FLOOR PLAN SYMBOLS PROJECT DIRECTORY SCOPE OF WORK

FLOOR PLAN SYMBOLS

ABBREVIATIONSABV ABOVEAC ASPHALTIC CONCRETE, AIR

CONDITIONINGACC ACCESSIBLEACT ACOUSTICAL CEILING TILEACST ACOUSTICALAD AREA DRAINADDM ADDENDUMADJ ADJACENTAESS ARCHITECTURALLY EXPOSED

STRUCTURAL STEELAF ACCESS FLOORINGAFF ABOVE FINISHED FLOORAHU AIR HANDLING UNITALT ALTERNATEALUM ALUMINUMANOD ANODIZEDAPPROX APPROXIMATEAPT APARTMENTARCH ARCHITECT, ARCHITECTURALAUTO AUTOMATICAV AUDIO VISUALAWP ACOUSTICAL WALL PANEL(S)

BB BULLETIN BOARDBD BOARDBLDG BUILDINGBLKG BLOCKINGBO BOTTOM OFBOT BOTTOMBRG BEARINGBRZ BRONZEBSMT BASEMENTBUR BUILT UP ROOFING

CAB CABINETCB CATCH BASINCEM CEMENT, CEMENTITIOUSCG CORNER GUARDCH COAT HOOKCI CAST IRONCJ CONTROL JOINTCIP CAST-IN-PLACECL CENTER LINECLG CEILINGCLO CLOSETCLR CLEARCMU CONCRETE MASONRY UNITCO CLEAN OUT, CASED OPENINGCOL COLUMNCOMM COMMUNICATIONCONC CONCRETECONN CONNECTION, CONNECTCONSTR CONSTRUCTIONCONT CONTINUOUS, CONTINUECORR CORRIDORCPT CARPETCSWK CASEWORKCTR CENTERCU CUBIC

D DEEP, DEPTHDBL DOUBLEDEMO DEMOLISH, DEMOLITIONDET DETAILDF DRINKING FOUNTAINDIA DIAMETERDIAG DIAGONAL, DIAGRAMDIM DIMENSIONDIV DIVIDE, DIVISIONDMPF DAMPPROOF, DAMPPROOFINGDN DOWNDR DOORDS DOWNSPOUTDW DISHWASHERDWG DRAWINGDWR DRAWER

E EASTEIFS EXTERIOR INSULATION AND FINISH

SYSTEMEJ EXPANSION JOINTEL ELEVATIONELEC ELECTRIC, ELECTRICALELEV ELEVATORENCL ENCLOSED, ENCLOSUREEOS EDGE OF SLABEP ELECTRIC PANELEQ EQUALEQUIP EQUIPMENTESCAL ESCALATOREW EACH WAYEXH EXHAUSTEXP EXPANSION, EXPOSEDEXIST EXISTING

FA FIRE ALARMFCIC FURNISHED BY CONTRACTOR

/INSTALLED BY CONTRACTORFCIO FURNISHED BY CONTRACTOR

/INSTALLED BY OWNER

OC ON CENTEROH OVERHEADOD OUTSIDE DIAMETEROPNG OPENINGOPP OPPOSITEORD OVERFLOW ROOF DRAINOTS OPEN TO STRUCTURE ABOVEOFE OWNER FURNISHED EQUIPMENT

PBD PARTICLEBOARDPRCST PRECASTPD PLANTER DRAINPERP PERPENDICULARPLAM PLASTIC LAMINATEPLASPLASTERPLYWD PLYWOODPNL PANELPL PROPERTY LINEPR PAIRPRKG PARKINGPROP PROPERTYPT PAINT, POINT, PRESSURE TREATEDPTN PARTITION

R RADIUS, RISERRCP REFLECTED CEILING PLANRD ROOF DRAIN, ROADRECPT RECEPTACLEREF REFER TO, REFERENCEREF REFRIGERATORREINF REINFORCED, REINFORCINGREQD REQUIREDREV REVISED, REVISIONRFG ROOFINGRM ROOMRO ROUGH OPENINGRT RIGHT

S SOUTHSCWD SOLID CORE WOODSCHD SCHEDULESD STORM DRAINSECT SECTIONSGL SINGLESHT SHEETSHTHG SHEATHINGSIM SIMILARSPEC SPECIFICATIONSPKLR SPRINKLERSPKR SPEAKERSQ SQUARESS SURFACE SINKSST STAINLESS STEELSTC SOUND TRANSMISSION CLASSSTD STANDARDSTL STEELSTOR STORAGESTRUCT STRUCTURALSUSP SUSPENDED

T TREADT&G TONGUE AND GROOVETC TRAFFIC COATINGTCR TRASH, COMPOST, RECYCLE TEL TELEPHONETEMP TEMPERATURE, TEMPORARYTER TERRAZZOTHK THINK, THICKNESSTMPD TEMPEREDTO TOP OFTSTAT THERMOSTATTV TELEVISIONTYP TYPICAL

UGND UNDERGROUNDUNF UNFINISHEDUON UNLESS OTHERWISE NOTED

VERT VERTICALVEST VESTIBULEVIF VERIFY IN FIELDVNR VENEERVR VAPOR RETARDERVWC VINYL WALL COVERING

W WEST, WIDE, WIDTHW/ WITHW/O WITHOUTWC WATER CLOSET, WALLCOVERINGWD WOODWH WALL HYDRANTWP WATERPROOF, WEATHER PROOF,

WATERPROOFING, WORK POINTWR WATER RESISTANTWT WEIGHTWWF WELDED WIRE FABRIC

XMFR TRANSFORMER

YD YARD

PROJECT DIRECTORYCLIENT: DANIEL KLEIN

GARDEN STUDIOS, LLC1425 WESTERN AVE, #303SEATTLE, WA 98101

CONTRACTOR: EPIC CONSTRUCTIONMANAGEMENTCONTACT: PETER CARROLLPHONE: 206.963.0847EMAIL:[email protected]

ARCHITECT: B+H ARCHITECTS225 TERRY AVE N, #101SEATTLE, WA 98109CONTACT: BRYAN CROENIPHONE: 206.582.2872EMAIL: [email protected]

PERMITCOORDINATOR:

PERMIT CONSULTANTS NW26456 MARINE VIEW DR. SO.SEATTLE, WA 98198CONTACT: JON O'HAREPHONE: 253.839.4853EMAIL: [email protected]

BUILDING CODE CRITERIA

GENERAL NOTES

1. DO NOT SCALE DRAWINGS.

2. VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION OFWORK.

3. THE CONTRACT DOCUMENTS, INCLUDE THE AGREEMENT FORCONSTRUCTION, THE GENERAL CONDITIONS, DRAWINGS AND SPECIFICATIONS,AND ARE COMPLEMENTARY, AND WHAT IS REQUIRED BY ONE SHALL BE ASBINDING AS IF REQUIRED BY ALL. THE CONTRACTOR SHALL COORDINATE ALLPORTIONS OF THE WORK AS DESCRIBED IN THE CONTRACT DOCUMENTS. NOTIFYTHE ARCHITECT FOR RESOLUTION OF ALL DISCREPANCIES PRIOR TOCONSTRUCTION.

4. DIMENSIONS ARE TO THE STRUCTURAL GRID OR TO FINISH SURFACES,UNLESS OTHERWISE INDICATED.

5. DOORS AND CASED OPENINGS INDICATED NEARBY WALL INTERSECTIONSSHALL BE LOCATED SO THAT THE EDGE OF THE FINISH OPENING IS 6 INCHESFROM THE FACE OF THE NEARBY WALL UNLESS OTHER INDICATED. ALL OTHERDOORS AND CASED OPENINGS SHALL BE CENTERED BETWEEN ADJACENT WALLINTERSECTIONS.

VICINITY MAP

(PROPERTY) LEGAL DESCRIPTION

WORK UNDER SEPARATE PERMIT

BUILDING INFORMATIONCONSTRUCTION TYPE: TYPE VA OVER TYPE 1B

BUILDING HEIGHT: 1 BELOW-GRADE STORY AND 7 ABOVE-GRADE STORIES65'-0" + 4'-0" = 69'-0"

ZONING: NC3-65

BUILDING OCCUPANCY: B, S-2, M, R-2

BUILDING GSF:

BASEMENT 3 829 GSFLEVEL 1 3 227 GSFLEVEL 2 3 402 GSFLEVEL 3 2 468 GSFLEVELS 4-7 3 431 GSF X 4ROOF 440 GSF

TOTAL 27 090 SF

ELECTRICALMECHANICALPLUMBINGSHORINGFOUNDATION

SCOPE OF WORKDEMOLITION OF EXISTING 2 STORY 6024 SF, RESIDENTIAL BUILDING.CONSTRUCTION OF A 50 UNIT, MULTI FAMILY, MIXED USE, 7 STORY, 27 090 SF,BUILDING.

