The URL can be used to link to this page

Home My WebLink AboutCOM2018-00030 - COM Plot / Site Plans - 4/12/2018Code Compliance Planning/Zoning Applicable Codes Parking Count Analysis Building Applicable Codes Building Areas IBC CHAPTER 3 302 Occupancy Classification IBC CHAPTER 5 504 Building Height 506 Area Modifications 508 Mixed Use and Occupancy IBC CHAPTER 6 602 Construction Classification IBC CHAPTER 7 705 Exterior Walls IBC CHAPTER 8 803 Wall and Ceiling Finishes 804 Interior Floor Finish Mason County Development Regulations Mason County Resource Ordinance Mason County Parking Standards. See areas shown on site plan and remodel plans Retail (existing) — 1,114 sf/300 = 3.7 spaces required Marina (existing) 20 slips/3 = 6.7 spaces required Office (existing) - 1,930 sf/300 = 6.4 spaces required Events (change of use) — 798 sf/200 = 4.0 spaces required Storage and support areas (existing) - no requirements per ordinance Total spaces required = 20.8 spaces; 25 spaces provided International Building Code (IBC), 2015 edition Uniform Plumbing Code (current) Uniform Mechanical Code (current) Washington State Barrier —Free Regulations (current) Washington State Energy Code (current) Washington State Electrical Code (current) National Electrical Code (current) See remodel plan for floor areas See Ground Floor Plan for breakdown of occupancy areas Occupancy types: B, M, S-1, and A-3 Change of use in areas shown. Existing, no change in height 2 stories, approx. 26 feet high Existing, no change in area Total existing floor area — 12,000 sf. Nonseporated occupancies per IBC 508.3. • • • • Existing, no change in construction type — V—B Existing, new doors on 3 sides, no fire rating req'd. (>10' fire Class C finishes required typically for A-3 occupancy (change Class II finishes required typically for A-3 occupancy (change 1 PAVING EDGE E CCU O m MS a O- 0 0 0 cri separation) of use area) of use area) NEW CONC. SLAB MATCHES EXISTING SLAB AREA xC U IBC CHAPTER 9 903 Automatic Sprinkler Systems 906 Portable Fire Extinguishers 907 Fire Alarm Systems IBC CHAPTER 10 1004 Occupant Load 1008 Doors, Gates and Turnstiles 1009 Stairways 1011 Exit Signs 1014 Exit Access 1015 Exit and Exit Access Doorways 1016 Exit Access Travel Distance 1021 Number of Exits IBC CHAPTER 11 1104 Accessible Route 1106 Parking and Passenger Loading IBC CHAPTER 29 2902 Minimum Plumbing Fixtures WSEC Existing Commercial Buildings REMOVE EXISTING CATCH BASINS EXISTING STORM PIPE OUTFALL I.E. 13.19 r Existing Building FIRE AREA 11,894 SQ. FT. TOTAL 5,941 SQ. FT. EA. FLOOR MINOR EXTERIOR REVISIONS WITH CHANGES TO USES AS SHOWN ON GROUND FLOOR PLAN UPPER FLOOR PLAN REMAINS AS IS - STORAGE ONLY RE LANE 11 0 0 0 0 - M, S-1, and A-3 fire areas do not exceed 12,000 sf total; no fire sprinklers required Portable fire extinguishers to be provided per 906 Occupant loads in all occupancies together do not exceed thresholds; no fire alarm systems required. New fire alarm system to be provided under this permit. Per Table 1004.1.2 — See remodel and existing plans for breakdown of occupancy areas Total occupant loads: Existing — 84 occupants, after change of use - 207 occupants Panic hardware required in Marina Events and Marina Office areas. No revisions to existing stair proposed Exit signs required in Marina Events and Marina Office. areas, 2 locations each, at exit doors. See floor plan for common path of egress travel (revised areas) — 16' maximum (< 75') Exits added where required in change of use areas. See floor plan for exit access travel distance (revised areas) 41' maximum (< 200') Exits added where required in change of use areas. Accessibility is provided to all ground floor areas; no change to upper floor areas. 1 accessible parking space required (Table 1106.1) — 1 space existing Water closets: A-3 53/95 (avg. for men and women combined) = 0.56 B 1 plus 10/50 = 1.20 M 37/500 = 0.07 Totalrequired water closets = 1.83 2 existing provided Lavatories: Ratios required are smaller than water closets — 2 existing provided Existing family restrooms are adequate and will remain. New elements (doors and windows) will meet all current WSEC requirements. Insulation will be added wherever existing cavities are exposed. Existing spaces to be modified are heated; existing systems will remain. Overall building heat loss will be reduced with the proposed modifications. 10 8 5 4 J Hood Canal EXISTING CONCRETE BULKHEAD LANDSCAPE AREA EXISTING CRUSHED ROCK PARKING AREA - 25 SPACES T_ r100' BUFFER LINE EXIST. WATER METER EXIST. PUMP TANK K EXIST. WATER METER 5 STA RIJ 24 LANDSCAPE AREAS TYP. 23 APPROX. EXIST. DRAIN - FIELD AREA 22 1 I —j- EXISTING EXTERIOR \ I ACCESS RESTROOMS (2) i F,UE NC; K 5P14rE 15' BUFFER LINE 20 0 EXISTING TANK F SEWER PUMP- T 01 10` 1 1 1 4 LJ L_J 0 18 i • • • EXISTING PIER LANDSCAPE AREA EXISTING SEPTIC TANK /4; EXIST. FUEL TANK ORIN G 41 EASEMENT LINE / i i • MIM O N 89 °14'37" E 239.99 HIGHWAY RIGHT OF WAY LINE I I 0 O I K G I K EXISTING FLOATS • • • • RV SPACES (2) K 15' SETBACK LINE • N. -, Hood Canal APPROX. LEASE ARE A . / / / / / / / / / / / / / / / / / Site Plan Scale: 1" = 201-0" Foster Williams Architects 601 W. Railroad Ave. P.O. Box 102 Shelton, WA 98584 Ph: (360)426-0511 FAX: (360)426-2926 e-mail: mail@fosterwilliams.com Project Number 2011011 Project Title Modifications to LEONARD A:: WILLIAMS Revisions Sheet Contents Site Plan Code Review Date 2-15-I8 Drawn By LAW Checked By Sheet Number A 0.1 Of 2 Reproduction or re -use of these drawings without written per- mission of the Architect is prohibited. NEW 306E INSUL. METAL DOOR AND FRAME NEW 8080 OVERHEAD GLASS DOOR EXIST. WOOD POLE COLUMNS TYP. EXIST. FLOOR STRUCTURE: 2XI2 JOISTS * 24" O.G. W/ 2X6 CAR DECKING EXIST. CONC. WALK EXIST. CONC. SLAB NEW 8080 OVERHEAD GLASS DOOR G EXISTING TO REMAIN TYP. EW 8080 VERWEAD ASS DOOR forth Elevation Scale: 1/8" = 1'-0" EXIST. ROOF ST .UCTURE Section A - A Scale: 1/8" = 1'-0" NEW 306E INSUL. METAL L DOOR AND FRAME NOTE: EXISTING STRUCTURE IS SHOWN FOR INFORMATION PURPOSES. NO CHANGES ARE PROPOSED TO EXISTING STRUCTURE. NEW CONCRETE SLAB TO REPLACE EXISTING EXIST. 