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HomeMy WebLinkAboutPAR2017-00011 - PAR Application - 4/13/2017 ' I �pyJy �.fUyr� MASON COUNTY (360)427-9670 Shelton ext.352 DEPARTMENT OF COMMUNITY DEVELOPMENT (360)275-4467 Belfair ext. 352 BUILDING•PLANNING• FIRE MARSHAL (360)482-5269 Elma ext. 352 v 1 Mason County Bldg. 8, 615 West Alder Street, Shelton, WA 98584 www.co.mason.wa.us Pa-V.Z 017 —U O a f DATE 4/12/17 PRE-APPLICATION CONFERENCE REQUEST FORM The purpose of the pre-submission conference is to identify and/or eliminate as many potential problems regarding a proposal. Representatives from the Fire Marshal's Office, Building Department, Environmental Health, Planning, and Public Works Departments may attend the meeting to discuss rules and regulations applicable to the proposed project. Topics covered during the meeting may include the comprehensive plan, land divisions, shoreline program, zoning, availability of sewer and potable water, development concepts, building construction, fire protection and life safety concerns of the proposed project. The pre-submission conference is intended as an informative meeting. The intent is to provide detailed information to the applicant in regards to codes and process. Incomplete applications will not be accepted. If application is deemed incomplete it will be returned. All Conferences are on Mondays (except holidays) To schedule a meeting you must complete the requirements for submittal including the required six(6) copies of detailed site plan(max. size 11"x17"). To submit either by mail or in person at: Mason County Permit Assistance Center at 615 W Alder Street, Shelton WA 98584 by 3:00 PM on the Monday two weeks prior the proposed meeting. Please make check payable to: Mason County Treasurer Check amount: S465.00 Owner: Name: Watermark Estate Management Svcs Mailing Address: 10230 NE Points Dr, Suite 200, Kirkland, WA 98033OPP 45 Daytime Telephone: 425.753.7755 Email address: derrickm@watermark-Ilc.com Fax number: Representative: Owner's Rep: Derrick Miniken Design Rep: James Davidson Mailing Address: 10230 NE Points Dr, Mailing Address: 1941 1st Ave, Suite 200, Kirkland, WA 98033 Suite 3G, Seattle, WA 98134 Daytime Telephone: 425.753.7755 Daytime Telephone: 206.264.4999 Email address: derrickm@watermark-llc.com Email address: jimda@jdarchs.com 32233-50-00005 6020, 6971, 6997 E State Rt 106, 32233-50-00007 32233-50-00009 12 E Beach Drive, Tax Parcel Number 32233-50-00008 _32233-50-90050 Site Address:51 E Waterwheel Place, Union, Washington *Description of Project: Site improvements of existing vacation property, including: Bldg A. remodeling of a structure (Guest Lodge), Bldg B. addition to a structure (Operations Building), Bldg C. construction of a new structure (Support Building), and associated landscaping and miscellaneous improvements. Bldg A. 2630 square feet (existing, no change to footprint) *Square footage of structure: _Bldg B. 2410 square feet (existing bldg 1866 sf footprint) Bldg C. 2535 square feet (new construction) ♦ Use of building and rooms (i.e., office, warehouse, restaurant, storage, etc): .Recreational lodging and accessory uses, including office and related support services *Occupancy classification per IBC, Section 302.1, and construction type: B, R-3, S-2; Type VB ♦ Will grading or excavation be included in the project? If so what is an estimate the amount of grading: cut TBD cy , fill cy ♦ Will Forest Practices be included in the project? If so what is the estimated amount of logging: _TBD _board feet ♦ Are there any historical stormwater and/or geotechnical reports (prepared for previous development)? Please Indicate