PARCEL NUMBER: 8725600290

LOT 11 IN BLOCK 3 OF REPLAT OF TWELTH AVENUE ADDITION TO THE CITY OF SEATTLE,AS PER PLAT RECORDED IN VOLUME 8 OF PLATS, PAGE 54, RECORDS OF KING COUNTY;SITUATED IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON

BUILDING ADDRESS1517 BELLEVUE AVESEATTLE, WA 98122

NOT TO SCALE

SYMBOLS USED IN THISSET OF DRAWINGS

D2

A-512

A110-L101

CALLOUT

EXTERNALELEVATIONS

INTERNALELEVATIONS

WALLSECTIONS

10 GRID LINE

B3A110

B3A110

B3A110

MAINSECTIONS

D2

A-512

1

1

1 1

22

SSL +100.000

FFL +100.000

LEVEL NAME +1000

FFL LEVEL

SSL LEVEL

FFL LEVELHEAD

REVISION TAG

90° 00' 00"

Distance

N E PROPERTYLINE TAG

SITE SETOUTPOINT

+100.000

FINISH SETOUTPOINT

LEVEL NAME +1000FFL LEVELHEAD II

ED-L1101

B1012-A

?

ROOM NAMEL1000

ROOM NAMEEND- L1101

MATCH LINESEE XX / X-XXX

EXTERNALDOORSINTERNALDOORS

KEYNOTE

ROOM TAG

ROOM TAGHEALTHCARE

VIEWREFERENCE(MATCHLINE)

Type Name CURTAIN WALLPANEL TAG

L1001-A

DOOR TAG

P17A

35

L01-012-A

0 100 200

PLANNORTH

WALL TAG

BAR SCALE

NORTH ARROW

FLR.X FLOOR TAG

? FLOOR FINISHTAG

P17AWALL FINISHTAG

EXTERNALWINDOW TAGINTERIORWINDOWGLAZING TAG

CEILING TAG

Finish CASEWORKFINISH TAG

2700 AFFCE01

?ELEVATIONMATERIAL TAG

ROOFX

ROOF TAG

R @20 100mm STAIR RUN TAG

234

1i

1

FURNITURE TAG

FURNITURESYSTEM

PARKING STALLNUMBER

1t DUCTACCESSORY TAG

L01 PLUMBINGFIXTURE TAG

1t SPECIALTYEQUIPMENT TAG

TOPOGRAPHIC-AL REFERENCELEVEL TAG

BUILDING CODE: 2012 SEATTLE BUILDING CODE2012 SEATTLE EXISTING BUILDING CODE

FIRE CODE: 2012 SEATTLE FIRE CODE

ENERGY CODE: 2012 SEATTLE ENERGY CODE - COMMERCIAL

MECHANICAL CODE: 2012 SEATTLE MECHANICAL CODE

ELECTRICAL CODE: 2014 NATIONAL ELECTRICAL CODE W/2014 SEATTLE ELECTRICAL CODE AMENDMENTS

ACCESSIBILITY CODE: 2009 ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES(ICC/ANSI A117.1) WITH WASHINGTON STATE AMENDMENTS(WAC 51-50)

FD FLOOR DRAINFDC FIRE DEPARTMENT

CONNECTIONFDTN FOUNDATIONFE FIRE EXTINGUISHERFEC FIRE EXTINGUISHER CABINETFH FIRE HYDRANTFHC FIRE HOSE CABINETFIG FIGUREFIN FINISH, FINISHEDFLEX FLEXIBLEFLR FLOOR, FLOORINGFLOUR FLUORESCENTFO FACE OF, FINISHED OPENINGFOIC FURNISHED BY OWNER /INSTALLED BY

CONTRACTORFP FIRE PROTECTION, FIREPROOFFR FRAME, FIRE RATEDFRMG FRAMINGFRP FIBERGLASS REINFORCED PLASTICFRT FIRE RETARDANT TREATEDFT FOOT, FEETFTG FOOTINGFUT FUTUREFVC FIRE HOSE VALVE CABINETFWC FABRIC WALL COVERINGFWP FABRIC WRAPPED PANEL(S)

GA GAGEGALV GALVANIZEDGEN GENERAL, GENERATORGFRC GLASS-FIBER REINFORCED CONCRETEGFRG GLASS-FIBER REINFORCED GYPSUMGFRP GLASS-FIBER REINFORCED PLASTICGL GLASSGYP GYPSUMGYP BD GYPSUM BOARD

H HIGHHB HOSE BIBBHCWD HOLLOW CORE WOODHD HAND DRYERHDBD HARDBOARDHDW HARDWAREHDWD HARD WOODHM HOLLOW METALHO HOLD OPENHORIZ HORIZONTALHR HOURHSS HOLLOW STRUCTURAL STEELHT HEIGHTHVAC HEATING, VENTILATING, AND AIR

CONDITIONING

ID INSIDE DIAMETERIGU INSULATED GLASS UNITINCL INCLUDE, INCLUDINGINFO INFORMATIONINSUL INSULATE, INSULATIONINT INTERIORIWD INDIRECT WASTE DRAIN

JAN JANITORJT JOINT

KIT KITCHEN

L LONGLAM LAMINATE, LAMINATEDLAU LAUNDRYLAV LAVATORYLT LIGHTLTG LIGHTING

MAS MASONRYMATL MATERIALMAX MAXIMUMMDF MEDIUM DENSITY FIBERBOARDMDO MEDIUM DENSITY OVERLAYMECH MECHANICALMED MEDIUMMEMB MEMBRANEMEZZ MEZZANINEMGT MANAGMENTMFR MANUFACTURE, MANUFACTURERMH MAN HOLEMIN MINIMUM, MINUTEMISC MISCELLANEOUSMO MASONRY OPENINGMS MOP SINKMTD MOUNTEDMTL METALMVBL MOVEABLEMWP METAL WALL PANELS

N NORTHNIC NOT IN CONTRACTNO NUMBERNOM NOMINALNRC NOISE REDUCTION COEFFICIENTNTS NOT TO SCALE

STRUCTURAL/CIVIL:

DCI ENGINEERS818 STEWART ST, #1000CONTACT: KATRINA REEDPHONE: 206.787.8931EMAIL:[email protected]

PLANNORTH

PLANNORTH

KEY PLAN

CONTRACTOR SHALL CHECK ALL DIMENSIONS ON THE WORK ANDREPORT ANY DISCREPANCY TO THE CONSULTANT BEFOREPROCEEDING. THIS DRAWING IS NOT TO BE USED FORCONSTRUCTION UNTIL AUTHORIZED IN WRITING BY CONSULTANT.

STRUCTURAL ENGINEER :

LANDSCAPE ARCHITECT :

SITE SERVICES/CIVIL ENGINEER :

B+H Architects

OWNER :

PROJECT :

SHEET NO :

SHEET CONTENTS :

DRAWING SCALE :

PROJECT NUMBER :

1425 Western Ave #303Seattle, WA 98101

DCI Engineers818 Stewart Street, Suite 1000Seattle, WA 98101T/206.332.1900 F/206.332.1600

Studio 342 Landscape ArchitecturePO Box 972Edmonds, WA 98020T/F/206.545.0342

SEAL :

DRAWN BY : CHECKED BY : DATE:

REV :

225 Terry Avenue N, Suite 101Seattle, WA 98109T/206.582.2875 F/206.260.3900


DEPARTMENT OF PLANNING AND DEVELOPMENT :

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Project Information

1416001

1517 Bellevue Ave.Seattle, WA 98122

Garden Studios, LLC

SH MS 02/10/15

REVISION

NO. DATE DESCRIPTION2/10/15 MUP

PLANNORTH

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Sheet Index

1416001


Garden Studios, LLC

SH MS 02/10/15

MUP SHEET INDEX

Sheet Number TITLE

A001 Project InformationA002 Sheet IndexA003 Code and Zoning SummaryA004 FAR, Amenity, and Transparency CalculationsA005 Departure Matrix1 of 1 Topographic SurveyA101 Architectural Site PlanA103 Basement & Level 1 Floor PlansA104 Level 2 & 3 Floor PlansA105 Levels 4-7 Floor Plan TypicalA106 Roof PlanA201 Building Elevations E & WA202 Building Elevation SA203 Building Elevation NA301 Building Section AA302 Building Sections B & CA303 Building Section DL-1 Street Level PlanL-2 Roof PlanL-3 Plant Schedule & Green RoofL-4 Irrigation SpecificationsL-5 Green Factor

