USE CEMENT PER REQUIRED CY OF CONCR. 2000 5 NO SLAB ON GRADE 3000 6 YES FOOTINGS & WALLS THE USE OF WATER-SOLUABLE CHLORIDE ION SHALL NOT BE USED UNLESS APPROVED BY THE ARCHITECT. AS AN ALTERNATIVE TO THE ABOVE, THE CONTRACTOR MAY SUBMIT A CONCRETE MIX' DESIGNS FOR APPROVAL TWO WEEKS PRIOR TO PLACING ANY CONCRETE. THE ALTERNATE MIX DESIGN SHALL BE REVIEWED FOR CONFORMANCE TO UBC 2604(c)2. R_E INFORCINGSTEEL: ASTM A -615 GRADE 60 (fy = 60 KSI) DEFORMED BARS FOR BAR SIZES NO. 5 & LARGER, GRADE 40 (fy = 40 KSI) FOR NO. 3 & NO.4 BARS. ASTM A -185 (fy m 75 KSI) FOR SMOOTH WELDED WIRE FABRIC. PROVIDE CLASS C LAP SPLICES. REINFORCEMENT FOR SLABS ON GRADE SHALL BE WWF 6X6 W1.4 X W1.4 UNLESS NOTED OTHERWISE. MINIMUM CONCRETE COVER SHALL BE: CONCRETE CAST AGAINST EARTH 3" FORMED SURFACE EXPOSED TO EARTH OR WEATHER 1 1/2" CONCRETE NOT EXPOSED TO WEATHER OR EARTH 3/4" CONC_ RETE WAL,T,._RE1MN'URCING: PROVIDE TWO HORIZONTAL /15 BARS AT EACH FLOOR LEVEL.,. PROVIDE CORNER BARS To MATCH THE HORIZONTAL REINFORCING AT EACH WAI,1:, INTERSECTION AND TWO VERTI A1., {{5 BARS AT EACH WALL•, CORNER AND IN'1'ERSEC'1'ION. AT AL,l, OPENINGS PROVIDE A MINIMUM OF TWO {{5 BARS OVER, UNDER AND AT SIDES. EXTEND HORIZONTAL F3ARS AT LEAST LAP DISTANCE PAST THE OPENING OR AS FAR AS POSSIBLE AND HOOK. EXTEND VERTICAL BARS THE FULL STORY HEIGHT OR AS PAR AS POSSIBLE AND HOOK. PROVIDE ONE {{5 BAR BY 4' -0 LONG, DIAGONALLY AT EACH CORNER OF ALL OPENINGS. WALLS SHALL' BE REINFORCED AS SHOWN ON THE PLANS AND DETAILS OR IF NOT SHOWN SHALL BE AS FOLLOWS: WALL 'THICKNESS HORIZONTAL VERTICAL LOCATION BARS BARS 6 8" /14 @ 13 "ac {/5 @ 13 "oc @ . CL OF WALL //4 @ 10 "oc //5 @ 16 "oc @• CL OF WALL STRUCTURAL, STEEL: MATERIALS SHALL, BE IN ACCORDANCE WITH THE FOLLOWING: STRUCTURAL STEEL ASTM A36, Fy 36 KSI; CONNECTION MATERIAL ASTM A36, Fy = 36 !CST; WOOD CONNECTION BOLTS ASTM A-30'7; ANCHOR BOLTS ASTM A -307; WELDING ELECTRODES E70XX. DESIGN, FABRICATION AND .ERECTION SHALL BE IN ACCORDANCE WITH THE 8th EDITION OF THE "RISC SPECIFICATION FOR THE DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS ". ALL WELDING SHALL CONFORM TO THE AWS D1 -1 "STRUCTURAL WELDING CODE ". ALL WELDING SHALL BE PERFORMED BY WASHINGTON ASSOCIATION OF BUILDING OFFICIALS (WABO) AND AWS CERTIFIED WELDERS. SAWN LUMBER: SAWN L,UMI3ER. SIIAi.I, 1.11'; (WADED AND MARKED 1N c:UNP'ORMANCE W1T11 WOMB STANDARD (;RAf)TNG RULES FOR WEST COAST UMBER NO. 16 LATEST I; ;I)1 "I'ION. AL,1., LUMBER IN CONTACT WITH CONCRETE SHALT., BE PRESSURE TREATED. SPECIES AND GRADE SHALL DE AS VC)I,i.,t)WS UNLESS OTHERWISE E NC)'I'ED UN 1)1 AW INt_,: : USE GRADE WALL STUDS & BLOCKING 2" TO 3" THICK, 4" WIDE 2" THICK, 6" WIDE WALL PLATES 2 X 4 2 X 6 HF HEM -FIR DF -L a DOUGLAS FIR -LARCH HF STD. HF //2 HF STD. HF //2 JOISTS 2" THICK, 5" & WIDER HF //2 BEAMS & POSTS 4 X 4 AND LARGER DF -L //1 FRAMING _NOTES: FRAMING ACCESSORIES AND STRUCTURAL FASTENERS SHALL BE AS MANUFACTURED BY SIMPSON COMPANY (OR APPROVED EQUAL). ATTACH JOISTS TO FLUSH HEADERS AND BEAMS WITH SIMPSON "U" SERIES JOIST HANGERS TO SUIT THE JOIST SIZE. NAILS SHALL BE COMMON. NAILING NOT SHOWN SHALL BE PER TABLE 25 -Q OF THE UBC. PROVIDE SOLID BLOCKING AT BEARING POINTS. GL UED LAMINATED MEMBERS: ~ �^ GLUE LAMS SHALL HAVE AITC IDENTIFICATION MARK. ONE COAT OF END SEALER SHALL BE APPLIED IMMEDIATELY AFTER TRIMMING IN EITHER SHOP OR FIELD. BEAMS & COLUMNS SHALL BE VISUALLY GRADED WESTERN SPECIES INDUSTRIAL' GRADE, AND STRENGTH INDICATED BELOW: USE COMBINATION SYMBOL SPECIES SIMPLE SPAN 24F -V4 DF /DF CONTINUOUS OR 24F -V8 DF /DF CANTILEVER .`` '1( Si PLYWOOD: PLYWOOD PAN1aT, "y SHAM, DAVE '1'111~: APA 1 :I;AI)Is TRADE :MAIM l')li' 'I'HF AMERICAN PLYWOOD ASSOCIATION. PLYWOOD SHALL 1)!!: C -1) INT APA WITH EXTIERIOR GLUE (CDX) WITH THE FOLLOWING THICKNESSES AND RATINGS: NAILING PLYWOOD EDGE FIELD IILKG FLOORING 3/4" 40/20 T &G 10d @ 6" 10d @ 10" NO ROOF 5/8" 40/20 T &G 10d @ 6" 10d @ 12" NO SHEAR WALL 1/2" 32/16 SEE SHEAR WALL SCHEDULE. ALL ROOF SHEATHING AND SUB-FLOORING SHALL BE INSTALLED FACE GRAIN PERPENDICULAR TO SUPPORTS AND IN A STAGGERED PATTERN OR AS INDICATED ON DRAWINGS. SHEAR WALL FRAMING SHALL BE BLOCKED WITH 2X OR 3X FRAMING AT ALL PANEL EDGES (SEE SCHEDULE). INSPECTION: NO SPECIAL INSPECTION IS REQUIRED IN ADDITION TO THE REQUIRED INSPECTIONS BY BUILDING DEPARTMENT OFFICIALS. •ENOINEF111N(I Pli (;I. • ,t., 1 • t ' I* I o 7, D. Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 0 1.( 1 Nu ,N INEERING • Iva. 6( I I ( Vian rvec. H-1 i I qt a. s 4.51 47.ecwi sivo-u) . loo ()&I (26c (--or toico.. oo •0( , • Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 1)All 1 ( ) t2 E= 000 - «1- •- •-___ ra-ric.es, \nc-C. n 9 I' 1 ce, --c`f L.N.GINEE11IN0 pno.JECr CI.II °N I;...._..... F1(2^ .. .{� tz•'Vti r i (4..5 ; 97 ( ei g O e -q 1-)1= 12c) Pe-6h_ T 101.-wA 1 rJ k'ckkLe U w)) °2 5Z Ga.)-1 s 5' , IZ' ( go M - goo &y)C - z (I (- U�� Z. Structural and Civil Engineers 16 I -- .Q.. = 10,s G(50;'-1-2-S) � = 1 = 52,5 ' "" 1 Z 7 ,5 !).7E ( C o il p 2470 Westlake Ava N., Suite 204, Seattle WA 98109 206.285.4512 1 A11 ( ) • . :J = S (fps() X p1; M 1 u 5 64) %)4( 0' • E N, 0 I N EllIN CI 1f10,111:1. /0 /4, AiV 0 e 66.c. 2 , 4 ci( 7) (/) / 7 ?d 7.7 C.c. - Ol c e_te- 0.0 - 7-k-ake W z. ;1 Z e .. ) 7 lif te.c,e 149 )-$/iiit Gi L'' Sest, - ry 4 = .0_4.1 , 542. 7.0 # ..9 1..A _... 6 , i 09 2 17" /06 6 4 . 1 Z 5c3. /0 .z 0. ' , i 0 4.0 a • o ' f." 1/ 5do •/, 3 G 0 . 6 4 L ,/ 0 I2 / 6. 4.- ,Z 73 7.5 Structural and Civil Engineers ltd 1011 111 NO 0.-7s) 6./56V ‘S, 4t) 6 2 " 74) . •/ , V 2.17" .3o412., ep,cr-7 7 7 0,5 . 0..51 )-o, (. 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206 /)&--7272.77,471,41-e.zr ( Gar/en/US / giINVALL— TUKWILA APTS.. WALL TRIB SHEAR LENGTH / UNIT TYPE AREA V t SHE AR FRONT TO BACK 1 7 A 198 1228 21 1 t. 58 a 468 B 545 3390 40 s? 85 2 - 678 ?) �C 545 3390 22 154 3 1233 D 545 3390 35 v 97 2 rte, "I' 775 E 272 1692 `21'25 ,81._,,,,.-- � -• `� , 645 r SUBTOTAL 2105 13090 � ",4��t ", `iq ,l } A 198 2196 21 105 3 ) B 545 6060 40 152 3 C 545 6060 22 275 6 D 545 6060 35 173 3 E 272 3025 21 144 5 SUBTOTAL 2105 23402 A L198) 2613 545 7210 S ' C 545 7210 D 545 7210 E 272 3599 FOTAL 2105 27843 '.f. 0; k SIDE TO SIDB _ " 1 X590 3716 � ' 4"."'" 1918 2 r 598 3716 16/ 232 6 1858 3 uc.92 -x:598 3716 28v 133 3 1062 4 313 1944 25i 78 3 622 SUBTOTAL 2105 13093 _ _ _ _... v 5: , .C ,�'- ,/ 113 ' o ? 1 6644 o ff- . - '� ; 429'_11 t a S 3429 2 6644 • --- 16" 415 G 3322 3 6644 28 237 4' 1898 4 3475 25 139 3 1112 SUBTOTAL 23408 r 'Z.�l r 1 7905 46' () 7, 'l W n 4080 1 u 2 7905 16 494 G. , 3952 3 7905 28 282 $: 2259 4 4134 25 165 51- 1323 TOTAL 27849 598 598 598 313 2105 598 598 598 313 2105 • / 21 124 3 40 180 22_ 328 .( 135 o 206 y' 21 171 16 OTH RH vh CUHH.. DEAD LOAD LENGTH vh ra 1 468 220 5 678 360 9 1233 360 22 775 360 6 645 220 21 837 1305 460 5 1212 1890 740 9 2204 3436 740 22 1385 2160 740 6 1152 1797 460 21 • 995 1442 2622 1648 1371 2300 460v 5 3332 740 9 6058 740 22 3808 740 6 3168 460 21 1918 160 4 1858 240 16 1062 240 14 622 160 4 5347 330 4 5180 505 16 2960 505 14 1734 330 4 9427 500 9133 770 5219 770 3057 500 141/2 UPLIFT IIOLDOWN 550 02 1620 942 3960 2727 1080 305 2310 1665 1150 —155 3330 1440 8140 4'104 2220 60 4830 3033 1150 —1150 3330 —2 8140 2082 2220 —1588 .1) 4830 1662 280 —1638 T 1920 62 1680 618 320 —302 578 —4770 4 4040 X1140 7 3535 575 660 —1074 r /S° • 779' .4' 6 .-873' —8552 g' 16 6160 —2973 '* /-- 14 • 5390 171 4 1000 —20574 3 ' < <DATE: 10-Nov-89 » 11 t l lnnatnr,: SIIWL964.UK 1 11 SHEAR WAIL SCHEDULE WALL PANEL NAILING PLA'T'E A. DOLTS VALUU TYPE @ EDGES FIELD NAILING TO CONCR. (PLF) 5/8" GWB 7" 7" (2) 16d 5/8" A.D. 50 ) I �/, 1 ONE SIDE @ 12" @ 48" / = 1 5/8" GWB 4" 4" (2) 16d 5/8" A.D. 100 2 ONE SIDE @ 12" @ 40 5/8" GWB 4" 4" (2) 1Gd 5/8" A.H. 175 3 BOTH SIDES @ 6" @ 49" f 12" (2) 16d 5/0" A.B. 254 ,/ @ 9" @ 40" v 1/2" CDX 4 ONE SIDE 1/2" CDX 4" 12" (2) 16d 5/8" A.D. 377 5 ONE SIDE 1/2" CDX 6 ONE SIDE 6" 3 2" @ 6" @ 38 "i 12" (2) 1Gd 5/8" A.B. 492 • @ 4" @ 30 ", 1/2" CDX 6" 12" (2) 1Gd 5/8" A.08" 7 BOTH SIDES @ 4" 20" 1/2" CDX 4" 12" (2)rlt l 5/0 /8" A.D. 754 8 BOTH SIDES ---"@ 4" @ 19" 1/2" CDX 3' -- 12" (2) 1Gd 5/8" A.B. 984 9 BOTH SIDES @ 3" @ 14" )/2" CDX 10. - - " BOTH SIDES @ 2" @ 11" 12" (2) 1Gd 5/8" A.B. 1262 SHEAR WALL NOTES: 1. BLOCKING IS REQUIRED AT ALL PANEL EDGES EXCEPT TYPE 1.Z., 2. NAILS FOR PLYWOOD PANELS SHALL BE 10d COMMON OR GALV. BOX. 3. NAILS FOR GWB PANELS SHALL BE 6d COOLER OR PARKER. AN ALTERNATE FASTENER NAY BE USED PROVIDED THE ALTENATE'S GAGE & LENGTH IS NOT LESS THAN THAT SPECIFIED. 1 4. 1/2" GSB SHEATHING HAY BE SUBSTITUTED FOR 5/8" GWB ON OUTSIDE FACE OF EXTERIOR WALL. NAILING FOR GSB SHALL BE NO. 11 X 1 3/4 , 7/16" HEAD, DIAMOND POINT GALVANIZED. 6. 3X FRAMING IS REQUIRED AT ADJOINING PANEL EDGES FOR WALL TYPE 6 & 9 1 �.��. 32—) 4 7'1 3 44 2.71 HOLDOWN & FASTENING SCHEDULE RAWL TYPE NO. & HDWR. WOOD WOOD EXPANSION CONCRETE UPLIFT TYPE . MEMBER FASTENER . BOLT EMBEDMENT CAPACITY 1 PA28 3x (24) 16d N. A. 4" 2950 ' G 2 (2) PA28 3x (48) 16d N. A. 4" 5900 3 HD2A (3) 2x (2) 5/8" 5/8" 5" 2755 v ST 1c) 4 HD5A (3) 2x (2) 3/4" 3/4" 5" 43 5 HPAHD22 4x (24) 16d N.A. N.A. 3506 S2.40 T ST6236 3x (26) 16d N. A. N. A. 1600 ✓ 2T (2) ST6236 (2) 3X (52) 16d N. A. N. A. 32007 1. HOLDOWNS SHALL BE AS MANUFACTURED BY SIMPSON CO. 2. NAILS SHALL BE COMMON. 3. PA HOLDOWNS REQUIRE A 5" MINIMUM EDGE DISTANCE. 4. HPAHD22 HOLDOWNS REQUIRE 10" EMBEDMENT, WITH (1) HORIZONTAL #4 REBAR CONT., AND (2) 114 HOOK BARS ON EITHER SIDE. 5. THE EXPANSION BOLT VALUES ARE APPLICABLE ONLY WHEN THE ANCHORS ARE INSTALLED WITH SPECIAL INSPECTION. 6. IN LIEU OF EXPANSION BOLTS, A STD. "J" OR "L" BOLT WITH 14" EMBEDMENT MAY BE USED. !1' IIVEb ..ELE.VA 1 NUN sCA +$ /' 4 .• , i 4'61-1)A3 .• SG �•4 • r ,, 4 . /' v • !�AST.�L.EVATl4JN — _. _- — -, d5& a3 Psi= N ' ' 11 011 �c76GrJ/3 11 1 .0 4r TYP FIRST & SECQ FLO '21.0 1 .0 10 I /1" 5 fV4- 1 5,4S tl • S _101 EN.GINEEliING PROJECF: y•. G2) AI 0 p e 1-10,dr, o 60" 0 "to 12 : 10' (0' (50, rare.. (AictIA g I z e IA) Pek 6tcQ U V tce. C) Wit-r * vtA 0 4-c, 13 .5 10 ■ .r CS:)11. bCe. /:-ft: f7( . pc-F 1 As v r 4&) Pc-F u c.0 PLrier7 ( Structural and Civil Engineers 1 2470 Westlake Ave, N., Suite 204, Seattle WA 98109 206 #1 (TX\ (— 0 A*4 S hAlt I '( N : /.‘ I 1:4 v i • b RETAINING WALL SCHEDULE SITE RETAINING WALL HEflHST BB SWEW 10' -0" 7' -0" RETAINING WALL SCHEDULE PROPERTY LINE WALL "A" HEIGHT BASE STEM KEY REINFORCING STEEL " " "S" "K" " "b" 12' -0" 9' -0" 6' -0" 4'-8" 3' -4" 2' - 8" 5' -6" .4' -4" 3' -2" RETAINING WALL SCHEDULE l.ro VJ 01J d c R I D e HEIGHT BASE STEM KEY REINFORCING STEEL " " "S " " "b" PROPERTY LINE WALL 8" 8" .8" 1' -0" 10" 8" ;SKK 1' -0" 8" 0" 8" 8" 0" REIN'O5CING STEEL #8 @ 16" #5 @ 18" #4 @ 18" #8 @ 15" #5 @ 11" #4 @ 16" #4 @ 12" #4 @ 12" #4 @ 12" 6 1 1 60 o?-J c»r_ r,71ve: #5 @ 13" #4 @ 10" #4 @ 12" 14' -0" 11' -O" 1' -O" 2' -6" #8 @ 9" #5 @ 13" 12' -0" 9' -6" 1' -0" 2' -0" #8 @ 15" #5 @ 13" 8' -0" 5' -10" 10" 1' -0" #5 @ 16" #4 @ 10" 1' -0" 2' -2" 8" 8" #4 @ 18" #4'@ 12" /\ 'I ?(/ c • TOE I OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: HEEL I I I HEIGHT CANTILEVER RETAINING WALL DESIGN i r-4T I HEIGHT OF RETAINING WALL ABOVE FOOTING: 10.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF ToF-i'' 1.00 (f t . ) LENGTH OF HEEL = 3.00 (ft.) WIDTH OF BASE = 4.67 FT THICKNESS OF FOOTING = ,8.00 (in.) DEPTH OF SOIL ON TOE _ .33 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = .00 (PLF) ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 2.,00 (FT.) ? a'? WIDTH OF KEY: 8.00 (IN.) i` -o'' DEPTH OF KEY BELOW BOTTOM OF FOOTING: 1.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOMENT 2275.56 8090.86 466.67 1088.89 1000.00 1333.33 36.30 18.15 3300.00 10450.00 100.00 200.00 4902.97 13090.37 FACTOR OF SAFETY: y SLIDING: 1.05 44)xI ke de- OVERTURNING: 1.62 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 675. 00R u<r SOIL PRESSURE: 2825.13 ECCENTRICITY = 1.31 KERN = .78 10.00 11333.33 .947 .5783 j U' H Mu a As 0,& t (p"� TOE CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: .,.7.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL 'YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF TOE' .67 (ft.) LENGTH OF 1 E . e . 2.00 ( f t . ) WIDTH OF BASE m 3.34 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ .33 (Et.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE•= 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = .00 (PLF) ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 1 . 5 0 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KE.Y BELOW BOTTOM. OF FOOTING: .67 (FT . ) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) OVERTURNING: • FOOTING: WALL: .SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: HEEL FACTOR OF SAFETY: SLIDING: 1.14 OVERTURNING: 1.65 HEIGHT FORCE. MOMENT 1175.56 3004.20 333.67 556.67 700.00 702.33 24.32 8.15 1540.00 3598.47 67.00 100.50 2664.99 4966.11 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: SOIL PRESSURE: 2137.47 ECCENTRICITY = .93 KERN = H Mu a As 7.00 3887.33 ..306 .2028 .56 X el (4- 5O)-'- 'mod 402.50 TOE 1 HEIGHT HEEL I ECCENTRICITY = .35 KERN = .44 H Mu a As 4.00 725.33 .056 .0437 I efle 1(45 CANTILEVER RETAINING WALL. DESIGN HEIGHT. OF RETAINING WALL ABOVE FOOTING: -4.00 CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8, 0.4 (_inches ) STEEL YIELD STRENGTH CLy = 60000.601 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF :.TQE , . LENGTH OF : . • HE ED ; = 1.33 ( f t . ) WIDTH OF BASE = 2.67 FT THICKNESS OF FOOTING m 8.00 (in.) DEPTH OF SOIL ON TOE _ .33 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _. .00 PASSIVE PRESSURE = 450.00 .(PSF) SOIL FRICTION FACTOR:. .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL -.00 (PLF) ARE YOU USING A SHEAR KEY ?:N FORCE MOMENT OVERTURNING: 435.56 677.53 FOOTING: 266.67 355.56 WALL: 400.00. 401.33 SOIL /TOE: 24.32 8.15 SOIL /HEEL: 585.20 1171.38 SUMMATION: 1276.19 1936.41 FACTOR OF SAFETY: SLIDING: 1.03 OVERTURNING:. 2.86 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: .00 ' I9 SOIL PRESSURE: 852.10 (ft) .. 1 1 1 HEIGHT • 1 TOE HEEL 1 1 1 • • 1 1 1 1 1 CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: 12.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 12.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF t T O , E „ T .00 ( f t . ) LENGTH OF HEEL = 4.50 (ft.) 2,,s WIDTH OF BASE _ 5.50 FT . THICKNESS OF FOOTING = 10.00 (in.)!` DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE.= 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL - ? ARE YOU USING A SHEAR. KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 2.50 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) OVERTURNING: -FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.02 OVERTURNING: 1.58 FORCE MOMENT 3293.89 14090.52 687.50 1890.63 1800.00 900.00 .00 .00 5940.00 19305.00 66.00 165.00 8493.50 22260.63 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 :, SOIL PRESSURE: 4556.58 ECCENTRICITY = 1.79 KERN = .92 I3 Mu a As 12.00 19584.00 .925 .6089 ��`� 6_ 11 'i TOE I • • • • 1 I 1 1 CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: 9.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 10.00 (inches) STEEL YIELD STRENGTH fy 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF , ! .00 . (ft.), LENGTH OF HEEL = 3.50 (ft.) WIDTH OF BASE n 4.33 FT THICKNESS OF FOOTING = 10.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 2.00 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.14 OVERTURNING: 1.69 HEEL 1 1 1 HEIGHT 1 1 FORCE MOMENT 1933.89 6338.86 541.67 1173.61. 1125.00 468.75 .00 .00 3465.00 8951.25 66.00 132.00 5197.67 10725.61 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 SOIL PRESSURE: 3396.16 ECCENTRICITY = 1.32 KERN = .72 H Mu a As 9.00 8262.00 .483 .3237 (its t c / s 1 +1 J <.I :) ►- 1''1_.. 415 C .c 21 TOE I HEIGHT HEEL CANTILEVER RETAINING WALL DESIGN i iJ l •! t1 A k/ - HEIGHT OF RETAINING WALL ABOVE FOOTING: 6 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF TOE = .00 (ft.) LENGTH OF HEEL = 2.50 (ft.) WIDTH OF BASE a 3.17 FT THICKNESS OF FOOTING = '8.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:N FORCE MOMENT OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: • SUMMATION: FACTOR OF SAFETY: SLIDING: 1.01 OVERTURNING: 1.96 888.89 316.67 600.00 . 00 1650.00 . 00 2566.67 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: .00 SOIL PRESSURE: 2112.10 1975.31 501.39 200.00 . 00 3162.50 . 00 3863.89 ECCENTRICITY = .85 KERN = .53 Mu a As 6.00 2448.00 ..191 . 131 6- TOE HEEL 1 CANTILEVER RETAINING WALL DESIGN [HEIGHT ,',f)(v ' 1 .. l 1 L. L. HEIGHT OF RETAINING WALL ABOVE FOOTING: 14.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 12.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: n LENGTH OF gp4 a 10.00 (ft.) LENGTH OF 'IEEL ' _ .00 ( f t . ) WIDTH OF BASE = 11.00 FT THICKNESS OF FOOTING = 14.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL =.00 (PLF) ARE YOU USING A SHEAR KEY ?:y DISTANCE FROM CENTER OF KEY TO TOE: 5.00 (FT.) WIDTH OF KEY: 18.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 2.50 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1 . 5 0 (FT.) OVERTURNING: - FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.08 OVERTURNING: 1.52 FORCE MOMENT 4600.56 23258.37 1925.00 10587.50 2100.00 22050.00 . 00 .00 . 00 .00 562.50 2812.50 4587.50 35450.00 ECCENTRICITY = 2.84 KERN = 1.83 Mu a , As 14.00 31098.67 1.518 .9607 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 3375.00 SOIL PRESSURE: 1063.64 TOE 1 I • OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.00 OVERTURNING: '1.66 HEEL I HEIGHT CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: :12.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS 12.00 (inches) STEEL YIELD STRENGTH fy - 60000.00 (psi) DO YOU WANT. TO INCLUDE A SURCHARGE ?: N LENGTH OF,'" bE = 8.50 ( f t . ) LENGTH OF p EL a .00 ( f t . ) WIDTH OF BASE 9.50 FT -- --� THICKNESS OF FOOTING = (12.00 (i.n.) DEPTH OF SOIL ON TOE = THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .0 PASSIVE PRESSURE A 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL =.00 (PLF) ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 4.50 (FT.) WIDTH OF KEY.: 12.00 (IN.') DEPTH OF KEY BELOW BOTTOM OF FOOTING: 2.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.25 (FT.) FORCE MOMENT 3380.00. 14646.67 1425.00 6768.75 1800.00 16200.00 . 00 .00 . 00 .00 300.00 1350.00 3525.00 24318.75 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 2151.56 SOIL PRESSURE: 841.19 ECCENTRICITY = 2.01 KERN - 1.58 H Mu a As 12.00 19584.00 .925 .6089 se is `JI )L-L% TOE HEEL I I CANTILEVER, RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: ,.8.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 10.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) SURCHARGE _ .00(FT.) LENGTH OF ,TOE � • 5.0 0 ( ft . ) LENGTH OF t HEEL .00 (ft.) WIDTH OF BASE = 5.83 FT THICKNESS OF FOOTING a 10.00 DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 3.00 (FT.) WIDTH OF KEY: 12.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 1.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.25 (FT.) OVERTURNING: - FOOTING: WALL: SOIL /TOE: SOIL /HEEL: CONC SLAB: BUILDING WT.: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.01 OVERTURNING: 1.74 ECCENTRICITY = H Mu 8.00 5802.67 HEIGHT FORCE MOMENT 1560.56 4594.97 729.17 2126.74 1000.00 5416.67 . 00 .00 . 00 .00 . 00 .00 . 00 .00 150.00 450.00 1879.17 7993.40 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: SOIL PRESSURE: 689.34 1.11 KERN = a As . 336 .2324 .97 `r?L.L '' rti5 &cp_sr_i 914.06 TOE I • OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: HEEL . I CANTILEVER RETAINING WALL DESIGN FACTOR OF SAFETY: SLIDING: 1.46 OVERTURNING: 1.57 HEIGHT 'fI) -- HEIGHT OF RETAINING WALL ABOVE FOOTING: 4.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WAIL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT.. TO INCLUDE A SURCHARGE ?: N LENGTH OF. TOE,:- 1.50 (ft . ) LENGTH OF , HEEL - .00 ( f t . ) WIDTH OF BASE = 2.17 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE - .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 1.50 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOMENT 435.56 677.53 216.67 234.72 400.00 733.33 . 00 .00 . 00 .00 66.00 99.00 682.67 1067.06 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 SOIL PRESSURE: 762.45 ECCENTRICITY = .51 KERN = .36 H. Mu a As 4.00 725.33 .056 .0437 � (� r EN CI I NE E I't I N(:1 A' j,. (r . /'f /6) -" J 7.. /? 5 9 • •• /..7 ) '. ;s .:: .ti'Z.s ^( (/� ) Gc• //1/ /t.5.0L'/./J') 4z /..)-(e00- s�•3) :).4/ ;/ 's' (6/S) 41.r ..''" 7.3,) .3) 1' :-.7 /. r'" t )`/ (" / i ^) . r 2_10 33 ( l•'4.vr. 7e n. Z A) 1 1' . i /. r7 C " o ( e J Z. / L /t/ 'C 1 rjl /l• • C.: w/o , 4.t'': 5 3602. 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ENGINEERING • PROJECI:..__.,ST,. &1.a /V /i CLIENT - / 4J - (mil 3) (Z5**, /g) rj/ / L Coss /d6-7"4 cM %/ T-/c /k 5-s /(z. s) t /6/C II - •. /doc9 (/. /3• ) CO ,i/.r//,jere %Alfc.le•G' • 5 ,f;,11 01.1" - /. / d, 3 tit, " 5 •• aqua (b / s J /� (/ /., • ^ 3 491-4) M i ^'L P, M r • 4 73 (Z. !.5 ) ?. /4 Y dl T J a tAtI• !,'Cx9ca C i• /4 p:/j n / '" / / M - _ 14)4' _> - /2(160/ ) /oco,("/•/. I 1 S /' / /lV / /r % ,v t . 4 / e. 9 (/ 7.9 �;' d'.. 3 7 4 4 — 1 /6000/' /3 J Structural and Civil Engineers fi fi I E. s_. RA 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206' 285' 4512 t )AI I • l.(/ /,‘ PG. NU: � .�'".✓ U S L' C+ G J t- /V rig c t r/ /v / I/ 5• /'/ /( l• 74.,o 1/0 fin; ; ,• / /10NV' � a= S, (�4 '73 )(6, j 177 4 4 I C C z y ) (/ {37` ?S J r - Go s C in 37 iA / ENGINEERING PrIOJECI c.i CLIENT: PG. NO.: 4- (6–.1 ;:(22. 4,9 (i.9 ;.‘ CAA/7/44 c.o/yD 7.— qc /c.ell-s 83 z-qt) Ver eff /114-) . M r 4C 2 -C ) . 0(4'17 r 6;0, ,#fl' 3 gc.t.9 s r . 4 0 4._( ,Y • / 4 e t e:2-( 60 - • Ire -0,7 ,A. I I Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285 I I : Ri 6c 6 >, /E:" ) ('1 •- 3 get (,..,v,,o() c'el9q • .) • .ENGINEERINO /o/ G e ( CLIENT:. • fLz eityaiv,-)0 \11...1711 /15— (ii) t- /739 .v1 (dtz fr c:C" te• • / C/ / 47: • (//.5 ) 11/ /14 1 " s 7 /EC zo) 6),G /iV 3 7 0/5 ) 4&' flr(Q60 et.(//'")) 1i - t Q. (/ r.. •; / / r / c-• AS-53 07 .) / 6.2 //v / 4577 ,cce: A r 3 ("C /0 _ 3c5er( eru k., L 7-' • 10 ( iotp 14 / M r 4-C 1S (,Z .C. /(./ / /1./ 7/4/ 4 4 . ) // 3 / 7 Structural and Civil Engineers re: ocy; e Ai 0 474 r-2 die) : Lpve.kr-e-40ymiwr /. 135 . / C:y0/6 7. • 6, pf IS c S / Y 4.1 LO/) e /00 Psfi- OSCF. 