Yes% No ❑ ♦ Has the project been discussed during a previous Pre-Application Conference? If yes, please indicate date. No. However, have had informal discussions with Allan Borden in 2014 and 2015. ♦ Will the building have employees? Yes No ❑ If yes, how many? TBD ♦ What is the proposed source of water? (Please indicate): ❑ Proposed Individual Well, ❑ Existing individual well, ❑ Proposed water system, ❑ Existing Water System, Name of existing water system: TBD ♦ What is the proposed source of sewage disposal? (Please indicate): ❑ Existing onsite sewage system, ❑ Proposed onsite sewage system, ❑ Existing sewer connection, ❑ Proposed sewer connection, Name of Sewer System connected to: TBD ♦ Will the project include signage? Yes Ely No If Yes, describe; size, material and location: ♦ Is there a fire hydrant located within 400 feet? Yes ❑ Nox If, yes include on site plan. The following items must be included (attached): ♦Provide two sets of proposal/plans including a floor plan. Max. paper size 11" x 17". ♦Provide Six (6) copies of the site plan including all items required (see page 3) Provide specific comments or specific questions we can help you with: See attachment 2 Site Plan Requirements 6 copies are required at submittal Include the.following information ❑ Indicate Scale and North Arrow ❑ Property line dimensions, easements, and right-of-ways. ❑ The location of all existing and proposed structures. Include square footage of existing and proposed structures. ❑ Setback distance, in feet from all property lines and structures. ❑ Existing and proposed road access to and from the site. ❑ Parking sites ❑ Location of on-site sewage tanks and drainfields. ❑ Location of drinking water supply. Include location on the proposed site and surrounding parcels. ❑ Steep slope, wetlands, streams, and bodies of water ❑ Location of fire hydrants and emergency vehicle access roads, including grade. ❑ Surface and storm water run-off routes. ❑ The site plan should be provided on letter(8.5" by 11"), legal (8.5" by 14"), or 11" by 17" (a larger one could be provided in addition to this). ❑ If there are several buildings on the site and/or proposed, to label each one A, B, C, D, ... ❑ Show EXISTING drainage features (infiltration ditches, retention ponds, etc). ❑ Show BOUNDARIES, area and volume of proposed site disturbance (this includes clearing and grading limits, proposed timber harvest activity/tree-cutting, landscaping. ❑ Show all the existing and proposed impervious surface areas (including gravel driveway, loading, parking etc) in square feet. APPLICABLE BUILDING CODES 2015 International Building Code/2015 International Residential Code 2015 International Fire Code-ANSI A117 2015 International Mechanical Code—WAC 51-42 2015 Uniform Plumbing Code—WAC 51-56/51-47 2015 International Energy Code/Washington State Energy Code—WAC 51-11 C &51-11 R Mason County Ordinance Title 14 &Code changes are on a 3 year cycle; effective in July of that particular year. Date of Conference: LY -Z-1 / _1 Time of Conference: I b -0 Location of Conference: 415 N 6th Streets, Shelton WA Planner: ext.,Z 3 PRE-SUBMISSION MEETING FOR MONDAY APRIL 24TH , 2017 PAR2017-00011 APPLICANT: WATERMARK ESTATE MANAGEMENT SVCS MEETING DATE AND TIME: APRIL 24TH 2017, 10:45 PM/11:00 AM- 12:00 PM PARCEL NUMBER: 32233-50-00004, 7, 8, 9, 50 SITE ADDRESS: 6020, 6971, 6997 E SR 106, 12 E BEACH DRIVE, 51 E WATERWHEEL PL UNION WA PROJECT DESCRIPTION: SITE IMPROVEMENTS OF EXISTING VACATION PROPERTY, INCLUDING: -BLDG A REMODELING OF A STRUCTURE(GUEST LODGE).—BLDG B ADDITION TO A STRUCTURE(OPERATIONS BUILDING).