Full Text
PROJECT NARRATIVEAs requested, we are submitting the following narrative for the Redmond 12 project located at 9110 R ---PAGE BREAK--- Figure 1: HardiePlank Lap Siding (Color Approximate)Figure 2: Vertical Metal Guardrail ---PAGE BREAK--- SEGMENT 1: 1ST FLOOR FFE SEGMENT 1: 2ND FLOOR FFE SEGMENT 1: 3RD FLOOR FFE 17'-11"± SEGMENT 1: 3RD FLOOR PLATE HT TOP OF ROOF 5'-10 1/2"± 31'-5 1/2"± REMOVE GABLE WINDOW. INFILL TO MATCH ADJACENT WALL (TYP. OF 4) REPLACE ALL WINDOWS W/ PLY-GEM 400 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN OPERABILITY AND HANDING. REPLACE ENTRY DOORS LIKE-IN-KIND, TYP. REF. NOTE 6 FOR DTLS. POST TO REMAIN. PAINT TO MATCH TRIM. 16'-2"± 15'-9"± REPLACE ALL SLIDING DOORS WITH PLY-GEM 960 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN HANDING. REPLACE GUARDRAILS PER 4/A5.1 TYP., U.N.O. EG EG EG EG LINE OF GRADE TO REMAIN 2'-8" SILL 2'-8" SILL 2'-8" SILL 2'-8" SILL HARDIE PLANK SIDING, TYP. COLOR PER OWNER. SEGMENT 2: 1ST FLOOR FFE SEGMENT 2: 2ND FLOOR FFE SEGMENT 2: 3RD FLOOR FFE SEGMENT 2: 3RD FLOOR PLATE HT TOP OF ROOF 4'-4 1/2"± 29'-11 1/2"± REMOVE GABLE WINDOW. INFILL TO MATCH ADJACENT WALL (TYP. OF 4) REPLACE ALL WINDOWS W/ PLY-GEM 400 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN OPERABILITY AND HANDING. HARDIE PLANK SIDING, TYP. COLOR PER OWNER. POST TO REMAIN. PAINT TO MATCH TRIM. 15'-9"± 16'-2"± REPLACE ALL SLIDING DOORS WITH PLY-GEM 960 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN HANDING. REPLACE GUARDRAILS PER 4/A5.1 TYP., U.N.O. EG EG EG EG LINE OF GRADE TO REMAIN 2'-8" SILL 2'-8" SILL 2'-8" SILL 2'-8" SILL SG SG SG SG SG SG SG SG REPLACE ENTRY DOORS LIKE-IN-KIND, TYP. REF. NOTE 6 FOR DTLS. 1. DO NOT SCALE DRAWINGS. USE DIMENSIONS GIVEN. 2. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION 3. THESE PLANS ARE BASED ON RECORD DRAWINGS. IF CONDITIONS IN THE FIELD ARE OTHER THAN SHOWN, THE CONTRACTOR SHALL CONTACT THE ARCHITECT OF RECORD IMMEDIATELY. 4. "EG" MEANS "EMERGENCY ESCAPE AND RESCUE OPENING." ALL WINDOWS SO MARKED SHALL MEET THE FOLLOWING REQUIREMENTS PER IBC 1030: · MIN. 5.7 SFT NET CLR OPENABLE AREA (IBC 1030.2) · MIN. 24" NET CLR OPENABLE HEIGHT (IBC 1030.2.1) · MIN. 20" NET CLR OPENABLE WIDTH (IBC 1030.2.1) · MAX. 44" FINISHED SILL HEIGHT (IBC 1030.3) · OPENABLE W/O KEYS OR SPECIAL TOOLS (IBC 1030.4) 5. EMERGENCY ESCAPE AND RESCUE OPENINGS ARE REQUIRED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY AND IN BASEMENTS PER IBC 1030.1.1. SUCH OPENINGS SHALL MEET THE REQUIREMENTS LISTED IN ELEVATION NOTE 4. 6. REPLACE DOOR LIKE-IN-KIND. PROVIDE NEW HARDWARE COMPLIANT WITH ANSI A117.1-2009 SECTION 404.2.6, BELOW: "HANDLES, PULLS, LATCHES, LOCKS AND OTHER OPERABLE PARTS ON ACCESSIBLE DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITH ONE HAND AND DOES NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST TO OPERATE. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34 INCHES MIN. AND 48 INCHES MAX. ABOVE THE FLOOR." HARDWARE SHALL BE SCHLAGE "F51 LAT 619" OR APPROVED EQUAL. 7. "SG" MEANS "SAFETY GLAZING." ALL WINDOWS SO MARKED SHALL MEET THE REQUIREMENTS OF IBC 2406. ELEVATION NOTES: SCALE: A3.1 2 1/4" = 1'-0" SOUTH ELEVATION:SEGMENT 2 Revision 1 01/24/19 January 4, 2019 PERMIT City of REDMOND 1 FOR PLANNING DEPT USE ONLY REDMOND 12 9100 REDMOND-WOODINVILLE RD NE, REDMOND, WA, 98052 MULTIFAMILY ALTERATION STATE OF WASHINGTON 11976 ARCHITECT REGISTERED BRYAN S. RIDLEY SCALE: A3.1 1 1/4" = 1'-0" SOUTH ELEVATION: SEGMENT 1 CONTINUES SEE 2/A3.1 CONTINUES SEE 1/A3.1 SCALE: A3.1 EXTERIOR ELEVATIONS AS NOTED CHANGE IN BUILDING ANGLE NOT SHOWN FOR CLARITY. REF. FLOOR PLANS FOR DTLS. CHANGE IN BUILDING ANGLE NOT SHOWN FOR CLARITY. REF. FLOOR PLANS FOR DTLS. ---PAGE BREAK--- SEGMENT 2: 1ST FLOOR FFE SEGMENT 2: 2ND FLOOR FFE SEGMENT 2: 3RD FLOOR FFE SEGMENT 2: 3RD FLOOR PLATE HT TOP OF ROOF 4'-4 1/2"± 29'-11 1/2"± EG EG EG EG EG EG LINE OF FIRST FLOOR LINE OF GRADE TO REMAIN REPLACE ALL WINDOWS W/ PLY-GEM 400 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN OPERABILITY AND HANDING. 3'-0" SILL 3'-0" SILL 3'-8" SILL 3'-8" SILL 3'-8" SILL 3'-8" SILL SG HARDIE PLANK SIDING, TYP. COLOR PER OWNER. REPLACE ENTRY DOORS LIKE-IN-KIND REF. NOTE 6 FOR DETAILS SEGMENT 1: 1ST FLOOR FFE SEGMENT 1: 2ND FLOOR FFE SEGMENT 1: 3RD FLOOR FFE 17'-11"± SEGMENT 1: 3RD FLOOR PLATE HT TOP OF ROOF 5'-10 1/2"± 31'-5 1/2"± EG EG EG EG EG EG REPLACE ALL WINDOWS W/ PLY-GEM 400 SERIES (OR APPROVED EQUAL), U.N.O. MAINTAIN OPERABILITY AND HANDING. LINE OF GRADE TO REMAIN 3'-0" SILL 3'-0" SILL 3'-8" SILL 3'-8" SILL 3'-8" SILL 3'-8" SILL SG HARDIE PLANK SIDING, TYP. COLOR PER OWNER. REPLACE ENTRY DOORS LIKE-IN-KIND REF. NOTE 6 FOR DETAILS 1. DO NOT SCALE DRAWINGS. USE DIMENSIONS GIVEN. 2. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION 3. THESE PLANS ARE BASED ON RECORD DRAWINGS. IF CONDITIONS IN THE FIELD ARE OTHER THAN SHOWN, THE CONTRACTOR SHALL CONTACT THE ARCHITECT OF RECORD IMMEDIATELY. 4. "EG" MEANS "EMERGENCY ESCAPE AND RESCUE OPENING." ALL WINDOWS SO MARKED SHALL MEET THE FOLLOWING REQUIREMENTS PER IBC 1030: · MIN. 5.7 SFT NET CLR OPENABLE AREA (IBC 1030.2) · MIN. 24" NET CLR OPENABLE HEIGHT (IBC 1030.2.1) · MIN. 20" NET CLR OPENABLE WIDTH (IBC 1030.2.1) · MAX. 44" FINISHED SILL HEIGHT (IBC 1030.3) · OPENABLE W/O KEYS OR SPECIAL TOOLS (IBC 1030.4) 5. EMERGENCY ESCAPE AND RESCUE OPENINGS ARE REQUIRED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY AND IN BASEMENTS PER IBC 1030.1.1. SUCH OPENINGS SHALL MEET THE REQUIREMENTS LISTED IN ELEVATION NOTE 4. 