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 USOE a/o ' lAll, 1'0 NO.; ENGINEERING CLIENT POE NO.: GJ - -) '(00 > /to = /03s 11 i. 5 x /L( / 96 ' .) 29-Dt) 4. S - /a( /4 z 4) - 7/• 3 Z. /n% Z loo !c ./,0. ' ( Joss) • 59-31 /1 7 ' . /. a (5 4 3- 0° a )) — 4 /. S 1 /693( /z)L /9GT4 _/ ,g.37 /N ,ez G 0/°9 /g �'• /° C9� .- (JUG 6 Lt. ft /OP 3. // (1.00 /N / z.r 4- s-(/O93) = 45 /9 a ¢9/9 -; ,0093)) L User CAL` 5 A. /0 L " (JSLrC S d /z / 3' -/ /JSe• n `3 h Structural and Civil Engineers 2470 Westlake Ave. 1‘1:. Suite 204, Seattle WA 98109 206' 285.4512 Fi N G I N E E R I N 0 CLIENT Ca_ C)- c, C - /•3 ' /7 PP" —S (io,s.$) (3Z) + (5.5)(3o) ( (3.1 . c 't/ �-� s )(4a) Cis r /9 J AiD SC /-,r 2.= D. 30 7//040- - z. ? :7' /, 7/41144r z• 7- L �`G0A / .ZY to //' I ( 01 . z-3/7 Ca) z. , 7:%!a' . S- I A'J ~.li / tk. ' 7,i /(.i'L - I. 2.3- .Ll _' : /. 0 .$ Z r/o n/ 2 ,/ r,)('/ ✓.)(7. /,Y Y 743¢-'' 3"sd„ N / '/ ,41c."7/10 ) 2 80 /(4 pi/ (/ 0)(Z' •7.s� U�. A •/5PS k/ w = ((4&)(; + /0 ( )(Ib 7 44-694 V= et 4. c 6l3-4 7,►T)- /7.3 / /Aij Con/74ac.S Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 I )AI I // I'O. NU .:__� R I N G I N prioJEcr_S T LIM VALI. "1 K !MILL A CLIENT Calle rE 1kt 1./ ALL 6) (:) - 0 (4) 1t.sto .1 • (A 1.m. 8 n (c /'1‘ Yrt Structural and Civil Engineers to 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 I All. •, 1 2,-1_ • `. • • ; , •, / NGINEERING • , L , 7 1)1 _.. CLIENT A I ' � i ,, 1. • 1.. ; .. _ i- 1 44 W V H r� «' \ c,.1 C' c + t O t•) INJ :� V` v •- 11 ' •n '� +' co 1 1 m 'r( ".a ti: t ). ci �1i.. , Ir' nJ r,i 0 r.l. )1 t l; .rte• • �. `Ll t+ �" Imo) •t,� , I I I t f� r r , ) ` \� is -* 0'• Structural and Civil Engineers ..9 H , I 2470 Westlake Ave, N., Suite 204, Seattle WA 98109 206.2135.4512 1 1-; 1,4x._.25 4 c 1 t s• I r'1.1.) h InI t\I;� • I. 1 L I — 1 ENGINEERING PROJECT: CLIENT /:— .. ' e ..1 :.i , / ,r i . /� I i i j ,.� % �•� .J' rs. ' 'Y . ' w - �� , y '' [(> 3 (/ r. i *- , ' 4 •• i ,a ra ° : r: 4. 7, ' � /. iy•� 3A1Y y `) S• 5 ?,73 � Y' ' I,' 1 •,% I. / J /oeb ,ez /0g.3(j 6 3,) . ,c77•lica J3 � a i. S ( c'77• /- 0- 9 e, 6) s /i. 7 ,.,., " 7.j NOV IREPENE 7 1990) MAHAN & DESALVO, INC. o. Structural and Civil Engineers 180 Nickerson St., Suite 302, Seattle WA 98109 206.285.4512 FAX 206.285.0618 d "7 � /g . DATE. Ea /a7 /9 e' PG. NO. //t E N G I N E E R I N G PROJECT S 77: 1-101 - ) L G CLIENT ' ' /t/z: Structural and Civil Engineers DATE "/ /b l 6 9 PG. NO' ' • // > 1 1 . •� g7 04 ,3P:5 r • , w,'V z , = // 400 / 5 -4 • v. f''or; MALI. 07)(,)z A T G.C< 7; ' �3- // _ ;, d r. g .5 . =. y5f- h e •53Ze,6 4349;0 ;40.f y er• s/ /, j o G`o' S // ho 4 ,s ji•3 Ld // r >> — 14) AJ j ry..c.-• 3 ^' .; , e(-- ,11 (• 7 i Ce. a3 -L (' J ? • _7 � e4 i /-4 F c D ,Dr 8e3 l 44 L O.?, (./.* ('.7s, _._.. i" to 7 7Ov 7376.5 � , /a / i /?- ,' ., /6,, d II' rte-' /) J )QvP d . Go re r2.v5 a,.g �iv' 0, 075 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 •• L, rit4i14 El* I,. Side Elevation:: -r• 0a 941 P. fr - E7?-72. 71-'4) vie. Go ,9a A y9 763.3 15 163 - .3 8 545 12210 19 249. 4 } �� 545 1210 26 211 — S D 545 1210 34 212 - 112 3599 32 1! - q- TOTAL 2105 11843 SIDE TO SIDE 1 598 31.16 ! 219 ,4- 2 598 s116 14 / 265 S 3 598 3116 28 i 133 a 4 513 1944 23 , .85 3 S03TOTAI. 2105 13093 . A -/4 /6 5969 �' '6 570° ' 0+44 ArIL N4 I ".. i ''!'' 4 i , 1. 'Qi 71r ?I; ■'1 51 D ;V; X560 34 it • 0- 1425 222 140 1 2202 -22 E 212 302 31 95 - 4- 156 1119 460 6 1113 -6 iHT0TA1 2105 23402 1306 2b11 4 60 8 1564 - 1041 -- t 1989 4596 140 8 2516 -2080 2219 5126 140 26 8111 3051 1691 3920 140 1 2202 -1119 n 900 2019 460 6 1113 -906 1149 1149 440 11 • 205/ 308 2124 2124 240 14 1418 -696 1062 1062 240 14 : 1428 366 676 616 440 6v 1122 446 1 591 5644 11 391 6 3121 4876 580 11 2112 -2164 3 2 598 6b44 1 415 m 3191 5920 505 14 3005 -2916" 3 598 6644 28 231 4 1898 2960 505 14 3005 45 4 313 3415 23 151 1209 1885 580 6 1419 -406 SWUM. 2105 23408 1 598 1905 1/ 465 6 3120 8596 750 6 1913 -6683 4 2 598 1915 lu 565 g 4511 10437 110 16 5236 -5201 2 3 591 1905 28 282 S 2259 5219 170 14 4582 -631 4 313 4134 23 180 i- 1438 3323 150 4 1215 -2048 3 10141 2105 2/849 STE1'1VA11 1 0rHi1A APIS WI AJ d c 0,11t). A • '0(1 1819 70 49 1.fliforN !;'I1T 'yPF OTM RM AgiA iPE.Ac vh f!1u9 DEAD LOAD LENGTH wi /3 UPLIFT HOLDOHN 'in +. 1 :44' TO BP.K A Iv, :A,,,, 21 ::..1 u] 01 1 , j 361 - K u% H 13 93 712 78? 560 8 960 118 y� 2, S s' 2 3 / f ql: 2834 26 inu 41 417. 5 60 26 5120 1243 7- v/o D 345 3134 34 83 667 667 360 1 940 173 F 212 1414 3? 44 354 354 220 g 440 86 ,� SUBi0'4L 2103 IP943 10 / G 61•te w a /ex A 11/ 12;2 1; 3 544 1140 460 5 161 -213 B 54' 4 618 29 16? 1296 29;9 149 8 1973 -104 aei� ' 5 35 4698 26 I9' 14'46 2314 140 26 6413 4096 .().S / c 1,„t70, D 545 4 698 34 133 1195 1111 140 1 1121 -46 y al°,S E 212 234; 32 13 586 940 460 6 920 -20 SUBTOTAL 2105 18141 A TOTAL SIDE TO SIDE I 598 2 593 3 598 4 313 SUBTOTAL 2105 1 2 4 SUBTOTAL 1 599 2 593 3 593 4 313 TOTAL 2105 193 141 16 154 _ 1231 2211 545 6196 29 234 1815 3953 545 6196 26 261 2091 4409 545 6196 34 200 1599 3371 2/2 339? 32 106 848 1188 2105 26243 1219 11 72 514 514 1219 14 81 691 697 1219 28 44 348 348 638 23 28 222 222 4294 598 2.103 1/ 124 990 1563 598 2103 14 150 1102 1898 598 2103 29 /5 601 949 313 1100 23 48 383 604 2105 1410 3023 11 1/8 1423 2986 3023 14 216 1728 3626 5023 28 108 864 1813 1581 23 69 550 1154 10651 460 8 1221 -1045 740 8 1973 -1919 140 26 6413 2005 140 1 1121 -1645 460 6 920 -868 440 11 1613 1040 240 14 1120 423 A �• °� 240 14 1120 112 } a1°s 440 6 880 658 1 ! c. Asa,, 580 11 2127 563 a y4 505 14 2351 458 505 14 2351 1401 580 6 1160 556 /-3 / . £. 04 a- 0 / °S 150 6 1500 -1486 110 16 4107 481 110 14 3593 1180 150 4 1000 -154 s,ew Second Floor Hail/ rnim,. Scale: 1 /8"= 1 •-0" abs..0" i y 11 - 4 1 2: '4 loo I — JJD UNIT -3 -3 -r V-101'1" 5'11/21" 34 -4-r (I) f"- K1\ oit 010 21/1? 1 1.1" 11-ell 1, 1 1)-6° t .0 lo t2r1- G ENGINEERING PROJECT' .1 "& DATE. CLIENT PG, NO 4 L• --4 /7/ ) e ri* t J ti _t - • • • • 'l 1g Li • 6S0 (>7.)' / _ . .f70 • /of- . t> ...0 4) 10 I 1- /3) 26. Structural and Civil Engineers 1U r 5/ 6 1:-",(4„) • ARP a - 1/ I .1fIft n• nnn IA/A na4nn nne.n�A4/1 CAV nna.nne.nain Al n■oat ENGINEERING PROJECT, CLIENT: sz F - 47 ' ( A ' & ) Afi I. /a (3Ybit) C') r a * C„, ,i e„ Its N r, f )(4„)./.1) (&) Structural and Civil Engineers '44 9e g DATE. 1v / g inn Alir.Lnrenn Ct CA dln nno eacatha WA mama 7AR.naa.AK17 CAY 7AR.nan.AR1a PG. NO. 6/3 ENGINEERING PROJECT /.r /.�-;: ! ' �: /'�; CLIENT • (r ' r ,'. r••-1 l / t I . • / P. Co L I � ' / / -S (/cis•S) (3Z) r .r (5.5)(30 (3S2,) /!re z7T 714r1.r L +- G 2 . 7 / ) z. /1 1 me: e: a r ,j C.) l../ f r !r _ (' v 1 .)(,' i 7 . r 1 . •'.t� / , c • / - (0 fr.. ;',r/re ,, • (; TAP Ju ? • ,4/ 7 .11 6'1 !. /r r:.± -f - 7 /0 A/ r. .: // ( P ( 'ru)r!(if 74.3¢. N 06r /0) c : " i30 Al Pi/ V C /' ° J(_' g • 7 (.• Structural and Civil Engineers /: • 1 • k/ w _ 0 + 119(37-) / I.5.) r 44-80 V= q 4•8D6 7() / 7 � WM /D c(JN7eCc)C.,1" 2470 Westlake Ave N., Suite 204, Seattle WA 98109 206.285.4512 DATE. / / / /G /I•, PG. NO' /A are; W(A( I) (fOA!I /;C , /o;i ¢L � $/g e e m� 14 041.404. ENGINEERING PROJECT; TZ /I /JCL % /,V ( / /_ /J/ P E C_ li'j lI CLIENT • a, z At :: 0'1' 1 P--' ( •) N. N. ( 9 r: to 61 ' 141%; ( $.9 t O ' I I t g :1! Y , L I I I dl �,' 9 a� N•. " I ' i v l�• , . `; ` tv I I , 1 i ( q t (}QI itl ti ) � j tt \ , .1,• WI u.� .7 - a t 1• 0 F, r1i j rp . in+ N I • < U \,‘ v°r Structural and Civil Engineers I,l' ) ' } k' , . ; _J 2470 Westlake Ave N., Suite 204, Seattle WA 98109 206.285.4512 DATE ,//' r /.6.1 .-' PG. NO' 1- if :I I ' I • I I • i ! I I ormumbollmboulleamo ENGINEERING 41. 949 PROJECT DATE / / / CLIENT PG. NO. / P Rc1 t a4t- ( MAO 4r. > 6 ,4-:. /&e; . ar / • 1 's " • i'+'; 41. 4 7 >) 1.. (14 ) "" Structural and Civil Engineers #4) 74 ,, ft, 4 ‘ ..„( k W•7 // 37, > 5 4: P4. WO A O E, /4.— .•6 Sari / tt.. 1 pot ,# A0 IS, J , . 7-7. t ✓ $NtoR- /ifi vria Afr • e .64( .44f Gg j 7 9 'OS D 545 E 212 SUBTOTAL 2105 198 y (8 545 rr 545 D 545 1 112 TOTAL 1105 359 31 13110 ai9,4 L�G'o 0160 6060 3025 23402 261.3 1210 1210 1210 3599 2//843 SIDE 10 SIDE 1 598 3/16 2 445.'dso3116 3 $) 3/16 4 a3£ 313 1944 SUBTOTAL 2105 13093 1 598 6644 2 4:4.4.4Fs 6644 3 G�'l .5?4t' S 'k 6644 U X 444.3 3415 SUBTOTAL 2105 23408 1 r 8 1905 eat ' ; Tv 1905 4134 T 4 ;L � 2/849 y/ 1/7 - x /3 n - 30 /b° — 3 y S3 — 3. ?/ /as ?5 ?1- • 4 76 )ii . 4, 34 118• 4- 32 95 • 4 - 1.6 163 - .3 29 749. 4. 26 211 --5 34 212- 4- 31 it q- - }'1'/ Z V' 14 r 26 S 28 /tt; ' 3 ✓ 23 % 35 3 ,,aa -6. 14 015 m 28 1.)214 4' 23 151 a GO,y2:7 anti ,eM VA &sly » 100 L, 7' v4 bit /472 1A1;5 1426 756 1106 2611 460 8 1564 1989 4596 140 8 2516 2119 5126 140 26 8111 1691 3920 140 1 2202 900 2019 460 6 1113 2124 1062 616 3191 1898 1209 4511 28i.'.t' S 2259 23 180 .I- 1438 act 1as . 1043 79f /3a:S 36'7 2224 1119 1149 2124 1062 616 SSA 5920 2960 1885 10431 5219 3323 /4- /6 9, 69 a/ (o S i 25 8177 140 1 2202 460 6 1113 Z U�1 / iA a n) 0 Zef 132' •367 qi 5269 -22 -6 -1041 -- -2080 ,t 305.1 -1119 N -906 44O 14-4-' ,2.91' 408' / Z.2 240 14 • 1428 -696 240 14: 1428 366 440 6 ' 1122 446 yy 6b r4 � 3 580 -1-14' 2.1,'1'4' 505 14 3005 - 2916 -kr 3 505 14 3005 45 580 6 1419 -406 / 27‘ ...6 150 -r4 X913 .4 t3 4 110 16 5236 -5201 2 110 14 4582 -631 150 4 1215 -2048 3 1' ec e nd Floor Plan/ROof r . -ram • iSc vr� ,ENGINEERING /' PROJECT: / CLIENT .> qo,S z Sy�. )/ y_ ti_ . 4 a /o I L -I- 3 IS �V its .. -X is t , tick M IS M �� r 97) a > 2 �G•y / s So /v q- a /o. . (..) � L .L70 sat I r 0.. 6 43- Structural and Civil Engineers DATE. 10 / PG. NO,: L --4 37 41 / ••• n•• n_ -••,_ ISIS A"! et" nnn nn._If?an 1 'V nnn nAI. nnan 97 ) ' e d S 4 t .....--.0•■• ENGINEERING PROJECT CLIENT PG. NO . /1 kfroetZZ 0.1. Ce-e-/ - ‘ 3 ) gePa 1 . 5 ' 01 / g•p t 6 ? 141 4: r / ;A10 J111101Maa. 'e•-• 04, / Co /too $--44) eS (o4 Cr 977.S 021-- 3 74 kt) ftzr-)- I o.e/ G01- /24.-s erfti 77/ 7.4 - 6 ewe 17= /44974 - z ( 44- CC / 8 07: c›. ft- ,- /, 0 e....•■•■•■•■• 4•7 S Structural and Civil Engineers ))( DATE: t 4-4-r-tc " 4 * t C 4 1C . ENGINEERING PROJECT 5 n" Ati efrzi r1/ 4, Al; CLIENT /V )7-0 • . //0 DATE / • PG. NO // SL. 5'4, 13% ./.= • • ' .• Ifl 2 4 X •••■■■■■• •••••••■•••■••■•.■■••••••■•••■■ •••••■■•••■••••■• ■•••■INM 4 >.• ) so > )-0 . ▪ keit.0 "L* go C.I 5. (/>) • / 6 Ce.. 7 ee " L /,g frol ) g" ) Ls e 5Y3 0 1 Structural and Civil Engineers 7 ENGINEERING PROJECT °4. "$ DATE: /$'"O • CLIENT PG. NO . )-1 riat-c.. — fr ex---oc: Structural and Civil Engineers 0 z cC w w z z A 0 z 0a LU z LU _ „ W N o 1_1-vin a NG, T r — t 59 erga • tio c 1 7 # 7 • t V 4(4 `711 6c/75 , (r-p 0 ) '64 • (Ise) :,. " • ,"0 s " 0< -- 9-e) 0[7 j -or ixPe ) t- ( er_ '417-9 g 7 ,n ei st• Z : C .1 a rlt • -- .:--.....„ . , - ii 1 I • i t I I _L V i - =__ - _ ___ - _—_i 4 1 79/ 79 •1 E N G I N E E R I N G PROJECT CLIENT P.T.X7.7 (/ ' ) (/7) %,(¢Sd) e< C (•) 4 -S4 6 , ) X,);a, ( ) a H/(5) t✓ .5• ^ / HA5iiE1/ ; v/ 4.Y. G '5 y i p 1,.AT sleet/ C„5• z d w v • Ill ▪ I • , O . I • II'—' MVO G w D� y (�1 0 fl pL AN r O .o"F H' t, ro t iaiGi4 �L:GGS pEr2. Utz NA11.INC. -fuJy 5 GS a 2 1 ' O, G F. po 1.1 P rQU T Qy$ rAC.IA o Soo I e . O fi ,,. /'77e) t i f— / z / , • - Go 2 1. v, /*'o) r , pa. / /7 — .0. — io, 4 -) Structural and Civil Engineers DATE' / � /� / o A35 4 %." NiP . P Po'ir /014 /o. ASPHALT PAVINU I1/ 5U'3.5A4E, pATGH A U N D Poei A5 R.!56ID L IDIS1UILSEG Off. GOMPA i;p SOIL .10 MIN, C ONC , Pp x. /' / / l "7 d X., lA PG. NO //„ /400 ENGINEERING PROJECT CLIENT t '"'"' 'o • / �o l4/ /1?iG — canon/ (3 4.67) = 5�i9• `� j y ( (ka7 s (,ate J 7nr✓'� 3 1 to 4 2 p 200A k Structural and Civil Engineers (.0 SL' p_'-o a ,e. a /qP th 4-6 1 —#- I) 4 93 9 9 y 7P. 3 �` /, /3 ' y¢67 2't• a _G7 it r /d' / , a - 5 W 4 - 2 4 . 7 0 ‘ . 3 *.(3. > 116 v a J 3v w 9Z � 7o C r 3 . $ � 3. �- v z 3 S3 ' / 3 `% 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.2854512 5C , DATE. i31%v / °o . • PG. NO • L 2 - 2. ENGINEERING PROJECT DATE. / CLIENT PG. NO.: (e , j)/ o„. r,., • - • 4 ' ) / 6)&)/6c.0 R •Z3-// fl 4 Structural and Civil Engineers • 1.4./ )7"-- .. • . /9 0 4 7401- 5*2 Aby II:6 V, V- (, ) 3. •r. R3 .e) 0., 4. e." • 0 (1 01 , ,,,, 00 ,1.- .N.-- ------- . c 16 D . '• e. /A e k v, .)-' y x /..,e: SY, .',) L. 94e/1 ..........,,,,, • . l 0 I.- e, r i- I-0 '1 . , - ;••? r. A el , /4 rt. //,,,, el. i V., , fri • / S A 0 (*) re , , .,. ,... V 144 • (> ,1) ) • 7... 7 / 00* ( 1 0 C1) ' < ' ) 4) ? A d a , v ' ..,.... /,...< ( i O 0 0 N 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206 . - ...... - 7.::::" .::: .--. it 3 0 a0 ? ii 4 4 Al I-) /r.--r /P. 1Ga 0,4 '10* 0 o t4) A.) • V r V 7 "it / "'" • " / 44* A4J V: . • 42 -e ,4 3‘, A) 't r". 77 el , (.3) /04 ENGINEERING PROJECT' DATE ' p/e /0 ■ CLIENT PG. NO . ' 6. S /1/ 04. / 41 .. 0 -1- lo- - 4 , 4, e),.2 ,,, /aor., Uel•VA) 6 4 Y - 1/ (95/z /0 0 el t. e 4'- 7) Air- Io*o o C..) .)..- 4 _ , • • 1 . • • r e 144 4 ' ..COrtg ) ' L) So atr e.) �y1 •04 . e 4 .rt) v e Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206,285.4512 ...*•••••■••■•••0"...•••■••■•■ EN.GINEERINGI nor.cil t .• rro. 6-1/14 V I V If 2 \C'?1 p I 6.eo.vvi5 1--Iv( Lc-A=0 4vieru.) • red. oor. (6C4 re5c -a/-6 00 t) Loa () ... 11.; e l (.. . I/ i /...k. ( 4A- t ) I IA tki\ • (20y , ri (oesic e ) Structural and Civil Engineers 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 ()Ait it 1 No , e _ _1014;1.5 UE (i;.1 \G"oc. 7"f r ITN.0INEEAINO .• Cl IF N I' onit Structural and Civil Engineers e?" r I 61,ikA 64.o. vvi cvi (.)A1A 1 ; A:ki :0-4( LO 9 7(iO Ito e Uc \4-Y t e ladle ) t. 5 2-- ca-vA 5 1 LL) r 12.! ( qa e) H 00 0 is) 1 250' iCo - 7 0Z. I al sa_. = 7 ( so 52-5 Ft C = - 7 z C I 0 I 1 5z A.:. 1.1 5 (cp5e "722,5 pl•C CvN 41(5 05E (4) S.4.10 2470 Westlake Ave. N. Suite 204, Seattle WA 98109 206.285,4512 EN,GINEEIIINU hnO,lEce ✓r7 er ., ) va:, I) Faro c o W Z < go, • .49). 6e, 2^'P �• S7 aelPciti)h . 1 4 t 4 c � 4. 4 ?�a 4 - s, o 33 — 66'e -Ce P3 -11 A( 1.// l i7,/C /, r /7.7 y, = 7 S Z �S� .7-v s/ 6 6 2 . ZZO • °f ., 34 7 ' G•o 9.. EZ 773 � z ".30, 77, C4. Cc- a 3 -a Z a 7.3 /3e., /9.5 /8. e.' ¢o¢, !-�Gv >✓ J T7? - /yte pg 5 9ya ,6. ¢ .b ' 0/ 0.30 6 (. . }7S 6 74- . 7 Toe . G 7 37e.6 Structural and Civil Engineers A1.= .9 d. L7 0. 3 7 o. /4 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 /6-71-gimpartel t'Alt "11n /e'.2 1'(1 l 1O G '/ 4INVALL- TUKWILA APTS. WALL TRIB SHEAR LENGTH UNIT TYPE AREA V SHEAR FRONT TO BACK A 198 B 545 C 545 D 545 E 272 SUBTOTAL 2105 A B C D E SUBTOTAL A B D E TOTAL 1 2 3 4 SUBTOTAL 1 2 3 4 TOTAL 198 545 545 545 272 2105 198 545 545 545 272 2105 SIDE TO SIDE 1 598 2 598 3 598. 4 313 SUBTOTAL 2105 7Y 371 3716 16 232 I. 3716 28 133 3 1944 25 78 3 13093 598 6644 .4Y /'S 6 598 6644 16 415 G 598 6644 28 237 4. 313 3475 25 139 3 2105 23408 598 598 598 313 2105 1228 3390 3390 3390 1692 13090 2196 6060 6060 6060 3025 23402 2613 7210 7210 7210 3599 27843 7905 7905 7905 4134 27849 21 58 3 468 40 85 Z 678 22 154 3 1233 35 97 2. 775 21 81 3 645 21 105 3 837 40 152 3 1212 22 275 S 2204 35 173 3 1385 21 144 .5 1152 21 124 3 995 40 180 .3 1442 22 328 S 2622 35 206 4' 1648 21 171 4 5 1371 le- 1.S 41'7 541 16 494 6 28 282 25 1658 0TH RH vh CUHH. DEAD LOAD LENGTH wl /2 UPLIFT HOLDOUN vh ra 1 1918 1918 160 4 280 -1638 T 1858 1858 240 16. 1920 62 1062 1062 240 14 1680 618 622 622 160 4 320 -302 3429 5347 330 4 578 -4770 1 3322 5180 505 16 4040 -1140 T • 1898 2960 505 14 3535 575 1112 1734 330 4 660 -1074 r 4080 3952 2259 1323 468 220 5 550 82 678 360 9 1620 942 1233 360 22 3960 2727 775 360 6 1080 305 645 220 21 2310 1665 1305 460 5 1150 -155 1090 740 9 3330 1440 3436 740 22 8140 4704 2160 740 6 2220 60 1797 460 21 4830 3033 2300 460 5 1150 -1150 / b 3332 740 9 3330 -2 6058 740 22 8140 2082 3808. 740 6 2220 -1588 3168 460 21 4830 1662 9427 500 9133 770 5219 770 3057 500 6 -89 -8551 ¢ 16 6160 -2973 0 /- 14 5390 171 4 1000 -2057 a* 3 «DATE: 10- Nov-89 » Memo: l lemo: SHWL964,WK I ) SHEAR WALL SCHEDULE + WALL TYPE PANEL NAILING PLATO A. DOLTS VALUE @ EDGES FIELD NAILING TO CONCR. (PLF) 5/8" GWB 7" 7" (2) 16d 5/0" A.D. 50 ONE SIDE @ 12" @ 40" 5/8" GWB 4" 4" (2) 16d 5/8" A.B. 100 2 ONE SIDE @ 12" @ 40" 5/8" GWB 4" 4" (2) 16d 5/8" A.R. 175 3 BOTH SIDES @ 6" @ 4 1i 4 ONE SIDE @ 9" @ 48" 1/2" CDX 4" 12" (2) 16d 5/8" A.B. 377 5 ONE SIDE @ 6" @ 38" 1/2" CDX 6" 12" (2) 16d 5/8" A.B. 254 1/2" CDX 3" 12" (2) 16d 5/8" A.B. 492 OMB SIDE @ 4" @ 30" 1/2" CDX 6" 12" (2) 16d 5/8" A.B. 508 7 BOTH SIDES @ 4" @ 28" 1/2" CDX 4" 12" (2) 16d 5/0" A.B. 754 B BOTH SIDES @ 4" @ 19" 1/2" CDX 3" 12" (2) 16d 5/8" A.B. 984 9 BOTH SIDES @ 3" @ 14" 1/2" CDX 2" 12" (2) 16d 5/8" A.B. 1262 10 BOTH SIDES @ 2" @ 11" SHEAR WALL NOTES: 1. BLOCKING IS REQUIRED AT ALL PANEL EDGES EXCEPT TYPE 1. Or' 2. NAILS FOR PLYWOOD PANELS SHALL BE 10d COMMON OR GAIN. BOX. 3. NAILS FOR GWB PANELS SHALL DE 6d COOLER OR PARKER. AN ALTERNATE FASTENER HAY BE USED PROVIDED THE ALTENATE'S GAGE & LENGTH IS NOT LESS THAN THAT SPECIFIED. 4. 1/2" GSB SHEATHING HAY BE SUBSTITUTED FOR 5/8" GWB ON OUTSIDE FACE OF EXTERIOR WALL. NAILING FOR GSB SHALL BE NO. 11 X 1 3/4 ", 7/16" HEAD, DIAMOND POINT GALVANIZED. 6. 3X FRAMING IS REQUIRED AT ADJOINING PANEL EDGES FOR WALL TYPE 6 & 9 L.: `.Z HULDOWN & FASTENING SCHEDULE RAWL TYPE NO. & HDWR. WOOD WOOD EXPANSION CONCRETE UPLIFT TYPE MEMBER FASTENER DOLT EMBEDMENT CAPACITY 1 PA28 3x (24) 16d N. A. 4" 2950 2 (2) PA28 3x (48) 16d N. A. 4" 5900 3 HD2A (3) 2x (2) 5/8" 5/8" 5" 2755 4 HD5A (3). 2x (2) 3/4" 3/4" 5" 4345 5 HPAHD22 4x (24) 16d N.A. N.A. 3506 T ST6236 3x (26) 16d N. A. N. A. 1600 27 (2) ST6236 (2) 3X (52) " 16d N. A. N. A. 3200 1. HOLDOWNS SHALL BE AS MANUFACTURED BY SIMPSON CO. 2. NAILS SHALL BE COMMON. 3. PA HOLDOWNS REQUIRE A 5" MINIMUM EDGE DISTANCE. 4. HPAHD22 HOLDOWNS REQUIRE 10" EMBEDMENT, WITH (1) IIURIZONTAL #4 REBAR CONT., AND (2) 114 HOOK BARS ON EITHER SIDE. 5. THE EXPANSION BOLT VALUES ARE APPLICABLE ONLY WHEN THE ANCHORS ARE INSTALLED WITH SPECIAL INSPECTION. 6. IN LIEU OF EXPANSION BOLTS; A STD. "J" OR "L" DOLT WITII 14" EMBEDMENT HAY BE USED.. I.I Itbi .ELLV /k' !UN SCALe gee; P 'l w' -- r . 0 �y) 6wp, - n9•∎ S G - - - _ s /d' ly w8 , • S I/5 L.- - -- --fi --- - -, -4 /1 j r' () II. 6." a, P$ F , I 1 liEAST:.:.ELEVAT.ION .11 we ..) / u i M h� rinvimi 5 ,aM „g_s_ TYP FIRST & SECO FLO /C r ENGINI CLIENT 11 \C-JUI . I 'Ar'• , u ■.) OTITR.-io2., &a, rae ()LW/le" IkewLQv (52) , • •• c9 1 4) 9k 16( () ) y \r-11Cp(2^r V Y 6 kV 0 1 I 2.. erw1 0 - 1 . 0 10 PiZOPW ts-e- .s 0 . imN 0 4t rw_olA f\ 04-. Cata.. f Ras . 4O cF r'As vE rR 4&) e6,F u LAE, eirvaz .()(2.069. te),1? (4 Structural and Civil Engineers (A) 2470 Westlake Ave. N., Suite 204, Seattle WA 98109 206.285.4512 mil t ( • P . l'( No •••■■■■ s s RETAINING WALL SCHEDULE SITE RETAINING WALL HE; B� SWEW 10' -0" 7' -0" 4' -0" 4' -8" 3' -4" RETAINING WALL SCHEDULE PROPERTY LINE WALL "A" 12' -0" 9' -0" 5' -6" 4' -4" 3' -2" 8" 8" 8" 1' -0" 10" 8" 1'-0" 8" 0" HEIGHT BASE STEM KEY REINFORCING STEEL "H" "B" "S" "K" " "b" .8" 8" 0" REINFORCING STEEI #8 @ 16" #5 @ 18" #4 @ 18" C OI 61-1 n N our_ ‘.5.1p B> #8 @ 15" #5 @ 11" #4 @ 16" #4 @ 12" # @ 12" #4 @ 12" #5 @ 13" #4 @ 10" #4 @ 12" RETAINING WALL SCHEDULE PROPERTY LINE WALL "B" l--0 V.) C21-4 Ov(Z IT7a ) HEIGHT BASE STEM KEY REINFORCING STEEL nHn " lir " " "b" 11 ' -0" 1 ' -0" 2'-6" #8 @ 9" #5 @ 13" 12' -0" 1' -0" 2' -O" #8 @ 15" #5 @ 13" 8' -O" 5' -10" 10" 1' -0" #5 @ 16" #4 @ 10" 4' -0" 2' -2" 8" 8" #4 @ 18" #4 @ 12" • • 1 1 1 HEIGHT 1 TOE HEEL 1 1 - -- 1 • • 1 1 1 I _1 CANTILEVER RETAINING WALL DESIGN OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.05 OVERTURNING: 1.62 FORCE MOMENT 2275.56 8090.86 466.67 1088.89 1000.00 1333.33 36.30 18.15 3300.00 10450.00 100.00 200.00 4902.97 13090.37 ST t TAT 1 HEIGHT OF RETAINING WALL ABOVE FOOTING: 10.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy a 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF t 6 4 , = 1 . 0 0 ( f t . ) LENGTH OF FEEL = 3.00 (ft.) WIDTH OF BASE = 4.67 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ . 33 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = . 00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = . 00 (PLF) ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 2.00 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 1.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 675.00 SOIL PRESSURE: 2825.13 ECCENTRICITY = 1.31 KERN = . 78 Mu a As 10.00 11333.33 .947 .5783 0k- ( (; OVERTURNING: FOOTING: WALL: .SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.14 OVERTURNING: 1.65 HEIGHT TOE HEEL I I - -- I ) CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: .3.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF TOE' .67 (ft.) LENGTH OF HEE'L 2.00 ( f t . ) WIDTH OF BASE = 3.34 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ .33 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE-= 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = .00 (PLF) ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 1.50 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .67 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOMENT 1175.56 3004.20 333.67 556.67 700.00.. 702.33 24.32 8.15 1540.00 3598.47 67.00 100.50 2664.99 4966.11 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 402.50 SOIL PRESSURE: 2137.47 ECCENTRICITY = .93 KERN = H Mu a As 7.00 3887.33 .306 .2028 .56 SI INT 2 . 4A 5 e, 1E1 ,(' �:� / 4. HEEL TOE 1 - I 1 1 • • 1 1 1 1 _I CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: .4.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF .TQE'.; .67 .(ft.) LENGTH OF :.HEEL. e 1 .33 (ft . ) WIDTH OF BASE = 2.67 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ .33 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _. .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL =.00 (.PLF) ARE YOU USING A SHEAR KEY ?:N FORCE MOMENT OVERTURNING: 435.56 677.53 FOOTING: 266.67 355.56 WALL: 400.00 401.33 SOIL /TOE: 24.32 8.15 SOIL /HEEL: 585.20 1171.38 SUMMATION: 1276.19 1936.41 FACTOR OF SAFETY: SLIDING: 1.03 OVERTURNING: 2.86 HEIGHT FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: .00 SOIL PRESSURE: 852.10 ECCENTRICITY = .35 KERN = H Mu a As 4.00 725.33 .056 .0437 .44 TOE • HEEL ' HEIGHT CANTILEVER RETAINING WALL DESIGN FACTOR OF SAFETY: SLIDING: 1.02 OVERTURNING: 1.58 ECCENTRICITY = 1.79 KERN N .92 TT1'LN(. HEIGHT OF RETAINING WALL ABOVE FOOTING: 12.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 12.