—BLDG C CONSTRUCTION OF A NEW STRUCTURE (SUPPORT UILDING)AND ASSOCIATED LANDSCAPING AND MISC. IMPROVEMENTS. LOCATION: 615 W Alder St Bldg 8 lower level conference room (Health Dept) PLANNER: RON BUCKHOLT EXT:287 PUBLIC HEALTH STAFF: Alex Paysse Ext 279 Monday, April 242h 2017 Pre app conference notes for Union area. Attendance: Protect proposal team Jim Davidson Architect firm, Shane McGill Architect firm, Ray Nelson Owner Rep/ Program Manager Mason County Michael MacSems, Planner Grace Miller, Planner(fill in for Ron Buckholt, Planner) Alex Paysee, EH Specialist Kristopher Nelsen, PAC Manager(fill in for BLD/ Fire Marshal inspectors) 'J A M E S D AV I D S O N Ws jdarchs.com Ad 19411st Ave S.Suite 3G £m info@jdarchs.com Seattle,WA 98119 ARCHITECTS Fx 206.264.4999 206.467.1021 MEMORANDUM: To: MASON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT FROM: AIM DAVIDSON DATE: APRIL 12,2017 RE: PRE-APPLICATION CONFERENCE MEETING CC: DERRICK MINIKEN,WATERMARK LLC RAY NELSON,WATERMARK LLC Discussion points and questions for Pre-Application Meeting. (.:110 General: • Confirm land use permits and variances for overall project. For example Environmental permit, Variance from standards and Shoreline Substantial Development Permit and Variance. 'toe, • A SEPA checklist is assumed. y" • A new and updated wetland delineation report is planned. What specific information would be desirable in delineation report? Parcels 32233-50-0005 and 32233-50-90050, (Support Building): f•R'S0(J1ILuE OKV1 at►wC1' V#NAJ" ►[u: • Review appropriateness and zoning implications of the proposed lot line adjustment to combine parcels,and then separating them at the center of SR 106. • • What are implications of parcels of less than 2 acres? a • Proposed new perimeter 6'fencing along east edge of Dalby creek. '1000��`NAi�(c r • Review zoning implications of building use.T_tW lq j(# rjy P-44- c8 jr' S ry • Location and size of the new proposed structure with parking. BTU I{�``� -• Emergency vehicle access to adjacent parcels. ` $,.p Cr _ ,tN cb'�s'�•� �.P,�rs.vR.u� -VsXV e ,F • Permit process for tree removal and mitigation. Z-6°fI. frA&vk ;qe *&t#4- Tb 5 � f +•��''S • Review requirements for septic system. r �• Review potential upgrade to existing bridge. • Review water source. Is Utility water available? Parcel 32233-50-00009, (Operations Building): • Confirm that this is in the RT zone. (Note: this parcel is designated as two different zones: RT and RR5. Per discussions with Allan Borden assumption is to keep new building expansion inside the existing RT zone. • Possible new dedicated septic system is being considered. What are permit implications of a new system? Are there any issues with the dual zone designation and placement of septic system? Parcel 32233-50-00008, (Guest Lodge Building): F. flr,�/1�R�• • Review zoning implications of conversion of support building, (laundry, kitchen and grounds keeping)to guest lodge. • Can building stay on existing septic system? A new separate individual septic system is being considered. What are the permit implications of using the old system verses a new system? .1 f Pr HDCL Dt April12,2017 Pg 2of2 Parcel 32233-50-00007&32233-50-90050, (Site work): • Can we cross the property line with power and water to provide a hose bib and utility power outlet? EOM — jd J A M E S DAVIDSON Ws jdarchs.com Ad 19411st Ave S,Suite 3G Em info@jdarchs.com Seattle,WA 98119 ARCHITECTS Ph 2 Fx 206.6.4667..1021021 Transmittal Date April 12,2017 Total Pgs 6 copies,13 pgs 11x17;4 pgs 81/2x11 Attention staff To Mason County Phone 360.427.9670 Dept.of Community Development Mason County Bldg.8 Fox 615 W Alder Street Shelton,WA 98584 From Jim Davidson I Project Union