REVISION


ZONING CODE ANALYSIS

GENERAL INFORMATION• OWNER: GARDENS STUDIOS LLC,

ADDRESS: 1425 WESTERN AVE #303 SEATTLE, WA 98101• CONTACT: JON O’HARE

ADDRESS: 26456 MARINE VIEW DR S DES MOINES, WA 98198EMAIL: [email protected]: (425) 301 9541

• SITE ADDRESS: 1517 BELLEVUE AVE SEATTLE, WA 98122• ASSESSOR’S PARCEL NUMBER: 8725600290• PROPERTY ZONING: NC3-65• USE: EFFICIENCY APARTMENTS, LIVE/ WORK UNITS, RETAIL• LOT SIZE: 105.06’ X 50.04’• AVERAGE GRADE: +244.50• NUMBER OF STORIES: 7• NUMBER OF STUDIO UNITS: 45• NUMBER OF LIVE/WORK UNITS: 5• TOTAL COMMERCIAL SF: 2 600 SF

RETAIL SF: 770 SFLIVE/WORK SF: 1 830 SF

DENSITY CALCULATIONS• LOT AREA: 5 257 SF• ALLOWABLE FAR: 4.75

5 257 SF X 4.75 = 24 970 SF• ALLOWABLE RESIDENTIAL FAR: 4.25

5 257 SF X 4.25 = 22 342 SF• ALLOWABLE COMMERCIAL FAR: 0.50

5 257 SF X 0.50 = 2 628 SF• MIXED OCCUPANCY: (R2) RESIDENTIAL UNITS - 45, (B OR M)

LIVE/WORK UNITS - 5, RETAIL SPACES - 1

LOT COVERAGE• AREA OF ALL PRINCIPAL AND ACCESSORY STRUCTURES:

ALLOWABLE LOT COVERAGE: 5 257 SF 100%PROPOSED LOT COVERAGE: 3 829 SF 73%

STRUCTURE HEIGHT• MAXIMUM STRUCTURE HEIGHT ALLOWED: MAIN STRUCTURE 65’-0”,

ADDITIONAL 4’-0” IF LOWEST LEVEL IS NON RESIDENTIAL, AND HAS AFLOOR TO FLOOR OF 13’-0” MINIMUM. (EXCEPTION TAKEN). STAIRAND ELEVATOR PENTHOUSES ALLOWED TO 16’-0” ABOVE THEHIGHEST LEVEL IF LESS THAN 25% OF TOTAL ROOF AREA.

• PROPOSED STRUCTURE HEIGHT: 69’-0”• PARAPET HEIGHT: + 3’ (72’-0”)• PENTHOUSE HEIGHT: + 16’-0” (85’-0”)

STRUCTURE WIDTH AND DEPTH• ENTIRE BLOCK IS ZONED NC3-65 - NO REQUIREMENTS

SETBACKS• NO SETBACKS REQUIRED BY ZONING CODE

SCREENING AND LANDSCAPE• NO SCREENING REQUIRED• LANDSCAPE GREEN FACTOR SCORE OF 0.30 OR GREATER

REQUIRED. CURRENTLY TRACKING SCORE OF 0.35• SEE GREEN FACTOR SCORE SHEET FOR CALCULATIONS• DUMPSTER AND RECYCLING SCREENING: CONTAINED WITHIN

BUILDING

OPEN SPACE REQUIREMENTS• ZONED NC3-65, NO REQUIREMENT

PARKING REQUIREMENT• NO PARKING REQUIRED

AMENITY AREA CALCULATION• RESIDENTIAL BUILDING SQUARE FOOTAGE: 22 177 SF• AMENITY REQUIREMENT: 5%• AMENITY REQUIRED: 1 175 SF

• ROOF TOP AMENITY DECK AND BOCCE COURT: 2 080 SF• MAIN COURTYARD AT GRADE: 970 SF

• TOTAL AMENITY SPACE: 3 050 SFCOMPLIANT

66,066.5 = 244.50' 270.21

FORMULA: (A x a) + (B x b) + (C x c) + (D x d) + (E x e) + (F x f) + (G x g) +(H x h) + (Jxj) +(Kxk) a + b + c + d + e + f + h + j + k

CALCULATION: (89.75 x 242.86) + (38.16 x 242.90) + (64.4 x 246.46)+ (4.33 x 246.29) + (22.83 x 246.22) + (13.16 x 246.35) + (5.42 x 246.39) +(16.5 x 245.33) + (2.83 x 244.26) +(12.83 x 243.53) 289.75+ 238.16+ 64.4+ 4.33 + 22.83 + 13.16 + 5.42+ 16.5 + 2.83 + 12.83

242.20'corner egress244.50'average grade313.50'building limit (roof)

242.86'

242.225'

242.32'

242.64'

242.95'

243.32'

243.91'

243.60'

242.25'

242.48'

242.80'

243.14'

246.46'

246.46'

246.46'

246.22'246.35'

246.39'

245.33'

244.26'

243.53'

242.90'

246.46'246.29'

A

B

C

D

E

F

GH

J

K

89' - 9 1/4"

38' -

2 "

64' - 4"

4' - 4

"

22' - 10"

13' -

2 "16

' - 6 "

12' -

1 0"

5' - 5"

2' - 10"

Average Grade Calculation

PLANNORTH

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B+H Architects

OWNER :

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SHEET CONTENTS :

DRAWING SCALE :

PROJECT NUMBER :




SEAL :


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Code and Zoning Summary

1416001


Garden Studios, LLC

SH MS 02/10/15

REVISION


R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

P P P P P P P P P P P P P P

A

DDDDDD

D

D

D

D

D

D

D

D D

DD

D

D

D

D

D

D

D

D

D

D

D

D

D

D

DD D

D

D D D

D

D

D

D

D

D

D

A

DDDDDD

D

D

D

D

D

D

D

D D

DD

D

D

D

D

D

D

D

D

D

D

D

D

D

D

DD D

D

D D D

D

D

D

D

D

D

D

1820.00 SFUU 70'-0" x 26'-0"

40.00 SFMM 4'-0" x 10'-0"

51.67 SFNN 5'-2" x 10'

16.00 SFOO 4' x 4'

90.31 SFPP 5'-7.75"x 16'-0"

4.00 SFQQ 2'-0" x 2'-0"

24.00 SFRR 4'-0" x 6'-0"

20.00 SFSS 2'-0" x 10'-0"

16.00 SFTT 4'-0" x 4'-0"

33.62 SFBB 2'-9" x 11'-10.625"

111.05 SFDD 2'-8" x 41'-7.70"

17.25 SFAA 3'-7.125" x 4'-9.5"

91.82 SFCC 3'-7.125" x 25'-6.60"

62.70 SFEE 4'-10" x 12'-9"

10.84 SFFF 3'-7.125" x 3'-0.25"

440.45 SFGG 93'-10.60" x 4'-8.30"

128.64 SFHH 32'-10.46" x 3'-11"

21.09 SFII 3'-0" x 7'-0.5"

13.27 SFJJ 2'-5.55" x 5'-4.67"

39.54 SFKK 4'-0" x 9'-10.5"

13.25 SFF 5'-10.75" x 2'-3"

46.44 SFE 7'-11" X 5'-10.4375"

178.22 SFC 8'-9" x 20'-4.5"

56.48 SFB 9'-9.3125" X 5'-9.3125"

501.81 SFA 53'-2.69" x 9'-5.125"

60.14 SFD 8'-9.825" x 6'-9.8125"

1152.24 SFG 89'-9" x 12'-10"

1527.78 SFH 92'-7" x 16'-6"

774.72 SFJ 87'-8" x 8'-10"

91.29 SFI 23'-4" x 3'-11"

79.32 SFK 20'-3" x 3'-11"

1851.02 SFL 68'-3.75" x 27'-1.375"

719.17 SFM 65'-0.125" x 11'-0.75"

79.32 SFN 3'-11" x 20'-3"

1152.24 SFO 89'-9: x 12'-10"

1528.12 SFP 92'-7" x 16'-6.125"

774.39 SFR 87'-8" x 8'-10"

91.40 SFQ 23'-4" x 3'-11"

79.32 SFS 20'-3" x 3'-11"

1152.58 SFT 89'-9: x 12'-10"

1527.77 SFU 92'-7" x 16'-6"

774.44 SFZ 87'-8" x 8'-10"

91.39 SFY 23'-4" x 3'-11"

79.31 SFZA 20'-3" x 3'-11"

4.79 SFX 0'-8" x 7'-3"

4.83 SFW 0'-8" x 7'-3"

4.79 SFV 0'-8" x 7'-3"

529.59 SFZB 77'-7.125" x 9'-9.25"

326.07 SFAA 25'-11.0625" x 12'-6.9375"

488.82 SFBB 28'-9" x 17'-0"

303.86 SFCC 23'-10" x 12'-9"

116.44 SFDD 3'-0.375" x 38'-5"

361.08 SFEE 12'-5.5" x 28'-11.875"

226.96 SFFF 9'-9.3125" x 23'-2.5675"

5.54 SFGG 2'-0.1875" x 2'-9"

267.83 SFII 30'-7.825" x 8'-8.825"

9.32 SFQQ 2'-5.5" x 3'-9.5"

0.40 SFPP 0'-.5" x 0'-9.625"

251.29 SFHH 12'-4" x 20'4.5"

119.62 SFJJ 8'-9.825" x 13'-6.75"

78.47 SFNN 6'-9.5" x 11'6.625"

10.38 SFOO 1'-8" x 5'-6.625"

19.03 SFMM 8'-8" x 2'-2.375"

5.44 SFLL 2'-7.875" x 2'-0.675"

9.46 SFKK 3'-1.875" x 3'-0"

2' -

0"