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A. SURCHARGE ?: N LENGTH OF ,.TOE„, , . . .00 ( f t . ) LENGTH OF H = 4.50 (ft.) WIDTH OF BASE = 5.50 FT THICKNESS OF FOOTING = 10.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE.= 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ? :Y DISTANCE FROM CENTER OF KEY TO TOE: 2.50 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW .BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOMENT OVERTURNING: 3293.89 14090.52 - FOOTING: 687.50 1890.63 WALL: 1800.00 900.00 SOIL /TOE: .00 .00 SOIL /HEEL: 5940.00 19305.00 KEY: 66.00 165.00 SUMMATION: 8493.50 22260.63 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 SOIL PRESSURE: 4556.58 Mu a As 12.00 • 19584.00 .925 .6089 .14(5 Cam' IS" 1 1 HEIGHT I TOE HEEL 1 1 1 1 1 1 1 CANTILEVER RETAINING WALL DESIGN OVERTURNING: - FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.14 OVERTURNING: 1.69 FORCE MOMENT 1933.89 6338.86 541.67 1173.61 1125.00 468.75 .00 .00 3465.00 8951.25 66.00 132.00 5197.67 10725.61 ECCENTRICITY = 1.32 KERN = .72 Mu a As l 9.00 8262.00 .483 .3237 (itc (t I �sl VL- x HEIGHT OF RETAINING WALL ABOVE FOOTING: •9.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 10.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF ; T§E . .00 (ft.) LENGTH OF.HEEL 3.50 (ft.) WIDTH OF BASE = 4.33 FT THICKNESS OF FOOTING = 10.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE _- 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 2.00 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 SOIL PRESSURE: 3396.16 TOE I• • HEEL FACTOR OF SAFETY: SLIDING: 1.01 OVERTURNING: 1.96 CANTILEVER RETAINING WALL DESIGN SOIL PRESSURE: 2112.10 HEIGHT A k/ '3. HEIGHT OF RETAINING WALL ABOVE FOOTING: 6 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = , 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF TOE = .00 (ft.) LENGTH OF 'HEEL = 2.50 (ft.) WIDTH OF BASE = 3.17 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SEIEAR KEY ?:N FORCE MOMENT OVERTURNING: 888.89 1975.31 FOOTING: 316.67 501.39 WALL: 600.00 200.00 SOIL /TOE: .00 .00 SOIL /HEEL: 1650.00 3162.50 KEY: .00 .00 SUMMATION: 2566.67 3863.89 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: .00 ECCENTRICITY = . 85 KERN = .53 Mu a As 6.00 2448.00 .191 .1316 TOE HEEL 1 I 1 . . 1 1 I CANTILEVER RETAINING WALL DESIGN HEIGHT i / • 4f/ , (.% HEIGHT OF RETAINING WALL ABOVE FOOTING: ;..14.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 12.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: n LENGTH OF '`E . 10.00 (f t . ) LENGTH OF ;EEL' _ . 00 (f t .) WIDTH OF BASE = 11.00 FT THICKNESS OF FOOTING = 14.00 (in.) DEPTH OF SOIL ON TOE _ . 00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RE'T'AINING WALL =.00 (PLF) ARE YOU USING A SHEAR KEY ?:y DISTANCE FROM CENTER OF KEY TO TOE: 5.00 (FT.) WIDTH OF KEY: 18.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 2.50 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.50 (FT.) OVERTURNING: - FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.08 OVERTURNING: 1.52 FORCE MOMENT 4600.56 23258.3 1925.00 10587.50 2100.00 22050.00 .00 .00 .00 .00 562.50 2812.50 4587.50 35450.00 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 3375.00 SOIL PRESSURE: 1063.64 ECCENTRICITY = 2.84 KERN = 1.83 H Mu a As _ i( 14.00 31098.67 1.518 .9607 TOE 1 HEIGHT HEEL I I I I _I CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: . 12.00 (f t) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 12.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT TO INCLUDE A SURCHARGE ?: N LENGTH OF;y;;l`,OE' = 8.50 ( f t . ) LENGTH OF = .00 (ft.) WIDTH OF BASE = 9.50 FT THICKNESS OF FOOTING = 12.00 (in.) DEPTH OF SOIL ON TOE = .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE _ .00 PASSIVE PRESSURE _• 450.00 (PSF) SOIL FRICTION FACTOR: , .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL =.00 (PLF). ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 4.50 (FT.) WIDTH OF KEY: 12.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 2.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.25 (FT.) OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.00 OVERTURNING: 1.66 • FORCE MOMENT 3380.00 14646.67 1425.00 6768.75 1800.00 16200.00 . 00 .00 . 00 .00 300.00 1350.00 3525.00 24318.75 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 2151.56 SOIL PRESSURE: 841.19 ECCENTRICITY ii 2.01 KERN == H Mu a As 12.00 19584.00 .925 .6089 1.58 '1 \( >LL2, 47.14/ TOE I• ) • OVERTURNING: - FOOTING: WALL: SOIL /TOE: SOIL /HEEL: CONC SLAB: BUILDING WT.: KEY: SUMMATION: HEEL . . CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAINING WALL ABOVE FOOTING: ,.8'.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS = 10.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) SURCHARGE = .00(FT.) LENGTH OF TOE„ ,,, 5.0 0 (f t . ) LENGTH OF `HEEL m .00 ( f t . ) WIDTH OF BASE = 5.83 FT THICKNESS OF FOOTING 10.00 (in.) DEPTH OF SOIL ON TOE _ .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF TOE = .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE': 3.00 (FT.) WIDTH OF KEY: 12.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: 1.00 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.25 (FT.) FACTOR OF SAFETY: SLIDING: 1.01 OVERTURNING: 1.74 ECCENTRICITY ,= H Mu 8.00 5802.67 HEIGHT FORCE MOMENT 1560.56 4594.97 729.17 2126.74 1000.00 5416.67 . 00 .00 .00 .00 . 00 .00 .00 .00 150.00 450.00 1879.17 7993.40 1.11 KERN - a As .336 .2324 FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: SOIL PRESSURE: 689.34 .97 '.7 1'L.. 07 914.06 TOE HEEL CANTILEVER RETAINING WALL DESIGN HEIGHT OF RETAIN.I.NG WALL ABOVE FOOTING: .4.00 (ft) CONCRETE COMPRESSIVE STRENGTH fc = 3000.00 (psi) ENTER ACTIVE SOIL PRESSURE Pa: 40.00 (pcf) WALL THICKNESS 8.00 (inches) STEEL YIELD STRENGTH fy = 60000.00 (psi) DO YOU WANT „TO INCLUDE A SURCHARGE ?: N LENGTH] OF 1 . 5 0 ( f t . ) LENGTH OF. a .00 (ft.) WIDTH OF BASE - 2.17 FT THICKNESS OF FOOTING = 8.00 (in.) DEPTH OF SOIL ON TOE = .00 (ft.) THICKNESS OF CONCRETE SLAB ON TOP OF 'TOE _ .00 PASSIVE PRESSURE = 450.00 (PSF) SOIL FRICTION FACTOR: .35 ADDITIONAL WEIGHT ON TOP OF RETAINING WALL = ? ARE YOU USING A SHEAR KEY ?:Y DISTANCE FROM CENTER OF KEY TO TOE: 1.50 (FT.) WIDTH OF KEY: 8.00 (IN.) DEPTH OF KEY BELOW BOTTOM OF FOOTING: .66 (FT.) DEPTH OF SOIL ABOVE BOTTOM OF FOOTING AT TOE: 1.00 (FT.) - OVERTURNING: FOOTING: WALL: SOIL /TOE: SOIL /HEEL: KEY: SUMMATION: FACTOR OF SAFETY: SLIDING: 1.46 OVERTURNING: 1.57 HEIGHT FORCE MOMENT 435.56 677.53 216.67 234.72 400.00 733.33 . 00 .00 . 00 .00 66.00 99.00 682.67 1067.06 • ' � ft'L L 1... FORCE MOBILIZED FROM SOIL PASSIVE PRESSURE: 395.01 SOIL PRESSURE: 762.45 ECCENTRICITY = .51 KERN = .36 H Mu a As 4.00 725.33 .056 .0437 �(5 l • I y..a....(1ist ion I ENGINEERING L. _ . .7 (.-'./.. !I../ i. .,.' i ') / i.,:. L.: 1. iv\II- i L . • L „, ,. t • .‘ "' . CLIENT /7/■!...:, ':'' ''' " " ' : /' ''' ''' ' 2 ' . ! 1- ' •• 111. NU. .__.8.g -- ....Z...:........_ 1-1/6) br : 0 7, 1 7- 1q= / • 3' 4 MI //so (/. 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(.) 2470 Westlake Ave, N., Suite 204, Seattle WA 98109 206.285.4512 I 'l 1 N D S'T'RUC'T'URAL NOTES COr)I REQUXREM�N'T'S: ALT., DESIGN AND C ONS'rPUCTIoN SHALL, CONFORM TO 'rm UNIFORM BUILDING CODE, 1988 EDITION, AS AMENDED BY THE CITY OF TUKWILA. GENERAL: IT SHALL 13E THE CONTRACTOR'S SOLE RESPONSIBILITY TO DESIGN AND PROVIDE ADEQUATE SHORING, BRACING, FORMWORK, ETC., AS REQUIRED FOR THE PROTECTION OF LIFE AND PROPERTY DURING CONSTRUCTION. BACKFILL BEHIND WALLS SHALL NOT 13E PLACED BEFORE THE WALL IS PROPERLY SUPPORTED BY THE FLOOR SLAB, OR TEMPORARY BRACING. REFER TO ARCHITECTURAL, PLANS FOR WALL OPENINGS, ARCHITECTURAL TREATMENT, AND DIMENSIONS NOT SHOWN. CONSULT MECHANICAL PLANS FOR SIZES AND LOCATIONS OF ALL OPENINGS FOR DUCTS & PIPES ETC. NOT SHOWN. DESIGN LOADS: LIVE LOADS: APARTMENTS 40 PSF ROOF 25 PSF (SNOW) EXIT FACILITIES: (CORRIDOR, STAIRS) 100PSF WIND LOAD: 80 MPH, EXPOSURE B SEISMIC: UBC ZONE 3 Z = 0.75, I = 1.0, K = 1.33, CS 0.14 FOUNDATIONS: ALLOWABLE SOIL BEARING PRESSURE = 2000 PSF. ALL FOUNDATIONS SHALL BEAR ON UNDISTURBED SOIL AT LEAST 18" BELOW LOWEST ADJACENT FINISHED GRADE. LATERAL EARTII PRESSURES (EQUIVALENT FLUID PRESSURE) ARE AS FOLLOWS: ACTIVE 35 PCF PASSIVE 350 PCF COEFFICIENT. OF FRICTION 0.40. CONCRETE: CONCRETE SHA,LI., CONFORM TO AMERICAN CONCRETE INSTIru'1'C: STANDARD 301, "SPECIFICATIONS FOR STRUCTURAL CONCRETE FOR BUILDINGS". AN AIR ENTRAINING ADMIXTURE CONFORMING TO UBC S'I'D 26 -9 SHALL BE ADDED TO ALL CONCRETE EXPOSED TO EARTH OR WEATHER. PROVIDE 5% + 1% ENTRAINED AIR. MAXIMUM SLUMP SHALL BE 4" AT TIME OF PLACING. f'c MIN SACKS OF SPECIAL. INSP. USE CEMENT PER REQUIRED CY OF CONCR. 2000 5 NO SLAB ON GRADE 3000 6 YES FOOTINGS & WALLS THE USE OF WATER - SOLUABLE CHLORIDE ION SHALL NOT BE USED UNLESS APPROVED BY THE ARCHITECT. AS AN ALTERNATIVE TO THE ABOVE, THE CONTRACTOR MAY SUBMIT A CONCRETE MIX DESIGNS FOR APPROVAL TWO WEEKS PRIOR TO PLACING ANY CONCRETE. THE ALTERNATE MIX DESIGN SHALL BE REVIEWED FOR CONFORMANCE TO UBC 2604(c)2. REINFORCING STEEL: ASTM A -615 GRADE 60 (fy = 60 KSI) DEFORMED BARS FOR BAR SIZES NO. 5 & LARGER, GRADE 40 (fy = 40 KSI) FOR NO. 3 & NO.4 BARS. ASTM A -185 (fy = 75 KSI) FOR SMOOTH WELDED WIRE FABRIC. PROVIDE CLASS C LAP SPLICES. REINFORCEMENT FOR SLABS ON GRADE SHALL BE WWF 6X6 W1.4 X W1.4 UNLESS NOTED OTHERWISE. MINIMUM CONCRETE COVER SHALL BE: CONCRETE CAST AGAINST EARTH. 3" FORMED SURFACE EXPOSED TO EARTH OR WEATHER 1 1/2 ". CONCRETE NOT EXPOSED TO WEATHER OR EARTH 3/4" CONCRETE WALL REINFORCING: PPOVTDIE TWO (HORIZONTAL / /!S I1AR:; AT EACH f'I,OOR. LEVM PROVIDE 'CORNER R 1 A!7S TO MA'I'CII THE Ilf)RIi'ON'I'AI., REINFORCING AT EACH WALL. IN'I'F :R:;r :1 :,'I'IuN AND TWO VERTICAL ##5 I1AIRS AT EACH WALY, CORNER AND INTERSEC'T'ION. AT ALL OPENINGS PROVIDE A MINIMUM Ol.' TWO y5 BARS OVER, UNDER AND AT SIDES. EXTEND HORIZONTAL DARS AT (,EAST LAP DISTANCE PAST THE OPENING OR AS FAR AS POSSIBLE AND HOOK. EXTEND VERTICAL BARS THE FULL STORY HEIGHT OR AS FAR AS POSSIBLE AND HOOK. PROVIDE ONE # #5 BAR BY 4'-0 LONG, DIAGONALLY AT EACH CORNER OF ALL OPENINGS. WALLS SHALL BE REINFORCED AS SHOWN ON THE PLANS AND DETAILS OR IF NOT SHOWN SHALL BE AS FOLLOWS: WALL THICKNESS HORIZONTAL VERTICAL LOCATION BARS BARS 6" ##4 @ 13 "cc ##5 @ 13 "oc @ CL OF WALL 8" ##4 @ 10 "oc ##5 @ 16 "oc @ CL OF WALL STRUCTURAL._STEEL: MATERIALS SHALL BE IN ACCORDANCE WITH THE FOLLOWING: STRUCTURAL STEEL ASTM A36, Fy = 36 KSI; CONNECTION MATERIAL ASTM A36, Fy = 36 KSI; WOOD CONNECTION BOLTS ASTM A - 307; ANCHOR BOLTS ASTM A -307; WELDING ELECTRODES E70XX. DESIGN, FABRICATION AND ERECTION SHALL BE IN ACCORDANCE WITH THE 8th EDITION OF THE "RISC SPECIFICATION FOR THE DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS ". ALL WELDING SHALL CONFORM TO THE AWS D1 -1 "STRUCTURAL WELDING CODE ". ALL WELDING SHALL BE PERFORMED BY WASHINGTON ASSOCIATION OF BUILDING OFFICIALS (WABO) AND AWS CERTIFIED WELDERS. S__A_ WN LU MBER: . SAWN LUMBER siiAr,r, BE (WADED AND MARKED IN CONFORMANCE wrr11 wCLID STANDARD (;Itnl)INO RUI.pfl rem WEST COAST LUMBER NO. 16 r.,nTr:S'r 1i:urt'Int . Ar,1 :, LUMBER IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED. SPECIES AND GRADE SHALL BE AS FOLLOWS UNLESS OTHERWISE NOTED ON DRAWINGS: USE GRADE WALL STUDS & BLOCKING 2" TO 3" THICK, 4" WIDE 2" THICK, 6" WIDE WALL PLATES 2 X 4 2 X 6 HF HEM -FIR DF -L DOUGLAS FIR -LARCH HF STD. HF #2 HF STD. HF //2 JOISTS 2" THICK, 5" & WIDER HF //2 BEAMS & POSTS 4 X 4 AND LARGER DF =L //1 FRAMING NOTES: FRAMING ACCESSORIES AND STRUCTURAL FASTENERS SHALL BE AS MANUFACTURED BY SIMPSON COMPANY (OR APPROVED EQUAL). ATTACH JOISTS TO FLUSH HEADERS AND BEAMS WITH SIMPSON "U" SERIES JOIST HANGERS TO SUIT THE JOIST SIZE. NAILS SHALL BE COMMON. NAILING NOT SHOWN SHALL BE PER TABLE 25 -Q OF THE UBC. PROVIDE SOLID BLOCKING AT BEARING POINTS. GLUED LAMINATED MEMBERS: GLUE LAMS SHALL HAVE AITC IDENTIFICATION MARK. ONE COAT OF END SEALER SHALL BE APPLIED IMMEDIATELY AFTER TRIMMING IN EITHER SHOP OR FIELD. BEAMS & COLUMNS SHALL BE VISUALLY GRADED WESTERN SPECIES INDUSTRIAL" GRADE, AND STRENGTH INDICATED BELOW: USE COMBINATION SYMBOL SPECIES SIMPLE SPAN 24F -V4 DF /DF CONTINUOUS OR 24F -V8 DF /DF CANTILEVER PLYWOOD: PLYWOOD PANELS SHAT,f, HAVE THE APA GRADE TRADEMARK OF THE AMERICAN PLYWOOD ASSOCIATION. PLYWOOD SHALL BE C -I) TNT APA WITH EXTERIOR GLUE (CID) WITH THE FOhLOW]NG THICKNESSES AND RATINGS: NAILING PLYWOOD EDGE FIELD BLKG FLOORING 3/4" 40/20 'r &G 10d @ 6" 10d @ 10" NO ROOF 5/8" 40/20 'r &G 10d @ 6" 1Od @ 12" NO SHEAR WALL 1/2" 32/16 SEE SHEAR WALL SCHEDULE. ALL ROOF SHEATHING AND SUB-FLOORING SHALL BE INSTALLED FACE GRAIN PERPENDICULAR TO SUPPORTS AND IN A STAGGERED PATTERN OR AS INDICATED ON DRAWINGS. SHEAR WALL FRAMING SHALL BE BLOCKED WITH 2X OR 3X FRAMING AT ALL PANEL EDGES (SEE SCHEDULE). INSPECTION: NO SPECIAL INSPECTION IS REQUIRED IN ADDITION TO THE REQUIRED INSPECTIONS BY BUILDING DEPARTMENT OFFICIALS. EN•CIINE 111 • CLIENT. 1 1 ' ■ It '...-- • • (3 I , 1 I ■ 1 (- : 1 "-- , ...,,, ' 1 --..... 1 • i 1 (---. :-.11 s- ; 1 `"1 !7 4- 2- . ! c• 1 r , .:_.- ...._ ....,. _....—....3: — — til ....... ■ 1 • . Structural and Civil Engineers ' 2470 Westlake Ave, N., Suite 204, Seattle WA 98109 206.285 I Al I 't 1. NO.: r ock Hersey wins* Certifies! GC300 G C300 L INSTALLATION & OPERATING INSTRUCTIONS I. LISTINGS AND CODE APPROVALS heatilator Pa Pa Ivatta pepeame Heatilator Inc. 1915 W. Saunders Street Mt. Pleasant, IA 52641 Division, HON INDUSTRIES These gas appliances with standing safety pilot have been tested in accordance with National Safety Standards, and have been CERTIFIED by Warnock Hersey for installation and operation as described in these Installation & Operating Instructions. All components are UL or AGA safety certified. Check with your local building code agency before you begin installation to ensure compliance with local codes, including the need for "permits" and follow -up inspections. If any problems are encountered regarding code approvals, or if you wish clarification of any of the instructions contained here, contact your local distributor /dealer, or Customer Relations Department, Heatilator Inc., 1915 W. Saunders Street, Mt. Pleasant, Iowa 52641. HEATILATOR® is a registered trademark of Heatilator Inc., Division, HON INDUSTRIES. FOR YOUR SAFETY WHAT TO DO IF YOU SMELL GAS: • DO NOT TRY TO LIGHT ANY APPLIANCE. • DO NOT TOUCH ANY ELECTRICAL SWITCH; DO NOT USE ANY PHONE IN YOUR BUILDING. • IMMEDIATELY CALL YOUR GAS SUPPLIER FROM A NEIGHBOR'S PHONE. FOLLOW THE GAS SUPPLIER'S INSTRUCTIONS. • IF YOU CANNOT REACH YOUR GAS SUPPLIER, CALL THE FIRE DEPARTMENT. WARNING FOR YOUR SAFETY DO NOT STORE OR USE GASOLINE OR OTHER FLAMMABLE VAPORS AND LIQUIDS IN THE VICINITY OF THIS OR ANY OTHER APPLIANCE. IMPROPER INSTALLATION, ADJUSTMENT, ALTERATION, SERVICE OR MAINTENANCE CAN CAUSE INJURY OR PROPERTY DAMAGE. REFER TO THIS MANUAL. FOR ASSISTANCE OR ADDITIONAL INFORMATION CONSULT A QUALIFIED INSTALLER, SERVICE AGENCY OR THE GAS SUPPLIER. Do not use this appliance if any part has been under water. Immediately call a qualified service technician to inspect the appliance and to replace any part of the control system and any gas control which has been under water. 4 -2 -92 1. 17832 GC300 & GC300L GAS APPLIANCES AIR SLOTS HOOD LOCATION ALL DIMENSIONS IN INCHES II. GENERAL INFORMATION 33"/18) 26'/2 38 8'/18 — GAS LINE PASS - THROUGH PASS - THROUGHS 36 41 Figure 1 3 5 /8 12'/4 ELECTRICAL 7 38 44" MIN MANTEI HEIGH1 1 15 /18 This installation must conform with local codes or, in the absence of local codes, with the National Fuel Gas Code, ANSI Z223.1- latest edition. INSTALLATION AND REPAIR SHOULD BE DONE BY A QUALIFIED SERVICE PERSON. THE APPLIANCE SHOULD BE INSPECTED BEFORE USE AND AT LEAST ANNUALLY BY A QUALIFIED SERVICE PERSON. MORE FREQUENT CLEANING MAY BE REQUIRED DUE TO EXCESSIVE LINT FROM CARPETING, BEDDING MATERIAL, ETC. IT IS IMPERATIVE THAT CONTROL COMPARTMENTS, BURNERS AND CIRCULATING AIR PASSAGEWAYS OF THE APPLIANCE BE KEPT CLEAN. Provide adequate clearances around the air openings into the combustion chamber and adequate accessibility clearances for servicing and proper operation. Minimum clearances to combustibles are: Top of unit 0 ", Floor 0 ", Back 1/2 ", Sides 1/2 ", Ceiling 30 ". Minimum clearances to venting are: Top 3 ", Sides 1 ", Bottom 1 ". Minimum mantel height: 44" from Base of appliance. The appliance must be installed on a flat, solid, continuous surface (i.e. wood, metal, concrete). Provide for adequate combustion and ventilation air. For Natural Gas, the minimum inlet gas supply pressure is 4.5 inches water column, and the maximum inlet gas pressure is 7.0 inches water column, for the purpose of input adjustment. Input rate is 29,000 BTU /Hr. For Propane Gas, the inlet gas supply pressure must be at 11.0 inches water column. A 1/8" NPT plugged tapping is provided on the gas control valve, near the outlet to the Main Burner immediately upstream of the gas supply connection to the appliance, accessible for a test gage connection. For high elevation, refer to ANSI Z223.1- latest edition, Appendix F, for resizing orifice. DUE TO HIGH TEMPERATURES, THE APPLIANCE SHOULD BE LOCATED OUT OF TRAFFIC AND AWAY FROM FURNITURE AND DRAPERIES. 4 -2 -92 2. 17832 WARNING: THIS APPLIANCE MAY ONLY USE THE DIRECT VENT CHIMNEY SYSTEM SUPPLIED WITH THE UNIT AND MUST NOT BE CONNECTED TO A CHIMNEY FLUE SERVICING A SEPARATE SOLID FUEL OR GAS FUEL BURNING APPLIANCE. III. FIREPLACE LOCATIONS, SPACE AND CONSTRUCTION REQUIREMENTS The GC300 or GC300L gas appliance can be installed in a wide variety of ways and will fit nearly any room layout. It may be installed in a recessed position, framed out into the room, or across a corner. The unit may be installed at a height level with the floor, or it can be raised up from the floor to enhance its visual impact. Figure 2 illustrates a variety of ways the appliance may be located in a room. This unit is also certified for installation in a bed room or bed /sitting room. Proper clearances to combustible sidewalls, as illustrated in Figure 2, must be maintained. NOTE: If optional Fan (FK4) or Hand Held Remote Control (RC4) are to be used, wiring must be done prior to finishing to avoid reconstruction. 1 /2" MIN. - ' 4 -2 -92 54 231/2" LU 1" VMIN. 23'/2" • IV. STEP -BY -STEP INSTALLATION ❑ STEP 1 - FRAMING The appliance will fit a framed opening of 41 1/2" wide x 38 5/8" tall. See Figure 3. ❑ STEP 2 - GAS LINE Install the gas line piping up to the right side of the appliance. A separate shut -off gas valve (supplied) should always be used. See Figure 4. ❑ STEP 3 - VENTING CLEARANCES Above the back of the cavity a 10" x 12" hole must be cut and framed in. Follow Table 1 (page 5) to find . and locate the hole in the correct position. If the wall is non - combustible, such as masonry block or concrete, a 9" diameter round is acceptable. Minimum combustible clearance to the vent on a horizontal run is 3" top, 1" bottom and sides; on a vertical rise, clearances are 1" to sides. 3. Figure 2 Figure 3 23'/2 The cavity depth must be no less than 23 1/2 ". FIREPLACE FLEXIBLE FRONT CONNECTOR MANUAL SHUT OFF VALVE INCOMING GAS SUPPLY LINE I 12 Figure 4 17832 NOTE: The horizontal run of vent must be level or have a 1/4" rise in 2 ft. of run towards the termination. Never allow the vent to run down. This will cause high temperatures and may present the possibility of a fire hazard. The 10" x 12" hole must be located so the pipe will run level and also perpendicular to the wall. The height of the hole must be situated to meet all local and national codes and not be easily blocked or obstructed. The termination cannot be within 9" of an opening (window /door) into the living area and must be 12" or more above ground level. This venting system is not designed to pass through a floor. After selecting the termination height, follow Table 1 to determine the proper length to cut the vent section. (Also see Figure 5, below.) ❑ STEP 4 - POSITION Slide the unit into position and secure in place to the framing with the nailing flanges on the sides of the face. ❑ STEP 5 - VENT FROM UNIT Mount the elbow or vertical pipe section (depending upon your installation) to the top of the appliance. Use only pipe supplied with the appliance and the appropriate number of VK4 sections. MAINTAIN MINIMUM CLEARANCES OR GREATER. Do not pack air spaces with insulation or other material. ❑ STEP 6 - SECURING VENT SECTIONS Each pipe section must be secured in position with a minimum of 1 1/4" overlap and (3) screws (supplied) per joint. VK4 is the only pipe section to be used with this appliance. ❑ STEP 7 - VENTING THROUGH THE WALL The last section of vent will require cutting, depending on the wall thickness and appliance location. The end of the vent must penetrate the exterior wall. Cut the inner and outer sections so the pipe extends past the wall by 1" on the outer pipe and 2 1/2" on the inner pipe. See Figure 7 (page 5). Horizontal runs will require the use of (1) Vent Support (VS4) for every 3' of vent. VS4 6' MAX. 31/i3" 1' MIN. (X) 11' MAX. 1' 4" MIN. 3 ' VENTING CAN ONLY TERMINATE WITHIN THIS AREA. Figure 5 1.25 REF -1-+ LZ *—►+ 1.25 REF. STANDARD 2 FT. INNER SECTION i STANDARD 2 FT. OUTER SECTION * Z* - CUT LENGTH 4 -2 -92 4. 