Washington Residences RE Pre-Application Conference Request Enclosed Item Date Copies Description 1 4/12/17 1 Pre-Application Conference Request Form 2 4/12/17 6 11x17 Drawings,Preliminary Proposal Package VE° A file Paden Street Comments For your use 3,�033 MASON COUNTY a; :33U DEPARTMENT OF COMMUNITY DEVELOPMENTa 33-SO CTi Building Division 30a Mason County Bldg. 8, 615 West Alder Street, Shelton, WA 98584 www.co.mason.wa.us (360)427-9670 Belfair(360)275-4467 Elma (360)482-5269 MASON COUNTY PRE-SUBMISSION CONFERENCE NOTES • BUILDING DEPARTMENT REPRESENTATIVE: Josh Luck (360) 427-9670 ext. 726 E-Mail: JLuck@co.mason.wa.0 • DATE: April 24, 2017 • PROJECT/ PROJECT TRACKING NUMBER: PAR2017-00011 _ " • PROJECT REPRESENTATIVE (S): Derrick Miniken: derrickm@watermark-Ilc.ci�►0 � DESCRIPTION & SIZE OF PROJECT/OCCUPANCY CLASSIFICATION & USE: Remodeling Guest lodge, addition to the Operation Building, new Support Building, landscaping, retaining walls and carport. Occupancies: B, R-3, S-2 Type V-B Complete Building Permit Applications and construction plans must include the following information: • Code Analysis: Must be completed by a Washington State Licensed Design Professional for the scope of work. • SETBACKS TO PROPERTY LINES: Provide a site plan, drawn to scale. Clearly identify all structures, including fences, parking and other similar items, with setback dimensions on site the plan. • DISTANCES TO OTHER STRUCTURES: Site plan, drawn to scale shall clearly identify distances, where required include fire-resistive details, including continuity, & tested assembly details. • FIRE RESISTANCE FOR EXTERIOR WALLS: When applicable include fire-resistive details, including continuity, &tested assembly details. • IDENTIFY TYPE OF CONSTRUCTION & PROVIDE ALLOWABLE AREA CALCULATIONS WHERE NEEDED. See Chapter 5, IBC • FIRE-RESISTIVE RATED CONSTRUCTION & TYPE OF CONSTRUCTION: Where required demonstrate compliance. Identify the location of the assembly, compliance to continuity requirements and construction details: EXTERIOR WALL (IBC704), FIRE WALL (IBC705), FIRE BARRIER (IBC706), SHAFT ENCLOSURES (IBC 707), FIRE PARTITIONS (IBC 708), SMOKE BARRIERS (IBC 709), SMOKE PARTITIONS (IBC 710), HORIZONTAL ASSEMBLIES (IBC 711), PENETRATIONS (IBC 712), FIRE- RESISTANT JOINT SYSTEMS (IBC 713), FIRE-RESISTANCE RATING OF STRUCTUURAL MEMBERS (IBC 714), OPENING PROTECTION (IBC 715), DUCT & AIR TRANSFER OPENINGS (IBC 716), CONCEALED SPACES (IBC 717), ETC, • NUMBER OF EXITS REQUIRED/OCCUPANT LOAD:(IBC 1004): Table 1004 is used to determine occupant load used to evaluate the structure for exiting purposes, plumbing fixture requirements, and other code related concerns. Include design calculations, demonstrating how occupant loads were calculated, on building plans. • EXIT PLAN: Clearly identify the exit path and exit signage on construction plans. • ENGINEERING REQUIRED: Structures that do not comply with prescriptive specifications of the 2015 International Code (IBC) shall be designed in accordance with Chapter 16 of the IBC. Referencing Washington State RCW 18.08.410 - Structures 4000 sq. ft or more shall have all plan pages reviewed and stamped by a Washington State licensed design professional. The review shall include a code evaluation addressing life-safety, plumbing & mechanical evaluation, and structural analysis. (ref. RCW 18.08.410) ALL PLAN PAGES SHALL BE STAMPED AND SIGNED BY THE DESIGN PROFESSIONAL, including plumbing and mechanical pages. • ACCESSIBILITY REQUIRED: YES, include compliance information including design calculations demonstrating compliance to Chapter 11 and details demonstrating compliance to ANSI 117.1 in