12' -

0"

38 '- 6" LENGTH OF BUILDING FACADE

1' - 2" BLANK 22' - 11" RETAIL STOREFRONT 14' - 5" BLANK

EXTENT OF BUILDING BEYOND

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

PROJECT :

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DRAWING SCALE :

PROJECT NUMBER :




SEAL :


REV :




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FAR, Amenity, and TransparencyCalculations

1416001


Garden Studios, LLC

AT MS 02/10/15

RESIDENTIAL BUILDING SQUARE FOOTAGE = 22 177.10 SFAMENITY REQUIREMENT 5% x 22 177.10 SF = 1 175.39 SFAMENITY PROVIDED = 3 052.24 SF

Area Schedule FAR ResidentialName Area

U 92'-7" x 16'-6" 1527.77 SFV 0'-8" x 7'-3" 4.79 SFW 0'-8" x 7'-3" 4.83 SFX 0'-8" x 7'-3" 4.79 SFY 23'-4" x 3'-11" 91.39 SFZ 87'-8" x 8'-10" 774.44 SFZA 20'-3" x 3'-11" 79.31 SFZB 77'-7.125" x 9'-9.25" 529.59 SFGrand total 22177.10 SF

Area Schedule FAR ResidentialName Area

A 53'-2.69" x 9'-5.125" 501.81 SFB 9'-9.3125" X 5'-9.3125" 56.48 SFC 8'-9" x 20'-4.5" 178.22 SFD 8'-9.825" x 6'-9.8125" 60.14 SFE 7'-11" X 5'-10.4375" 46.44 SFF 5'-10.75" x 2'-3" 13.25 SFG 89'-9" x 12'-10" 1152.24 SFH 92'-7" x 16'-6" 1527.78 SFI 23'-4" x 3'-11" 91.29 SFJ 87'-8" x 8'-10" 774.72 SFK 20'-3" x 3'-11" 79.32 SFL 68'-3.75" x 27'-1.375" 1851.02 SFM 65'-0.125" x 11'-0.75" 719.17 SFN 3'-11" x 20'-3" 79.32 SFO 89'-9: x 12'-10" 1152.24 SFOO 89'-9: x 12'-10" 1152.24 SFOOO 89'-9: x 12'-10" 1152.24 SFP 92'-7" x 16'-6.125" 1528.12 SFPP 92'-7" x 16'-6.125" 1528.12 SFPPP 92'-7" x 16'-6.125" 1528.12 SFQ 23'-4" x 3'-11" 91.40 SFQQ 23'-4" x 3'-11" 91.40 SFQQQ 23'-4" x 3'-11" 91.40 SFR 87'-8" x 8'-10" 774.39 SFRR 87'-8" x 8'-10" 774.39 SFRRR 87'-8" x 8'-10" 774.39 SFS 20'-3" x 3'-11" 79.32 SFSS 20'-3" x 3'-11" 79.32 SFSSS 20'-3" x 3'-11" 79.32 SFT 89'-9: x 12'-10" 1152.58 SF

Amenity Area Schedule

Name Area

MM 4'-0" x 10'-0" 40.00 SFNN 5'-2" x 10' 51.67 SFOO 4' x 4' 16.00 SFPP 5'-7.75"x 16'-0" 90.31 SFQQ 2'-0" x 2'-0" 4.00 SFRR 4'-0" x 6'-0" 24.00 SFSS 2'-0" x 10'-0" 20.00 SFTT 4'-0" x 4'-0" 16.00 SFUU 70'-0" x 26'-0" 1820.00 SFGrand total 3052.24 SF

Amenity Area Schedule

Name Area

AA 3'-7.125" x 4'-9.5" 17.25 SFBB 2'-9" x 11'-10.625" 33.62 SFCC 3'-7.125" x 25'-6.60" 91.82 SFDD 2'-8" x 41'-7.70" 111.05 SFEE 4'-10" x 12'-9" 62.70 SFFF 3'-7.125" x 3'-0.25" 10.84 SFGG 93'-10.60" x 4'-8.30" 440.45 SFHH 32'-10.46" x 3'-11" 128.64 SFII 3'-0" x 7'-0.5" 21.09 SFJJ 2'-5.55" x 5'-4.67" 13.27 SFKK 4'-0" x 9'-10.5" 39.54 SF

Area Schedule FAR CommercialName Area

AA 25'-11.0625" x 12'-6.9375" 326.07 SFBB 28'-9" x 17'-0" 488.82 SFCC 23'-10" x 12'-9" 303.86 SFDD 3'-0.375" x 38'-5" 116.44 SFEE 12'-5.5" x 28'-11.875" 361.08 SFFF 9'-9.3125" x 23'-2.5675" 226.96 SFGG 2'-0.1875" x 2'-9" 5.54 SFHH 12'-4" x 20'4.5" 251.29 SFII 30'-7.825" x 8'-8.825" 267.83 SFJJ 8'-9.825" x 13'-6.75" 119.62 SFKK 3'-1.875" x 3'-0" 9.46 SFLL 2'-7.875" x 2'-0.675" 5.44 SFMM 8'-8" x 2'-2.375" 19.03 SFNN 6'-9.5" x 11'6.625" 78.47 SFOO 1'-8" x 5'-6.625" 10.38 SFPP 0'-.5" x 0'-9.625" 0.40 SFQQ 2'-5.5" x 3'-9.5" 9.32 SFGrand total 2600.01 SFFAR CALCULATION 1/16" = 1'-0"

ALLOWED RESIDENTIAL FAR 4.25 x 5 257 SF = 22 342 SF

ALLOWED COMMERCIAL FAR 0.5 x 5 257 SF = 2 628 SF

RESIDENTIAL FAR = 22 177 SF COMPLIANT

COMMERCIAL FAR = 2 600 SF COMPLIANT

LEVEL 4, 5 & 6 FAR PLANS

LEVEL 7 FAR PLAN

LEVEL 1 COMMERCIAL FAR PLAN

LEVEL 1 RESIDENTIAL FAR PLAN

LEVEL 2 FAR PLAN

LEVEL 3 FAR PLAN

ROOF FAR PLAN AMENITY AREA CALCULATION

1/16" = 1'-0"

ROOF AMENITY AREA PLAN

LEVEL 1 AMENITY AREA PLAN

FACADE TRANSPARENCY CALCULATION

1/16" = 1'-0"1/16" = 1'-0"

1/16" = 1'-0"

1/16" = 1'-0"1/16" = 1'-0"

1/16" = 1'-0"

1/16" = 1'-0"

TRANSPARENCY CALCULATION @ PROPERTY LINE - SMC.23.47A.008.B.2

60% TRANSPARENCY REQUIRED BETWEEN 2' AND 12' ABOVE SIDEWALK

FACADE LENGTH = 38'-6"

BLANK FACADE = 201 SF

TRANSPARENT FACADE = 184 SF

PERCENT TRANSPARENT = 48% SEEKING DEPARTURE

EAST ELEVATION 1/8" = 1'-0"

1/16" = 1'-0"

REVISION


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DEPARTURE MATRIX

STANDARD REQUIREMENT REQUEST AND JUSTIFICATION

DEPARTURE #1

SMC 23.47A.008.B.2TRANSPARENCY

Sixty percent of the street-facingfacade between 2 feet and 8 feetabove the sidewalk shall betransparent.

Due to limited amount of street frontage (50 feet) and requirements for twoexits from the residential portions of the building (14 feet minimumcombined width), this leaves 72% maximum for glazed retail frontage. Thetrash route from the building also requires an additional 6 feet of blankfrontage which reduces the available glazed frontage to 60%. We proposeto include a display window in front of the trash access, to extend theappearance and increase the frontage from 52% to 63%. Subtracting forstorefront mullions, retail space venting louvers, structural members, andawning attachments, the current design has a facade transparency of 48%.