17832 (X) HORIZONTAL RUN TO TERMINATION (1" BEYOND EXTERIOR WALL) NO. OF VK4's REQUIRED (Z) LENGTH TO CUT LAST SECTION NO. OF VS4's REQUIRED 1' 4" 1 4" 0 3' 1 No Cutting 0 5' 2 No Cutting 1 7' 3 No Cutting 2 9' 4 No Cutting 2 10' 5 12" 3 11' 5 No Cutting 3 (Y) VERTICAL RISE FROM APPLIANCE TOP NO. OF OPTIONAL VK4's REQUIRED LENGTH TO CUT TOP SECTION 1' 0 N/A 0 12" 0 No Cutting 1 1 12" 1 No Cutting 2 12" Table 1 NOTE: Every 1' of vertical rise will allow for 2' of horizontal run. ❑ STEP 8 - INTERIOR WALL SHIELD Position the interior wall shield into position and secure with (4) 1" fasteners, (1) in each corner. Bend the tab away from the wall and use a 1/2" screw to secure the pipe to the wall shield. See Figure 6. ❑ STEP 9 - TERMINATION CAP To install the cap, slide the cap pipe sections into the vent pipe. Secure the cap flush to the wall using (8) 1" fasteners provided. Seal the cap to the wall with a mastic such as silicone caulking. Fasten the Inner vent with (3) 1/2" screws to secure the vent. (An optional CS200 Cap Shield is required if the cap is located in an area of easy accessibility.) See Figure 7. Vent termination must not be recessed into wall or siding. Figure 8 shows termination cap location minimum dimensions, or follow ANSI Z223 -1, latest edition. Q v 18" MIN. FROM ANY OVERHANG 12" V = VENT CAP M = GAS METER = CLEARANCE FROM DOOR OR WINDOW MIN. 9" 72 „ MIN. MIN, D 9" MIN. 9" MIN. 12" MIN. FROM GRADE, PORCH, FLOORS, ETC. TERMINATION CAP 4 - 2 - 92 CS200 (OPTIONAL) 1 INCH SCREWS (2) PER SIDE J 0 d _____ 1/2 INCH SCREWS Figure 7 Termination Cap 1 INCH MIN. SCREWS FOR SHIELD Table 2 NOTE: Every 3' of run will require the use of (1) Vent Support (VS4). OUTER VENT INNER VENT INTERIOR WALL SHIELD 5. Figure 6 Interior Wall Shield Figure 8 Termination Cap Locations 17832 ❑ STEP 10 - GAS LINE CONNECTION Connect the gas line to the appliance manual valve inlet, using 1/2" pipe. To ease in installation, a listed flexible connector and manual shut -off valve are supplied and connected. Gas connections can be made from outside of the appliance by removing the access panel on the right side. All connections must be checked for leaks with a soap and water solution. NOTE: During any pressure testing of the gas supply piping system that exceeds test pressures of 1/2 psig, this appliance and its individual shut -off valve must be disconnected from the piping system. if test pressures equal to or less than 1/2 psig are used in pressure testing the gas supply piping system, this appliance must be isolated from the piping system by closing its individual manual shut -off valve during the testing. ❑ STEP 11 - WIRING Remote wall switch hook -up should be installed in a convenient location. Follow Figure 9 for wiring diagram. If an optional FK4 Fan Kit or RC4 Remote Control Kit are to be used, wiring should be done at this time. The appliance must be electrically wired and grounded in accordance with local codes or, in the absence of local codes, with National Electric Code ANSI /NFPA 70- latest edition. Wiring diagrams are provided with these accessories and in Figure 9. This appliance is not intended for use with a thermostat. PILOT ADJUSTMENT CAP 6— FK4 FAN KIT OPTIONAL MANIFOLD PRESSURE ADJUSTMENT ON /OFF SWITCH - GAS INLET O TO BURNER d 3; OUTLET PRESSURE TAP GAS VALVE MODEL 7000MVRLC - NAT. / 7000MVRLC -LP - LP IEL Figure 9 PILOT SIMPLE IGNITOR GROUND PLUG-IN SCREW /FOR RC4 [ fTHERM0P1LE ONLY 1 PUSH BUTTON IGNITOR G HIGH LIMIT SWITCH WH BK BK 2 SPEED SWITCH FOR FAN JUNCTION — BOX ❑ STEP 12 - FINISHING Position the hood supplied with the appliance as shown in Figure 1. When finishing the face of the appliance, combustible material may be brought up to the sides of the appliance, but must never overlap onto the black metal. The black metal may be covered with non - combustible material only. NOTE: You cannot cover any of the air slots in the appliance, as this may create a fire hazard. See Figure 1 for air slot location. A combustible mantel may be installed at a minimum of 44 inches above the base of the appliance. V. OPERATING INSTRUCTIONS This gas appliance uses a millivolt control system consisting of a Pilot Burner, Thermopile, Gas Control Valve, Limit Switch and an On /Off Switch. This unit does not require 110 Volt service to operate. Before operating this appliance, proceed through the following check list: 4 -2 -92 6. 17832 1, Verify log, rock wool and vermiculite placement. They are shipped in a separate box and must be positioned as shown in Figure 12 (page 8). Do not cover top of burner nor the holes in the sides of the burner with vermiculite. 2. Check to see that all wiring is correct and enclosed to prevent possible shock. 3. Check to ensure there are no gas leaks, using a soap and water solution. 4. Make sure front glass is in its proper position. Never operate the appliance with the front glass removed or not in its proper position. 5. Verify all venting and cap are unobstructed. Exhaust gases are extremely hot. Make sure there are no possible future obstructions from trees /bushes, snow drifts, etc. A Cap Shield (CS200) can be purchased to help prevent possible contact. 6. Read and understand these Instructions before operating this appliance. LIGHTING PROCEDURE 1 Turn the remote wall switch to the "Off" position. 2. Turn the gas knob to the "Off" position. Wait (5) minutes to allow gas, that may have accumulated in the main burner compartment, to escape. 3. Turn the gas knob to "Pilot ". 4. Push in the knob all the way and hold it in, Immediately light the pilot by pressing the red ignitor button. Continue to hold the gas knob in for about (1) minute after the pilot is lit. Release the knob and it will pop back up. The pilot should remain lit. If it goes out, repeat steps 1 through 4. 5. Turn the gas knob to the "On" position. 6. Turn the on /off switch to the "On" position. This will turn on the main burner, SHUTDOWN PROCEDURE For temporary situations, the main burner may be kept from operating by turning the gas knob to "Pilot ". The pilot burner will then remain lit, ready for return to normal service. For longer periods of shut -off, push the gas knob down and turn to "Off ". This will shut off both the pilot and main burner. Keep the burner and control compartment clean. Due to high surface temperatures, keep children, clothing and furniture away. PILOT BURNER ADJUSTMENT (Preset at factory) Under certain circumstances the size of the pilot may have to be adjusted, It is accomplished as follows: 1. Remove the pilot adjustment cap. See Figure 9. 2. Adjust the pilot key to provide properly sized flame. See Figure 10. 3. Replace the pilot adjustment cap. MAINTENANCE INSTRUCTIONS Keep the burner and control compartment clean by brushing at least once a year. Always turn off the valve before cleaning. Visually check the flame of the burner periodically , making sure the flames are steady; not lifting or floating. The flame color should be blue with yellow tips. The ignitor tips should be covered with flame. See Figures 10 and 11. The appliance and venting system should be inspected before use, and at least annually, by a qualified field service person, to ensure that the flow of combustion and ventilation air is not obstructed. 4 -2 -92 Figure 10 THERMOPILE (PILOT SENSOR) n /,AI \AAA1 1 A AAAnn/' 7, Figure 11 ADJUSTABLE AIR SHUTTER 1/8" OPEN - NATURAL 1/4" OPEN - LP 17832 Keep the area near the appliance clear and free from combustible materials, gasoline and other flammable vapors and liquids. NOTE: When first operated, the unit may release an odor for about an hour. This is caused by the curing of the paint and the burning off of any oils remaining from manufacturing. The glass panel will require removal and cleaning after the unit has cooled down. DO NOT ATTEMPT TO REMOVE THE GLASS WHILE IT IS HOT. WARNING CHILDREN AND ADULTS SHOULD BE ALERTED TO THE HAZARDS OF HIGH SURFACE TEMPERATURE AND SHOULD STAY AWAY TO AVOID BURNS OR CLOTHING IGNITION. YOUNG CHILDREN SHOULD BE CAREFULLY SUPERVISED WHEN THEY ARE IN THE SAME ROOM AS THE APPLIANCE. ANY SAFETY SCREEN OR GUARD REMOVED FOR SERVICING AN APPLIANCE MUST BE REPLACED PRIOR TO OPERATING THE APPLIANCE. CLOTHING OR OTHER FLAMMABLE MATERIAL SHOULD NOT BE PLACED ON OR NEAR THE APPLIANCE. NOTE: Each time the appliance is lit, it may cause condensation and fog the glass. This condensation and fog will disappear in a few minutes. GLASS AND LOG CLEANING PROCEDURE To remove glass for cleaning of burner area - (DO NOT REMOVE WHEN HOT): 1. Remove the top louver section, revealing the glass mounting strip, by snapping it off at one end. 2. Hold the glass to ensure it doesn't fall and remove the (5) bolts in the glass support channel at the top of the glass. 3. Remove the top channel, tilt the glass out and lift it out of the bottom channel. To replace glass, reverse the process. Never operate the appliance without glass properly secured in place. After removing glass, logs can be lifted out of position. If for any reason one should need replacement, you must use the proper replacement log. The position of these logs must be as shown in the diagram under Replacement Parts. NOTE: Improper positioning of logs may create carbon build -up and will alter the unit's performance. Carbon can be removed with a vacuum cleaner. 4 -2 -92 REAR LOG BRACKETS CAUTION 6 - 1 1---- WAi, /V ERMICULITE FRONT LOG LOCATION BRACKETS Figure 12 8. 17832 ITEM PART NO. DESCRIPTION 1 13858 Burner 2 13406 13444 Pilot Assembly - Natural Pilot Assembly - Propane 3 17242 Orifice - Natural 4 17243 Orifice - Propane 4 17244 90° Elbow- Brass 5 12191 14160 Valve - Natural Valve - Propane 6 13416 Push Button Ignitor 7 17245 Flexible Line 8 17223 1/4" Pilot Tubing 9 13411 Thermopile (Pilot Sensor) 10 15697 Manual On /Off Valve 11 *16957 * *16958 High Limit Switch High Limit Switch ITEM PART NO. DESCRIPTION 1 17228 Upper Grille 2 13441 Hood 3 15687 Glass Support Channel 4 17233 Lower Grille 5 13379 Glass 6 17197 Gasket 7 16996 Upper Gasket Bracket 8 17086 Lower Gasket Bracket ITEM PART NO. DESCRIPTION 1 17134 Front Log 2 • 17132 Back Log 3 17133 Top Logs 4 17229 Top Twig REPLACEMENT PARTS 4 -2 -92 9, * For Horizontal Vent Set -up ** For Vertical Vent Set -up * ** If any of the original wiring as supplied with the appliance must be replaced, it must be replaced with Type 18 ga., 105C wire, or its equivalent. Replacement parts are available from your distributor /dealer, or through Heatilator Inc., 1915 W. Saunders Street, Mt. Pleasant, Iowa 52641. 17832 / / % i REPLACEMENT PARTS 4 -2 -92 9, * For Horizontal Vent Set -up ** For Vertical Vent Set -up * ** If any of the original wiring as supplied with the appliance must be replaced, it must be replaced with Type 18 ga., 105C wire, or its equivalent. Replacement parts are available from your distributor /dealer, or through Heatilator Inc., 1915 W. Saunders Street, Mt. Pleasant, Iowa 52641. 17832 Problem Cause Corrective Action 1. Spark ignitor will not light the pilot after repeat pressing of Red Button. A. Defective ignitor. B. Misaligned electrode at pilot. Check for loose connections on electrode and ignitor. Check for spark. If electrode connection is correct and no spark, replace ignitor. Spark should be extending approx. 1/8" to pilot hood. Adjust gap to give proper spark. Remove hands from electrode before pressing Red Button. 2. Pilot light will not stay lit, A. Defective pilot thermopile. Check pilot flame. See Figure 11. Adjust flame if necessary. Be sure thermopile is secured tight into pilot bracket. Be sure wiring connections are tight throughout system, including high limit switch. Check thermopile voltage with millivolt meter. Depress valve knob and light pilot. Meter should read min. of 325 millivolt. If not, replace the thermopile. 3. With pilot lit, valve and on /off switch in "On" position, no gas to burner, A. On /off switch defective, B. Plugged burner orifice. Check on /off switch for proper connections. Connect wires across terminal at on /off switch. If burner comes on, replace on /off switch. If burner does not come on, connect to on /off switch junctions at valve. If burner comes on, replace wires. Check burner orifice; remove blockage. 4. Appliance turns itself off after a period of time. A. High limit safety switch is activated, Have a qualified service technician check venting system for blockage, e.g., bird nests, damage. Ensure proper venting condition and reset limit switch located on draft hood. To reset limit switch, insert a long narrow object such as a pencil through the hole provided, and press in the button on the back of the limit switch. 5. Glass fogs up. A. A normal result of gas combustion. No action is necessary. After the appliance has warmed up, the glass will clear, TROUBLE SHOOTING 4 -2 -92 10. 17832 4 -2 -92 FOR YOUR SAFETY READ BEFORE LIGHTING WARNING: If you do not follow these instructions exactly, a fire or explosion may result causing property damage, personal injury or loss of life. A. This appliance has a pilot which must be lighted by hand. When lighting the pilot, follow these instructions exactly. B. BEFORE LIGHTING smell all around the appliance area for gas. Be sure to smell next to the floor because some gas is heavier than air and will settle on the floor. WHAT TO DO IF YOU SMELL GAS • Do not try to light any appliance. • Do not touch any electric switch; do not use any phone in your building. • Immediately call your gas supplier from a neighbor's phone. Follow the supplier's instructions. 1. STOP! Read the safety information above on this label. 2. Turn wall switch to the "OFF" position. 3. Turn off all electric power to the appliance. 4. Remove control access panel. 5. Turn gas control knob clockwise.- to "OFF ". POSITION INDICATOR GAS CONTROL KNOB 6. Wait five (5) minutes to clear out any gas. If you then smell gas, STOP! Follow "B" in the safety information above on this label. If you don't smell gas, go to next step. LIGHTING INSTRUCTIONS TO TURN OFF GAS TO APPLIANCE 1. Turn off the wall switch. 2. Turn off all electric power to the appliance if service is to be performed. 3. Remove control access panel. 4. Turn gas control clockwise - Ito "OFF ". Do not force. 5. Replace control access panel. 11. • If you cannot reach your gas supplier, call the fire department. C. Use only your hand to push in or turn knob. Never use tools. If the knob will not push in or turn by hand, don't try to repair it; call a quali- fied service technician. Force or attempted repair may result in a fire or explosion D. Do not use this appliance if any part has been under water. Immediately call a qualified service technician to inspect the appliance and to replace any part of the control system and any gas control which has been under water. 7. Find pilot - follow metal tube from gas control. The pilot is behind the burner tube. TI THERMOPILE PILOT BURNER 8. Turn knob on control counterclockwise sr to "PILOT ". 9. Push in the knob all the way and hold in. Immediately light the pilot by pressing the red ignitor button. Continue to hold the control knob In for about (1) minute after the pilot is lit. Release button and it will pop back up. Pilot should remain lit. If it goes out, repeat steps 5 through 9. • If button does not pop up when released, stop and immediately call your service technician or gas supplier. • If the pilot will not stay lit after several tries, turn the gas control knob to "OFF" and call your service technician or gas supplier. 10. Turn gas control knob counterclockwise - to "ON ". Knob can be turned to "ON" only if the control knob is popped out. 11. Replace control access panel. 12. Turn on all electric power to the appliance. 17832 • l sssoasssslssssssssssssss ■ossssssss■iesss1 Attention APPLIANCE INSTALLER Please return these Operating & Installation Instructions to the Appliance for Consumer Use heatilator Heatilator Inc. 1915 W. Saunders Street Mt. Pleasant, IA 52641 Division, HON INDUSTRIES 319/385.9211 FAX 319/385 -9225 IIsssssssssslssssNumssssss Nom smuwimi ■ismil 4 -2 -92 4- 29 -92/T 12. 17832 $ • THAT PORTION OF TRACT t 4 OP INTERURBAN ADDITION T SEAT TL1 , AS PER Pik NEOORDED94 MASA .ttt OF PLATS PAGE 915, RE F$ OF KING COUNTY, DESCRIBED AS FOLLOWS; iiriG INI AT A KIINT ON THE EAST_PNE or SAD TRACT 11 •'HICi4 IS 162.79 FEET NORTH OF THE SOUTHEAST CORNER THEREOF; ''t`f4EFfCF CONTINUING N 01 9 21'40" W, 352.94 FEET TO THE teORTHEA:3T CORNER OF SAID TACT 11; THENCE NCE N 118'25'27"irif, ALONG THE NOFe H LINE OF SAID TRACT 11, , 5.011 FEET • TO THE '(FWE -POINT OF ", flEGI 4lNda,1; '„THENCE N 88 W.,204.82 FEET; THENCE, FOLLOWING THE OFFSET CENTER LINE; OF THE' EXISTING ACCESS/UTILITY EASEMENT RECORDED UNDER AUDITOR'SFILE NUMBERS 61011130853 AND 5112100483; S 11 9.11 FEET; THENCE ALONG A C•UFTVE TO THE LEFT HAVING A RADIUS OF 300.00 FEET A DELTA OF 09 THE ARC- LENGTH OF 51.87 FEET; . `THENCE S 01 50.15 FEE'r; `'�`. 'THENCE ALONG A CURVE TO TTE LEFT, HAVING A RADIUS OF 66..00 FEET Amp DELTA OF 4$ °0000°, THE ARC- LENGT - Fa OF 47.12 FEET; !THEE S 4318'20'E, 53.33 F& ET; IHENCE A CURVE TO THE; LEFT, HAVING A RADIUS OF 60.00 I' f 't AND DELTA OF 45 900'00 ", THE ARC-LENGTH'. OF 47.1 FEET; T apica S erreawa, 1Y3.13 FELT; TO A POINT N A LINE • PARALLEL WITH AND OFFSET 5 5.00 FEET WET OF SAID TRACT - THEtCE N 51 E, ALC ;O SAID LINE, 207.45 FEET TO THE mut POINT OF SEGINNiNG.. t TOGETHER WfTH AND stiasECT TO an easement for ingress, egress, utilities, and drainage over that portion of Lot 11, Interurban Addition to City of Soatte, according to tt:s plat recorded in Velumea 100 of ' Plate, Peed 5 a, In King County, Washington, leer.;: ed :,ts lobes: , BeoinnIng: at to 140f11tea91 corner of said Lot I i; Tiverton I; 38'25'27' W, along the North lire thereof, 5.00 feet to the West rirafgin of >r2n4 :4,venee South as convoyed to the City of Tukwila by depr riortord0rI under King Ceurty lecordin Number 7.9a04,04.16; : Thence g 01°21'40" W, along aafdre West rr x' h 144.93 feet to p point of cuNe and the lique )'- rG4 Or sti alti Z t Th enca oil a cetere to the ekeht. eke having a r vogue el 241.E feet 011ot:ohs teritral anyie of ?,07' an aft:` once tall .42 foist; Itisoce N 88 9 38 . 20" W, 153.15 feet ter r a 15nlnt of curve; Thence On a alma id the eleht having a Wiwi. of 37.50 feet, through; a ,pertiral. ante ere 45 9 00'00" an arc ' distartoe of 29.46 feet; Then N 40 °3820 W. 5 frao to a .: point of :urns; Thence on ri Asti eiri the right half::; s :'thus of • 37.50 feet, through a centralst10:ot 45 °QC'00" an arc rli *ncs of 29,45 fee;; Thence fa'000 °21'461` E. 553.15 feet to a point of ,'1n*, Ttsatece on a.cu'v % tn tfr9 !levies a radius of 2 feat, throe# a cars 3ral ,aegis ref 5 !'24", an arc distance of 47.98 fast; Thi t ea N 14° " 12.05 feet to a poke on the North he of said Lot 11 a ''f N 88 °2..15'27" W, along said ; North dine, xe.xx fear• *ire* G` 1.' 61V00" W, S. fug to a : trrr point of c `orate ct Eo 'ne loft having a �adlus of - - 319. t feet throeoh a .e :Brat *gel ofi'09 °5420" an arc 'i'• *' dlatanc.e of 85.24 feet; Thence ,:01"21'40" W, 50.15 feet to a l _ e ' Oat of curve; :T hence on a curia to tie 'eft luMng a radio `- 79. i0 tom through a cortitai angel of 45 4 06tt"° ar, ar • d1stanet of 62 44 feet; Thence, S a •38'20" E, 53, feet twat plot q • , crave, Thema on e O.wxi 10 Ili let having a MAUS at 7 6 ,, feet, thtau h 4i. (veinal arm of Arson r an an diatsnce of, ,„;62.2e4 foot; Theme $ 88 E, 153-15 feat to a point of &meat T ems on at curie to the :iota having a radius of 20.110; feet, fle lei ez carnal angle of 90.00aXr "' oft 6ord.XligtaiVA Ott. w 1:,42' foot to Wet of Magnates 'err. the hrA) r1i ee it t 9 1. ` -t H 01921;40" , �,,r'� �j� v° C'b See x'_, , 42,0,...., x ►i, • '1 5 \TIE GfT'W OF TUBA, =R'-m' g ;r % ?.'1F crrY O T AHO T PLAT NUM ut`BI.3O % 5 i � ; p'FH ;SatOir`"LiA 'REfORDE uo. �R KEW ''t€3tNUUM3ER &5121;9 TOGESHER 1AP# rH THAT PORTION ; OF Tkiii i off, Lfst''ERUl B ` ADDITION TO SEATTLE, AS PER ,PLAT! X R ;; � tN V +U+ 110 OF F't�4T�S, PA 55, RECD six, 114 L E+. '4FUB = A�! F + .1; 4 • Et' +,t4NNG Al tcsAz DINT ON Ea 71-LINE OF SAhk TRACT': • H y y , � 7 y V • ir' ET . 1 OF T JE` w.OU l�. lA2 Z ±i ,THEiM1,.' -O� { - ... - ' 4 3 ,. •7HENC,l:: #T IUI N . "W 9.9 FEET TO M+tr 1•;rdss'H SM)CT i1 THE? ( $ . °52' W ,,. ALONG THE . NORTHERLY L #'HEfk .feeiF 900.86 FEET; SCE S meow Es39:14 r; • _ � i N . sm. 6,141.65 FEET; T etiC _ ie rake, W, W. a FEET; 3 !fib 21,FEET TO THE POINT OK ` CEPT ThE. PABTERLY4.04 FEET AS CiONVEYt O T` w '"'Y I ; 'CIT#' OP TUKW #L A BY. [DEED RECORDED UN f RECOHDNG NtiffiktER`79t 7909040416; :tkigi "MAT PORT ON'OF T'L'O a i 1 CW INTERIURBAN ADDITcil " Ai'TU, A.1 PER PL.rAT;FzEc € ED. lA1 your 10 . , t f . t OO is TY, ,lest dl €.ff# • t'istisfr o of tiki 8a WITH 8N FOR 'f ESS,: EGRESS :SAID POSES OVER TI WEST 30 FEET Of IttrE E EEr A 4D LYINC4 S TH ,OF THE NO TH+ 270 0 t"'f f; T ri R ► 'Ai)41iT, . O T :.TN C S, tit, REA MAT eoH AT A,��' THE EAST LINE OF 4A0 l rs _ 11 WHicm tc 1 F:7 -T NORTH �1� /146 ; Ci.) fibe t1111 -V M cm F; Tr . rF c • '4 f Y G M `t e W T 1O TH t t FiEA:ST CoRt.f OF -.. Tt ,O'1 • THEN N 86'25 ALONG THE Vim. LINE .t� _`44 OF SAft)� 5.04 FEET TO 111E TRUE: 'F n <V ; � EC lW - THEtM .. 25'27" N. :82 FEET; •T .NOE; 1OWING THE OFFSET CENTERLINE OF Ti '. ,v ; - , ' E) 9 ti ACOE /UTO.YY EASEMENT ?'*MOD : f S11r#61Kr,td, tit P:;'t, NGE Atoma R CURVE. To THE LEFT HAVINO A AM : t: F 3110.00 FEET R DELTA pp 08°34153 THE ARC . LE I'Rt OF 1511:67 M.I T; N t 131 °2F'4OS W, 50.15 FEET, .- 14ENOE ALONG,A MOM .l TO TIE LET, HAVING A RAM' FE AND •T"A tom: •' oo'00 ' . The P. r, OP 47.12 t T, '' 1 ,t ►° :2_o" , 178,i -5 FEET; TO A POiHT ( : ft4t PRALLE*. WJ SET f5 0 FEFT wan TT9 ;, ' -; 3 01 °21'40" , t :pKG .t., 11.4$ FEEL TO: Salttieeva. -- 9 ,tJiia` ►#** rr w , - -; 4 ,44,1 ear -0 e .. AI , I r 1 v -- -. 1•R ;WITH tgior. ' 7- an: aaaa ent. tt roes,, Al woos, an iri i 9 war ih 00090 of tot 11, fr t utbart, to t Ciff to. the. repot 'hi, *Phone 10 of , P 44".• P a _ ..; ' i g �rrtp, 161$111 fore. : as fo wl . 7; Bev-Ineino at - the it- whosra/it ner' of saki lot 11; ' a N.' ° `27" W; el t; I tins ther rf. 5.00 to the '`'feet nta ip rA t',d A', 1. ah 138, ed to e p ity of T"ukwJa' 7942040611a, deed rate:Netd` ertctes Kik.g Covetty� f ec lyding Nern r T:heope $ 01 0 21'40° W, along old %Vogt ta.a.40, 184.93 fotiaain s OM of curve and the frRut ` ,.NT" tN'l ; T'f's"t! C t; a curve to right h*virog a reitkligi at MO tent through centr angie 9: '0000 taro distanc . 31 feet; ' Thenc. N 88 W, 1 to ; &petal of delve; Thereto en a make to Ott right Of 0140 feet, throe , : a central anole of 45 ar ma of 24Ats folt The'tc.e N 43°3820" W,13,8 f y to a r4 Ai ouratt,; 9'sarooasin a Of to the right having a radius Of 740 fit, 0146 a r r;trat eingleof 45 9 00'00" an arc distance it 22.4 % leaf, :through a central angle of 09 ", an arc disteitosi 0,41.98 feet; Theme N 11 F, 12.95 feet to a'• et on thae North hna el...ereld Lot 11; Thence 0' 88`2527"' W, alorte North arts. toga Jost; h, w= S 1 * VW' W,•¥,78 "feet, to *pool cd cc Iva; Them* on a curve to the left havtrepa $44iu0 to.6t fit thro ;h•s',. ^,antral angta 009°5420* *n ' t t r+C of F4241,404 %Memos S 01 °21'40" W. 50.15 feet td Cite preLiaLef Gurea; ;; Theence on a curve to the left having e . r dime of 7850 feet *Owen .a antral angle of 45 °00'00" an ate 'd'4 0,)V fps Theoce S43°3820" E, 53.33 feat td a tioint:dt Thslice .ort 8 e to the left having a radius of ?3O fgM,'thi u A �ttra1 tiaof 45°00'00" an ere distance , . x.44 feat; to S 882527 E, 153.15 feet to a point el on a 01,11 to.tiia right h wing a radius of 20499 a Ontrat argleaalf 90°00`00' an arc` distance of of fancy on the East line of said Lot 11; X40 " -'; , ,. said East tine f€et to the l ' ,. -In 3t11 1.