effect at the time of submittal. Include information demonstrating compliance for restrooms, employee work areas, parking spaces, accessibility to structure, drinking fountain, signage, etc. When required verify that building plans contain compliance information. • PLUMBING SYSTEMS (Chapter 29 Washington Amendment to IBC): Using IBC Chapter 10, determine occupant load. The number of plumbing fixtures is determined based upon the occupant load. Plumbing fixtures need not be provided for unoccupied buildings. Permitted building shall comply. On plans, include design calculations for the following: water closets (M/F), Lavatories, Drinking Fountains, etc. Referencing IBC/WAC 2902.2 separate plumbing fixtures shall be required for each sex, except when the calculated occupancy load is 15 or less, and then unisex fixtures shall be allowed. Plumbing fixture count can be for the entire facility, including all structures) for compliance purposes. Provide design calculations demonstrating how the fixture count was determined on construction plans. • NON-RESIDENTIAL ENERGY CODE: ALL enclosed spaces are required to meet the Non- Residential Energy Conservation Code (IECC/WSEC). Provide completed compliance forms (envelope & mechanical). Forms are available at: Envelope: http://neec.net/sites/default/files/neec codes/forms15/env15-v1.xlsm Mechanical: http://neec.net/sites/default/files/neec codes/formsl2/MECH12-v3a.xlsm • LIGHTING: All non-residential structures shall comply with IECCM/SEC lighting requirements. Complete compliance forms and provide a lighting plan that includes switching locations. WSEC forms and information can be accessed at: Lighting: htt ://neec.net/sites/default/files/neec codes/formsl5/LTG15-vl.xlsm p • Ventilation and Indoor Air Quality Code compliance: Provide calculations and compliance documentation. • COMMERCIAL KITCHEN: Show compliance to Chapter 5 of the International Mechanical Code when a kitchen is included in the project. • GEOTECH REPORT REQUIRED? YES X / NO • OIL SEPARATOR: REQUIRED when vehicle repair work is performed. Identify location and provide construction details. • PROVIDE a SPACE FOR STORAGE OF RECYCLED MATERIAL & SOLID WASTE (WAC51-50-009): Identify the location on site plan. • SPECIAL INSPECTION: Referencing IBC Chapter 17, Section 1704.1.1. When required a Statement of Special Inspections must be prepared by registered design professional in responsible charge. A completed Special Inspection authorization form must be submitted prior to permit issuance. • INTERIOR FINISHES: Include information demonstrating compliance to Interior finishes required in IBC Chapter 8. • STORAGE SPACES: Identify material stored, anticipated quantities, height, and if hazardous, include MSDS sheets for each product. • STORAGE RACKS: greater than 69" shall be permitted either with the proposed project or separate building permit. Where required documents shall include design information demonstrating stability for seismic conditions. Special inspection may be necessary, reference IBC Section 1707.6 and 1705.3 (4.5), storage racks, provide compliance information. • MECHANICAL EQUIPMENT: Identify the location and type of mechanical equipment located within, and outside the structure. Address foundation and support systems for equipment. Where new equipment will be placed on site provide UL listing information and/or construction details shall be stamped by a Washington State licensed design professional. Where applicable include duct information and duct support compliance information. • FIRE MARSHAL REQUIREMENTS: Fire Marshal comments requirements including fire protection requirements and