SMC 23.73.014.A.3 The transparency requirements aremet for the portion of the street-facingfacades between 2 feet and 12 feetabove the sidewalk.

REVISION


ever

Rectangle

ever

Image

ever

Image

ever

Snapshot

ever

Text Box

6/23/2014

S1°

41'45"W

50.04'

S88°20'56"E 105.06'

S1°

41'39"W

50.04'

S88°20'48"E 105.06'20'DWY

2 "G- 4" IN

SERT ED

8"PS(R)

8"W(P)

8"W(P)

S1°

41'45"W

412.25'

UP

C

1

2

3

4

A B D E

F 12

LOT 12\NC3P-65

LOT 4NC3P-65

LOT 10NC3P-65

LOT 3NC3P-65

LOT 5NC3P-65

BELL

EVUE

AVE

66,066.5 = 244.50' 270.21

FORMULA: (A x a) + (B x b) + (C x c) + (D x d) + (E x e) + (F x f) + (G x g) +(H x h) + (Jxj) +(Kxk) a + b + c + d + e + f + h + j + k

CALCULATION: (89.75 x 242.86) + (38.16 x 242.90) + (64.4 x 246.46)+ (4.33 x 246.29) + (22.83 x 246.22) + (13.16 x 246.35) + (5.42 x 246.39) +(16.5 x 245.33) + (2.83 x 244.26) +(12.83 x 243.53) 289.75+ 238.16+ 64.4+ 4.33 + 22.83 + 13.16 + 5.42+ 16.5 + 2.83 + 12.83

242.20'corner egress244.50'average grade313.50'building limit (roof)

242.86'

242.225'

242.32'

242.64'

242.95'

243.32'

243.91'

243.60'

242.25'

242.48'

242.80'

243.14'

246.46'

246.46'

246.46'

246.22'246.35'

246.39'

245.33'

244.26'

243.53'

242.90'

246.46'246.29'

A

B

C

D

E

F

GH

J

K

89' - 9 1/4"

38' -

2 "

64' - 4"

4' - 4

"

22' - 10"

13' -

2 "16

' - 6 "

12' -

1 0"

5' - 5"

2' - 10"

Average Grade Calculation

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Architectural Site Plan

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AT MS 02/10/15 1/8" = 1'-0"1 SITE PLAN

REVISION


UP

UPUP

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

C

1

2

3

4

A B D E F

42' -

6"

12' -

10"

16' -

6"13

' - 0"

96' - 6 1/2"28' - 6" 14' - 7" 14' - 11" 14' - 7" 20' - 3"

39' - 9"

19' -

4 3/4"

20' -

8 1/2"

43' - 4"

14' - 7 3/4" 14' - 3 1/2"

12' -

2"

12' -

2 1/4"

4' - 0" 16' - 2 3/4"

11' -

9"4'

- 6"

17' -

1"

47' - 6"19' -

1 3/4"

5' - 0

" 13' - 4 3/4" 23' -

0 1/4"

20' - 2" 7' - 9"1' - 5 1/4"

10' - 0 3/4"

27' -

11"

7' - 7 1/2"

15' - 10 1/2"

3' - 3 1/2"5' - 7

1/2"

3' - 10 1/2"

5' - 0"

7' - 6

3/4"

6' - 6

3/4"

1A202

1A201

1A203

2A201

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

C

1

2

3

4

A B D E F

25' - 8" 14' - 7" 14' - 11" 14' - 7" 20' - 3"

12' -

10"

16' -

6"13

' - 0"

3"

3' - 7 1/2" 31' - 2 1/2"1' - 7 1/2"

5' - 3"3"23' - 10"

1' - 10 1/2"

4' - 11"

3' - 0

"8'

- 0"

4' - 8

1/2"

3"

42' -

4"

4' - 7

"23

' - 8 3

/4"3'

- 0"

92' - 10"

2' - 10"

7' - 1

"

5 3/4"

27' - 3 1/2"

11' -

6 1/4"

15' -

7 3/4"

25' - 8 3/4"

21' -

9 1/4"

22' - 4"

27' -

11 3/

4"

13' - 3 1/2" 12' - 9 1/2"

27' -

10 1/

4"

7' - 3 1/2"

7' - 9

1/2"

11' -

10 3/

4"

21' -

0"

30' - 2 1/4" 7' - 9"

6' - 6

"

5' - 0"

6' - 0 1/4"

27' -

10 1/

4"

30' - 0 1/2"

12' - 4 3/4" 6' - 11 1/4" 9' - 6 1/4"

8' - 1

"12

' - 6 1

/2"

PLANNORTH

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A103

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A103

Basement & Level 1 Floor Plans

1416001


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JG, SH MS 02/10/15

1/8" = 1'-0"1 FLOOR PLAN - LEVEL B1

1/8" = 1'-0"2 FLOOR PLAN - LEVEL 1

REVISION


UP

UP

UP

DN

DN

DN

DN

1A202

1A201

1A203

2A201

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

C

1

2

3

4

A B D E F

6' - 7

1/2"

16' -

6"EQ

EQ12

' - 9"

4' - 11" 5' - 2 1/2"

23' - 4"

7' - 0" 7' - 0"EQ EQ

44' - 1" 20' - 3"

5' - 2 1/2"

92' - 7"

13' -

0"12

' - 10

"

28' - 6" 14' - 7" 14' - 11" 14' - 7" 20' - 3"

27' - 7 1/4"

11' -

9 1/4"

15' -

2"

21' - 5 1/2"

18' -

10 1/

2"

21' - 11 3/4"

14' - 3 3/4"

22' -

0 3/4" 14' - 3"

22' -

0 3/4"

22' -

0 3/4"

18' - 11"25' -

5 1/4"

13' - 4" 25' -

6 1/2"

55' - 6"

5' - 1

1 3/4"

3' - 8 1/2"

5' - 0

"

4' - 10 1/2"

4' - 1

1"6' - 11"

9' - 7 1/2"

14' - 4"

5' - 4

"8'

- 5"

7' - 2

"

6' - 4

1/2"

42' -

4"

14' - 7" 14' - 11" 14' - 7"

2' - 4

"3"

5' - 8

"

10' - 5 3/4"

1A202

1A201

1A203

2A201

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

C

1

2

3

4

A B D E F

16' -

6"12

' - 9"

44' - 1" 20' - 3"

92' - 7"

2' - 10"

EQEQ

6' - 4

1/2"

7' - 0" 7' - 0"EQ EQ 5' - 2 1/2"

28' - 6" 14' - 7" 14' - 11" 14' - 7" 20' - 3"

12' -

10"

13' -

0"

4"

23' - 4"18' - 1 1/2"3"

3"

42' -

4"

4' - 11"

21' - 11 3/4"

18' -

9 1/2"

23' - 9 1/4"

15' -

2"

20' - 9 3/4"

11' -

9 1/4"

36' -

4 3/4"

18' - 8 1/2"

16' - 4 1/4"

22' -

1 3/4"

22' -

1 3/4"

15' - 10 1/2"

25' -

5 3/4"

18' - 10 3/4"

25' -

10 3/

4"

13' - 4 1/4"

45' - 4 1/4"9' - 10"

4' - 1

1 1/2"

5' - 8

1/2"

10' - 4"

3"

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

PROJECT :

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DRAWING SCALE :

PROJECT NUMBER :




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A104

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A104

Level 2 & 3 Floor Plans

1416001


Garden Studios, LLC

JG, SH MS 02/10/15



REVISION


UP

1A202

1A201

1A203

2A201

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

16' -

6"12

' - 9"

5' - 2 1/2"23' - 4"

C

C

1 1

2 2

3 3

4 4

A

A

B

B

D

D

E

E F

F

7' - 0"

44' - 1"

EQ EQ 7' - 0" 5' - 2 1/2"

20' - 3"4' - 11"

2' - 10"92' - 7"

6' - 0

1/4"

6' - 8

3/4"

EQEQ

89' - 9"

28' - 4 3/4"

12' -

1 1/4"

21' - 5 1/4"15

' - 2"

20' -

7"21' - 11 3/4" 22

' - 1 3

/4"

16' - 1 3/4"

22' -

1 3/4"

16' - 1 1/4"

22' -

1 3/4"

15' - 10 1/2"

25' -

5 3/4"

18' - 10 3/4"

25' -

10 3/

4"

13' - 4 1/4"55' - 6 1/4"

5' - 0

1/2"

5' - 9

1/2"

9' - 10" 10' - 4"

6' - 11"

11' -

6 1/4"

5' - 0"

3"5'

- 7"

2' - 4

1/4"

5' - 8

3/4"

5' - 3

3/4"

92' - 7"

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

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SEAL :


REV :




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1/8" = 1'-0"