6. REPLACE DOOR LIKE-IN-KIND. PROVIDE NEW HARDWARE COMPLIANT WITH ANSI A117.1-2009 SECTION 404.2.6, BELOW: "HANDLES, PULLS, LATCHES, LOCKS AND OTHER OPERABLE PARTS ON ACCESSIBLE DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITH ONE HAND AND DOES NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST TO OPERATE. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34 INCHES MIN. AND 48 INCHES MAX. ABOVE THE FLOOR." HARDWARE SHALL BE SCHLAGE "F51 LAT 619" OR APPROVED EQUAL. 7. "SG" MEANS "SAFETY GLAZING." ALL WINDOWS SO MARKED SHALL MEET THE REQUIREMENTS OF IBC 2406. ELEVATION NOTES: SCALE: A3.2 2 1/4" = 1'-0" SOUTH ELEVATION:SEGMENT 2 Revision 1 01/24/19 January 4, 2019 PERMIT City of REDMOND 1 FOR PLANNING DEPT USE ONLY REDMOND 12 9100 REDMOND-WOODINVILLE RD NE, REDMOND, WA, 98052 MULTIFAMILY ALTERATION STATE OF WASHINGTON 11976 ARCHITECT REGISTERED BRYAN S. RIDLEY SCALE: A3.2 1 1/4" = 1'-0" NORTH ELEVATION: SEGMENT 2 CONTINUES SEE 2/A3.1 CONTINUES SEE 1/A3.1 SCALE: A3.2 EXTERIOR ELEVATIONS AS NOTED CHANGE IN BUILDING ANGLE NOT SHOWN FOR CLARITY. REF. FLOOR PLANS FOR DTLS. CHANGE IN BUILDING ANGLE NOT SHOWN FOR CLARITY. REF. FLOOR PLANS FOR DTLS. ---PAGE BREAK--- SEGMENT 2: 1ST FLOOR FFE SEGMENT 2: 2ND FLOOR FFE SEGMENT 2: 3RD FLOOR FFE SEGMENT 2: 3RD FLOOR PLATE HT TOP OF ROOF 4'-4 1/2"± 29'-11 1/2"± LINE OF GRADE TO REMAIN LINE OF FIRST FLOOR DORMER TO REMAIN REBUILD PRIVACY PARTITIONS PER ASS'Y W1 (REF. A2.2-A2.3) REPLACE GUARDRAILS PER 4/A5.1 HARDIE PLANK SIDING, TYP. COLOR PER OWNER. REPLACE GUARDRAILS PER 4/A5.1 SEGMENT 1: 1ST FLOOR FFE SEGMENT 1: 2ND FLOOR FFE SEGMENT 1: 3RD FLOOR FFE 17'-11"± SEGMENT 1: 3RD FLOOR PLATE HT TOP OF ROOF 5'-10 1/2"± 31'-5 1/2"± LINE OF GRADE TO REMAIN LINE OF GRADE TO REMAIN (BEYOND) DORMER TO REMAIN REBUILD PRIVACY PARTITIONS PER ASS'Y W1 (REF. A2.2-A2.3) REPLACE GUARDRAILS PER 4/A5.1 HARDIE PLANK SIDING, TYP. COLOR PER OWNER. REPLACE GUARDRAILS PER 4/A5.1 1. DO NOT SCALE DRAWINGS. USE DIMENSIONS GIVEN. 2. ALL DIMENSIONS ARE TO FACE OF FRAMING OR FOUNDATION 3. THESE PLANS ARE BASED ON RECORD DRAWINGS. IF CONDITIONS IN THE FIELD ARE OTHER THAN SHOWN, THE CONTRACTOR SHALL CONTACT THE ARCHITECT OF RECORD IMMEDIATELY. 4. "EG" MEANS "EMERGENCY ESCAPE AND RESCUE OPENING." ALL WINDOWS SO MARKED SHALL MEET THE FOLLOWING REQUIREMENTS PER IBC 1030: · MIN. 5.7 SFT NET CLR OPENABLE AREA (IBC 1030.2) · MIN. 24" NET CLR OPENABLE HEIGHT (IBC 1030.2.1) · MIN. 20" NET CLR OPENABLE WIDTH (IBC 1030.2.1) · MAX. 44" FINISHED SILL HEIGHT (IBC 1030.3) · OPENABLE W/O KEYS OR SPECIAL TOOLS (IBC 1030.4) 5. EMERGENCY ESCAPE AND RESCUE OPENINGS ARE REQUIRED IN EVERY SLEEPING ROOM BELOW THE 4TH STORY AND IN BASEMENTS PER IBC 1030.1.1. SUCH OPENINGS SHALL MEET THE REQUIREMENTS LISTED IN ELEVATION NOTE 4. 