identify compliance information on the proposed building plans. Show the location of fire extinguishers and identify type. Fire Marshal Comments are pending. Letter to be mailed if not suppied at meeting. • WATER SUPPLY & FIRE HYDRANT: Referencing IFC, Section 508; clearly identify fire hydrant location if one is located within 400 ft of the project. • FIRE FLOW: A copy of the approved method for determining fire flow is enclosed. Complete the Commercial fire-flow worksheet to identify fire flow and fire protection that may be necessary. Note that when fire flow is not available step 3 shall apply. See also requirements for IBC Table 503, allowable areas: 0-500 sq ft.: no protection (mitigation) needed. 501-5,999 sq ft.: Install a NFPA 72 addressable fire alarm system OR construct firewalls in accordance with IBC Section 706 to create maximum 2,000 sq ft fire areas. 6,000-12,000 sq ft.: Install NFPA 13 automatic fire sprinkler system OR install NFPA 72 addressable fire alarm system maximum 6,000 sq ft fire area with fire walls constructed in accordance with IBC Section 706, OR construct firewalls in accordance with IBC Section 706 to create maximum 2,000 ft fire areas. 12,000 sq ft. or more: Install NFPA 13 automatic fire sprinkler system. • EMERGENCY VEHICLE ACCESS: "Standards for Fire Apparatus Access Roads: adopted through Mason County Code Title 14 Section 14.17 is attached. Submit documents should clearly identify code compliance. • ADDRESSING: Referencing IFC, Section 505 and Mason County Code Chapter 14.28, all new buildings shall have an approved address. • AUTOMATIC FIRE ALARM: Referencing IFC, Section 907 and NFPA 72, when proposed provide information on plans that identifies your intent to install the alarm system. Automatic fire sprinkler system requires a separate permit. • SPRINKLER SYSTEM: Referencing IFC, Section 903 and NFPA 13, when proposed provide information on plans that identifies your intent to install the NFPA 13 fire sprinkler system. • KNOX BOX: Referencing IFC, Section 506 and access shall be required. Contact your local Fire District for detail to order your Knox box. • LAND MODIFICATION: Any grading, filling or excavation in combination that exceed 200 cu yards will require a Land Modification Permit. If the project exceeds 500 cu yards it will also need a SEPA. Depending on the scope of the project you may need an engineered Stormwater Plan and Geological report to accompany this application. • SPRINKLER SYSTEM: Verify that design calculations include additional load attributed to required fire sprinkler system. Sprinkler systems require a separate permit. • SUSPENDED CEILING SYSTEMS: Provide details and specifications relating to suspended ceilings where applicable. Please note we are in a D2 seismic region. Details shall be designed and approved for seismic loading in accordance to IBC Chapter 16. Where required designate special inspection plan. • STORMWATER MANAGEMENT: A Plan must be submitted in accordance with Mason County Code Title 14.48, Stormwater Management plan must meet WA State Department of Ecology's 2005 Stormwater Regulations. PERMITS REQUIRED FOR PROJECT: o BUILDING (each structure) o PLUMBING / MECHANICAL (each structure) o GRADING PERMIT (When greater than 200 cubic yards) o CHANGE OF USE/OCCUPANCY (When each Tenant is identified for use) o FIRE SUPPRESSION, See Fire Marshal comments (each structure) o SIGN (each business) o FENCE (Greater than 7'0" above grade) o RETAINING WALL(S) (one permit for all walls on parcel) ADDITIONAL NOTES: Current Code: 2015 IBC and 2015 IECC/VVSEC. ADDITIONAL REQUIREMENT FOR PERMITING: WHEN YOU SUBMIT PERMITS YOU WILL NEED