A105

Leve

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-7 F

loor

Pla

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pica

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Crosby Capitol Hill

A105

Levels 4-7 Floor Plan Typical

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JG, SH MS 02/10/15

1/8" = 1'-0"1 FLOOR PLAN - LEVELS 4-7 TYPICAL

REVISION


R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

R

P P P P P P P P P P P P P P

UP

1A202

1A201

1A203

2A201

2A302

2A302

1A301

1A301

1A302

1A302

1A303

1A303

C

1

2

3

4

A B D E F

28' - 6" 14' - 7" 14' - 11" 14' - 7" 20' - 3"98' - 1"

12' -

10"

16' -

6"13

' - 0"

1' - 3" 3' - 1"

1' - 3" 5' - 2" 6" 4' - 0"23' - 4" 43' - 1" 6" 20' - 3" 3"

42' -

7"

3"

5' - 0"

22' - 8 1/4"

77' - 7 1/4" 7' - 2" 4' - 0"

9' - 9

1/4"

7' - 1

1 1/2"

23' - 4 3/4" 16' - 9" 9' - 9 3/4" 27' - 8"

12

BOCCE COURT

SOLAR PANELS

PLANNORTH

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A106

Roo

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Roof Plan

1416001


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AT MS 02/10/15

1/8" = 1'-0"1 FLOOR PLAN - ROOF

REVISION


L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

L3B 264' - 3 1/2"

1A301

1A301

Top of Parapet 314' - 10"

Top of Stairs 322' - 8"

Top of Elevator 329' - 4"

Stair Parapet 323' - 2"

1A303

1A303 1234

13' - 0" 16' - 6" 12' - 10"

9' - 1

1/2"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

10' -

7 1/2"

16' -

0"

Average Grade 244' - 6"

PROP

ERTY

LINE

PROP

ERTY

LINE

GAS METER LOCATION

FIRE DEPARTMENT CONNECTIONRESIDENTIAL ENTRY COMMERCIAL STOREFRONT _

68'-1

0" B

UILD

ING

HEIG

HT

EMERGENCY EGRESSAND UTILITY

L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

L3B 264' - 3 1/2"

1A301

1A301





1A303

1A3031 2 3 4

12' - 10" 16' - 6" 13' - 0"

9' - 1

1/2"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

10' -

7 1/2"

16' -

0"


14' -

0"

PROP

ERTY

LINE

PROP

ERTY

LINE

68'-1

0" B

UILD

ING

HEIG

HT

FIBER CEMENT PANEL SIDING

CERAMIC TILE SIDING

TEAL BROWN BRICK

OUTLINE OF NEIGHBORINGBUILDING AT PROPERTY LINE

RECLAIMED WOOD SIDINGA

B

C

D

E

Exterior Material Schedule

F


PLANNORTH

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B+H Architects

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JG, AT MS 02/10/15 1/8" = 1'-0"1 EAST ELEVATION 1/8" = 1'-0"2 WEST ELEVATION

C

B

D

C

B

D

B

REVISION


A A(SOFFIT) (SOFFIT)

L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

L3B 264' - 3 1/2"

2A302

2A302

1A302

1A302





CA B D E F

20' - 3"14' - 7"14' - 11"14' - 7"28' - 6"

16' -

0"10

' - 7 1

/2"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 1 1/

2"


11' -

8"

2' - 4

"

7' - 11"

PROP

ERTY

LINE

PROP

ERTY

LINE

BUILD

ING

HEIG

HT 6

8'-10

"


CERAMIC TILE SIDING

TEAL BROWN BRICK



B

C

D

E


F


PLANNORTH

KEY PLAN





B+H Architects

OWNER :

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A202

Building Elevation S

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JG, AT MS 02/10/15

1/8" = 1'-0"1 SOUTH ELEVATION

C

B

D

A

F

A(SOFFIT)

A(SOFFIT)

REVISION


L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

B1 231' - 8"

L3B 264' - 3 1/2"

2A302

2A302

1A302

1A302





C ABDEF

28' - 6"14' - 7"14' - 11"14' - 7"20' - 3"

9' - 1

1/2"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

9' - 4

1/4"

10' -

7 1/2"

16' -

0"


PROP

ERTY

LINE

PROP

ERTY

LINE

68'-1

0" B

UILD

ING

HEIG

HT

B

E

C

F

F


CERAMIC TILE SIDING

TEAL BROWN BRICK



B

C

D

E


F


PLANNORTH

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OWNER :

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A203

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N

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A203

Building Elevation N

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JG, AT MS 02/10/15

1/8" = 1'-0"1 NORTH ELEVATION

A

REVISION


(SOFFIT)

L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

B1 231' - 8"

L3B 264' - 3 1/2"





16' -

0"

CA B D E F

9' - 4

1/4"

9' - 4

1/4"

9' - 1

1/2"

9' - 4

1/4"

9' - 4

1/4"

14' -

0"10

' - 7 1

/2"

CORR

RESIDENTIALUNIT

RESIDENTIALUNITCORR

LIVE/WORK UNIT LIVE/WORK UNIT LIVE/WORK UNIT RESLOBBY

RETAIL

STORAGE CORR TRASH CORRIDOR

CORR

CORR

CORR

CORR

CORR

CORR

CORR

CORR

CORR

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALLOFT UNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT


20' - 3"14' - 7"14' - 11"14' - 7"28' - 6"

92' - 10"

PROP

ERTY

LINE

PROP

ERTY

LINE

68'-1

0" B

UILD

ING

HEIG

HT

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

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A301

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A301

Building Section A

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AT, SH Checker 02/10/15

1/8" = 1'-0"1 BUILDING SECTION A

REVISION


L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

B1 231' - 8"

L3B 264' - 3 1/2"





1234

14' -

0"9'

- 1 1/

2"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"10

' - 7 1

/2"16

' - 0"

13' - 0" 16' - 6" 12' - 10"

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RETAIL UTILITY

CORRIDORTRANSFORMER

VAULT


PROP

ERTY

LINE

PROP

ERTY

LINE

68'-1

0" B

UILD

ING

HEIG

HT

10' -

6"

RESIDENTIALUNIT

RESIDENTIALUNIT

EXIS

ITIN

G BU

ILDIN

G

L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

B1 231' - 8"

L3B 264' - 3 1/2"





1234

14' -

0"9'

- 1 1/

2"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"10

' - 7 1

/2"9'

- 10"

6' - 2

"

13' - 0" 16' - 6" 12' - 10"

LIVE/WORKUNIT

CORR

BOILERROOM

STORAGEROOM

CORR

CORR

CORR

CORR

CORR

CORR

CORR

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT


PROP

ERTY

LINE

PROP

ERTY

LINE

NEW

EXI

SITI

NG B

UILD

ING

"UND

ER C

ONST

RUCT

ION"

10' -

6"

68'-1

0" B

UILD

ING

HEIG

HT

EXIS

ITIN

G BU

ILDIN

G

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

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SHEET CONTENTS :

DRAWING SCALE :

PROJECT NUMBER :




SEAL :


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A302

Building Sections B & C

1416001


Garden Studios, LLC

AT, SH MS 02/10/15

1/8" = 1'-0"1 BUILDING SECTION B 1/8" = 1'-0"2 BUILDING SECTION C

REVISION


L1 242' - 2"

L2 256' - 2"

L3 265' - 3 1/2"

L4 274' - 7 3/4"

L5 284' - 0"

L6 293' - 4 1/4"

L7 302' - 8 1/2"

ROOF 313' - 4"

B1 231' - 8"

L3B 264' - 3 1/2"





CA B D E F


68'-1

0" B

UILD

ING

HEIG

HT

16' -

0"10

' - 7 1

/2"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 4 1/

4"9'

- 1 1/

2"14

' - 0"

10' -

6"

28' - 6" 14' - 7" 14' - 11" 14' - 7" 20' - 3"

PROP

ERTY

LINE

PROP

ERTY

LINE

STAIR 2 EXTERIORUTILITY

GYM STAIR 2

RESIDENTIALUNIT

CORR

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

LIVE/WORKUNIT

RESIDENTIALLOFT UNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

RESIDENTIALUNIT

STAIR2

STAIR1

ELEVMACHROOM

ELEVGENERATORENCLOSURE

STAIR1

TRASH

PLANNORTH

KEY PLAN





B+H Architects

OWNER :

PROJECT :

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SHEET CONTENTS :

DRAWING SCALE :

PROJECT NUMBER :




SEAL :


REV :




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A303

Building Section D

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AT, SH MS 02/10/15

1/8" = 1'-0"1 BUILDING SECTION D

REVISION


41 4" 1"

12"

2'-0"

LiveRoof standard (4.25" ) module

moisture portal (typ.)

LiveRoof engineered lightweight soil (typ.)