„1c` 1 7HK:4 + kiWit; L . i T g 140 S4•D �* � it 1 -0/1 E ; ° rp1 TOGETHER *ITH AND SUBJECT TO easements and teatltution of o ord; SfTUATE IN THE cm OF TUKWILA, Ce.1UN4OF Klwa, STATE OF WASHIGNTON. (tom pletalk0fing a arse of 11,430 Iowa fee or 2.53 stalate. ran t I 1 ittvisitn APPROVED 'PLANS -: ALL 13t TLDINGS Final inspection approval and occupancy it1 subject to submittal of a "RECORDED" copy, Of the lot line adjustment,. required under these revisions . 0€ 62 8G LZ I I111111111111III I IIII!!1f 1!!111111! • "i' C11 S` �3ul yd WOO r.41 -1 t CY.ir.. :Y!M'Il Rec.1 _13 45 42 J F-477z0 a. B, c,a,� A A .. 42 -Units ':,rte : A I _ A,C,C pt7. 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Project Structural Engineer: Civil Engineer: Landscsape Architect: Zoning Code Lot Size: Allowed Density: Bulk Requirements Building Height: 35'-0" Set Backs Front: Rear: Sides: Data Parking: /4 -.Stalls ITTA zx Garage Stalls ilk (),_ 7 Z. Surface Stalls " Building Code Code Tyftof Construction Schneider Construction 6510 Southcenter Blvd. Tukwila, INA 98188 (206) 248-2471 Roger H. Newell AIA 1102 19th Avenue East Seattle, We, 98112 (206) 322-1192 CT Engineering 180 Nickerson, Suite 302 Seattle, Wa. 98109 (206) 285-4512 Q.R. Strong Engineers 10602 N.E. 38th Pl. i'1101 Kirkland, Wa. 98033 (206) 827-3063 The -Johnson Associates 2203 E. Louisa St. Seattle, Wa. 98112 (206) 328-7423 F1-4 District Low Apartments 20 Units per Acre e 77 Units 72 Units e 18.70 Units per Acre 1988 UBC v-1 Hour 8FTLINie-kAlee 2 stories over basement I I understand that the Plan Chock approvals are f subject to errors and orniseiene aea: approval of plans does not authorize the e ieaei len of any adopted code or ordinance. Receier of contractors copy of approved piens acknowie<4. Permit No Energy Cdtte SEPARATE pERmne REQUIRED FOR: rif RPM *alb . . 1. All glazing to be insule.ted glass, class 60. 2. Maxinurrt glazing to be 21% of wall. 3. Shower heads shall riot exceed 3 G.P.M. 4. Water Heaters shall meet ASHRAE Standard 90-75 5. AD Ducts to be insulated with thermal insulation . 6. Fireplaces to draw am:e Provide glass doors. Fireplace flues toshave automatic damper. O. Ali doors and windows to be fully weatherstripped. B. Provi metal ducts for kitchen, bath and dryer. Exhaust seperalely to outside. eleauleatkaaciolitunenla Floors e R-19 Ceiling . R-30 f i Index to Drawings Ai 2 Al 3 A1 4 Al 5 Al 6 Al 7 Al 1/30" Site Plan, Project Notes A2 ye° Site Plan Section A A3 1/8" Site Plan Section B A4 VW Site Plan Section C A5 118" Site Plan Section D A6 VW Site Plan Section E A7 Mr Site Plan Section F Foupdation, Basement Floor Plan Firet Floor Framing: Buildings A, B, C, 0, E A9 First, Second Floor Plans Second Floor, Roof Frarring: Buildings A, 13, C, D, E A tO Foundation, Basement Floor Plans First Floor Framing Buildings: Fl, F2 Al 1 First, Second Floor Plans Second Floor, Roof Framing: Buildings Fl; F2 Reof Plans 1/4" Plans Unit at 1/4" Plans Unit B 1/4" Plans Unit C lie Plans Unit HC Elevations Buildings A, B, C, D, E Elevations Buildings Fl, F2 Recreation Building Foundation Plan Al 9 Recreation Building Floor Plan • A2 2 building and Garage Sections A2 3 Garage Floor Plan A2 4 Wall Sections A25 Retaining Wall Elevations A2 6 Site Sections S1 Shear Wall Details S2 Structural Notes S3 Structural Details L 1 Landscape Plan Rl Recreation Plan Construction Notes All construction to comply with 11181.1- edition of the Uniform Building Code and Contractor shall be knowledgeable with general construction r requirements of the Uniform Bpilding Code, Section 25. **I All sewer, electrical, plumbing, and mechaniCal to conform I with all applicable local, state an..1 national codes. ; , consult Architect for any dimensional clarifications, errors or tontlicts. General contractor must verify dimensions prior to starting work Consult with Architect regarding errors, omissions, or changes prior to proceeding with construction. General Contractor shall be responsible tor providing a weather-tight building including ail necessary sealants and These drawings are bid-design docornents. The Owner/Developer and Contractor shall assume responsibility and liability for coordination of related bid-design work, Including but not limited to, electrical, plumbing, heating, and ventilation. THE ARCHITECT IS NOT LIABLE FOR CHANGESICORRECTIONS MADE BY ON SITE INSPECTION DURING THE COURSE OF CONSTRUCTION. The Contractor shall utilize construction techniques arid practices standard and acceptable to the construclibn industry. The Architect does not assume liability or responsibility for methods of construction, saskagaletien- details not included on these Contract Documents. The Architect has not been retained or compensated to ; provide design and/or constivction revitwiservices relating : to the Contractor's safety precautions or to means, methodS, techniques or procedures required for the Contractor to ; perform his work. The undertaking of periodic site visits by the Architect .shal1,494 be as supervision of actual , constrUction nor make him responsible for providing a safe - Pta,ce_tor the performanbe of work by the contractor __ contractor's employees or employees of :suppliers of za subcontractor's, or for access, visits, use, Work, travei or' , 'pcuuparscy by any person. Area Calculationt Unit Unit Patio/ 2nd Fl. 'total C A 2 10 0 2br/lbth B 38 2br/2bth Totals 72 1';012'avera Parking Stalls tArni 2 car 1,2 20 Total "7 garages with private access door 7 • garage stalls - Total Stalls__ A,B,C,D,E Rec. Storage Compact Total e Decks/ Lot: CliaraiP 11,140 Total 39,8 0 8 CITY OF TUKWILA APPROVED 12,122 6,180 764 388 RECEivED CITY OF TUKWILA HIM CENTER 0 • 0 8 76 SCALE: 1* = 8 5' LAND SETBACK (TYP • 10 • • ,; I • r • • • 4 CONC, WALL- CHT.) • r N 88°25'27" • — I 1 •1 . 44 1 11 1 11 l C' o " • • • • ! . • • L. EM AC (-N • • • -•• - -- • • 1 YP • Nc E. Of TEl 'RKIr l.o�• N°T To SA C- L, ° J410 1 Il.- , 1 1. 1' ; • 150.00' . I78.o cal • Ho2SE9.loE P,Y , Mr z./.11) pLY ,�IZ�A 1 EXISTI\ I c&e: f.l c 112 G CURB (1w) 8' BUILDING SETBAC< (1w) 4 1 6 • FE-IC TENS • 'NEW - t V3' ..v r • J -. ". - . •. . e . . •.. .i ` ;a. - ;: '+ a .ii' ..^; 1�"'. ' ' " lr 3t � "i F,t . i'�': F_• „F ;f c. IIIIIII IIIII! 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A • a. 4. 11 , e. • • 1 1 %_ -- 1 �--- -�- 130 -- --1.28 4 AO CITY OF TIJKWIS A APPROVED t ' Ig SU'_ DING . •ISIO r t 4 " • • r 1 • Fair Housing ct Accessibility ores (See 24 CPR Chapter one, Final Fair Housing Accessibility Guidelines , Federal Register 3 -6 -91 volume 56, Numbe;: 44) available at the Department of Housing and Urban Development office. Site Design 4 1. Main building entrance must have an accessible route which complies with ANSI 4.3. 2. One row (minimum) of mailboxes to be 'provided within reach range of a person in a wheelchair. 3. Accessibility is required to public and common use areas elsewhere on the site that are available to the residents of the buildings. 4. Accessible parking spaces should equal 2% of the total number of accessibftf` teron.te site. ' Dwelling Units ' 1. Ail doorways intended for passage shall provide a 32" 2. D sear width.. (2'-10" door minimum). oors in public and common use areas and for primary entry doors to comply with ANSI 4.13 3. Minimum corridor wicfth shall bbe 36" clear. 4. Access to exterior decks shall be provided. 5. Exterior thresholds shalt be maximum 3/4" high at unit entry doors, doors to exterior decks and accessible routes of travel. . 6. Kitchens and bathrooms shall be large enough to allow HC parallel or forward approach to all fixtures and t appliances. . 7. Clearance between counters and all opposing base i cabinets, countertops, and appliances or wails is a minimum of 40 inches. 8. Provide minimum 36" clearance for water closet in full bathrooms. Hardware 1. Light switches, Environmental controls and electrical outlets shall be mounted no higher than 48" and no lower than 15" above the floor. . 2. All full bathrooms' (with water closet, lays, showers, tubs and tubishower) shall have walls reinforced for grab bars at appropriate locations, per figure 3, 4 and 5 of Guide - lines. Section 100.205 (c)(3)(iii). 3. 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N • i° I 1-0-0 At,ceste IrT 2 BEDROOM/.1 BATH 1/b sr •..,•.•••••- • • • • • •• • • II t>ils• NJ I 1-16- JII - is F.ori:. av/s I4EAr.:14 0 • CITY OF TUKWILA APPROVED urn/ BLII G DI SION ' OCT 2 0 1992 • "•• -0 • • .4; 1•• 1- ••• .4. • • (1 1 I 1111 111 q • 0 16 THS INCH 1 2 ()Es, 6Z 8': LZ 9Z Se 1 7Z ( CZ ZZ LZ OZ 61, LL 91 St '71 CL notice, it is due to the quality of the original document. 3 NOTE: If the microfilmed documeut is less clear than this 4 5 s _ . 01 6 HOKE 1111,1111} ili-111111116111.10,114146,il I ILLIIIIIId 4. , . . . \ \ \I„. .*- . • r . • , Eginkimm. _ tz, r i i . / • 1:3P...C.1‹, 4.1.10 • ' . M42:Dit. i" , spralor-Lup-'1Eakui Aztv . 1 /lit,,w , t--Is r • . 1 .......!..a.,A+16t-7.-ir? • ---,... , ----.......... -4_ I s 0 e 'i • li „ --0 . .... •-• • • i: I :ft - A !VW • 41 1111 9 10 11 • moEmotuks 12. C ; 9 S 1 ••1 Jr! ■ f • 1 4. • " lorIVA •4 6 . --- cAft-re-T 4. • r , • , , .a- 1 11/.322 (11; fir. _ ED OOM \"( , • r .44 •:••••._ T • 4. , .1c • 4. ,crilt OF-T(JKWILA APPROVED VE •. -BO ID No piVISION ) OCT 2 0 1992 4 tr - z 4 ; - ••=144;,:v •e',it..:!t,,14W,;-itt;Xte4(WosowfAs,%t5;,kkro. 1 ,• • • • • • • • -!•'; , • • •-•; •:"; •..• • - • • • • • N 4. 1 • • 1 5 i ; t4 1\1<5 i< ; TC44E14 PPM r — 1 y`: 1 S 4L /S e I I I I I I 1 1 1 1 1 1 1 I I 1 l l I I II! 1 I I I I I I I � 1 i l l I I I I • l 1 ' 1 1 I I I I I111111111.I: -�. ,� . 1 I I III N I I LIII!I1 UV Ti 1111 1 1 1 1 0 16THSINCH 1 2 %! f3 1 4 5 6 7 8 1 NOTE: If the raicro£ilmed document is less clear than this ( notice, it is due to the quaity of the original document. 0 6Z ee LZ 9Z SZ 9Z ' CZ ZZ tZ. OZ !fit 9t Ll 91. St +:t Et Zt tt Ot. 6 � I 1 � JJ )) ++ ii ff Illlllullluiillfflllllllllil onl imillillhinl.Ill ll�1!Illlllilll!! �11l1 11111,11 (IJIUi�I n1 � 1 II I flllnl{� illllll lilt �l IulIlI1� 1.0111.11 :111IIIIiliil 1 111 n tij I I l I I I l I I I l I I I l I I l l 1 1111 l 1 11111 I I1I111 Iil 1 9 1 10 11. MAD 1 GERI+m 12 L 11111 9 5 h E Il�l�l11lll! illl11111 !11111111i11�111111� 11111 1 11 2 BEDROOM/1 BATH 19 I sr s' — E.X 4P:).$ f al p w � EI4T 170 `fq CITY OF TIJ WILA APPROVED 0 NG D. ISION c.. ` OCT 2 O 17192 4 N .- .rte 1 ".: V) r N W N W M D Z w0 a0 . 1- I w Z w w Z 0 w rw Zw w Z ~ (9 U Oa N- ' n , • ' ' •"3 7 -- f , S 1 /-, rP tt - 6 4 , ,- 14 . <. ?, o . - ... 4' , . ; I - , _.r.. . . i _, (- .. , i w ' / Y "1- •• -• &, • ,, ••••• . • ... 1 • '.. . . C ' - * c .. r I f l l:, -' . „ - 1 i '-''' (4- . l+ • C . ) , •• 811 .. 4 ... . , o, 4-: -._ ' II ;•: ',, ..- r. . , 1 • .• - ,..- X tt g4u. Be 'Detl ED B "- a q /o, t -i 51t i eus r,4-) ) At 1 11 ...EtJ Azes ab wte,.n4 • • 4 • •4 N...,.. -,--' -•-- - e % -r-- , ets -- - -- .-nk-.... \,,t.4 . ,....„/ ,- .„.._ - - . -------if, - '3 - 4.) , ,..... /- \,------ - , ,...- ,. = - s.....,- .N tt- ,. elk X-' need 1 Barrier-Free Unit arrierFree Notes. H ; • Width. The Wi6th of wake and ramp shall be not. lees than 44 inches. A walk sulfa* less than 60 inches In width ' shall have an unobsfrueted passing and furniree space, not • less than 5 feet by 5 feet, e Intervals el net more than 200. feet. The clear width of cub cute she tea not less than 36 inrehes, exclusive of the rewired fed) stopee. Projecting . 'pipets shall comply with section 3304(d). A. Kitchem A teouriter shall he provided t Ileirtaxi.rnon't height of 30-1/2" wittespeted beneath et lea. n heightte 30" wide arid 24" deep.' Kitchen ah if aye unobstluonecl floor space with a minnnum•climan Of 6'. • . t3. Dootwayse Evety doorway shall permit the installelioa • 4 door which when fully opereehall provide not less than 32" clear opening:. An unobstrnated floor spree 18" widil ellen adjoin the strike jamb on the side ef the direction el s door swing. w • • • ./ C. w r Closet: Shalt be (hothead with the top of the seat 1 1 * 6" le 1 above the finished floor. W3ter ctosets ahati allow a iNelmurn 100 spec° of 6" measured'honzontalej from the front leading edge to the base by 6* high, lateral distanee from the center line of the water dee& se4 to the nearest construction shall not be less than 15" on one side and 41" on the opposite side. D, Grab Bars: Shall be not lesslhan 1-1/2" in diameter an$ t if wall mounted, shall have 11/2. clearance from the wail. A •ge grab bar, a minimum length of 36, shall be mounted ` fr2 ; I , the Beef at right angles to the centedineot the water closet end not more than 9" behind the seat. A grOlt ; bar, a minimum length of be mounted ,pg7 to ;34froji above the floor parallel tot 15* to 18" toratara of th seat. Grab bers shall be capable of eupponing a 30 pound live loa.ct without permanent deflection. •E-. Lavatoties: Lavatory shall have a rim height of xi" t 34" and shall have a 29" minimum clearance from the bottom of the apron to the floer. Faucets shalt be levet! t type and shall be no more than 17" from the Imre edge 0, the lavatory or counter. Exposed drain pipes end hot water pipes under a lavatory shall be recessed, insulated or guarded. Protection shall be provided to prevent burret 4 from contact with hot Water pipe and waste fines where the water temperature exceeds 120 degrees F. • I F. Mirrors or Shetves: Where provided, at least one shah' be placed at a height not to exceed 40" above the floor; of; from the top of the shelf and bottom of the mirror. G. Tow& Racks, Towel Dispensere & Other Dispenser& Where•provided, at least one shall be mounted sp as not te exceed 40" above the finished floor to any rack, operating , controls, illeChanism or dispenser. re t „ tinkz_itueeette. eetnetaiarree/te sh conform with Washington State Handicap Regulations f& Barrier Free Fadlities; Sections 5501 1-4, 6 Section 5501. Hardware: M hardware use.d in accessible H. Hardvvare and &ditches: All hardware and switches . . , , 0.: ' 1.' Door eletaere Or power operatects shalt be opereble es •;1r ired by sleretten 3304(g). ; E ceptiert: ' 'Flo& pd or :electric eye actuated power t 0 e 'pr A rlopetat . ed . doors shall remain in the fully open . pelsiti than n 6 seconds before closing. ; T nch switches shall be moonted 36" above the Wetland t less •Man 18" nor more than 36" horizontally from te ; nearest point of travel of the moving door. 'her power operated doors must tact detuated from . lion •ho nearer titan 36" from the nearest point of travel o the rteceOg door. . . 3 Looksets and iatchaels shall have lever Or ether . '.' d vice(s) iaehtch will permit operation by wrist or arm essure irir action. • t , . .ceptioni 'This provision is not re.quisite at mechanicat, ' . - eferrthical 0 janitor rooms. fight of Center of spindle or actuating device shall be 36° t 42" atioVe the fiper. : l< b'S of frendlesnor other eperatieg hardware en 'aciers ding t;3 loading platforms, stag, mechanical • uipmeht _rooms, ot other areae hazardoue to the blind all be kneeled or otherwise rough to the totich. , . , • 1 Door pulls sh ll e be mounted to as to be pulled:it I pig no ht 421ave the floor. .., - • I Lighting and ventilation switches in accessible &Jelling • hits she located not than 46" abeve the finished fibor. e - Electripal convenienee outlets in aecesenate CiWellieg i titres Shalt be toceted Tioi leS„S 14;10. i.s abode the ftrOelted , ; :nor. • f t . Dextr end drawer pulls in ace,essible. duetting wite 1 -natarte Ine tiSerto op :: the itt s.el.the tit graspines , • ;.., ‘ i ' o o ' :C O; d°c' I 1. 1%, d r; ) ie c r t - s 1 rt e l e & e v l.. t ' 1° ‘,n r: co kl r b s bi •l a O s e l h hl a 8'; i l e' ll. lVe e tlS' ' erd ' ' • 4 w • • • r J. Hazcrds. Anti pot i6M the edge el an accessible route ; of travel which is mole than 8 inane above grade, or wretch i e abuts a hazardous area, shall be provided with a protectiye rang with a top rail at a height of 36 Inches and a nlid-rail at a height of 18 inches. K. Handrails. Raines which slope morelhan I In '20 sttp . • beprovideel with handrails on both sides atabeight °ince less. tttan 32 inche e. nor more than 36 inches, and Shalt extend not less than 12 inches beyond the top and bottom of the ramp. 'me hand grip portion of the handrails shall be ' not less than 1-1/4 Inches nor more than 2 'richer; in the outside dimension and shall be basically oval °around oroSs-BeCtiOn and shall have smooth surfaces with no sharp corners. When wall-Mounted, handreils shall have 1- I 1/2 inch clearanate form" the watt: Handrails Shall rtat .! I regMFPC!at of - ■ - • 1 1 , • •• 1••• !..n... •••i;i::: , n. n ,,......: , ...:■,..... .... ... .. .. ....--; ,. , -., .,„ ,•;:.; . ;., •• ... :,•;,.......:„.... :•,,,,__.' „,,, „;...",•, ,,, ,-;,..., , ,•:,.....,,,,, s : „„ ,,,,t,,•,L ?..; e- • p. Illumination. Illuminalkm shall tx) provided along the"' 9ssibit) of travel, at any time the building is eat g •- tujalesi intensity of riot less than one foet-cartdie rade • t.• Sr At every 'pritilati) public site entf,4nce and at i ehiety rneOr.jeiatetion along or leading to an e.ccessible route of travel, therwethall,lete.a sign dteplaythg the Inteertaticital fkrnb Sur..,1 sign shalt indicate the dirperilort to deettnation3, including butnet fitened elPtiouo cal* entrasteest primary. public entrances, and teptirldnet spaces provided as Oeonired in $oettlert 75Et.1 tl Sighs shah bo readable' from but ;elicit! nO't obstruct,. thei, sat* Mute of travel. All Sign; r uirod,by 04-sea0t1...„ A Pali comply with Settion ;5505; , , . . , . -.WI' ",„,, gill , •. , o'i • . .g1„.i,. i al ...,.. . /, 1,1 is a .ari _ .. .. f it. . - - , n • • ---$ ; a l • c6toon % 4' 7. ••••,.,•••••■•:-•-; . 1111111111111141111 11 • I 1 111 0 181445 INCH '5 3 4 5 6 7 8 9 1 0 11 m.A.DEugGERm.er 2• • ; i E. Skpe. Werra shall have a slope In the eliretelon ot. travel : of not mote than I hi 50, and a cnesseelope.of not more than I in 50. Should the slope of a walit exeeed I In '50, h shall be classified as a ramp. Ramps an Arta eute ehall ; have a slope of not more than 1 in 12 and a cress-slim of I not more than 1 in 50. The tOCS of curb cuts shall have a slope, not Marl? than 1 in 6. Such walits, ramps, and curb cuts shall not b interrupted by atempt Changes in level i greater than 1/2 loch. • .. F. Lanciirros. Landioge shall L provided as required by Section 3307 (d). • . . 1 G. Grates. Within an accessible route of travel grates shall have openings no more than 1/2 inch in least clear distance between solid parts. The maximum vertical 1 surface ottartg f. shalt be 1/8 Inch. -„ • H. Expansion and Construction Joinfa. Expanaloreand constniction joinic shall have a width of not more VIM 1/2 inch, shall be filled with a flare compressible, ; elastic • Material, and shalt be flush with the esideee. • i Materials and Construction. An acosssibie route of travel shall be constructed of a firm, stable material with a smoeth, slip resistant surface no; interrupted by any abrupt change greater than 1r2 inth. My abnrpt change greater than 112 inch shall be beveled to 1 In 4: No ahwpt change In height greater than 1/2 inch Is allowed, without meeting ramp- requiremente of Section 3306(c). Where an accessible route of travel intereects with•wallts, ramps, landings, curb cuts, roadways or parking areas, they shall blend • to a - common .surface. Curb cute shalt have a contrasting surface texture. . MAttges), 'Tel? '- or- ,ftri,v-„c te arS 4 oeltne,L ; E ter 9 75 171%ii Le) ?kr/KN& Frztztlrr 4 svt4 <NALL R.G otel unel-f) e Prera. f )Lik: 019 <41 1 1 4 ER. , • • • • 4, ' NOTE: I f the' microfil document is less clear than this notice, it is due to the quality of the original document. • 1 74 • c ";1" ef■-' tg rcIC , V; • • c • rr ett. seee eees. . ( • r.- - t t40 4 4 441 5.9 ., .. , ... .--....- .. li ir - - : ....„.........r.:.....:.....,,..„...,!.......,„.._ -,•:•,4-,,, .11;',, .11.7.... ;W7' Al' - 1-% " , .,,i ZteiP '"). itteZlifte re?,,, .... . - et, ....e.i .a ';''''''''' '..-:--1.'-''''''''''''' '''' '''' : 1 ; - . ........et.'• teetereeteett........e.e -ease:err easeeetetetee. 2. ter tee • 1 ! .i i ;1 t • re 1 't G2A/ _ t .. / - : . 1.446t,; — ' . „Ie • :;- ,..,.. ..-.. 1 op 6e Z2 9e sz--: e. C 12 0-e 61 81. f.L 9L SL 4 7L el e.1 L1. 01, 6 8 L. 9 c NIN 11111111111111111111hPIWIMIWII1WhWhIHIHUhilhft111HthiLlalifi11/14:11111 1 I M IH M in . 11111 11 1 Hillillit i l!})1111. 111111 M, I iiithildiThAP I IIIIIPiihildillihnI I IHn I AA11111111k1 1 111 . 11ffibUIRIdUnhi l lhillhillhinhildidid111 11 1111/ 4 jJ l‹,t e 'teetlif I "jia' 1 < 1; te•?7‘,.. peariee t4T en') ..eterltesgel Cre..CX. WP ti-1,51 - - Cocs 4); te•-tet.- Leini>er eettel 4 / 11 S-1.6r41 4 ap- II is -5 • 11- ii (-* — nildiee -0 . - .ji „Tr-Tr - -- --------- — r T- ,,- . t t, - ,6.• "0 ____ _________ _ ..— ------- _ ._.. ____________ _____ is - b a. fee . 1 .. 1 I e:- 11 I, , il L. t ri ?".) _ (4 0 CO •• 0 /a. eetrn.,,naitvetreettereatetregeterste;an - BEDROO /2 Et TH -4 TV-5 1 t: , ; • I" ' ••• \ `-...... e. --A s / - - . • ,.,./\ 11 2 ) -; A tf: zi-Af; b 0 ---TN( 7' gAc-+ CM OF TUKWILA APPROVED ‘ 0112 IDAG D 61\ 1-2.7-- A C-i.,E4P- t espaerea eras Noe '.denere . 87 -,e-miw6-5 ,, mm) /7 00 i - is/ors: cf.: //if 4 c: 7 (..47 . .a . .5 - /5 • ;14i - u - _ , onfa. ( v.) ....------ 1 CTE:_141t WI DITE of: • •2", - ti-xcL.1.3! t.-tc( Ailm - 1 - 1.1,-.4 ot,2. T.. zszt cit - o z r ,r• ■ ( R,f2. splalWi F.41J1Ffila-IT p.NUILD. A 4 JLf A 1 1 1 1 1 --------- .1 i 1 , r i 1 , I • . V- - • - - •- - 1 • - • .^ 4- orth N cpwasyynownoto strimermossOrAy...... - es......maolurOcb 11 . I 3 SC•A ■ levati .ss •••••••■.,meemmnrms v..01............eaor ........., , 'M 11 4( . 1 t`- 1 - fl , - • 1/4.. t-i / IrknarligtamendriligAnt076..10111..m....61.40,.1 .TmelefttnIMWap.carNsanbil•Mbaak ouch Elevation ....w.anavermozzi.ra. LE. V . 5 SS IDS`1 - 5Fir A- 'II aawp.. • 11 c;r1JCZA 0 '745 : 2,es PIS v1-1,6-rt14 / f-11-115M siVrell Og, TA IL • .11,0041..1=0,161.4.1114.70.78.11.SWAJA.104......w.erl, ImardwAINOWWWWWWOWITNIRIPP.M.M.PORMORRION, 1 I I I Fe4 sF.0 *- L. Ore- I I 1 F.! 1 ' ustr (12. 