TWO (2) COPIES OF YOUR SITE/PLOT PLANS, DRAWN TO SCALE, 11 X1 7 PAPER SIZE, ALL NECESSARY PERMIT APPLICATIONS INCLUDING THREE (3) COMPLETE SETS OF BUILDING PLANS WITH CALCULATIONS WHEN REQUIRED. (NOTE: ALL PLAN PAGES SHALL BE STAMPED BY THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE WHEN: (1)THE STRUCTURE EXCEEDS 4000 SQ. FT., (2) THE STRUCTURE IS ENGINEERED/DESIGNED. • CONSTRUCTION PLANS. drawn to scale. Include floor plan, elevations. cross section, cross section, construction details, etc. • MECHANICAL PLAN, (If a deferred submittal must be indicated on plans at submittal) • PLUMBING PLAN AND (If a deferred submittal must be indicated on plans at submittal) • NON-RESIDENTIAL ENERGY CODENENTILATION & INDOOR AIR QUALITY CODE INFORMATION. • A PLAN REVIEW FEE WILL BE COLLECTED WHEN THE BUILDING PERMIT IS SUBMITTED. VALUATIONS ARE BASED UPON THE MOST RECENT BUILDING STANDARDS VALUATION DATA RECOMMENDATIONS AND THE PERMIT FEE WILL BE DETERMINED BASED UPON TABLE 1-A OF THE 1997 UBC. DESIGN CRITERIA: SEISMIC ZONE: D2 WIND SPEED: 85 MPH basic 110 ultimate, Exp. (Unless proven otherwise) GROUND SNOW LOAD: 25 PSF REFERENCE CODE EDITIONS: Effective August 9, 2016 2015 INTERNATIONAL BUILDING CODE(IBC), INCLUDING APPENDIX CHAPTERS C, E AND H, EXCLUDING H106; SECTIONS 101 THROUGH 107, PUBLISHED BY THE INTERNATIONAL CODE COUNCIL,AND EXCLUDING APPENDIX CHAPTERS A, B, D, F, G, I, J AND K AND;ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51- 50. 2015 INTERNATIONAL EXISTING BUILDING CODE(IEBC) 2015 UNIFORM PLUMBING CODE(UPC), PUBLISHED BY THE INTERNATIONAL ASSN. OF PLUMBING AND MECHANICAL OFFICIALS(IAPMO)AND ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51-56 AND WAC 51-57, EXCLUDING SECTIONS 102.4 AND CHAPTERS 12, 15, AND 16, PART I. 2015 INTERNATIONAL MECHANICAL CODE(IMC), PUBLISHED BY THE INTERNATIONAL CODE COUNCIL, AND THE 2009 INTERNATIONAL FUEL GAS CODE AS ADOPTED THROUGH THE WASHINGTON STATE BUILDING CODE WAC 51-52. 2015 INTERNATIONAL FIRE CODE (IFC) PUBLISHED BY THE INTERNATIONAL CODE COUNCIL, EXCLUDING APPENDIX A, D,AND K AND ADOPTING APPENDICES B,C,E,F, G AND ADOPTING THE WASHINGTON STATE BUILDING CODE WAC 51-54. 2015 INTERNATIONAL ENERGY CONSERVATION CODE(IECC), AS AMENDED BY WASHINGTON STATE BUILDING CODE WAC 51-11 To view the Mason County Building and Construction Code and adopted amendments go to the Mason County website at: www.co.mason.wa.us � � UNION WASHINGTON RESIDENCES RFC 1 �'(,1 o + -6 p 1,� )ricr Union, WA APR �3 2 m nc4- �Y � Site Improvements 6's� o»Alder Street � CD � o 0 N > o Proposal,4/12/2017: (Pre-Application Meeting) Al 00 Overall Site Plan Al 01 Operations Building Partial Site Plan- Notes Al 01.1 Operations Building Partial Site Plan Al 02 Guest Lodge Partial Site Plan-Notes Al 02.1 Guest Lodge Partial Site Plan Al03 Support Building Partial: Site Plan -Notes Al 03.1 Support Building Partial Site Plan Al 04 Sitework Partial Site Plan- Notes o Al04.1 Sitework Partial Site Plan o cn Al 05 Site Sections (Not Included) I— A106 Operations Building Floor Plans CD w N Al07 Guest Lodge Floor Plan �= a as Al 08 Support Building Floor Plans ¢ N o �Q FILE Q o COP Y U C fA C O rn W c W co U) o > c O � U date: 04/12/17 scale: NA A001 32233-50-00009 c — --- 32233 50 00007 322 0 00008 � CL 32233-50-90050 CL I 32 0005 a` N ` PARCEL DIAGRAM = o o A101: OPERATIONS BUILDING owfti < ry I =�Z�, t , r i Of o SITEWORK - o - 1 EXISTING O I SITE ENTRY p V m — I a GUEST LODGE \ y N LLJ E co o J A103: - - - - E Q \ o - w SUPPORT BUILDING - _ _ _ _ - :- > Z) cn o — date: 04/12/17 scale: - 1/128"= 1'-0" � �1/ TO� A100 0 1 8 256 i PARCEL DIAGRAM (NTS): SHEET A101 .1 NOTES : O EXTENT OF