LiveRoof green roof plants(min. 95% soil coverage at installation)

waterproof building roof(see architectural plans for details)

drainage holes (typ.)

ergonomic handles (typ.)

LiveRoof, LLCPO Box 533Spring Lake, MI 49456(800) 875-1392www.liveroof.com

LiveRoof systemsaturated weight:27-29 lbs./s.f.

NOTES:Planting1. Plant quantities listed on this sheet are total quantities for each species. See full plant schedule for size.2. Landscape Architect (L.A.) or Owner shall approve all plant material upon delivery.3. Contractor to layout all plant material and get approval from L.A. prior to planting anything in the ground.4. Plants shall meet the current American Standard for Nursery Stock and shall be healthy, vigorous andwell-formed, with well-developed, fibrous root systems, free from dead branches or roots. Plants shall be freefrom damage caused by temperature extremes, lack of or excess moisture, insects, disease, and mechanicalinjury. Plants in leaf shall be well foliated and of good color. Plants shall be habituated to outdoor environmentalconditions (hardened-off)5. Root balls of potted and balled and burlapped (B&B) plants must be loosened and pruned as necessary toensure there are no encircling roots prior to planting. At least the top half of burlap and any wire straps are to beremoved from B&B plants prior to planting. The plant should be completely vertical. The top of the root flare,where the roots and the trunk begins, should be about one inch from the surrounding soi l

Soils:1. Incorporate 6" of 3-Way topsoil from Pacific Topsoils (or approved equal) tilled to a depth of 12" into plantingareas and mounded to account for settling.2. Install 2" top course of Pacific Garden Mulch from Pacific Topsoils (or approved equal) to all planting areas.Pacific Topsoils: 1-800-884-SOIL (7645)

Irrigation:1. Contractor to design/build irrigation system to provide head to head coverage for all planting areas. See L-4for Specifications2. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property,non-irrigated areas, and impervious surfaces.3. Modified irrigation system to follow water conservation best management practices and include a rain sensor.

2x rootball dia.min.

6"

6" min.

existing soil

firmly tamp prepared soilto avoid settling

finish grade4" watering basin

2" depth mulch

scarify rootball & spread roots,or cut twine & pull burlap off top1

2 of rootball

(3) 2x2 d.f. wood stakes or rebardrive to refusal outside rootball

12" diameter black rubber hose &

12 ga. wire tie. height to be justhigh enough to hold tree upright.tie at one level only

plant slightly higher than grown in nursery and

insure crown is not buried after settling and mulching

fill planting pit with native soil or specified backfill

scarify edge ofplanting pit

NOTE: stake trees only ifdetermined necessary by L.A.

P

R

A

D

p . o . b o x 9 7 2e d m o n d s I w a s h i n g t o n I 9 8 0 2 0p h o n e / f a x I ( 2 0 6 ) 5 4 5 - 0 3 4 2w w w I s t u d i o 3 4 2 I c o m

issue / revisiondate

checked:

drawn:

project number:

© Studio 342 Landscape Architecture, LLC

Plant Schedule& Greenroof

CSW

DP

1.13.15 GF Schematic Design2.3.15 SD Revisions2.10.15 MUP Submittal

20151001

Crosby Capitol Hill

1517 Bellevue AveSeattle, WA

L-3

CHAD S. WICHERSCERTIFICATE NO. 931

STATE OF

WASHINGTON

REGISTERED

LANDSCAPE ARCHITECT

SCALE:

Green Roof System (Liveroof) DetailScale: N.T.S.A

SCALE:

Tree Planting DetailScale: N.T.S.B



checked:

drawn:

project number:


IrrigationSpecifications

CSW

DP


20151001

Crosby Capitol Hill


L-4


STATE OF

WASHINGTON

REGISTERED

LANDSCAPE ARCHITECT

1.00 General

1.01 SummaryA. Provide a fully automatic bidder designed irrigation system installedby a qualified, licensed Contractor.

1.02 Quality AssuranceA. Perform work in strict accordance with the applicable plumbing,electrical, and health codes.B. Obtain and pay for all permits and approvals required by the localjurisdictional authorities for the full operation of the system.C. The work is subject to Landscape Architect tests and inspections asspecified. Furnish written notice to the Landscape Architect 72 hoursminimum prior to the required test or inspection.D. Include a master valve on the incoming mainline at the backflowpreventer location. Advise Landscape Architect if mainline pressure isinsufficient to permit the additional pressure loss of a master valve.

1.03 System CoverageA. Provide full coverage* in all planted areas. Exercise professionaljudgement in selection, location, height, and angle of sprinkler heads.Select and locate heads to avoid erosion, spraying building, andexcessively washing walks. Shrub and lawn zones, sprinkler heads withwidely varied precipitation rates, and differing sun exposures are to bevalved separately. (*Full coverage is defined as head to headcoverage with all plants and lawns receiving adequate water).

1.04 GuaranteeA. Guarantee system against defects of installation and material for aperiod of one (1) year after acceptance of sprinkler system. Duringguarantee period check, clear, and adjust sprinkler heads and otherwiseinsure adequate operation of system at maximum three (3) monthintervals during the year.

1.05 SubmittalsA. Plans - Two (2) sets of irrigation plans showing pipe and head layout,spray pattern, and equipment list.B. Catalog Cuts - Manufacturer's descriptions of all proposed materials.C. Make submittals to Landscape Architect for review prior toconstruction. Approval of plans and materials by Landscape Architectdoes not change the Contractor's responsibility for providing fullcoverage in planting areas.

1.06 SubstitutionsA. Substitutions to the equipment specified will be permitted only withthe express written approval of the Landscape Architect and when thesubstituted item is equal or better in quality than the item originallyspecified. The final determination for equal rests with the LandscapeArchitect.

1.07 As-Built DrawingsA. Maintain a current record of all pipes and equipment placement andrecord any variations from the original design.B. Dimension pipe and equipment in variance to plans to twopermanent structures sufficient for location after burial.C. Submit a neat and legible as-built drawing of complete irrigationsystem upon completion of irrigation system and prior to releases offinal payment. Provide reduced scale copy of plan, plastic encased, forattachment inside controller door.

2.00 Materials

2.01 MeterA. Per local code.

2.02 Galvanized Pipe and AccessoriesA. Pipe - Standard weight steel pipe, electrical resistance weld, ASTMSchedule 40.B. Fittings - Malleable galvanized fittings.C. Exterior Coatings - Primer and Matte Black Alkyd Oil Enamel forabove grade pipe and fittings. 'Fields 125' bituminous coating for pipeand fittings below grade.

2.03 Plastic Pipe and FittingsA. Pipe - Mainline: Schedule 40 PVC pipe, manufactured from a Type I,Grade I Polyvinyl Chloride (PVC) compound with a Cell Classification of12454 per ASTM D1784. The pipe shall be manufactured in strictcompliance to ASTM D1785 and D2665 (where applicable).Lateral lines: PVC 1120 or 1220, Class 200 conforming to U.S. ProductStandard PS 22-70 and ASTM 2241, marked with manufacturer's name,class of pipe, NSF seal, and date and shift of manufacturing run.Provide uniform, smooth and glossy pipe with no evidence of interior orexterior extrusion marks. Pipe end pre-belled or straight to receivesolvent-weld couplings.

2.04 Sprinkler Heads and NozzlesA. Rainbird, Toro, Weathermatic, or approved equal. Brass or plastic.Pop-up type spray heads in all shrub beds and small lawn areas. Smallpop-up impact spray heads or gear driven rotary pop-ups in medium

sized lawn areas. Large impact or rotary pop-ups in large lawn areaswhere spray is not likely to drift into windows. Select nozzles to providefull coverage and to prevent erosion and overspray of buildings,windows, walks, etc.... Galvanized risers used only upon approval ofLandscape Architect.

2.05 RisersA. Plastic bodies - 6" & 12" high pop-up Rainbird 1800 Series, orapproved equal.B. Brass bodies - Only if requested by Owner.

2.06 Automatic ValvesA. 24 volt, normally closed, provide with flow adjustment/shut-off handleand manual bleed cock.B. Brass, or plastic. Weathermatic 8200CR or 11000CR, or approvedequal.

2.07 Master ValveA. Brass only.

2.08 Valve BoxesA. General - Black or green plastic with bolt down lock-top capability.B. Automatic Valves/Pressure Reducing Valve - Carson 1320B-13B orapproved equal. Lid marked valve.C. Backflow Preventer - Carson 1730C-12B or approval equal.D. Shut-off Valve - Carson 10" diameter or approved equal.E. Quick Coupling Valve - Carson 6" diameter or approved equal.