1 1 I - - -- = — - — - - -4 — . -- -- - - - - — - I tItt _ _ __sat i .4‘.c. • - "C;%7: - ./.:4' I I . / I - I I I 1 " 11 P ; i if. 1 11 I I I 1 II I I . I 11111'11(1 ` 'Iv 0 la THs INCH -- 1 4 1 ‘'t NOTE: if the i41cro:d1iiied docU is 13t3 clear than this notice, it is due to the quality of the vriginal document. .0.0•41■70101=••••LWRIIMMINAI latif.(4.0PROW,N ImMtn.eawome. warlirewevamusaapteamorawa.......... DOMmenonarls1.74103.19aMOIC -•••••-. - -1S1 Kgi ovelz eut4. PAPViz 'I E.y7r. alYtv si c op- 055 e V*. VALL - 1 7( 1rit.41 a C•apt0Ela P9R-11.5.14 vra ,9 FL-al> reaor rLT Se.c..0141.? FLoor& . rifk r- F DAz" 6F-AL 7 8 10 11 04 GERMAN', 12. oc 6Z, se. LZ 9e se 47e ze I ()? 6' el LL 9 gt 4 71 El ?A Lt. 01, 6 8 L., 9 S $ 7 " 0 1 I 1 ;1'1 I I 1 W4„ '•••"'"; West Bev 0 bon - .1.1....■••■••‘ st Elevation • • -sa • .011•71NIV/I .1111.....WWINVIT••■••• T HAerck 1 13 sm:146 — P•s?i4AL-T -- STU 1',17146 ----- Fop. S 01e4•12. ECWIR Al 13, 0NIT ) CITY OF TUKWILA APPROVED rir., ing2 , , 1- 11 5 - N QC 2 0 1..-hz • r } 10 F' orth Elevation S 1. 1 /E) s j 0 South Elevati�n Para : Ct tITRACTO z TO t nM: Ft kOTI (-4E1 TO 1_,t 4 V FLAN NOTE: if the microfilmed document is less clear than this notice, it is due to the quality of the vrigina I document --4 ri g- T rL401 I t &A-set I i Ft j r .5 T E15T1tscS!a� n a r•.:+a ..95..rTL9,c r is !,16sstYSU!rI�'..e3L✓. /.aL"rv, r,. , ....... <,.' r .y.•« , s.r [ ?�'✓.e s j+ ilk + + + + +I + + ++ + l +lJ { , li +IJ 1 11+ ► 1 1 ( +!+ { J i J � I1ilirjr1! j+ 11j1l 1�1( il�jl�ili�lji�111�1" j1{ rjl1f j`1 "jl�1'. {��'ij`��;�j,I�i,Iri. Hii.i 1111.I`s.i+.1i 0 18 TITS INCH ,s/ 4 8 1 0 11 MADE IN GERMANY 12 • pc, Bz ee cz 9z ,z *1 c ez Lz p 61 e1 1.1 91 91 IL c1 j1 11 01, s e ' , 9 s 4 7 c z " 0 �! Ili{ 11! iI( I! i{!l llli !II {I';lillll! {!(!! {IlII {II!! IIII {11IIIIllli�iil llll�llli�i!!��liflllUh!IL!I ; 1il ill 11 111 llll .l 'l iill{1(11j ail!1!11111!!l11]111? i lli lil ll{ 11i1I111 {�111Iil : 11!(!lH IIIIt!III 11t�1111 !!!!{!!!! !III !kWh; 111 I ! ! 1 ! f1 l ! w..S.� - 1 . +.d..�, ... L .." s I I 1 ! 1111 ! 1 1111 I l l i 11.11 r Est Elevation c: 1 /b" East El y. uil F1 fzerupek, ./E 5 vation Is Ir9 ( J I:— =. �i�l►� I,JIF: fM AS ' }- Jp.L,,,T I NELeS MY of TUKWILA APPROVED C , 7 ' TZ. 1�— N r. J W w lL z r- S cr y cc cc cc a W N woe 0) Z z w0 �- I zcn W I-� w _ z Pi .4( r w 1""1 r I - 9 4 • _ _9 - - , 1.6-0 s I q -0 • 1 I 1 I I I -- I 1 L sLAD ON CO/APAGT F112- -- -4 -1 -4- - • ..VISSoft`f 1 „ , 4 4; • Cr:4 1/...1 &Ali'. 4i Z.4■5 . 0.7! " I P1 11 [ 1 1 1 - .1; 11-r !Kw 0 6TFiS 2 4 5 6 7 8 9 10 11 " °ER4°Ie 12 NOTE: if the microfilmed document is less clear than this notice, it is due to the quality of the original document. 1 OC 6Z 8e. 9Z .S3 .1 7Z CZ ZZ LZ 0? 61. 8 IL 91. SL t' L L U. cll 6 8 L . 9 1-3 4 7 row Q jtbi • II , CANC. • Ct SSt I C::. 01)1.4C 106: 1- ePe \NP-y 9 o k - • I c> o " L. 2 --- -1-4 1-- h i o il .„ CITY OF TUKWILA APPROVED t,c 199• . R"' DIVI °CI C 4 C5 0 IN U IN U X 890,a X IN v,t 4 ?' 9 4 .) It) ! 5 tr-k , • `..'' - ':;.`;';', ": ;". ..V.' ' '-' 21" ; ' ' ' -'''' : : :". '''' Ii :".i `.": e• '14.1 . - : -- .g' , ',": Y:' * e4 . ,,,t, .....-, r ., . � t I ..-'' I ,- t \ / ' ,:,.• ..; .., fP WOrlehl 1 -.... %.-. / ,/ • Ei a • frfifip till 14 rrii rp 0 16 7145 INCH 1 2 I I . y4 .1;K:/j3 4 5,1111111i 7 I 4 5c4b-L.. I/ .1„„1 ) ROTE: if - the' MicrOfiG m ed docuent is less clear than this notice, it is due to the quality of the original document, 1 (.'‘) e? rf" C I 2-• e— • 4* 111 I rt- 1111 9 10 11 r,/,..w.Z IN CANWIll Oe 6Z 8G 12 93 SZ V?. sz ez tz OZ 61 el Lt 91. 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NAA,1"; 4, 91 - Witia; //'" 4 - F izu , s e _ THE JOHNSON ri ASSOCIATES Landsempe Arthtfocture IA* Fivat4K4 ••-•d*"--. CITY OF TUKVVI LA APPROVED IS AS.1 NW BUI4 DIN II ********* • a • I !VISION MOO E. Laois* • • *$WAdi12 Mei 8 " RECENED • apt cIF Twat). D EC 2 1902 paw csfflut • ' ' N U ' • rvg Ci F 'rAIF.l14Gl 140(L.L • ;: e; 1' �E; titw tr• iiet titii44tttltet •'trrtrt_f•„riftn_f!•>%.t sNtf• ill II ;.;■ttatortlaltitannith riir tnienifr iftwtai. MUM LAWN 01r, ■nrrmtnf trwtrrfflt f e ..Britt_ -- - .itErA114I 4L , 14ALL. r• rrr r ✓ 1 43 Q�issYW •:s''3. " ".u'`.sla`3''� /,`",rs� . -. r;" �; Yi+ c+ Fli= Ta��C. .y`,'�_,k.�•...�' -t \ 10:001140, ir4Ot 40 a . . .. . ... . .. . .. . .. .. ... J • 4' " ry TiNif • Y 041,p- / • � t y • r C) NAL 5F' =C'.. 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S ORIA ORAItJAC,GI urn: rI r '1F RE ?'1014Thr, WALL r IN AI c;p 4oF sf ' { , r •1t' =L 1 NEE 4 l 1 ,..., +171,,. • ••• Vv. Ali ... .. 7•V41-- ' -() .R� ... .•, .... 4 ,' • li .......... �.......•..... A 1rth - HF•iY 6'r *- i 5�•.9 ................ PRno J . _.._. q 1, ......... r. ;. :-AD•• \`s�1.0 } .._•....� PA 9 . . ' � •C ' ( A ;Sr A y 4 T ' a ` �" A�, y .. '".f • ' • ',,,,• r -t+° ^ (7.,6 :, r- `..c. `�.. ' a t, GARAGI READ w _CURB WAGE • ,,, . n 'C .............. ...... • "I.......... FIR" r FF. i'�Fl.Y ,.."/ E . DECKS 11 J ARI CANTILEVER .... ... ! )' . • RE ENE s ••• 1•t"• f� R•• ALL RETAINING WALLS °pV. i GARAG r _ GE • TO HAVE RAILINGS 42` <r MINIMUM ABOVE ADJACENT ACCESSIBLE SURFACES PER ARCHITECTURAL PLANS rIEREVER WALL HEIGHT IS GREATER THAN 24 INCHES SEE NOTES GRADING & ROAD PLAN 1 CRYSTAL RIDGE COIV��?O,1�1/!NlUA9.S 6 .� r rd AVE 5 & SUNWOGD BLVD, TUKWILA, WA NORTHERN EXTENT OF ROAD RECONSTRUCTION SAW CUT EXISTING PAVEMENT. •, -a . • r ,m CH 1,11 5, I. r GARAGE '' • • «,1)' W I; ROCKERY rc; REMAIN CI !EN "( • z � m,.•, . , R «. �. . c - •, •.... ..q r •••.....I• .............•... \u(' • �.:. ...-. .._......" .. , ' :�' i • 1 • w ., n ,N ' •r+i •• • .•roe. w .•'P.: •. !. f , 't',+. 1 .t .,rw ... r. +'+. �- - '�' € E . = ::T_:!'f�...y, ...... ; . ......... 4DE1 •NA •I)I ... . _ _ _ 1 ~'� ••. .... #3I .. • -CARf'oRT''•, O • • Af • • St 1 (tilt - • • • '+.' `\ • ' \ • fi• M n.. •.•eswl •e• • ',.. X -- _. ..y. ' .- .�. r• 6; E)aSTING ROCJKERY TO REMAIN GAR AGE - ARMING LOT +A-- " • . , • '•t ' 1 ...� ' Q, f.. GARAGE 5 • I \ REM - -) PO;KER Y fO s'(O • ER ry IJOE: O ,6 THS INCH • 2 .....•>"• tY i t + ,:�) • t.0 :KFR 1:') REM MI tf ,•FALL k()C,K Er ,' Al PROPERTY LINE SCHNEIDER HOMES, INC. 6619 SOU THCEN TER BOULEVARD, SUITE TUKL A, WA 98188 248 -24 71 ! "•hSfioa0.�+��sa?,FS$tstk.�wf' � ',$41k�.s�'!?� r�iii�rfL��1�`'� J ,1 'P 4 I NO 06 6E 8G LE 9E GE 1 7Z 11111111111111111111111PIIIIIII1111111111111111 !IIIIIdIIIIkhl - PROPOSED 115 LF ROCKERY . . . MATCH EXISTING SEE ROCKERY DETAIL •. CARPoR'f•••••• GARAGE ic. REMO vt ••EXISTiN( AND e;flT"fsRi •A` BUILDING ••••.... ° fARPORT.,. ...... •o• 8: 111' t6 ...... - •. • • .,•: _ .: � ;:�fi•''" .� sue. ...__� t ee AE • J /,J1-3 #4 f...uu .wry_.. �r�-r_.! " ? S�`�� \ g",& • \Ai) REMOVE ROCKERY iu •• r0 1 -i PRCPF r. rt 0 30' SCALE 1" 30' . . . r ......... • • • 0.4. se. Orn-r• vex xv... eq. •••••• •Ael ... RAGE ..... . r ". - • • RAGE • 4/ 91 OJH APR REVISION MULTIPLE STORM DRAINAGr Al IGNMENT REVISIONS • :4.4. ..,ii . : I . . "34 • I 1 If the microfilmed document is less clear than this notice, it 1% due to the quality of the original document. EASTERN EXTENT OF ROAD RECONSTRUCTION SAW CUT F.XISTING PAVEMENT. , - CURB AND GUTTER *744 MATCH EXIST. MAINTAIN EX. FRAME & GRATE AGAINST EX. CURB 12 FOOT MAINTENANCE ACCESS ROAD WITH RITTERING REINFORCING, 4. CURB CUT AND BOLLARDS NOT REQUIRED PER AGREEMENT BETWEEN CITY OF TUKWILA , 1. PLANNING DEPARTMENT (JACK PACE) AND PUBLIC 2. WORKS DEPARTMENT (JOHN PEIROG) ON 3. NOVEMBER 17, 1992. • • 1 1 1 11111i1i1 11 1j1i1111 1 11 1 J11111 1 01 1 111111111 1 11111 1 111 1 .11111111 1 11■11111111 1 111111 ROO< LINED SWALE PER DETAIL ON TES.0 PLAN tii..411111111111111111111111111!11111H11111111 9 10 11. w.c•Elp•ARAWfY 12, NOTES 1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CURRENT WASHINGTON STATE DEPARTMENT OF TRANSPORTATION (MOOT) STAN- DARD SPECIFICATIONS FOR ROAD, BRIDGE, AND MUNICIPAL CONSTRUC- TION WITH ACCOMPANYING STANDARD PLANS AND THE CITY OF TUKWILA STANDARD PLANS WHERE APPLICABLE. ALL MATERIALS INSTALLED SHALL BE NEW AND OF THE BEST AVAILABLE GRADE OR QUALITY; 2. THE BENCHMARK FOR THE PROJECT SHALL BE THE NE FLANGE BOLT OF THE FIRE HYDRANT, BEING 170.75, DATUM OF THE CITY OF TUKWRA SEWER DISTRICT AS SHOWN ON THESE PLANS BEING 15 FEET NORTHEAST OF THE NORTHEAST PROPE.RTY CORNER OF THE PROJECT SITE AND AS SHOWN ON THE ALTA SURVEY, SUNWOOD PHASE BY TRIAD ASSOCIATES, NOVEMBER 22, 1988 (#88-313); 3. CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO BEGIN- NING CONSTRUCTION. THE FOLLOWING DRAWINGS AND SPECIFICATIONS SHALL BE MAINTAINED AT THE JOB SITE: - CITY OF TUKWILA PUBUC WORKS SEWER CONSTRUCTION AND DE- VELOPMENT STANDARDS CITY OF TUKWILA PUBLIC WORKS WATER CONSTRUCTION AND DE- VELOPMENT STANDARDS AND MUNICIPAL CONSTRUCTION WITH ACCOMPANYING STANDARD C WSDOT STANDARD SPECIFICATIONS FOR ROAD, BRIDGE - THESE PLANS; 4. PRIOR TO ANY CONSTRUCTION/DEVELOPMENT ACTIVITY A PRECONSTRUC- TION MEETING MUST BE COMPLETED WITH THE CITY OF TUKWILA; 5. ALL TEMPORARY EROSION AND SEDIMENTATION CONTROL FACILITIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRUC- TION AND THEY MUST BE SATISFACTORILY MAINTAINED UNTIL CONSTRUC- TION IS COMPLETED AND THE POTENTIAL FOR ON-SITE EROSION HAS PASSED IN ACCORDANCE WITH THE TEMPORARY EROSION AND SEDIMEN- 'TATION CONTROL PLAN AND CONSTRUCTION SEQUENCE; G. THE TRAFFIC CONTROL PLAN ASSOCIATED WITH ROAD RECONSTRUCTION SHALL BE ADDRESSED ON A SEPARATE SUBMITTAL FOR APPROVAL TO CITY OF TUKWILA; 7. LOCATION OF EXISTING FACILITIES ARE APPROXIMATE ONLY. THE CON- TRACTOR IS RESPONSIBLE FOR REVIEWING ALL AVAILABLE CITY AND/OR COUNTY UTILITY AS-BUILTS FOR VERIFICATION PRIOR To STARTING CON- STRUCTION. NOT ALL FIELD CONNECTIONS ARE SHOWN AND THE CON- TRACTOR SHALL FIELD LOCATE AND EXPOSE ALL CONNECTIONS PRIOR TO CONSTRUCTION. CONTACT All UTILITiES IN THE SERVICE AREA AT LEAST 48 HOURS PRIOR TO STARTING CONSTRUCTION BY USING THE ONE-CALL LOCATOR SERVICE AT 1-800-424-5555. CONTACT THE CITY OF TUKWILA PUBUC WORKS DEPARTMENT TWO (2) FULL WORKING DAYS PRIOR TO STARTING CONSTRUCTION AT 433-0179. 8. THE CONTRACTOR SHALL IMPLEMENT ALL TRENCH SAFETY MEASURES RE- QUIRED BY FEDERAL, STATE AND LOCAL LAWS, AND REGULATIONS, AND AS NECESSARY TO PROVIDE FOR THE SAFETY OF THE WORKERS AND THE GENERAL PUBUC. PTE SPECIFICATIONS 1. PIPE SPECIFICATIONS ARE BASED ON DESIGN CONDMONS FOR COM- PLETED PROJECT. DURING THE CONSTRUCTION PERIOD THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO PROTECT ALL SUBSURFACE INSTALLATIONS; 2. PIPE SPECIFIED AS CONCRETE (CP) SHALL BE NON-REINFORCED, ASTM C- 41; PIPE SPECIFIED AS CORRUGATED METAL (CMP) NIVHICH IS LESS THAN 48* IN DIANIETER, SHALL BE GALVANIZED STEEL, 2-2/3 X 1/2-1NCH CORRUGA- TIONS, 16 GAGE, AASHTO M-36, WITH TREATMENT #1 ASPHALT COATING OR BETTER, OR CORRUGATED ALUMINUM PIPE 2-2/3 X 1/2-INCH CORRUGA- TIONS 15 GAGE, AASHT0 IVI196 AND M19/, OR AASEITO N121* ALUMINIZED STEEL PIPE SPECIFIED AS CMP WHICH IS LAKER THAN 43" IN' DIAMETER SHALL BE GALVANIZED STEEL, 2 X 1/2 INCH coRRuGATIoNs, 12 GAGE, MSHIO M WITH TREATMENT #1 ASPHALT COATING OR BEITER. WHERE SPECIFIED AS DUCTILE IRON P1PE (1)1), PIPE SHALL CONFORM TO AWWA 0151, COATED INSIDE AND OUT. PIPE SPECIFIED AS SMOOTH INTERIOR CORRUGATED POLYETHYLENE PIPE (CPEP) SHALL CONFORM TO THE RE- QUIREMENTS OF AASHTO DESIGNATION M-204 AND SHALL BE ADS N-12 PIPE HANCOR Hy-0 PIPE OR EQUAL: 3. STORM DRAIN AND AREA DRAIN PIPES SHALL BE OF THE TYPE SPECIFIED ON THE PLANS IN ACCORDANCE WITH THE FOLLOWING: IYPE 1 - AT THE CONTRACTORS OPTION SHALL BE CMF, TYPE 2 OR TYPE 3 BELOW; TYPE 2 * SMOOTH INTERIOR CPEP, PVC, CP, OR TYPE 3 BELOW; ALL PIPE RUNS BETWEEN ANY TWO CATCH BASINS SHALL BE THE SAME MATERIAL CONTINUOUS; PVC PIPE SHALL ONLY BE USED WHERE 3 FEET MINIMUM COVER CAN BE Iv1A/NTAINED UNDER PROPOSED FINISHED GRADES, EXCEPT IN LAND- SCAPED AREAS WHEFIE 2 FEET MINIMUM COVER IS REQUIRED. METAL PARTS ARE TO HAVE CORROSION RESISTANT FINISH. GALVANIZED PIPE PARTS TO HAVE ASPHALT TREATMENT -tt 1; FRAME AND LADDER ARE TO BE OFFSET TO PROVIDE CLEAR CLIMB-DOWN SPACE AND TO PROVIDE CLEAR VIEW OF RESTRICTOR DEVICE; FRAME TO HAVE ROUND SOLID COVER MARKED 'STORM' AND ATTACHED WITH THREE (3) 5/8-INCH STAINLESS STEEL SOCKET HEAD CAP SCREWS; 4. OIL-WATER SEPARATOR DETAILS ARE SHOWN ON DETAIL SHEET. 1. CEMENT CONCRETE CURB AND GUTTER, SHALL BE INSTALLED AS SHOWN IN ACCORDANCE WITH WSDOT STD. PLAN F-1 AS SHOWN ON ROAD AND STORM DETAIL SHEET; 2. ALL ROADWAY SUBGRADE SHALL BE BACKFILLED AND COMPACTED TO 05% 3. ALL PAVEMENT MAFIKINGS AND SIGNS SHALL BE CONSTRUCTED IN ACCOR- DANCE WITH WSDOT STANDARDS AND THE MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES BY MOT; 4. PLASTIC BUTTONS SHALL BE DUAL 4.HICH DIAMETErl TYPE 1 011 TYPE 2d IN ACCORDANCE WITH CITY OF TUKWILA LANE MARKER DETP,IL ALONG GNMENT SHOWN ON PLANS; REMOVABLE BOLLARDS SHALL BE PER WSDOT STANDARD PLAN H-13; ALL DRIVEWAY APRONS TO BE INSTALLED IN ACCORDANCE WITH CITY OF LA STANDARD PLAN R6. STORM NOTES 1. ALL PIPE SHALL BE INSTALLED IN ACCORDANCE WITH MO WASHINGTON STATE DEPARTMENT OF TRANSPORTATION SPECIFICATIONS (WSDOT) 7-02.3 AND SHALL BE LAID ON A PROPERLY PREPARED FOUNDATION IDENTIFIED AS "GRAVEL BACKFILL FOR PIPE BEDDING" IN ACCORDANCE WITH WASH- INGTON STATE DEPARTMENT OF TRANSPORTATION SPECIFICATION 9- 03.12(3). BACKFILLING SHALL INCLUDE NECESSARY LEVEUNG OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS WELL AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO MI- FORM GRADE SO THAT THE ENTIRE LENGTH OF THE PIPE SHALL BE SUP- PORTED ON A UNIFORMLY DENSE, UNYIELDING BASE. 1F THE NATIVE MATERIAL IN THE BOTTOM OF THE TRENCH MEETS THE REQUIREMENTS FOR "GRAVEL BACKFILL FOR PIPE BEDDING°, THE FIRST LIFT OF PIPE BED- DING MAY BE OMITTED PROVIDED THE MATERIAL IN THE BOTTOM OF THE TRENCH IS LOOSENED, REGRADED, AND COMPACTED TO FORM A UNI- FORMLY DENSE UNYIELDING BASE. TRENCHES INSIDE OF THE RIGHT-9F- WAY AND UNDER THE INTERIOR ROAD DRIVEWAY SHALL BE COlvIPACTED TO 95% OF MAXIMUM DENSITY. OTHER TRENCHES SHALL BE COMPAC'TED TO 95% OF MAXIMUM DENSITY; 2. ALL CATCH BASINS SHALL BE TYPE 1 OR TYPE II PER my OF TUKWILA STANDARDS. SOLID LIDS SHALL BE MARKED 'STORM". PRIOR TO FINAL PAVING AND CURBING, OR FINAL GRADING, ALL CATCH BASIN FRAMES AND GRATES SHALL BE ADJUSTED TO FINISH GRADE. ALL NON-INLET DRAINAGE STRUCTURES NOT ON PUBLIC RIGHT-OF-WAYS SHALL HAVE ROUND SOLID LOCKING LIDS UNLESS OTHERWISE APPROVED BY THE CITY OP TUKWILA. 3. ALL BUILDING ROOF DRAINS, BU1LDING/RETAINING WALL FOOTING DRAINS, AND ALL COVERED PARKING ROOF DRAINS AND/OR FOOTING DRAINS SHALL BE CONNECTED TO DRAIN AT 2% MINIMUM DIRECTLY To THE NEARBY CATCH BASIN/AREA DRAIN, AND BE 4" DIAMETER MINIMUM. NO ROOF OR FOOTING DRAIN SHALL BE CONNECTED DIRECTLY TO ANY STORM DRAINIVITHOUT A CATCH BASIN. NO ROOF DRAIN SHALL BE CONNECTED TO ANY FOUNDATION OR RETAINING WALL DRAIN; 4. NO FENCES,. BUILDINGS, OR STRUCTURES OF ANY KIND SHALL BE CON- STRUCTED, WHICH HINDER ACCESS TO THE DETENTION FACILITY ; 5. DURING BACKFILL OF ALL NON-METALLIC LINES, A GREEN TRACER TAPE (FOIL BACK) LABELED "CAUTION BURIED STORM" SHALL BE PLACED IN THE TRENCH TWO (2) KU BELOW FINISH GRADE; 6. ALL GRATES SHALL BE DEPRESSED 0.05 FEET BELOW PAVEMENT OR CURB LEVEL; 7. LID TYPES FOR ALL CATCH BASINS AS SHOWN ON STORM DRAINAGE IN- VERT TABLE ARE MANUFACTURERS MODEL NUMBERS PER OLYMPIC FOUNDRY. 8. PRIOR TO RECEIVING A CERTIFICATE OF OCCUPANCY, ALL STORM DRAIN PIPE AND CATCH BASINS SHALL BE FLUSHED AND CLEANED. UBMITTAL SET RI IN D CITY OF TUKWILA APPROVED tire RECEIVED DEO 2 1992 PERMIT CENTER NOT APPROVED: F.OR CONSTRUCTION UNTIL APPROYED 13Y CITY OF TUKWILA F12: 92142 CRYSTAL...DI/VG D.R. STRONG SCALE Consulting Engineers Inc. 10604 NE Zsith PLACE, 101 K1PKI_AND, WA 9tM3.1 -(206) 827 ENGINEERS PLANNERS SURVEYORS FAX NO: (206)' P.,V--2423 18 JAN 91 DRAWING NO. 92-1 42. 6 I .. I I U ° t R aw ..� 1 11R1 FL OF 3'd �� F 4 I ', GRADED OR DISTURBED .-"e.O<SV-sfloTrwi4 'SIDE SLOPE R� FILTER- ' FABRIC ; . "AA' N. 8 "3 y y < t FYM FABRIC hf/RAF7 900X BI EQUAL t 2 X 4 - 4' 0•G: -7 7 , 2‹, ;( 7 , * - ‘./x://, 1 TYPICAL X--- SECT/ON 2' X 2" X 14 CA WELDED WIRE FABRIC OR EQUAL CIA 7ER /AL. STAPLES OR WIRE p/M OR RINGS (TYPICAL) FRONT VIEW SILT FENCE DETAIL NOT TO SCALE 12`' MIN ROCKED LINED DI TCH SECT /ON 1' MIN /\\,4 TESC SWALE SECTION (Nor TO SCALE) NOT TO SCALE STAKE BALES TO MAINTAIN POSITION AS REQUIRED 1' IN FREEBOARD NOT TO SCALE 4 ° Y ?' SP'A:s T °. 6" 1 BURY BOTTOM OF FILTER FABRIC MATERIAL IN 8' X 8° ' - 4" TO 6" QUARRY SPALLS NOT TO SCALE STRAW BALES AS REQUIRED STRAW BALE SEDIMENT TRAP IN SWALE DETAIL • ._itit:14' !�1 :� 4 0 44 1.2/64,41040 - � i- : . = ��� ► 0 • STABILIZED CONS TRUC T°ION ENTRANC .. E DETAIL r 2 X 4" DOUG FIR 4' OR EQUAL 6 0 PROJECT misc PLAN AND DETAILS CRYSTAL RIDGE APARTMENTS 62nd AVE S .roc .5'UNWOOl? BLVD, TUKW /L.A, WA ....—_.. ..- .sa..lpiC /A�` n..,.,+;;;• �• .e��:...r {,.. /.. .... :J?•'r'lti'JA«8... . a.7 ..•,J'. .... I ..... / TEMPORARY DRAINAGE / SWALE DURING RETAINING WALL CONSTRUCTION IMBED OVERLAPPING STRAW BALES 6" iNTO EXISTING GROUND (TYP) SEE DETAIL L - • M am FIRST r 177:0 BSMT F.....168;6 N • .aa.•1 Await •• Oa* .• HMV. •• a••• �� ... .V. . . L . •'..',.I L. � . SILT FENCE SEE DETAIL • • \ Cg' 6: • - 4- TYP) POOL .. . 0000.....0 0 - 0 . ■ ._. orm . . .............. 1 i - " il l ..... ...... .... . ..... .....1... ..... ..;,.. ..... ...... 1 L� �.. ... A �. �.� •• ••• . .I FIRST FF ` 138.8 .... BSMT FF = • 130:0•., • HORSESHOE'.. AND PLAY AR • ...... FIRST' FV ' 162:7 BSMT FF •- 153.9 -_• •. ••■■■• i{A . •■••.a•l.h.0 m all M. _— ••• •••ms .a.• •• •-aY 6•a_ ,yss._ a•.• —.a_ J • T L /4 (Typ) r p 3 re y , r; STPAW •BALE :_ FDIMENT TRAP. j SEE' DETAIL FOR " REQUIRED VOLUME • EASEMENT • • 01■•••■ a•A-004:00a•••la , •iz........ .. ....... ........ ... - vim X • w 1_ ._.._ • ..••■• w • • ( ) • -F... m111•Y.l dm 1 ` /CB #11 . #12 • I \ #10 r • 10' CONSTRUCTION.. ail ____._ ❑ ___ ll._�__. n.. ,*- OVERLAPPING STRAW BALE DETAIL NOT TO SCALE -Cs #8 ROCKERY TO REMAIN �= STRAW BALE (TYP) - S:I.T FENCE TEMPORARY EROSION AND SEDIMENTATION CONTROL SWALE (TYP) SEE DETAILS CLIENT 62n d A VE S L TD PR TNSP 911 5th AVE KIRftLAIVD, WA 98033 &22 -6440 • Ck #13B 8.41;. A -\ 1 1 fi ....................... - =.•1.42:5 BSMT FF = 133.7 REMOVE ROCKERY TO PROPERTY LINE 1' MIN SEDIMENT CLFANOU LEVEL 0ww. •olit am no 0* ; : (11 1 0 1 4 I. 1 4 tl .•._..._...,. „ , .;._ _ --- 1 r J t. FILTER FENCE OR SIR BALE BARRIER AROU OUTI ET #1 QE '140' .1111. N .... L....• a.a.ars ....r walep ram wm m. ..1ss CB -# CB #4 • • • .m_ • • • • ..� .. :d •"'"......•11. .c ELEV •° 120.5 N WASHED DRA:N ROCK CB #24_- . . AW D ROCKERY TO REMAIN ELEV..3118.4 - .1 .• . • ' - r CR #4A \\ R•3' TEMPORARY SEDIMENT OUTLET • FIRST FF = 164.7 BSMT FF = ..155•.9 NOT TO SCALE • /-- 8 DIA (MIN), PERFORATED / ADS T.IBING TO R01TOM OF SEDIMENT TRAP Vi 1:rVI'il _ . Lt, f.=` .....a rr FIRST FF I = . . 1.77.0• -•• ri 11 . ` 1.. ..... BSMT`rr = 168.2 156 .......... .. .......... ... i... y „ TEMPORARY 12" i. ADS CULVERT _______:: ---- af..� « ail ww .wc ............ F IRST..FF..= ..141: O -... BSMT FF = . • 1.32.2" .•••... I • ,. MOMS am... . • .: m. _.. . REMOVE ROCKERY TO SOUTH PROPERTY LINE • REVISION w am w .._ ab.w.a_•ar s:r 30' 60' E: 1" = JO' GB #2 • , #22 ." • • CB #2A .1. / • 1$ THS INCH OE se 8 L2 9Z GZ 4 7Z CZ 111 II I 111111 Mil III] Itilt 111111 I 11111 . 01114 , 1111 ' 111 li411111111 1111111111 notice, it is due to the quality of the original document. CONSTRUCTION SEQUEL_ICE. 1. CONSTRUCT ALL THE SILT FENCES, OVERLAPPING STRAW BALES AND CONSTRUCTION ENTRANCES A3 INDICATED. PLACE OVERLAPPING STRAW BALES UPHILL, OF SILT FENCES 16 WHERE INDICATED AND BURY CE DEEP. le. 3. INSTALL CB #1 AND #2A WITH APPROXIMATELY 10' TEMPORARY ADS STUB WITH TEMPORARY OUTIET RISER ON WEST SIDE OF CB #2A TO RECEIVE FLOW FROM RETAINING 17. WALL EXCAVATION. l& 4. INSTALL STRAW BALE SEDIMENT TRAP AROUND TEMPORARY SEDIMENT OUTLET RISER TO CB #2A. 1 9 . 5. OVEREXCAVATE FOR, AND INSTALL SOUTHEAST RETAINING WALL, AND THE SOUTHWEST RETAINING WALL. DIFIECTTNEv AND/OR PUMPING DRAINAGE INTO TESC SWALE. 20. 6. INSTAU. CONTRIBUTING TESC SWALES AROUND BUILDING 2. PIPES, MAINTAINING USE OF CB #2A INLET STUB. PUMP ALL WATER FROM EXCAVATIONS TO CB #2A STFTAW BALE SEDIMENT TRAP. 8. INSTALL STRAW BALE SEDIMENT TRAPS AROUND CS #9 AND 04A, AND CONSTRUCT CONTRIBUTING TESC SWALES. 9. INSTALL CB #6A, #8, AND CONNECTING PIPES. 10. INSTALL STRAW BALE SEDIMENT TRAP FOR CB #5A, #6, AND CONTRIBUTING TESC SWALES AROUND BUILDINGS 't" AND 11. CLEAR AND GRUB FOR BUILDINGS 1 13°, V*, AND °D*, ADJACENT PARKING AND UTILITIES, 12. INSTALL CB #8A, #3, #7, AND CONNECTING PIPES. 13. INSTALL STRAW BALES SEDIMENT TRAP FOR CB #8, #7 AND CONTRIBUTING TESC L'WALES AROUND BUILDING 'K. TEMPORARY SEDIMENT ViTLET STRUCTURE. 0 VeiiP Z17) Cori) (: )irt GRAVEL STRAW BALES / WASHED GRAVEL CATCH BASIN CHECKED A RESSI MI 19 ME 113 114 Win IN 1111 MUM En5a 14. 1. 2. 3. 4. BEGIN CONSTRUCTION ON BUILDINGS cr, T AND * 0 11 , AND ASSOCIATED RETAINING WALL, PARKING AND MUMS. WHEN BACKFILLING IB ADEQUATE, CONSTRUCT STRAW wax scoimgwr IttAP AROUND CB 028 AND ABANDON TEMPORARY SEDIMEW OUTLET RISER TO CB #2A. INSTALL CS #13A, #138, #13, AND CONNECTING PIPES. INSTALL STRAW BALE SEDIMENT TRAP , FOR CB #13, CONTRIBUTING YESC WALES ALONG SOUTH AND EAST OF BUILDING V. INSTALL CO #16, #17 AND CONNECTING PIPES. INSTALL STRAW BALE SEDIMENT TRAP FOR CB #17, AND CONTRIBUTING TESC SWALE ALONG WEST OF BUILDING V. CLEAR, GRUB AND BEGIN CONSTRUCTION ON BUILDING 'A' AND "G", AND ASSOCIATED RETAINING WALLS, PARKING, • AND UTIUTIES. REMOVE ALL TEMPORARY EROSION CONTROL .MEASuREs A.FTER ALL EXPOSED GROUND SURFACES HAVE BEEN STABIUZED AND ALL POTENTIAL FOR ON-SITE EROSION HAS PASSED. INSTALL CB #22, #23, AND CONNECTING PIPES TO EXISTING STORM DRAINAGE SYSTEM. INSTALL STRAW BALE SEDIMENT TRAP AROUND CB fi23, AND #22, AND ADJACENT UTIUTIES, AND CONTRIBUTING T.,pc SWALES MOUND BUILDING "E", Ti", AND "F2". w* CLEAR, GRUB AND BEGIN CONSTRUCTION ON BUILDINGS "Fr, AND "Fr, AND ASSOCIATED RETAINING WALLS, PARKING, AND UPUTIES. REMOVE ALL TEMPORARY EROSION CONTROL MEASURES AFTER ALL EXPOSED GROUND SURFACES HAVE BEEN STABIUZED AND ALL POTENTIAL FOR ON-SITE EROSION HAS H 0.5' MIN BASIN N ANCHORS STRAW BALES SCALE CROSS SECTION T te mum sr spormill MUM PLAN VIEW STRAW BALE SEDWENT TRAP NOT TO SCALE LEGEND ADD PERFT.).1ATIONS TO TEMP. SEDIE■MT OUTLET OET.