4x20 WOOD BM. TYP. EXIST. METAL SIDING AND I-IORIZ. FRAMING EXIST. STUD WALL SOME LOCATIONS EXIST. FLOOR STRUCTURE REMAINS EXPOSED 000 EXISTING NEW 3068 INSUL TAL OVERHEAD DOOR AND FRAME DOOR W/ FULL GLASS LITE East Elevation Scale: 1/8" = 1' -0" West Elevation Scale: 1/8" = 1'-0" NOTE: NO REVISIONS TO UPPER FLOOR PROPOSED. Upper Floor Plan Scale: 1/16" = 11 -0" NEW CONCRETE SLAB TO REPLACE EXISTING PROPERTY LINE REMOVE AND REPLACE EXISTING CONCRETE SLAB WITH NEW 4" CONCRETE SLAB AT INTERIOR FLOOR LEVEL - SLOPE NEW SLAB I/8" ,FT. AWAY FROM BUILDING REMOVE EXISTING DRAIN SYSTEM EXIT NEW 3068 INSULAT METAL DOOR AND t AME WITH PANIC BAR TYP. • NEW MAN DOORS - NEW 2X4 STUDS SOLID FROM DOOR JAMB TO ADJACENT POLE, OR 3 STUDS MIN. WHERE NO POLE, W/ NEW 4X8 HDR ABOVE DOOR TO PROVIDE DOOR STABILITY (DOES NOT CARRY WALL LOAD) NOTE: I. NEW OPENINGS IN EXISTING WALLS ARE BETWEEN POLE COLUMNS. POLE STRUCTURE WILL REMAIN UNCHANGED. PROVIDE ADDED FRAMING AS REQUIRED TO MAINTAIN STABILITY FOR NEW DOORS AND EXISTING SIDING. 2. ALL NEW OPENINGS ARE TO MEET 2015 WSEC CODE DOORNIINDOW VALUES. 1 NEW 3068 INSULATED UXI METAL DOOR AND FRAME WITH PANIC BAR i i • • •• NEW' 8080 -:• . • : - NEW 8080 . • . :.• NEW: 8080 • ..OVERHEAD-.. • ..•. OVERHEAD. ••. • : OVERHEAD • • • • • ••GLASS DOOR ....GLASS DOOR %GLASS'DOO.R• 1 1 COMMON PATH I EGRESS TRA kEL - 16' -1 L J L ACCESSORY AREA I90SF I OCCUPANT ACCESSORY AREA • L -J I7. EX(T ACCESS DISPANgE - 41' J L Marina Events A-3'OCCUPANCY - CHANGE OF U,SE FROM B OCCUPANCY I1198SF 53 OCCUPANTS MAX. r 'L L EXISTING OVERHEAD DOOR I NEW FULL HEIGHT MESH FENCING W/ OPTIONAL ACCESS GATE(S) Marina Support EXISTING B OCCUPANCY 964 SF 10 OCCUPANTS MAX. 0 Marina Office Open Meeting Are REVISED USE IN EXISTING B OCCUPANCY 125 SF 48 OCCUPANTS MAX. EXISTING OVERHEAD DOOR Marina Office EX'STIN4s B OCCUPANCY 1,205 SF 12 OCCUPANTS O.. 0 f ti TYP. w NEW OVERHEAD DOORS - NEW 2X4 STUDS SOLID FROM DOOR JAMB TO ADJACENT POLE, W/ NEW 4X10 HDR ABOVE DOOR TO PROVIDE DOOR STABILITY (DOES NOT CARRY WALL LOAD) REMOVE EXISTING CONC. CURB - PATCH CONC. SLAB AS REQ'D. NEW 3068 INSUL. METAL DOOR AND FRAME WITH FULL GLASS LITE aACCESSORY AREA j0 0 O Storage EXISTING S-I OCCUPANCY 131 SQ. FT. 2 OCCUPANTS EXISTING, NO CHANGES 0 Retail EXISTING M OCCUPANCY 1,114 SQ. FT. 31 OCCUPANTS EXISTING, NO CHANGES L TOILET u g TOILET Ground Floor Plan Scale: l/8" = 1'-0" EXIT EXISTING FILL LITE DOOR WITH NEW PANIC BAR HARDWARE EXISTING TOI _ET ROOMS - NO CHANGES PROPOSED Foster Williams Architect 601 W, Railroad Ave. P.O. Box 102 Shelton, WA 98584 Ph: (360)426-0511 FAX: (360)426-2926 e-mail: mail@fosterwilliams.col Project Number 2017011 Project Title Modifications to ■ as 0 .D O O Union, Mason County, Washington Revisions Sheet Contents Floor Plans, Exterior Elevat1 Building Sectio Date 2-15-18 Drawn By LAW Checked By Sheet Number A 1.0 Of 2 Reproduction or re -use of tl drawings without written mission of the Architect is prohil