6. REPLACE DOOR LIKE-IN-KIND. PROVIDE NEW HARDWARE COMPLIANT WITH ANSI A117.1-2009 SECTION 404.2.6, BELOW: "HANDLES, PULLS, LATCHES, LOCKS AND OTHER OPERABLE PARTS ON ACCESSIBLE DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITH ONE HAND AND DOES NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST TO OPERATE. OPERABLE PARTS OF SUCH HARDWARE SHALL BE 34 INCHES MIN. AND 48 INCHES MAX. ABOVE THE FLOOR." HARDWARE SHALL BE SCHLAGE "F51 LAT 619" OR APPROVED EQUAL. 7. "SG" MEANS "SAFETY GLAZING." ALL WINDOWS SO MARKED SHALL MEET THE REQUIREMENTS OF IBC 2406. ELEVATION NOTES: SCALE: A3.3 2 1/4" = 1'-0" WEST ELEVATION SCALE: A3.3 EXTERIOR ELEVATIONS AS NOTED Revision 1 01/24/19 January 4, 2019 PERMIT City of REDMOND 1 FOR PLANNING DEPT USE ONLY REDMOND 12 9100 REDMOND-WOODINVILLE RD NE, REDMOND, WA, 98052 MULTIFAMILY ALTERATION STATE OF WASHINGTON 11976 ARCHITECT REGISTERED BRYAN S. RIDLEY SCALE: A3.3 1 1/4" = 1'-0" EAST ELEVATION ---PAGE BREAK--- SCALE: A3.4 RENDERED ELEVATIONS AS NOTED Revision 1 01/24/19 January 4, 2019 PERMIT City of REDMOND 1 FOR PLANNING DEPT USE ONLY REDMOND 12 9100 REDMOND-WOODINVILLE RD NE, REDMOND, WA, 98052 MULTIFAMILY ALTERATION STATE OF WASHINGTON 11976 ARCHITECT REGISTERED BRYAN S. RIDLEY FOR DESIGN REVIEW ONLY SCALE: A3.4 1 NTS RENDERED SOUTH ELEVATION SCALE: A3.4 2 NTS RENDERED NORTH ELEVATION SCALE: A3.4 3 NTS RENDERED EAST ELEVATION SCALE: A3.4 4 NTS RENDERED WEST ELEVATION ROOFING TO REMAIN (TYP.) PAINT EAVES AND RAFTER TAILS TO MATCH TRIM TYP. TRIM: 3" HARDIE PAINT: "CAVIAR" TYP. WINDOW: PLYGEM 400 COLOR: BLACK PAINT BALCONIES AND POSTS TO MATCH TRIM TYP. GUARDRAIL: BLACK METAL TYP. SIDING: 6" HARDIE LAP PAINT: "GRAY MATTERS" ENTRY DOOR: PAINTED STEEL COLOR: "BURGUNDY" TYP. OF TYP. SLIDER DOOR: PLYGEM PRO 960 COLOR: BLACK ROOFING TO REMAIN (TYP.) PAINT EAVES AND RAFTER TAILS TO MATCH TRIM TYP. TRIM: 3" HARDIE PAINT: "CAVIAR" TYP. WINDOW: PLYGEM 400 COLOR: BLACK TYP. SIDING: 6" HARDIE LAP PAINT: "GRAY MATTERS" MAIN ENTRY DOOR: PAINTED STEEL COLOR: "BURGUNDY" TYP. OF PAINT ENTRY STAIRS TO MATCH TRIM PAINT EAVES AND RAFTER TAILS TO MATCH TRIM ROOFING TO REMAIN (TYP.) SIDE PRIVACY PARTITIONS TO MATCH WALLS TYP. GUARDRAIL: BLACK METAL PAINT BALCONIES TO MATCH TRIM TYP. SIDING: 6" HARDIE LAP PAINT: "GRAY MATTERS" PAINT EAVES AND RAFTER TAILS TO MATCH TRIM ROOFING TO REMAIN (TYP.) SIDE PRIVACY PARTITIONS TO MATCH WALLS TYP. GUARDRAIL: BLACK METAL PAINT BALCONIES TO MATCH TRIM TYP. SIDING: 6" HARDIE LAP PAINT: "GRAY MATTERS" PAINT ENTRY STAIRS TO MATCH TRIM TRIM COLOR: CAVIAR SHERWIN WILLIAMS SW-6690 (OR APPROVED EQUAL) SIDING COLOR: GRAY MATTERS SHERWIN WILLIAMS SW-7066 (OR APPROVED EQUAL) DOOR COLOR: BURGUNDY SHERWIN WILLIAMS SW-6300 (OR APPROVED EQUAL)