^.V.. SILT FENCE TESC SWALE OVERLAPPING STRAW BALES RETAINING WALL CATCH BASIN STRAW BALE SEDIMENT TRAP STRAW BALE SEDIMENT TRAP IN SWALE PROPOSED STORM DRAINAGE LINE GRAVEL CONSTRUCTION ENTRANLC3:1:71: R .i())L, ED Tr_ Crry lux CATCH BASIN, TYPE H CATCH BASIN, TYPE I AREA DRAIN AS NOTED 10602 NE 38th PLACE, SUITE. 101 KIRKLAND, WA 98033 'ENGINEERS • PLANNERS • SURVEYORS E1 2: 89268 AUGREV.DWG - 1 D. R. STRONG Consulting Engineers Ma PON D ED VOLUME TRIBU TAP Y TO INLET OR GREATER AS OTHERWISE SPECIFIED DRAWING NO. 89268.92 SHEET MAR I 5 IN PERMITCENTER (206) 827-3063 FAX NO: (208) 827-2423 OF 7 A -- 4 - 1 !c -012- I� _o „ 2 Car Garage I -• o 4 0 - -- ' -E : In ,a IT:u Footing Detail- Alternate i 0 .O /-1. �I Footing Detail CfrL£ 11' ( I o Footing Detail 0 # I 3 Car Garage ) A / ( 7 Cesar Garage tLATe I I !I Ic -0/.. 1 /z- SN�P1I.4106 NPILVl/ IOd C.!c> o c. L:6e r L "J • r-4 4 ..- r `r'TIN6 , Retaining Wail Detail - -4. /.. 11 I I, 10 11 4 on co c.. •- '`T. 'OS e- - 1401:47... c.- Tr v$wt.S a 1 w r'=•a. :?- C. () 45 FE.ek;z. corJT. - �g co tic. w/ (2) # 5 fz,e.- .. �vrJT. - A Os Loot -L..5 I ( 4 Car Garage - \•..`��r+ .. ✓'��' 1 3 RECEIVED C Ty OF TUKWILA PERMIT CENTER I0 1 . Ois. APPROVED IIIIIIIIIIIIIIIIIIIII!JIi11II I�IJItJtfl(►[IIII U 1ETHS INCH 1 2 0€ 63 Be [:z 93 SZ t' £3 33 12 0e, 6! 8! 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'a 6 �. .,. - .Y.: ; a-, - .122 EXISTING CONTOUR FINISHED GRADE CONTOUR PROPOSED RETAINING WALL EXTRUDED CURB CONCRETE CURB & GU "TER DRAINAGE SWALE STORM DRAINAGE LINE HEIGHT OF RETAINING WALL GERA 1 36 ' • ' . ' .. ... ALL PA • iitSS••ARE CAN111:EVER '•`••. X 34 DECKS (T p). 9• . FIRST t311.8 1'1V V05 FINAL GRADE SPOT ELEVATION t9, F: - • • GRADING & ROAD PLAN G'RY.STAI. RIDGE CONDOMINIUMS 62nd AVE S & .S+w1hlIMOOD BLVD, TUKWILA, WA A tATIVAT AEL RETAINING WALLS TO HAVE RAILINGS 42" MINIMUM ABOVE ADJAITEIT ACCESSIBLE SURFACE'S PER ARCHITECTURAL . PLANS VIHEREVER WALL. HEIGHT IS GREATER THAN 24 INCHES SEE NOTES CB 1 4 i 7A r 'e..o v,. ..w.I. • • • f ROOKERY RY TO RaIAIN CLIENT • f r .2 I. ... CORY',._ E • •+aa.. • ( •••.•• / * • F IR51 •f: ,. .,, ..12,5 �. .••• F3SMT IT 133.7 ... ....1 � ... � _ EXISTING ROOKERY TO REMAIN (411, V -7) \••• \C \ \ ■ \\ s x • 'l? ` .. \ • • 1 t N-. - -nisi~ 'GARAGE 15 T99•., .•I' { 1 9 7 8 • • 1 88•.•.. 1 90 .•.•...• I . NV' • . ..., • r . v wd Y•►. t, •7 48 .. GARAGE r,o �. r �-,. • f•- x -,�' _.._ . • ��g j•• • ip - .., Me a .... Y..1 • ur; t t!.% \. REMOVE ROCKERY TO PROPERTY UNE, RAGrc '� •,�i ..4' GARA • j ° �4• _ • . .••..•• Ftir•1 164. EKSM1" FE •• .15 ....,..16 • •• • • 1C rHS INCH 1 2 173 '...CARPORT...-. f GARAG -. ' ; _AD_J r Af) #52 .,,---_..._._ i ENIOVIE••£ STING 1 •WILDING''•••••..... CUREI •At�fg G1ITTQT-•' DETAILS ,B17L4 ............ nar 4 ROCKERY REMAIN 51 1 c * 3 A1 t • ° ^C i • I To 'INSTALL ROCKERY AT PROPERTY LINE ! PROPOSED 113 IF ROCKERY i MATCH EX!5 R NG 1 $F; Roc: ERY OETAII. \`) ) •�� • •• yam ,., � SCHNELLER HOMES, INC. 6610 saU T-rcEN rER BOULEVARD, SUITE # TUK(NfLA, WA 98188 248--2471 FIRST I F z 117•0) ... ! GARAGE [ - +?jt 11••••••Llindai goOKISO J36•1/414 OM as. f i'41; . ............... • ... .. X14 . d ... ... ......... 13B ....•...:... .. ........... .... .. • B�'M T Fi•' _ " 2 1'1'34 ..... •..... • rte • ' • li •i 1•.. Y• M1. 1�(.' REMOVE ROCKERY TO SOUTH PROPERTY •LINE ,Gc3 #3 CC # r f cvSt3� .f !. ..Y.. ,.,•xf..f sit` i I!' I�III�I�I�I�I�I�IIIlili +iil�l�l�llll i�ill:il(Lf ''I 1 pll ;.. III.' , I(I ; �� IL LiL °3 4 5 6 7 i II NOTE: If the mi.crofilted document is less clear notice, it is due to the quality of the original 4 's 1 _. - 1 1 _._. . I I ;..ter_.__. ..,.;.._...._.) . EX. ROCKERY 11 111I . 11.11111 - 8 than this REVISION DETAIL 4 1N TESC PLAN EASTERN EXTENT OF ,/ ROAD RECONSTRUCTION ,E SAW CUT EXISTING / PAVEMENT. CURB AND GUTTER MATCH EXIST. OW, 4 PLACES) MAINTAIN EX. FRAME & GRATE AGAINST EX. 'CURB NO. DATE 2 4/1/91 ADO BOLLARDS, CORRECT NOTES ADD SiGNS/STOP BAR, REVISE N CURB MULTIPLE . ,STORM DRAINAGE AUGNMENT REVISIONS 3. 4. 5. 6. 7. 8. 12' MAINTENANCE ACCESS ROAD PAVING SECTION PER DETAIL INSTALL 20' DRIVEWAY CURB AND SIDESIALK OUT ANE 5 BOLLARDS AT 4 o.C., REMOVABLE tOsitrLO DRAWN CHECKED D. R. STRONG Consulting Engineers Inc. i0604 381.1i PLACE, SUITE 101 KIRKLAND, WA 9801; ENGINEERS PLANNERS • SURVEYORS DATE 18 JAN 91 (2Ce) 827-3003 FAX NO: (206) 827-2423 DRAWING NO. 92-142.6 SHEET 2 OF 7 ALL CONSTRUCTION SHALL PE IN ACCORDANCE WITH THE CURRENT WASHINGTON STATE DEPARTMENT OF TRANSPORTATION (WSDOT) STAN- DARD SPECIPICATIONS FOR ROAD, BRIDGE. AND MUNICIPAL CONSTRUC- TION WITH ACCOMPANYING STANDARD PLANS AND THE CITY OF TUKWILA STANDARD PLANS WHERE APPLICABLE. ALL MATERIALS INSTALLED SHALL BE NEW AND OF THE BEST AVAILABLE GRADE OR QUALM; THE BENCHMARK FOR THE PRO4ECT SHALL BE THE NE FLANGE BOLT OF T,HE FIRE HYDRANT, BEING 170.75, DATUM OF THE CITNEOE TUKWILA SEWER DISTRICT AS SHOWN ON THESE PLANS BEING 15 FEET NORTHEAST OF THE NORTHEAST PRO'PERTY CORNER OF THE PROJECT SITE AND AS SHOWN ON THE ALTA SURVEY, SUNWOOD PHASE 19 BY TRIAD ASSOCIATES, NOVEMBER CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS PRIOR TO BEGIN- NING CONSTRUCTION. THE FOLLOWING DRAWINGS AND SPECIFICATIONS SHALL Be MAINTAINF.D AT THE JOB SITE: P C I IIO ; F TuKWILA PUBLIC WORKS SEWER CONSTRUCTION AND DE- VELOPMENT STANDARDS . CITY OF TUKWILA PUBLIC WORKS WATER CONSTRUCTION AND DE- VELOPMENT STANDARDS AND MUNICIPAL CONSTRUCTION WITH ACCOMPANYING STANDARD CURRENT WSDOT STANDARD SPECIFICATIONS FOR ROAD, BRIDGE - THESE PLANS; PRIOR TO ANY CONSTRUCTION/DEVELOPMENT ACTIVITY A PRECONSTRUC- TION MEETING IVIUST BE COMPLETED WITH THE CITY OF TUKWILA; ALL TEMPOFIARY EROSION AND SEDIMENTATION CONTROL FACILITIES MUST BE IN OPERATION PRIOR TO CLEARING AND BUILDING CONSTRUC- TION AND THEY MUST BE SATISFACTORILY MAINTAINEO UNTIL CONSTRUC- TION IS COMPLETED AND THE POTENTIAL FOR CN-SITE EROSION HAS PASSED IN ACCORDANCE WITH THE TEMRARY EROSION AND SEDIMEN- TATION CONTROL PLAN AND CONSTRUCTION SEQUENCE; THE TRAFFIC CONTROL PLAN ASSOCIATED WITH ROAD RECONSTRUCTION SHALL BE ADDRESSED ON A SEPARATE SUBMITTAL FOR APPROVAL TO CITY OF 'TUKWILA; LOCATION OF EXISTING FACILITIES ARE APPROXIMATE ONLY, THE CON- TRACTOR IS RESPONSIBLE FOR REVIEWING ALL AVAILABLE CITY AND/OR COUNTY UTILITY AS-BUILTS FOR VERIFICATION PRIOR TO STARTING CON- STRUCTION. NOT ALL FIELD CONNECTIONS ARE SHOWN AND THE CON- TRACTOR SHALE. FIELD LOCATE AND EXPOSE ALL CONNEcTfONs PRIOR TO CONSTRUCTION. CONTACT ALL UTILITIES IN THE SERVICE AREA AT LEAST 90 HOURS PRIOR TO STARTING CoNsTRirmoN,BY USING THE ONE-CALL LOCAT'OR SERVICE AT 1.e00;424.6555. CONTACT THE CITY OF TUIENILA PUBLIC WORKS DEPARTMENT TWO (2) FULL WORKING DAYS PRIOR TO STARTING CONSTRUCEION AT 03.0119. THE CONTRACTOR SHALL IMPLEMENT' ALL TRENCH SAFETY MEASURES RE- ouiRED BY FEDERAL, STATE AND LOCAL LAWS, AND REGULATIONS, AND AS NECESSARY TO PROVIDE FOR 'THE SAFETY OF THE WORKERS AND THE GENERAE PUBLIC. 1. PIPE SPECIFICATIONS ARE BASED ON DESIGN CONDITIONS FOR COM- PLETEEEPROJECT. DURING THE CONSTRUCTION PERIOD THE CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS TO PROTECT ALI SUBSURFACE ‘2. PIPE. SPECiFIED AS CONCRETE (CP) SHALL BE NON-REINFORCED, ASTM C- 41; PIPE SPECIFIED AS coluluGATgp METAL. (CMP) WHICH IS LESS THAN 48! IN DIAMETER, SHALL oe.13ApiAkIzEt.) STEEL, 2-2E3 X 1/g-INCH CORRUGA- TIONS, 16 GAGE, MSETTO M-36,- WITH TREATMENT, #1 ASPHALT COATING OR BETTER,- OR CORRUGATED ALUMINUM PIPE '0-2/3 X 1/2-INCEE CORRUGA- STEEL PIPE SPECIFIED AS CMP WHICH LARGER THAN WIN DIAMETER SHALE 8E GALVANIZED STEEL, 2-2/3 X 1/2 INCH CORRUGATIONSE12 GAGE, AASHTO NE36, 'WITH TREATMENT #1 ASPHALT COATING 014 BETrER. WHERE SPECIFIED AS DUCTILE IRON PIPE po, PIPE - SHALL CONFORM 'TO AMA Ci51, COATED INSIDE AO OUT.. PIPE ,SPECIFIED, AS smoOTH INTERion p O l U e l E RE H M AKrc ENT O S R i4 0; 0 AA .,f5 S ip H E T 0 0 ii D E E 0 S u IG A N L ATION, i:+Nia SHALL BE AO! N 2 STOOM DI1AIN:AND AREA' DRAIN PIPES SHALE BE:.OF THE TYPE SPECIFIED ON THE, MANS IN ACCORDANCE WITH THE FOLEOWING; TYPE AT THE CONTRACTORS OpTIOI4:$HALL btomP TYPE 2 OR TOO 2 - T CPEP, P VC CP, OR T 3 BELOW; TYPO PIPE; 4. ALL' pipe RUNS BETWEEN .ANY IWO CATCH BASINS SHALL BE THE SAME MATERIAL. CONTINUOUS; : 5. PVC PIPE SHALE owl BE USED WHERE 3 pee* mINIMUm CoVEA CAN BE MAINTAINED UNDER:PROPOSED FINISHED G ES, EXCEPT IN LAND- SCAPED AREAS WHEhE 2 FEET MINIMUM COVEF,1,16 EQUIRED. • NOTES 1. METAL PARTS'ARE TO HAVE .cprolosioN RESISTANT FINISH. GALVANIZED - PIPE PARTS TO HAVE ASPHALT TREATmENTIOI: FRAME AND LADDER ARE TO BE OFFSEPTO PitOVIDE CLEAR CLIMB-DOWN - SPACE AND TO PROVIDE CLEAR VIEW OF RESTRIOTOR DEVICE; FRAME TO HAVE ROUND SOLID, coveR mi.Bp:F1,0 "STORM" AND ATTE O'HED WITH tHREg {3) 5/8-WCH STAINLESS STEEL: SOO& HEAD CAP SCREWS; 4. 99.ANATEA SEPARATOR DETAILS ARE SHOWN (*DETAIL SHEET. CEFAEkr cowatt,- pURB AND GUTTER, SHALL BE INSTALLED AS SHOWN IN ACCORDANCE. WITH W$DOT STD; PL.AN P•4'AS SHOWN ON ROAD AND 2. A R :U SHALL BE BA CKF D COMPACTED TO 95% DENSITY; . 3. ALL PAVEMENT MARKINGS AND SIGNS SHALL, IV CONSTRUCTED IN ACCOR- DANCE INITH WSDOT STANDARDS AND THE MANUAL ON UNIFORM TRAPFIC PLASTIo BUTTONS SHAEE BE DUAL 4-INCH DAMETER TYPE OR TYPE 2d IN ACCORDANCE WITH CITY OF TUKWILA LANE MARKER DETAIL ALONG ALIGNMENT SHOWN ON PLANS; 5. REMOVABLE, BOLLARDS sHAt.t. BE PER wspar trik.NBArto PLAN H-13; 6. ALL DRIvEWAY APRONs TO BE.INSTALLED IN ACCORDANCE WITH CITY OF TUKWILA 'STANDARD PLAN A6. " 1. ALL PIPE SHALL BE1NSTALLED IN ACCORDANCE WITH 1988 WASHINGTCN STATE DEPARTMENT OF TRANSPORTATION SPECIFICATIOEIE: (INSDOT) 7-02.3 AND SHALL SE LAID ON A PROPERLY PREPARED FOUNDATION IDENTIFIED AS '`GRAVEL BACKFILL FOR PIPE BEDDING" IN ACCORDANCE WITH WASH- INGTON STATE DEPARTMENT OF TRANSPORTATION SPECIFICATION 03.12(3). BACKFILLING SHALL INCLUDE NECESSARY LEVELING OF THE TRENCH BOTTOM OR THE TOP OF THE FOUNDATION MATERIAL, AS Wel AS PLACEMENT AND COMPACTION OF REQUIRED BEDDING MATERIAL TO UNI. FORM GRADE sp THAT THE ENTIRE LENGTH OF THE PIPE SHALL BE SUP- PORTED ON A UNIFORMLY DENSE, UNYIELDING EIASE. IF THE waivE MATERIAL IN THE BOTTOM OF THE TnENcH MEETS THE REQUIF1EMENTS FOR "GRAVEL BACKFILL FOR PIPE BEDDING', THE FIRST UFT OF PIPE BED- DING MAY BE OMITTED PROVIDED THE MATERIAL IN THE BOTTOM OF THE TRENCH IS LOOSENED, REGRADED, AND COMPACTED TO FORM A UNI- FORMLY DENSE UNYIELDING BASE. TRENCHES INSIDE OF THE RIGHT-OF- WAY AND UNDEF1 THE INTERIOR ROAD DRIVEWAY'SHALL BE COMPACTED TO 95% OF MAXIMUM DENSITY. OTHER TRENCHES SHALL BE C01+.4PACTED TO 95% OF MAXIMUM DENSITY; ALE CATCH BASINS SHALL BE TYPE I OR TYPE II PER CITY OF TUKWILA STANDARDS. SOLID UDS SHALL BE MARKED 4 STORMI. PRIOR TO FINAL PAVING AND CURBING, OR FINAL GRADING, ALL CATCH BASIN FRAMES AND GRATES SHALL BE ADJUSTED TO FINISH GRADE. ALL NON-INLET DRAINAGE STRUCTURES NOT ON PUBLIC RIGHT•OF-WAYS SHALL HAVE ,RdOND SOLID LOCKING LIDS UNLESS OTHERWISE APPROVED BY THE CITY OF TUKWILA; ALL BUILDING ROOF DRAINS, BUILDING/RETAINING WALL FOOTING DRAINS, AND ALL COVERED PARKING ROOF DRAINS. AND/OR FOOTING DRAINS SHALL BE CONNECTED TO DRAIN AT 2% MINIMUM DIRECTLY TO THE NEARBY CATCH BASIN/AREA DRAIN, AND BE r DIAMETER MINIMUM. NO ROOF OR FOOTING DRAIN SHALL BE cONNF.CTED DIRECTLY TO ANY sToRm DRAIN WITHOUT A CATCH BASIN. NO ROOF DRAIN SHALL BE CONNECTED TO ANY FOUNDATION OR'RETAINING WALL DRAIN; 4. NO FENCES OR STRUCTURES OF ANY KIND SHALL BE CON- STRUCTED, WHICH HINDER ACCESS TO THE DETENTION FACIUTY ; 5. DURING BACKFILL OF ALL NON-METALUC LINES, A GREEN TRACER TAPE (EOIL BACK) LABELED "CAUTION BURIED STORM" SHALL BE PLACED IN THE TRENCH TWO (2) FEET BELOW FINISH GRADE; AU, GRATES SHALL BE DEPRESSED OD5 FEET BELOW PAVEMENT OA CURB LID TYPES FOR ALL CATCH BASINS AS SHOWN ON STORM DRAINAGE IN- VERT TABLE ARE MANUFACTURERS MODEL NUMBERS PER OLYMPIC FOUNDRY. PRIOR TO RECEIVING A CERTIFICATE OF OCCUPANCY, ALL STORM DRAIN PIPE AND CATCH BASINS SHALL BE FLUSHED AND CLEANED. SUBMITTAL SE APPROVED R PUBLIC WORKS * WO% RECEIVED CITY OF TUKWILA JUL 1 4 1992 PERMIT CENTER NOT APPROVED FOR CONSTRUCTION UNTIL APPROYED BY CITY OF TLIKWLA F12: 92142 CRYSTAL DWG STORM I NE 1'4" µIN. 41_EARANGk: 6" WATER t iNF_ 8" MIN. CLEARANCE L Ff 1'hIF • �tA FH F'F 17 ,P A•LL . PATIOS ARE CANTILEVER DECKS (TYP) FIFE3T' 1F 2.3 ' 8St4T. FF i53.9 r: . •' TYPE 2 Ca #12EY • • ••C.,. It • , Krw • • w • 7 •‘•• • • ••••b 5 • rE iisk#T AFB FIRS' F 1425 BSM1 "'OT �' 1 33.; ,REMOVE' U:Kf'kZ1 Th PI OPERTY .LINE . I2.u ' se +,z ( .t;z zz tz OZ s1 81 L1 491 1x111111111(111101111I 11111111I11.111 1111 6 I 1 i i � 1 1111111 .1"° r � -• S�i`��j"����r� r l R C r r_f+ ! .. 4! h_ . c�'_ '" .�•a"F_' >e:�� ✓.�•sn X41+ 5�:: f +✓.!.. } .xa.C.&.' CB X51 (1) 1 TYPE 2 +^ip Wsi4WSY'� RES,19 pd EI2Y'TO soJn1 F'ItOPERrr LINE 3' 4 5 6 7 .•_s%wor - i_: r.. - rxv.:.. .n.d::=..... w •- •^#z•+,v.:.. rma::i. , w„ Y _.::.,,+. - ..c.,:...c�•..,:t:_ ,,,,: ma y.. t ;,,..:; 'G NOTES If the microfilmed document is less cleat than this notice, it is due to the quality of the original document. ••• . • .•••. f • ....* • • a_ :.: • ,.„ • • PIPS 1 FF 1 77.0 BSIAT H'r ci'168.'4 S ....,- ss ss • *m.. • lo .c DATE BY A 'R R 'AS1`ON tot, BUIl 1fayoARAGE /CARPt`.ftT RCC moms cGN?4ECt wet WAILS PRAM TO AIttA 004, ADD `EXQSflrrG` Tr) INVt tT TABLE 11I1L isitmrA4E AIJC•Ititwr RtAf 0AlS yC #:'.tii:r : I NY L D . P.ij'E "PIPE; PIPE SLOPE CB M TYPE IL IN OUT TYPE DEPTH DIA LENGTH TYPE • % COMMENTS /ry rry r... _••Tr.... 10 ` AD 128.80 126:12 126.12 2.68 8 I 128.80 124-'87 7 ` I I '129.80 123:87 5 II 130 :'20 , /23.23 6 I 129.30- 4 II 133.00 123:0,1 ( S) 123:63 MH30KC ' 9.97 ( '3 I I 129.50 `` 122.08 14N30KC ' 7.42 2 , I 122:20 118.18 118 :18 SMSOG 4.02 I I 120.87 118.12 118.12 SM5OG 2:75 '13 1 142.00 - -- 138.25 5M50G 3.75 12 I 140.00 '135.28 135.28 SMSOG 4.72 11 ''I 128.00 1 24.96 124.96 SM5OG 3.04 ..° 12 14 AD `138.00 - - -- 133.02 -- 4.98 30. AD 158.20 -- 154.81 -- 3.39 24 C I 152.40 149.03 149.'03 S1450G 3.37 22 1I 143.00 136.68 ' 136.68 141130K ' 6.32 20 II 14 .60 136 11(W), ` 136.11 41 9. 14 13 6 4 6 .t36 ) 17 II 142:.90 ,'134:$6 'MH30K 8.04 15 I 137.70 114.67 ) 134.67 SM5OG 3.03 135.00( )' 12 '16 AD "'137.30 - -- 135.22 - -- 2 08 '18 ` I 146'.70 - -- '143.63 SM5OG 3:'07 21 AO 13490 - - 145.50 - 2.00 23 , I 139.80 -- - 136.80 41500 3.00 28 AD 153.20 - - -- 151.20 -- 2.00 124.59 SM5OG 4.21 123.87 14H30I(C 123.23 M1130KC 153. .•0,148 q(I)'148 41 SMSOG 4.59 148.41(N) . I '`149.50 146.50 "146 .50: SM5dG • ti3.00 47 AD 176.20 - :174.'20 - - AD 166.10 164.10 164.10 'Sr45OG dHEdkED 38 ' AD 176.'50 - -- 174.08 - -- 2.52 X 37 I '173.90 171.38.''170:88 SMSOG. 3.02 36 I 170.40 - 167.33 167.'33 ''SM5OG 3.07 i2 I 165.00 161 98 " I61.98 SM50G 3.02 31 I 164 160 .44 160'44 EXIST 3.62 - , 33. • I � -172:60 - 170.60 - - -- 2.00 173.30 170 30 170 :30 SM50G 169150 "` 166.50 166.50 SM5OG 50 I 169.80 '165.36 165.36 S1450G 48 " I''° 163.0 '160.70 160.70 SM50G' 45 .`I 164.00 160:42 160.42 SM5OG 44 "1 152.00 149.00 149.00 *' SM506 52 AD 178:20 - - -- 176.20 - -` 2.00 173.00 170.00 170 :00 SM5OG 3:'00 49 AD '164:50 -- 162:50., .w . SW. OF. „RDG B 3.0 FROM 10 TO 8 8 125 SE,1OF '818G 8 12 15 2 4.8F,R6 SW OF BLOB, . 60 127 4 0 .5'DlET..(7 ;TO 5) 'SEPOF BLDG C ''15 33 2 0.6 FRt:Ti,6,10 " 4 SE QF BLD` C '12 8 1 15.O FROM 6TO5 E .f. 8 C X153 2 0.6 'FROM , ,4 TO - 3 SL LDG D / FROP 1213 3 3` 0.0 ' F R N 3 T Q 2 .: . SE OF BLDG 0 "12 13 2 0.5 -;FROM 2'TO;;, E, "`OF BLDG D - - - IN ROAD NE OF BLDG ' 12 33 1 9flFROM13TO12 NE OF BLDG 0 12 43 4 ` 24.0 °FROM 12O "11 SE OF�6LQG "Q 12 4 24.0 "FROM 11 40 3 F BLDG 27 1'36.0 '36.6111614'14 TO 4 .NW OF BLDG 6 36 4 17.0 3610 24 W OF BLDG A 12 65 4 19.0 FRO11 24 TO ;22 ,SW OF BLDG A 12 113 2 0 5 ;FROM 22,10 20 . SF , OF BLDG A 12 26 1, 4 .8 °'FROM 20 TO 17 . N(WI „OF 'BLDG 0 '12 19 3 1.0 FkOM.17•10''15 F OF BLDG 90 1 '12.0 FROM 15'1`0 7 E OF ?DLD,G, 6 6 18 2 1.2 FRO)l''16,�TO •15 NW OF BLDG C , s 12 112 1 7 8 ''FROM ,1 8 ! 17 N F '2110 20 49 1 19.2 'FROM '21 ,T0 20 Hll 12 ; 24 2 0.5-FROM 2:TO 22 �Slc.OF.,,BL ,IG . 121 2 1 FROM 2Q "T0 26 SE. OF' LPG s',A :. 12 16 •4 11:9 IRDI4 26 TO 25 SE OF,BLDG � • 12 26 a. `15.0 "FROM '25 T0 ": NE" OF ' `BLDG ; A 60° 1 ' 22.'7 °`FROM'29 •TO'26 N BLDG .G 6 '37 2 7.3.`FQM 38 TO 17 ,E 81-0G `G N. 12 '3 3 9 6 ,FRO1t 37 ,TO 3 SE BLDG G D 5; FRO S 'FO 32 N .,819.G' A 24 2 6.4 F OM�;3 TO 33 EXXSTI 126 2 1.8 ,FROM.•.33,;,TO 36 SW BLDG "G 2 NE .131,DG F2 '6 34 2 17.4 'FROM, 55 TO '54 3 ,', NE:BLDG F2 W a 12 '33 1 "11.S ..'FROM 54 'TO 53 3 X 00 . E BLDG ',F2 12: 76 2• 1 5 53 TO '50 4.14. W BLDG 'F1._ 12 30 4 '' 15.5 FROM ;,50 TO 48 3 00 .. NE. B1:DG 12 14 2 `' 2.`0 ``FROM48JTO 45 3.58 ,.." NE BLDG E 8 4 19.7 FROM 45 TO 44 SE.BCOG` E NE BLDG :Fl • 6 ;�'36- .2 FROM 52,10 51 ,NE: BLDG F1 12 32' ' 1 �14.5 °FROM 51 TO ""50 2.00 N BLDG E 6 28 2 6.4` „FROM ,49'TO'48 NE° iBLDG Fl 45 ;1 '22 4 y FROM 47 TO 45 2.00 SE BLDG F1 48 1 1: 7 < FROM 46 TO 45 CATC4'FASiN, 'T E I 'CATCH BASIN, T E : 11 CATC�1 F3ASIN /AREA `DRA114' `CATCH ASIN /AREA DRAIN 7106F ",DOWN AND ' TIG }-i 11JNE 'ADS °TO • CA�7 CM BASIN 'a,RE n ' ORAIN `PROPOS `S1'(�F2t b 2AINAGk:" LINE .m XIL; f (; , STORM ''DRAIN LINE kIS114G WATtR '1_ PROP( ��' FIREFLO 'WA•TER UfIE PRO ),' ►A1 SEF� iCt F >ftOPOS F7 SANITARY •Sf EXIS11NG"SANITARY °SE PROF'0SE0'�°RrJAINlNG `WALL • TRONG g g z Iit I ` ln a�r� E '10604 NE. x tti PLACE, st)i� 001 . t Y?PKt_A 413, WA 91103: (206),•827 -300.5 ENGINEERS • PLANNERS VE YORS r: a�t P10: 466) L 27 -2 423 � SUIT ) g27.-24 OPENING PER STRUCTURAL PLAN PARKING ACCESS PROJECT FILL WITH JUTE �XASCAPPE SLRLi PPOFC'S'ED 5ioE'aALK :' tF:1w -.. 12' 1At:1 RETAINING WALLJPIRE DETAIL DRIVEWAY APRON J m m to m ACCESS EMERGENCY\ \ ' 5' 1 5 PARKING TURN POCKET FLO%M.INE NOTES: 1 OVEREXCAVATE TO A MINIMUM OF 17" BELOW FINISHED GRADE 2 SEE GEOTECHNICAL REPORT FOR ROAD SPECIFICATIONS 3 EXISTING CURBFACE TO CURBFACE DIMENSION BETWEEN OUTSIDE CURBS IS 36' 4 ROAD SHALL BE REMOVED AND REBOIL TO MATCH EXISTING GRADE AND SECTION DIMENSIONS r CURB AND GU TIER (TYP) 4 rz�f1, \ AGE NOT TO SCALE: RETAINING WALL SECTION al -al 'Mr:Yr IC, `;CA.:-E / !! 'A /14.5' C•(`(P�".•+ 1! --- . I 4 ' .0,4 O ,.- 4 ., Ji �4# ' �p 1 ll =ti. ►i jis•=i s`S••� tr �rt4li s • • .•.i 41 p.o.*iStsr1 - - - 1 I 1 7 NOT rr) :SCALE. T I NS' L.2, ANI) \. / \ :t. ' : 50" ON, C4.:.t4 Ir.RS • WSDOT CLASS B CONCRETE PAVEMENT NOT TO ;SCALE i A A AA' \\ X "r DUCTILE IRON CONVEYANCE ? PIPE: "/>:‘`,?, X " +4 MIN 0 P i; SLEEVE WSDOT CLASS B CONCRETE PAVEMENT 1 EXISTING SIDEWALK, CURB AND CUTTER TO REMAIN � 2/9 2y Lam'". "�•�tb�'""J'?j• LANDSCAPE STRIP TO REMAIN SEE LANDSCAPING PLAN FOR RESTORATION DETAILS 1 cre m WSDOT CLASS B CONCRETE PAVEMENT EXISTING SIDEWALK, CURB fYP) CURB AND GUTTER 1 TO REMAIN SWAL j I ■ &Are {1 1 . 1 _ 1 • y.. .11 .t • •••. • SUBCRADE - - IMPORTED BASE COURSE OF FREE DRAINING "PIT --RUN" 5/8" CRUSHED ROCK TO 95% DRY DENSITY SECTION_A2-A2 DUAL 4" TYPE 2d RAISED PAVEMENT MARKERS (RPM) 0 18' C.C. INTERSPERSED WTH 5 SETS OF DUAL 4" TYPE 1 RPM 0 3' O.C. (PER CITY OF TUKWILLA P.W.D. LANE MARKER DETAIL) EXISTING SIDEWALK, CURB AND GUTTER TO REMAIN \, ) itt 4' 1 III` \ .2._ ILL I \ 4' o rb SECTION A3 -A3 SWALE I f 0.5' 5 . lsn' r. xr.✓ s.^- ia% �..I"r3,`,':2T�'- •.,'F'_r,J�S:: rf4v;x:`rxE�. z;! t :1�':l<�.r.:.,:,n�n�,'_'�x`r.+. , ,. _. ,l TYPE 30 CATCH BASIN 134 13 • '.30 128 126 124 • 122 120 11E . 116 15 FROM CB /3 CLIENT .ROAD & STORM DETAILS CRYsTAc. RIDGE APARilWig CONDOM/ VMS' 62nd AVE S rPc SUlVW400 BLVD, TUKWILA, WA CR ii5A NOT ': 1, CB {J5 - - \ a #2, s4 TYP F. R. O. P. SCALE 1"..3' PE!.;. 1' T . . 119.50 LOP Et. = 128,00' - OV€RROW EL >* 127.50' STANDPIPE SHALL BE 15 CMP WITH A 12'0 CLEANOUT - -- If" W 125.00' ORIF/G•E DIA. " 1 -7/8" le 12" 01 .• 12275' 2' MIN ORIFICE DIA. .- 1 -1/2 IN •n > 60" TYPE 4 W/3 LF 36" TYPE 4 CB CONNECTION AT EACH END MIN. DRAFT ON THIS SID 4 ze" t.4 PLAN VIEW HOOD ATTACHES AS SHOWN 1 ;, ?'1 (ALA. SiOt SS FOR 314" 6OLT. WASHER 1 NU) SECTION C-.0 SIDE INLET..DTAIL 1E = 123.00 SECTION A-A SECTION C-C I•'10 TO `;( ',ALE INSTALL 10' WIDE RITTERINGS REINFORCED - PAVING PER SECTION FROM Ct3#2 TO CB //3 RETAINING WALL, SEE STRUCTURAL ENGINEER PLANS FOR VAR TH, MAX. HEIGHTS, AND FOOTING TYPE (TYP) 42" MIDI. ' FENCE PER ARCHITECTS PLANS (TYP) { TOP OF RETAINING WALL LEVELING PAD 7•k " 1I 4v " It QY.'TYP. TO • C ., H-5.3' (6'MAX 1354 REF. 1' MIN (TYP) t4 " TYP.Hl_ SECTION 8-B - FINISHED GRADE • INSTALL. 4" ADS UNDERDRAIN PLR GEOTECHNICAL REPORT TO CB X11 NO. DATE 4.0' -- _ _ «;+._ -- 3.5' 2 ' 126 124 15 "0 CPEP STORM DRAIN •22 SCALE sECnoN REVISED SECTIONS A3 -A3 AND B-9 1 % " DIA I4040 42" MIN. RAILING PER ARCHITECTS PLANS (TYP) • - X ' __-- DOMED 1 3- MR ITYP (•4 tar. IV - 31TALHAENT DCT1& PRECAST CEUENT CONCRETE 8LA1PER CURS CURB AND GUTTER DETAILS Pr-\. P 1F U To fieitielori ...: '' BUILDING "D" 8SI,MT FF = 132.'.% 1301 Pr+.TIO ii FINISHED GR E „•._ !'A 1 h! • Y" MAX - X'-. :1.0'' _ .. I 1 MIN MANGE CNt2 /FROP ACCESS LOCATION ADD APO ORAO $ CURS tiAET _...__ J 1 son4 004 a004 VOA f depth NOT .11; �;CALt =A Por,menl 4" 1 1 174•14IN 1 0l 1 AX r MH #1 tt.n'* (rout CLOSEST FACE OF BUILDING IS 55' - -B FACE OF' BUILDING r. rM ei l,rb et *9440 Lad CEMENT CONCRETE CIAO - -BUILDING' FOOTING, SEE STRUCTUR AL ENGINEER PLANS FOR DETAILS (TYP) I� - - w OVEREXCAVATION 8,"0. PVC 120 Se FOUNDATION PREPARATION SANITARY PER GEOTECHNICAL SEWER REPORT AND REVIEW 132 13 128 4 444 0K 02 126 rov '=ICI P8•s► 3u 73P OF Nue^S. I 4i.Tc.t -►I 1 124 122 LruM • • 120 M ta" J •3 bor each corner *3 bar• (oan side top to bottom MMAL SET ¢i bur NOT, APPROVED FOR CONSTRUCTIGN a . , NOTES: 1. CONCRETE SHALL BE A 5 SACK MIX WITH 5% AIA ENTRAINMENT. 2. INSPECTION REQUIRED 8 F O�2RE� PLACII( CONCRETE. AT LEAST 24 HOUR NOTICE MUST BE GIVEN TO TUKWILA PUB 3. ALL DRIVEWAY APRONS SHALL BE A MIN. 6" Dirac. 4. WHERE DRIVEWAY WIDTHS EXCEED 14', A 3 /0• MINIMUM EXPANSION JOINT SHALL BE PLACED LONGITUDINALLY ALONG THE CENTERLINE. S. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH APWAJWSDOT PLANS AND SPECIFICATIONS OR AS DIRECTED BY THE CITY OF TUYNILA. CONCRETE DRIVEWAY APRON IT I :. 1110 I r e f 116 c.ONR"AG1 5:16C090.;•--- • 3 /4A!${H1S 4. :to - to 05% • C4*?4: ;n 15';'• 11 across bot tom • O- EXr$1 l3 DRevevate SECTION A-A $Ibtzl: I) 'flow t 405'1' . Guru I Srn'r ' (L r -9 WOr 1:' of‘ '2) ,'4'Ttaki s feAil+ retou t ditnRouiacurrtt. WI tit' St>'JGtV1t*S (5te•V S;. gGit R,44'3'{4bi.) NOT TO `'CAL: NOT TO SCALE: (' .' ee0 at 'ScO (WO IdAT TOP OF CURB s.T cUtivfWwi. ;Iata�l;fit!W . 6' Rls..or Sactlon 12' Risor Section , ��nr, fa :':A .'�. �. 1 I I I 1 I I I I I I 1 1 1 1 1 1 I I I I I I I I I I I I I I I I I I I Ij). 