2.09 Automatic ControllersA. 120 volt service with 24 volt output and UL approved, lockable door.Size for minimum of two additional future zones. 14 day capability andoption of any 30 minute start of a 24 hour day. Time spread per station0-60 minutes. Include Master Valve terminal or a pump start terminal forMaster Valve operation.

2.10 WireA. UL approved UF and UL marked insulation jackets +/- #14 UFdirect burial , solid copper, from controller to valves. ASTM B-3. Red orblack for hot side, white for common ground, any third color for auxillarywires. Multi-strand wire is acceptable if distance from controller tofurthest valve is less than 500 feet. 3M DBY below grade wire splices.Screw-type and taped splices above grade per code.

2.11 Quick Coupling Valve For Air BlowoutA. Rainbird or approved equal with 1" MPT key.

2.12 Shut-Off ValveA. Champion Angle Valve, Mueller, or approved equal. Stop and Wastevalve where allowed by code. Provide 30" long key for valve operation.

2.13 Backflow PreventerA. Per State of Washington approved list and as approved by localcode. Febco #850 double check valve assembly or approved equal.Include resilient seat gate valve on each end of unit and 12" brass,screwed end, 150# WOG drive valve on downstream side.

2.14 Pressure Reducing ValveA. Watts #223, Wilkens #500, or approved equal. Contractor has theoption of utilizing a pressure reducing valve or automatic valves withpressure reducing capability.

2.15 Check ValvesA. KBI King-Check or approved equal. SAMS (seal-a-matic) may beused with an auto-drain and a gravel sump (minimum 1 CF) at thelowest end of each zone.

3.00 Installation

3.01 ExaminationA. Prior to starting work carefully inspect the prepartory work of othertrades and verify that such work is acceptable for the installation of thiswork. Report all unacceptable conditions to the Landscape Architect.Do not begin work until unacceptable conditions have been resolved.Beginning work constitutes Contractor acceptance of conditions.

3.02 MeterA. Verify need with local water purveyor. Determine location, size, andtype of pipe in the service from the main.

3.03 TrenchingA. Make trenches for irrigation system. Finish trenches free from rock,debris, or sharp articles. Provide depth to acheive minimum 16" coverfor shrub beds, 12" for lawn areas, and 16" cover for mainline.Removed unused trench spoils from site.

3.04 PipeA. Cut PVC pipe ends at 90 degrees to the pipe length and clean allcutting prior to cementing. Wipe pipe ends clean with rag lightly wettedwith PVC thinner. Apply cement with light coat on inside of fitting and

heavier coat on outside of pipe. Insert pipe into fitting and give aquarter turn to seat cement. Wipe excess cement from outside of pipe.

3.05 SleevingA. Class 200 PVC, 4" minimum diameter. Schedule 40 under asphalt orcrushed rock paving. Verify with Landscape Architect if sleeves are tobe installed by others.

3.06 Spray Heads and RisersA. Set shrub heads with flange flush or slightly below finish grade at aminimum distance of 4 inches from planter edge. Provide double swingjoint or flexible swing pipe and spiral barbed fitting (connection atbottom of sprinkler body only) for connection to lateral.B. Install lawn heads flush with finish to clear mowing equipment.Provide three (3) Marlex street ells and one (1) PVC Schedule 80 nipple,or flex pipe connection to lateral (connection at bottom of sprinkler bodyonly).

3.07 NozzlesA. Select nozzles to provide full coverage without causing erosionproblems, staining of siding, or drift onto windows.

3.08 Electric WireA. Install wire in conduit where required by local code. Bury at sufficientdepth to meet local code and in no case less than bottom side ofparallel pipe. Bundle control wires and tape at 10' intervals. Tapebundles to adjacent pipe. Install wire in sleeves under all pavement.Splices shall occur at boxes only.

3.09 System ExpansionA. Provide a minimum of two (2) auxillary wires for future valve locations.Run one unconnected spare control wire from the controller thougheach intermediate valve to terminate at the valve(s) at the ends of themain line. Loop at least 24" of wire at each of the intermediate valveboxes. Mark spare wires at the controllers and in boxes with permananttag. Coil spare wire in plastic valve box.

3.10 Backfilling TrenchesA. Set pipe to ensure no puncture damage or future settlement. Laymainline pipe with manufacturer's designations toward top of trench.Compact backfill to no less than 90% density at optimum moisturecontent. Backfill around sprinkler heads to restrict movement of headsby external force. Repair all trench settlement and finished surfacedamage due to settling during warranty period.

3.11 Automatic ValvesA. Install in specified valve box. Provide PVC nipple (minimum 4" long)on the inlet side and compression coupling or PVC union on the outletside. Adjust flow with stem of valve to balance system. Mount valveboxes flush with finish grade unless otherwise indicated on drawings.Install immediately adjacent to walks or curbs (in shrub beds wherepossible). Provide 6" of pea gravel in bottom of valve box with 6" clearfrom gravel to underside of valve.

3.12 Master ValveA. Size to match mainline size.

3.13 Backflow Prevention UnitA. Install per local applicable code. Verify location with LandscapeArchitect. Otherwise Contractor is responsible for cost of relocation.Install galvanized ground joint unions on both inlet and outlet sides.Install Double Check Assembly in plastic box with minimum of 6" ofgravel at bottom of box. Provide positive and verifiable drainage out ofbox. If required, install Reduced Pressure Backflow Preventer per code.

3.14 Pressure Reducing ValveA. Install in plastic valve box with un-marked lid. Set so system doesnot fog with auto valves wide open.

3.15 Automatic ControllerA. Review exact location with Landscape Architect prior to installation.Connect to 120 volt service. Provide conduit/wire from controllerlocation to valves. Label each station to clearly identify location of eachvalve.

3.16 Quick Couple ValveA. Install in a 10" diameter valve box. Ensure valve can be operatedfrom finish grade.

3.17 Shut Off ValveA. Install in a 10" diameter valve box. If Stop and Waste Valve isallowed by code, provide 1 cubic foot gravel sump beneath valve.

3.18 Check ValvesA. Provide low head check valves on risers of lowest heads to preventleakage.3.19 Riser PaintingA. Paint all galvanized pipe and fittings with one coat minimum ofspecified material. Touch up after assembly.

3.20 System FlushingA. Flush entire system prior to installation of sprinkler heads/nozzles.After capping all risers, remove cap nearest automatic valve, flush, andrecap. Repeat this process until last head on circuit is flushed. If apressure reducing valve is included in system, open wide for maximumpressure during flushing operation.

3.21 Pressure TestA. Leave all system joints, connections, etc... exposed until aftercompletion and acceptance of pressure test. Cap and open entiresystem to full main static pressure (pressure reducing valve wide open)for a period of two (2) hours. If static exceeds 80 psi, set PRV at 80psifor testing laterals. Test mainlines at 100 psi. Visually check jointsand connections for leaks. Repair all leaks, however minor. Contractorhas the option of using AWWA pressure test (test with approvedpressure pump at 100 psi with no more than 5 psi loss in 15 minutes).Deliver written record of test to Landscape Architect.

3.22 Performance TestsA. Upon completion of system installation and after flushing andpressure tests are completed, operate system in presence ofLandscape Architect. Correct all deficiencies until the system isapproved.

3.23 AdjustingA. Substitute or modify up to 5% of total nozzles to accomodatelocations and density of plants and ensure full coverage.

3.24 System FamiliarizationA. Upon completion of system installation, flushing, and pressure tests,and acceptance of system by Landscape Architect, operate the systemin the presence of the Owner. Provide keys and/or other toolsnecessary to operate/drain/activate the system and spend adequatetime with Owner to ensure operation/maintenance/winterization cancontinue after departure of Contractor. Submit written verification ofcompliance to Landscape Architect indicating date and personsinvolved. Contractor is liable for all damage or losses resulting fromfailure to comply with provisions of this paragraph.

3.25 System ProtectionA. Deactivate and drain the system prior to the onset of frezzingseasonand reactivate at the onset of spring season. Accomplish eachat least once during the guarantee period. If installation is completedwhen system is not in use, winterize after testing. Certify by letter thedates of winterization/activation. Repair damage from failure to comply.Purge system with low pressure and low volume compressed air. Donot allow pipe or compressor to get hot to the touch.

3.26 Final ApprovalA. Upon completion of all tests, final approval for system will becontingent upon Contractor providing signed and approvedsprinkler/plumbing/health/electrical permits as may be applicable in thearea, and as-built drawings of the complete system.

END OF SECTION



checked:

drawn:

project number:


Green Factor

CSW

DP


20151001

Crosby Capitol Hill


L-5


STATE OF

WASHINGTON

REGISTERED

LANDSCAPE ARCHITECT

SCALE:

Green Factor Works SheetsScale: N.T.S.

Documents

FLOOR PLAN SYMBOLS PROJECT DIRECTORY SCOPE OF WORK