4 0 IS ?HS INCH '• Y 41,4,11111111111'1111111 11111111111111 9 10 11 MADE INGERMANY ;2, ,. NOTE If the microfilmed document is Tess clear than this , notice, it is due to the quality of the 'original document. 06 6Z 9e LZ 9Z SZ tie £Z Z tZ 03 61. et Lt 9L St ht Cl Zl I O1. 6 L . 9 5 h e Z 1111111IIIIIIIIIII11111111111111 1111111I1111I .111111i1II111111111111U�� U" IF1u61 d Illl�;l► Thu III!! i IIIIIfI Ililll llllll {IIII�11 I(IiI irl {) I i i I!i! I! �III��II :Iillll�l�;llllli(Ilill�!�I� 1 lI L li III .. .. ?: - - . -:: r ✓ '.....?. n . •;.t x ;< < >' �r . 5 .y.. •rrT (1111111 (.. I { I 1 111 I11I1 Rtt;~ Alt (0s wj).W cN �or;dd. RITTERINGS REINFORCED PAVING SECTION 0 Precost Boss Section Mausurement at the top of the bas* J { KING COUNTY, DW�i 4 L WASHING TOTE NO. CURB INLET NTS Fromo and °rote (SCE SEC 7.07 KCRS. AND APPLICABLE DVAW INC.S KCL>;Sy • D. R. S TRO N Consulting EngIn.' is Inc. 10602 NE 38th PLACE. SUITE 101 KIRKLAND. WA 98033 ENGINEERS • PLANNERS • SURVEYORS DATE 1$-- 'JAN -91 DRAWING NO. SCALE y •• D1 AS NOTED + I. 0220. Mot wm, ,Yw2."l0 riYR 0.1 Nt(ORO iOR. T,.Vtu.AI+rLC %VAT tr... 2. %IS t.C. S.O ROCKERY DETAIL !..101'. O :] (: J',1.-.-.. Au'ERat1ATt - C.I. FRAME A1.10 CvItoctt Fort 17 X 17 x 17. ligCKERY DETAIL NT3 17KI7x 17 bRrtIEwAJ CATCH BASIN AND .ST;EL GRATE FOG TITE TYPE 50 DRIVEWAY DRAIN AREA DRAIN NTS ■.. 4 RIM EL Q 129.50 -- TOP EL .e 128.00' OVERFLOW EL m' 127.50' STANDPIPE SHALL BE 15 LW 14TH A 12'0 CLEANOUT ---- lE •• 125.00' ---- mRiF7CE DIA. w r -7/8' .IE 12' DI mg 122.08' 2' A4IN �-- 0R1ACf DIA. •• 1- -1/ 2' Ar1W RECEIVED CITY OF TUKWILA JUL 1 4 1992 SECTION A-A PERM1 CENTER cifi #2, 54" TYPElE FR. 0.P. SCALE 1 n -•3' '- All_ I. 9 9 1992 1 : \9268 AUGREV.C)V' /G (206) 827 -3063 1-800-962-1402 FAX NO: (206) 827. 2423 SHEET 4 OF 7 n, r ... J,C ... • ,t• /,� sign.: �1.: eS 1-.- ., f. �.. pr I I ' • 6" DI RETAINING ,.• pc. WALL • SERVICE SADDLE, AND TAP SERVICE SADDLI AND TAP 'yr 1-F3x6' RED, FLA 6" VALVE. _ • 1 1/2" WATER METER AND STREET SERVICE .■••••0•••■•••••••• 1 90, . 1 INSET A 3/4* WATER METER .- AND STREET SERVICE -5 ! 1-8"x6"x6" TE t ' G" r' M VALVE • 6 DI ' 1-PRE HYDRANT AS( 3- E." SPRINKLER/DOUBLE CHECK VALVE ASSEMBLY • • • I 9 r ••••••••••••••••••■•••••••••••••••••••••■ • •••••• • • •.•••• 1 CO # G FF 1 77.0 tr. go. /IN prar• .`•11 Wu. •{•■ L I12•••• 4•10.4•0 00.1• , I • .1•••••■ • vt.rr •.• for. mr• tror. ...Fs gap •••• SgPkRAlig 1 1 f PA Do ..... WATER & SEWER PLAN CRYSTAL RIDGE CONDOMINIUMS 62nd AVE S & SUNWOOD SL VD TUKIMLA, WA ,••••*•••••■..••••ex•worrowV••••••=,••■•■••■.•••• 'RECREATIONAL BUILDING SEE ARCHITECTS SITE PLAN • • •01.011110 • 1••141r FIRST FE = 138.8 • • Pew. • • f••■•••• • • 44.4/ • • , •1•••••■EMP•••••••• "Ye GY• err moo.. • • low. • ft.... • • maerro. • • • • ow.. • • arm • • aura • • vv... • • 1 II ; I ;co s . , . s 93 tf 6" PE iSERy1C1 STRE SATAILE WA_ METER . ■;., NIS ET - 1)ERVI , CE . r N,N AND ) 1 1 t A 3), ; N V ! V :re\ CON1tIEC ; TI) _/ •r 1:X8.84.141Ec;,1 04,3 '••• ^ .1.01 , ■•••• •••••••■ WINWErw.•••• SEE INSET A 4 111. ••• OR L.. 1 1"2" WATER METER AND STRro SERVWE 1 1- C 45% Mkt 1 \ q•' .A. FIRST FT --, 162.7 CO #A1 BSMT E• 153.9 11 LF, RYc I PAW fr CO #A2 4.2./ ••• 'MO -ow row ....... rra. Tyarr•ora.var••■•• vat 1-6. 22.5% WI- A& • CO #B FF 130.0 14 LE, 6 PVC 1 - - I' •:; II .410 41.011, co... slaw an t I • i i r -ter 90, '114'1 . ) IDOUBEg 1 SSI I , I . tz M k0 • C" 1-18" F le* c„ I. H 7- ■•••••■•••■•••••••••••••••••••• ■•••••••••■••••••••••••••••••••••••••L NH #6 CONNECT TO EX. MAIN 1- ECA FIELD VERIFY CONNECTION LOCATION i 1 . i i t ., ii, 1- FlkE HYTRAN T ASS'Y f\:•:i._. . , . ■ 1 I 1 I • 1 1 /2 MATER METER ,. . ,..,. . AND ',-.:TREET SERVICE I I " I Ira' 3 Puce) , e DI . FIRST FE = B.SIIT FE = #2, ger TEEI:sm,) N., c l. ii - Foc 7 1 , 111 1 1KLE :-I 5 yv 'Y .; C . 7 4 \1•• A : 17.1 MH, `\:. ',CSS Nh.)," 14,611, \ccA 92-MT 155.9 FIRST = ACE 164.'7 0 RTitiluiViE: -- .7 IFMT ; omr, I , 4 10 L, 6" PVC CSSO-iE co_ #F1 A 1 - 12 : ' -6 . • - 1 12 te ro, ` r0: 146.2' ' - - - - - • • - - - - -" - f ;Ell) • • . • ' • • isi" MIN M 1 M IN; l ' - fl v o ,, N . J TEE. iti j i . L _... .1 .... 11.,„.. 0 / _ ....._ .. _ __ _ ._,A.2..... 14 1- a "....-- • • ...WI) • ••••••••• • ...."... ••••• • ' - -1--6 - 45,MJ I L . .1. .k. . - .... 2: M!N 8° C .! 1 ....4 ... mama • • wawa • • awe. • • altar • • :alma . • mama • • L.. • • ........ • • vac. or • 1. • ......) SCHNEIDER HOMES 6510 SOUTHCENTER BLVD, SWTE #1 TUKWILA, WA 98188 248-2471 nror•••. 0 fa INS INCli 1 2 • _ • • • L. IMO 4WD *OP OM ••• 11.• \ I- II" K. /4,1 1-1-1RE 1 ASS'Y NO. DATE 1 2 •ftraPril • *A .111•••■•• • • *MAIM/ • • raDMIDO1 • 4/ al••••• • • ON.. 9.z' - 1- 6" TEE, 144 -146')(6" TEE, M. rwo Arc •- 2 THRIS El LOCKS I I ) I- 6" if••••.•• 90, 2 I • . • - .... .. I CONNECT 10 EI C i I . 1-8 FCA ,..,, -; „I- 8" GV, FL04,1,, - -1 -- - - 1 - - - - r' .; :. .. F.I.F.4 % . 1 58./ Er . I TI , . _ _ . . . ... ... . . . . . . . . . . _ . . A - A - ' - - - ' - CONNECTION - LOC'AM . - - . Iv' r't i• FT-t614.4- .4 Alt)) -1() 4E" (VP) ' 5 5 5 il A " ftircTR ‘1 6. 1 f I t I ( - Ai. -I'D--•-••-•---; i 137 LF, 8 P11 - CO ; ••••■••••••arnarmaralno ''.... . ....„ 1 1 . ••• la• I r•at r r .••••••• WV. *V all•••1• •010. Ila • Cs ma am zas • • •••■••• • • I•••■■• 101 ........A. 1414 . 1. 4..0.0.14.1•1! TEE,Mi: • •••••47 • • FL FIRST FE . 117s BSMT FE .- .1 168.2 CO Fl ze' 3c, /.1‘1 22.5, r‘411 S igY 1111•11,111 9.7! "-- 8 90, MJ SERVICE SADDLE s AKA TAP (3) t , • vi / / I / : \ • • 1 , I // 1 • • • t 7 - gm Imo lino smorrrum ono.. orr....4/ / "=..... , . L___ I __,..1T i - ci I 1 . CO #Di ....-- I FAS T FE = 141.0 C i 4, 13. IT --2. 132.2 I f' • _1.3 LF, 6 pk. ,.,.. ;: 3-. FIRST Fr - 142.8 L_ vAinc,....I..,_,..„ _, r" . 6SMT n . 133.7 MH #2 • ...ow. • • ••■•■•• -4 •/ . • 11111111111111111111111 111111111111 II II III I tj II I1114 III I I ri I II I I I II 1111 ,1110:111 1 °13 4 5 6 f I NOTE: - iithemicrctilmed document is less clear than this 1 • I notice, it is due to the quality of the original document. MYMORIM••VOA•N* al•MO•Y•T•aaJatMr•O/04MMOY .•••••,a..•••••VOUV••■••• /01*••••••ww.r...•••r•rn••••••••■=0•■•■•••••■•Onr.•••••••••ONWV••■••••••• 11•I•••• • rfl smarrace..... ..*......••••••,...ate••••••••••••••/..aearroaararreararraa REVISION • I ■ u ! . 1 • • i 1 vi) t 24 LF, 6" PVC I ; ; ! 1,34 LF. ir DI 1 i I ' L.EX. MH , -1 R TO PROVIDE SMOOTH TRANSITION ' LF, 8" PVC I 1 1 (>40 wATER sEfm. THAUST MOWS k tfl S'A FACECH VALVE ASePLT EMT EM TAP% RELOCAlt 1VS ArD INSfl ft, ADJS T FH LOCATIONS -.- ADD 2 qV to>101 stsm 'V PER arY (ALAmtvA) tfl c k SRAM, ADD CO Flit k Fl RELOCATE BLI)0 9 itIV TO EAST an SUBMITTAL SET # 2 NOT APPROVED FOR CONSTRUCTION UNTIL APPROVED BY CITY OF TUKWLA ••• .121.•••■• or 6Z Eld Z.Z 9? SZ / f.-Z Ze le oe 61 91 LI 91 91 4 71 'e.":1 et • 11 01, 6 0 L. ; 9 1 CZ lvir 1141111 , • " ,„ 311041,1.60.1.11.0•1•4•11/aOr •■•••••■•■••••••••••••■........•NO0•101V4••••••••••.. ../7" 4140 1 0 1 1 Mi4E C•ERMAtNY 2. L NOTE: BUILDING FOUNDATION FOOTPRINTS AND LOCATIONS AS PROVIDED BY ARCHITECT/OWNER. SEE ARCHITECTS SITE PLAN FOR FOUNDAT/ON FOOTPRINTS AND LOCATIONS. MI!! / RIM/ DEPTH DIA LENGTH SLOPE F (3 INVER r (") (f) Ty (%) •..1••••••■•••••■•Wir•••••■•••••••••■•■•010•6••••••II•Mt10611•••••M•!•••■••■•0•1117•71••••••■•1.17•1••••••••••■•7•••••••••••••■•••■•••■•••1,441.••■•■••■••■•■•••INIM••••••••*•%•, ••••••■•••707••■••• E`.*. 123.5 123.41 116.66 123.5 1.3.47 116.a 6.0 125.2 129.4 120.16 9.3 134.2 135. 126. ,L5 8. 123.2 I 28.2 120.31 1J 4 • � 1 ,i1. 6 122.6 135. 134.2 122.62 134.3 15'0.4 I I2 12.). 123.9'3 5.0 6 St..(*; 1 125.:. 1Z. Z J 1," .9 1 4,T 14 t.t3r) 153. 1:: 1-.2 • 46.9( ;.0 4 A 44 1 4.„„ ) 16.0 161.1C' 6.9 I-1 155.2 1 75 149.0e :5. 4 • SI WE!? IN TABLE wars.ma A■ar. Awrro+n ; S dams rum man f... won arms moor SS .-- ---- e• 7 9.2 _• 11.6 HA 4. 149.69 4.3 - I- 1 66.4 166.D 17:":..i 1 7i .? r7).e 1 /0F l 7 51 4.,• LEGEND DRAWN 'HECKED IPICOVIVXMINSAPWV...•14.ht 2 4 PVC 15 PV:: 137 P‘r. 13 ; 17 5 nti sub To Revision 1.50 I 9. 66 PI' yi 1 ei P‘.--; 1.30 6 6 P 2' PRUPOSEVI AN TAR Y SEWr_R LINE EXIS TING SAN" TAR Y SEWER 1_1141: PROPOSED PIRIF I OW wA11:R LINE PROPOSED DOMESTIC WATER SERVICt: LYIS TIN G WATER LINE PRWCSED RETAININIG WALL 2" WAVER METER SEWER F W/ CLEANO T To WAirv. SIUFI Ply At PER ASSEMBLY PER Ht_ntioNr.. •-:•"I•Fotvii:R FIRE f- LAN R Y OTHERS SPRINkt /t; !HL CI-IECK VAL vl• .."%:TI• LY rt-w r ftTll r IRON PIPE PER plf.`1 rrA_t'VNlY; CHLORIDE PIPE .112••••••••••■••••• •„•••••Metf•IP EXIS PING MH, SEE NO ITS IN, WES1 MH TO #1, CROSS WALL. IN ACCESS ROAD #1 ro #D, 'oroRki EAST SIDE OF LD 1) #1 TO #2, GO'•-.3S STORM SEE SECTION #2 TO SEE SECTION r, #3 TO #C, CR0'S S foRm EAST SP: #7, ro #4 SEE SECT1ON C--- 1/4 10 CROSS ;:sJop.;,; s(A.,THwsr or FiLLIG C X; R.) #6 EAST SIDE E 1/6 to .A'1 SIDE L'iLi. TC' #7, CRO".;: WALL ti pAvEriteli r i• I) #A2, (AO WALL rrIEAST or d;i)G A 10 #M T SIDE 6i..fG A SOI./ f I iVFST OF BLLG E /E TC #•%, 0:3:: H2o./.: rL y4 O'11 At #E", TH OF k; #471 1 •5 71!1 E :-- #F5 TO #r I A A-3r VI A TO #1 - Ot.fiH F MATCH GRADE I I '..sHrI #ic. 7. F1. 9142 .......•■•••••••••••114•011.070141•LKM••41.4•00:0•..21.11...101.4 RECEIVED cIry OF TUKWILA JUL 1 4 1992 PERMITCETER D.R. STRONG Consulting Engineers Inc. 10604 NE PLACE, 30ITE 110 KIRKLAND, WA 9F.!0".`3 ENGINEERS • PLANNERS • SURVEYORS SCALE 1" = 30' SHEET 5 n L. 0 9 ical CRYSTAI DWG (206) 827-303 1- 80- 962-1402 FAX NO: (206) 827-2423 1.••••••••••••••••••••••••••••■••■•••(1•0•■■ DATE 18--JAN-91 DRAWING NO. 92142.6 - • , - ;". .A • ): 5:: A71 , SERVICE SADDLE 1-8" 90, MJxFL 1.8"x6" RED, Fiuckirr AND TAP 6" VALVE 1/ 2" WATER METER AND STREET SERVICE SERVICE SADDLE' 1 AND TAP 6" or RETAINING' WALL I -t .K%f:'lf�'7i.�+r_. "v F .'�.Y'�'f�/•'k�R: �'�1:1AAhJic4�S�.i}JI "I3 SCALE 1" = 10' INSET A 1 rf tN r PROJECT --` WATER & SEWER PLAN CRYSTAL RIDGE CONDOMINIUMS 62nd AVE S & StJNW000 BLVD, TUKWILH, RECREATIONAL BUILDING /SEE ARCHITECTS SITE PLAN • • •••■• • • ..." • • 1 •f a0 4+ GSM rW ....... Oar s••• •.• t SEE INSET 1 L • LAS ON �r r . 1- MR- 82 10• JON - 62 OA- JURY -*2 DRAWING NO. 92142c 6 r 11 1/2' WATER AND STREET SE FIRST FF = 162.7 BSMT FF = 153.9 r FIRST FF -- 138.8 • 1► ,� BSMT FT = 130.0 • . e CLIENT CO #A1 11 LF, 6 "P co# . •l._. •• _04 ••• ✓v 4 LF, 6 • 93 LF, 8 "PC METER FRVICE ` w•• 5' MIN _. ► J ar - 1.o - , asap •••• wo - � 18" MiN• SEPARA 1 -6" 22.5 MJ- t CO #B A110 •r • WATER ME TER TREfT SERVICE 1- I: "x6 "x6" TEE. MJ 6" VALVE 6" DI 1 -PRE HYDRA T ASS'Y ► NE E. MAI 1-J6" F .L6 "p PRINK VA •SS 1 2 PE l -8° 90, MJ 1 -I FIRE H •ea••"."- • • w • • •••• • • ••• • • •••••••••••••••••• 1 0 20 H 1 , •• -.l j , 1 i , i r / , I 401050 tc • • sAD AND TAF (3 !r r r I , CONNEC • 4A 1 EX -6 F 1 -8'4 G • • • • • • - i M • • ♦ 1-6 L . � 0 ' ��6 45.MJ r� ar e -M H #6 1 CONNECT TO EX. MAIN 1 -8 FCA FIELD VERIFY CONNECTION LOCATION • ......• .. OM,. . ••••••10 ..• e. • • •••• • • • • •• • • • • 1 1 I/2* WATER METER 6 DI• AND STREET SERVICE 'TYP 3 PLACES) 6 Of FIRST FF = 177.0 - BS) T 8.2 PMIG PATk 25.5' 18 MIN. SEP AR AT10 1-- 6" - TEE, MJ '. • C FIRST FT" ->s 142.5 BSMT FT ' 133.7 ••NINNY. • RINKLER/DOUB LVE ASSEMBLY • 18' MIN. SLPAR A 11ON ! I1 6 x6 xfi TEE, MJ • SCHNEIDER HOMES 6510 S4fJTN^ENTER BLVD, SUITE #1 WA TUKW /l.A, WA 98188 248 -2471 1- FIRE HYDRANT A55'Y \ CO #C PATIO Ss •r• • • I_ • • ...•. • • • 0.. • • L CU FROM• MAIN . TO METER (TYP) .,...o.,,.,....,..... •rn"..••••••••••41•10•........, I ••R ",c8'x6" TEE. M 'w/ PLUG Arm 2 THRUST BLOCKS 1 1 1 1 L. as ra .• . ••• J CO #E FIRST FF H 164.7 BSMT FF z 155.9 a ss - SS 127 LF, 8" PV CO #E1 • .... VV - ASS'Y : 17 LF, 8" PVC - :• Ire #4 9. z' ... _1_6" TEE:, NJ.' I -6" 90, MJ R rn ,13 LF, I #. _..:..._ SS 13'7 1F', S ss n AU( TREF'T A SERVICE SADDLE AND TAF' ( •.•MID•• ....••• •1•.•• ....•M.••_••,s •......i E)SMT FF :r 168.2 PATIO P O 1 -6" TEE,MJ • FIRST FF = 141.0 BSMT FF - 132.2 FIRST FF a 177.0 1 _ 26' -4 -e• 90, RuJ 1 -6" 22.5', MJ !/ 1) f • • I H • !I I ` 11 I • � , 1 r A ,! 1 f , } co'ANtrr' TO Ek •+AAP • - 1--8" FCA 1 1- 8" GV, FLgMJ• FIE:LQ L _ CONNECTION L0 AT `I tA. L .. 1 # 1 , t r (j) -8 90, MJ • ss . • • ••••I • •••••• • • ••••■ • • J..•• • • • MH #2' • •m• • • SUBMITTAL SET 2 NOT APPROVED FOR GOI3STRUC',CY{TN UAI'rII, APPROVED BY CITY OF Ti3K4YILA R ,_Ake ! RESHAPE CHANNEL TO 1 r 1 PROVIDE SMOOTH TRANSITION 1 SEE SEWER NOTES 13 LF, 8" PVC r -1 1 24 IF, 6 "PVC REVISION CHANGE W ADO THRUST WAX! & 2$1+ VPRINKUB/600611 MCI? VALvE A- 'OLY WIT E /F1/F2 TAPS, R£LCiCATE PI'S, M D INSET A, ADJUST IN IUGATI S Atm 2 -R" Gv WADI OF BLDG • C' PER CITY(S4&LAruuEvA) 81.00 Fl & e SERACE. ADO CO PIA it E1 RELOCATE l thG IT FIv TO EAST SIDE Kr- 'it 4' /D A Si I V SE 1k g =12.9/4 . Z 14/6- (6 5:, 7 A2 Al F2 [-1 L F1'A F1 A CSS U CO# EG UZ; 6Z OC LZ 9Z GZ CZ Ze. 111111Ii 111111 ' 11111111ii'Ili IIIIIMIIMIIIIIIIIII IIIIIKI 1111104 f 'r: r f;f f � y f sr-fi si X5{+! 1111111111111111111111N111- .1MI"' 1111 I I 3 NOTE Xf the microfilmed docucaent in less clear notice, it is due to the quality of the prig# nal I I I I I 11 } iIi.I) II (IIIII II II1Il 9 „ 10 11• "MN G RMMI' 12', than this document. 1111111 MI SEWE-R INVERT TABLE Ex 123.5 123.47 116.66 6.8 - 8 33 DI 1 125.2 129.4 120.15 9.3 0 134.2 135.2 126.25 8.9 8 15 PVC 2 123.2 128.2 120.31 7.9 6 13 PVC C 135.8 134.2 122.62 11.6 143.8 14;4.60 137.66 6.9 6 60 Di 153.0 154.2 146 7 153.8 156.5 148.90 7.6 155.8 155.4 148.42 7.0 6 68 PVC 18.7 1 1 5 7 5 2 . . 2 0 168.0 161.10 6.9 155 149.06 5.9 8 63 PVC 1.00 6 10 PVC 18.5 157.6 155.8 150.90 4.9 8 64 PVC 1.00 152.6 154.0 149.69 4.3 6 68 PVC 19.6 166.4 1 68.0 163.00 5.0 178.4 178.40 170.64 7.8 PVC SS .wir *woe ammo alma Kemp, mown mmms wows era PVC LEGEND RIM/ DEPTH DIA LENGTH SLOPE Li\ NOTE: BUILDING FOUNDATION FOOTPRINTS AND LOCATIONS AS PROVIDED BY ARCHITECT/OWNER. SEE ARCHITECTS SITE PLAN FOR FOUNDATION FOOTPRINTS AND LOCATIONS. 9.98 25.4 1.00 1.50 2.00 1.00 2.38 1.00 28.0 14.5 19.5 PROPOSED SANITARY SEWER LINE EXISTING SANITARY SEWER UNE PROPOSED FIRER OW WATER LINE PROPOSED DOMESTIC WATER SERVICE EXISTING WATER LII4E PROPOSED RETAINING WALL 2" WA ILR METER SEWER STUB W/ CLEANOU T TO GRADE WA VCR STUB P1V a RISER ASSEIviBLY PER BUILDING SPRINKLER FIRE PLAN BY OTHERS SPRINKLER/DOUBLE CHFLCK VALVE ASSEMBLY THRUST BLOCK DUCTII IRON PIPE COPPER PIPE POLYVINYL CHLORIDE PIPE 10604 NE 38tI, PLACE, SUITE 14 F12 EXISTING MH, SEE NOTES IN, WEST EX MH TO #1, CROSS WALL IN ACCESS ROAD #1 TO #D, CROSS STORM EAST SIDE OF' BLDG D #1 TO #2, CROSS STORM SEE SECTION C-C #2 TO #3 SEE SECTION C-C #3 TO #C, CROSS STORM EAST SIDE BLDG E #3 TO #4 SEE SECTION C-C #4 TO #5, CROSS STORM SOUTHWEST OF BLDG C EAST SIDE BLDG B EAST SIDE BLDG B IN PAVEMEN #7 TO #A2, CROSS WALL SOUTHEAST OF BLDG A #A2 TO #A1 EAST SIDE BLDG A SOUTHWEST OF BLDG E #8 TO #F2, CROSS H20/STORM SOUTH SIDE OF BLDG F2 TO #E1 SOUTH OF BLDG E SOUTH SIDE OF BLDG E SOUTHEAST OF BLDG E #F1A TO #F1, CROSS STORM SOUTH SIDE OF BLDG F1 TC #c awnterio4 USE RECORD DRAWING • • KIRKLAND, WA 98033 ENGINEERS • PLANNERS • SURVEYORS RECEIVED TUKWILA PUfiLIC WORKS \ 92142 CRYSTAL DWG D. R. S TRO NG Consulting Engineers Inc. (206) 827-3063 1-800-962-1402. FAX NO: (206) 827-2423 V DATE t 2/22/91 2 4/1/91 3 • :Jt1i. -93 REVISION POO BUILDING /GARAGE /CARPORT ROOF DRAINS CONNECT WEST WALL DRAIN TO AREA DRAIN, AD.) "EXIST. ` TO INVERT TABLE MULTIPLE STORM DRAINAGE AUGtI*ENT REVISIONS $, = 11•.r /�3i0(� Ws�r T7 amt _ SCALE AS NOTED SHEET 3 OF 7 TO C8 #19E PROJECT • FINISHED GRADE -� 11II} {- °I1 - 11 -. 11 =11 1=1= 1= - 18" AKIN. COVER •.. ---- -- e' STORM LINE 12" MIN. CLEARANCE 6" WATER LINE 18" MIN. CLEARANCE 36" MIN CLEARANCE CROSSING DETAIL N01 TO SCALE sslse00137r 6" SEWER LINE • • r • r ut. •• owe ,•. ems •••,••,••• STORM DRAINAGE PLAN CRYSTAL RIDGE CONDOMINIUMS 6211d AVE S SClNWOOD BLVD, TL/KWILA, WA t -,' v.: ^:Y.t ..,.r'r'Y . t�li��+ <:c i3r" 1 FIRST FF = 177.0 _ .L _ _ _1_1-- aCe 03 1. ____ - I a•• TYPE z 1 ---- -- r CB i AD X130 • I #24 •••••••••10.,••• •••••1111"" I FEr.• "' �_ �-- -'-'S ,-10 i r _ -__ AD #38 i { A 7RST FF' = 162.E = �L P An BSMT FE 15:.9 o �.-_____.. � 1 .. D 28 h rat. 2 • � iw eta ,z_ -tyPE 2 • !, 1 • • 1 AU PA11OS ARE CANTILEVER I 1 • ] . , DECKS (WP) B FIRST BSMT ii FF = = 138. 130.0 8 I 2' to AD 1 J00 _..� �.. -_•11 . pArdr J _ G CB #32 i d , _.•.�.�...��� • 2: t .._ .1010 1010 •....No S - SS -- `` , F•",..- -Z21 -. .. 'P1 , li CB #3701.°• { L 6", TYPE 2 01 • •mss 1\14 '11, 41t. CB #8 12", TYPE 2 tu,�+ -ms' AD CB #7 L1 Prno 1 ROCKERY TO REMAIN • f ' ---r- g °. rrP� 1,/ CB #40,-- -� , CB 039 1 ,SL0 CRO`4I4G i' n ET • • • CB #17 12 ", TYPE CB #15 •• •• PAno ' •d•" • 1 •• • • _2=7771 r 12". TYPE 1 • • ••••. • • ,••■ • • .p•„ • • i. "ice q �. - a.'1a: :1✓� 13 X .. ..0 _� -.: - . - II t } i AD._5 PA kI \. 5g •`1,2 - - reB ' 441 • \''.,. '• - N , . .� - , • ' ►- C FIRS1 FF = 1 42. BSMT FF = 133.7 60", T 'Mt 4 -ss- • • M••.. • •■••• 0 . 000 .:00•10,1000.0.0.4 CLIEN7 SCHNEIDER HOMES, INC 6610 seurKCEnIrER BOULEVARD SUITE # TUKWILA, WA 98188 248 -241 FIPS f; FF 8SI.1 FF - 168.2 �l j PA?i0 j \ i _ #10 -- Ap Ap ?1 N CB #5 12 TYPE 1 •• 1001•••••...x.•• \ REMOVE ROCKERY TO PROPERTY UNE •.•-•• ?min 'Er Ss CB #42 ss 1 CB #18 i CB #4- • - 9.9' ROCKERY TO REMAIN •••• i • q••• . • ••• • • ••••1• • • ••••• • • MOM., • • •••.• • • .1001 • • •••••• • �. L• .J FIRST FF 164.' BSMT FT -- 155.9 B i - SS--. CB #5 AD #49 I CB #5 1 J AD #52 111 110 1. 1111. r_...._ 1_L : �:_': _ _ + _ 10- Ow AD #14 D FIRST FF - 141.0 91 H? = 132.2 REMOVE ROCKERY TO SOUTH PROPERTY LINE 9 -, TYPE z CB #48 CEO - _ .1 eeB #43 {. . ••.•.••••... .••,.....• ..• •• •••••••1•••.._..•000111%.• FIRST FT = 17'.O 13SMTFE. 16Ft2 LCB #44 AD #•47 a. J A PATIO D - L _. ] n a i .•• 1 .•• ( 1 1 ! : J. i - - -• S a_ L %f / � B 12`, TYPE 4 7 // CB i 1 2 . TYPE 3 / / CB #2 r 12', TYPE 2 • 4 ; CB #56 I / ' ._* 10' ,t- lu' ; • 1 U . -EX. ROCKERY STORM DRAINAGE IN VER T TABLE INV INV CB I TYPE ELEV. IN OUT 10 AD 128.80 126.12 126.12 - - -- 8 1 128.80 124.87 124.59 SMSOG 7 II 129.80 123.87 123.87 MH3OKC 5 II,130.20 123.23 123.23 MH3OKC 6 1 129.30 124.43 SM5OG 4 II 133.00 123.03(S) 123.03 MH3OKC 123.36(N) 3 Ii 129.50 122.08 122.08 MH3OKC 2 I 122.20 118.18 118.18 9450G 1 I 120.87 118.12 118.12 SM5OG 13 1 142.00 138.25 SM506 12 I 140.00 135.28 135.28 SM5OG 11 I 123.00 124.96 124.96 SM5OG 14 AD 138.00 133.02 30 AD 158.20 154.81 24 CI 152.40 149.03 149.03 SM5OG 22 II 143.00 136.68 136.68 141130K 20 II 145.60 136.11(W) 136.11 141130K 142.60(N) 17 II 142.90 134.86 134.86 141130K 15 I 137.70 134.67(N) 134.67 SM5OG 135.00(W) 16 AD 137.30 -• - -- 135.22 18 I 146.70 143.63 SM5OG 21 AD 147.50 145.50 23 I 139.80 136.80 SM5OG 28 AD 153.20 151.20 - - -- 26 1 153.00 148.91(W) 148.41 SM5OG • 148.41(N) 25 I 149.50 146.50 146.50 SM5OG 29 AD 164.00 162.00 RIM 38 AD 176.50 174.08 37 I 173.90 171.38 170.08 36 I 170.40 167.33 167.33 32 I 165.00 161.98 161.98 31 I 164.06 160.44 160.44 33 I 172.60 170.60 55 AD 178.20 176.20 54 I 173.30 170.30 170.30 SM5OG 53 I 169.50 166.50 166.50 SM50G 50 1 169.50 165.36 165.36 SM5OG 48 1 163.70 160.70 160.70 SM5OG 45 I 164.00 160.42 160.42 SMSOG 44 I 152.00 149.00 149.00* SM5OG 52 AD 178.20 176.20 51 I 1.73.00 170.00 170.00 SMSOG 49 AD 164.50 162.50 47 AD 176.20 174.20 - - -- 46 AD 166.10 164.10 164.10 SMSOG * F FIELD VERIFY SUBMTAL E NOT • APPROVED : FOR CONSTRUCTION 7,1srra, APPROVED BY . CITY OF TUK LA LID PIPE PIPE PIPE SLOPE TYPE DEPTH DIA LENGTH TYPE % COMMENTS 5M50G. SM5OG SM5OG EXIST 2.68 SW OF BLDG 0 8 125 3 1.0 FROM 10 TO 8 4.21 SE OF BLDG B 12 15 2 4.8 FROM 8 TO 7 5.93 SW OF BLDG C 60 127 4 0.5 DET (7 10 5) 6.97 SE OF BLDG C 15 33 2 0.6 FROM S TO 4 4.87 SE OF BLDG C 12 8 1 15.0 FROM 6 TO r 9.97 E OF BLDG 15 153 2 0.6 FROM 4 TO 3 7.42 SE BLDG D /FROP 12 13 3 30.0 FROM 3 TO 2 4.02 SE OF BLDG D 12 13 2 0.5 FROM 2 TO 1 2.75 SE OF BLDG D -- IN ROAD 3.75 NE OF BLDG D 12 33 1 9.0 FROM 13 TO 12 4.72 NE OF BLDG D 12 43 4 24 0 FROM 12 TO 11 3.04 SE OF BLDG D 12 12 4 24.0 FROM 11 TO 3 4.98 E OF BLDG 0 6 27 1 36.0 FROM 14 TO 4 3.39 NW OF BLDG A 6 36 4 17.0 FROM 30 TO 2.4 3.37 W OF BLDG A 12 65 4 19.0 FROM 24 TO 22 6.32 SW OF BLDG A 12 113 2 0.5 FROM 22 TO 20 9.49 SE OF BLDG A 12 26 1 4.8 FROM 20 TO 17 8.04 NW OF BLDG B 12 19 3 1.0 FROM 13 TO 15 3.03 E OF BLDG B 12 90 1 12.0 FROM 15 TO 7 2.08 E OF BLDG B 6 18 2 1.2 FROM 16 TO 15 3.07 NW OF BLDG C 12 112 1 7.8 FROM 18 TO 17 2.00 N OF BLDG C 6 49 1 19.2 FROM 21 TO 20 3.00 NW OF BLDG L 12 24 2 0.5 FROM 23 TO 22 2.00 SW OF BLDG A 6 121 2 1.9 FROM 28 TO 26 4.59 SE OF BLDG A 12 16 4 11.9 FROM 26 TO 25 3.00 SE OF BLDG A 12 26 4 15.0 FROM 25 TO 20 2.00 NE OF BLDG A 6 60 1 22.7 FROM 29 TO 26 2.52 NE BLDG G 6 37 2 7.3 FROM 38 TO 37 3.02 E BLDG G 12 37 3 9.6 FROM 37 TO 36 3.07 SE BLDG G 12 51 2 10.5 FROM 36 TO 32 3.02 N BLDG A 12 24 2 6.4 FROM 32 TO 33 3.62 EXISTING 6 126 2 1.8 FROM 33 TO 36 2.00 SW BLDG G 2.00 NE BLDG F2 6 34 2 17.4 FROM 55 TO 54 3.00 NE BLDG F2 12 33 1 11.5 FROM 54 TO 53 3.00 E BLDG F2 12 76 2 1.5 FROM 53 TO 50 4.14 W BLDG Fl 12 30 4 15.5 FROM 50 TO 48 3.00 NE BLDG E 12 14 2 2.0 FROM 48 TO 45 3.58 NE BLDG E 12 58 4 19.7 FROM 45 TO 44 3.00 - - -- SE BLDG E 2.00 NE BLDG Fl 6 36 2 17.2 FROM 52 TO 51 3.00 NE BLDG Fl 12 32 1 14.5 FROM 51 TO 50 2.00 N BLDG E 6 28 2 6.4 FROM 49 TO 48 2.00 NE BLDG F1 6 45 1 22.4 FROM 47 TO 46 2.00 SE BLDG Fl 6 48 1 7.7 FROM 46- TO 45 LEGEND L 0 CATCH BASIN, TYPE I CATCH BASIN, TYPE II CATCH BASI14/ 1 REA DRAIN CATCH BASIN /AREA DRAIN ROOF DOWNSPOUT AND CLEANOUT W/ 4" T1GHTLINE ADS TO CATCH BASIN/ AREA DRAIN PROPOSED STORM DRAINAGE LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE PROPOSED FIREFLOW WATER LINE PROPOSED DOMESTIC WATER SERVICE PROPOSED SANITARY SEWER EXISTING SANITARY SEWER PROPOSED RETAINING WALL 10G04 NE 38t1 PLACE, SUITE 101 KIRKLAND, WA 9803.3 ENGINEERS • PLANNERS • SURVEYORS DRAWN DATE 18--JAN -91 CHECKED Fl?: :921 CRYSTAL.DWG A R STRONG Consulting Engineers Inc (206) 827 -3083 1- 800.962 -1402 FAX NO: (206) 827 --2423 DRAWING NO. 92-142.6 • .. .. •� , P 4 � .'� ^ ._.1 . .. ,r. f 1111 • ° 111+1" "}� •t'1 �!8 _ ..,rte. 1111 .� .. .zr`�{_. • ..�'._ - .. 1 III III 111111111 1111 1J111i1111.1111 111 X11111,1,{},1 0 isms INCH 1 2 f 3 {( 1 taC1 ) 9Z SZ to ' EZ ZZ I% oz 64 81 liiil1i1111114111111k t111/111I 11 '1111 Hal 111u1.I,II11 5 J 1 7 r n 1:r ^l 't,..4 T . ..,�.�'.._ ±r .f' -,� },ftyc• � .� � f. �rs � ._ ✓,. fi r; S 6 7 If the micrafii ed document 1s i, as clear than this notice, it is dus to the quality of the original document. 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