EXISTING OPERATIONS BUILDING AREA SHOWN O EXTENT OF OPERATIONS BUILDING SECOND FLOOR ADDITION C v I CD PROJECT SITE O NEW PAVED DRIVEWAY 11%MAX GRADE o EXIST PARCEL ZONED RT 32233 50-00009: ® NEW PAVED PARKING / 5O NEW RETAINING WALL / HIGHWAY Q `U� HIGH TIDE LINE — _ _ RIGHT-OF-WAY O6 EXISTING RETAINING WALL O7 EXISTING NEIGHBOR BUILDING ® NEW CARPORT ON EXISTING PAVED PARKING _� O9 EXISTING NEIGHBOR SEPTIC FIELD Z O V) �ul L Lj �3 Lu= , �U a °o PROPERTY INFORMATION: Q Q LOT INFORMATION: LEGAL DESCRIPTION: STRUCTURAL COVERAGE: SET-BACKS: RR5 ZONING: RT ZONING: EXISTING PARCEL 32233-50-00009:SUNNY BEACH PCL 1 OF BLA#04-59 PER RR5 ZONING: 3000 SF MAX ALLOWABLE _ z FRONT: 15 FT FROM R-O-W 15 FT FROM R-O-W N SURVEY30/232 3 PER RT ZONING: 5000 SF MAX ALLOWABLE REAR: 20 FT 25 FT Z EXISTING: PROPOSED: SIDES: 5 FT 25 FT o a m LOT INFORMATION*: STREAM: 165 FT 165 FT Lu z TOTAL COVERAGE: BLDG: 1092 SF 2410 SF ZONING: RR5-RURAL RESIDENTIAL 5 ACRES f° �- GARAGE: 748 SF 748 SF(N/C) PARKING: (1)SPACE/EMPLOYEE OR/800SF REQ'D Q RT-RURAL TOURISM** BARN: 1817 SF 1817 SF(NIC) ~W Lu HEIGHT LIMITS: 2-STORY,35 FT MAX ALLOWABLE � a- 0O TOTAL: 3657 SF 4975 SF GROSS/NET LOT AREA: 2.09 ACRES(90,965 SF) FLOOR AREA RATIO(FAR): 5%OF LOT AREA MAXIMUM date: RR5 PORTION: 54,745 SF IMPERVIOUS SURFACES COVERAGE: FLOOR AREA: EXISTING: PROPOSED: ALLOWABLE: 04/12/17 RT PORTION: 36,220 SF 1092 SF 3502 SF 4548 SF scale: 60%MAX ALLOWABLE � 1"= 30' ALLOWABLE: PROPOSED: � 1 �Q *LISTED PARCEL ONLY. TOTAL COVERAGE: 45,533 SF 14,500 SF **PORTION OF PARCEL TO BE DEVELOPED IS IN AREA ZONED RURAL TOURISM. A101 \N ,l � I l i � ';mt I 1 I r_„_.. ` I � r I ; `�1 t'' ' � V ` �. � � � j ">... \ I � i i •..� �._--- ---- J � � � I I � i iw � � 9 tt � t I "a\\ \ � Lu ---------- C F WORK rTYAR ETBACK FR o; ! I \\\ I I X OPERATIONS FRp BUILDING 4\ 91r \ 1 t l N Ok It < x LL- 0 CD CD 7pIL < C Cm Lu vi v) 16 4' In w L -Cr. 7 C-) I 7 it 14� (1) C) CM U) 6 Z o Cz L ui u TBACK 0- 26, =D U) 0 3 date: 04/12/17 1z scale:r- --- LOT N I OT A 1"=30' 0.10 Lo t� t 1 � / . /. . � � ,'�, .�. \ i �•: Sri . ! � ' ', i , i ; ' i i i � �, I PARTIAL SITE PLAN OPERATIONS BUILDING I Al 01 .1 "=30' 0 30 60 PARCEL DIAGRAM (NTS): SHEET A102.1 NOTES: Cu Q — O CL EXIST MAINTENANCE BUILDING TO BE REMODELED a I I O2 REPLACE EXIST PAVED AREA WITH LANDSCAPING c o O3 CONVERT SERVICE YARD TO PARKING F, o / — HIGHWAY ® PROPOSED SERVICE ENTRY — _ RIGHT-OF-WAY 50 NEW PAVED DRIVEWAY I EXIST PA CE 32233 50 00008 : HIGH TIDE LINE _ AREA SHOWN I Z - - O V) 2 V) Q U Na W v rn a' v -N rn o PROPERTY INFORMATION: Q Q y LOT INFORMATION: LEGAL DESCRIPTION: STRUCTURAL COVERAGE: SET-BACKS: a PARCEL 32233-50-00008:SUNNY BEACH PCL 1 OF BLA#04-59 SURVEY 30/232-3. FRONT: 25 FT. PER RR 5 ZONING: 3000 SF MAX ALLOWABLE a REAR: 20 FT. PER RESOURCE ORDINANCE VARIANCE: 2550 SF MAX ALLOWABLE SIDES: 5 FT.(PER SHORELINE MASTER PROGRAM) Z NORTH(COMBINED)LOT INFORMATION*: STREAM: 60 FT.(PROPOSED STANDARDS VARIANCE) o EXISTING: PROPOSED: ZONING: RR5-RURAL RESIDENTIAL 5 ACRES �' w TOTAL COVERAGE: 2630 SF N/C !E ~ o URBAN RESIDENIAL(PER SHORELINE MASTER PROGRAM) PARKING: N/A Cin c cn p � J J GROSS/NET LOT AREA: 2.08 ACRES(90,605)SF HEIGHT LIMITS: 35 FT MAX ALLOWABLE(2 STORIES) o P: w IMPERVIOUS SURFACES COVERAGE: FLOOR AREA RATIO(FAR): 5%OF LOT AREA ALLOWABLE 60/o MAX ALLOWABLE(PER PER SHORELINE MASTER PROGRAM) FLOOR AREA: EXISTING: PROPOSED: ALLOWABLE: date: 2630 SF N/C 4530 SF 04/12/17 ALLOWABLE: PROPOSED: scale: TOTAL COVERAGE: 54,363 SF TBD 1" =30' Al 02 - - - - - LOT LINE o 'm U W � �� Q Z � � F- a J I N 1 � j 0 .0 J t I I 1 LOT LINE -- --------- AREA F WOR \ I It I � w � / 4 � _ __ _ -_ _ CD • ' 1 1 1 1'1 \ R I 'LL � I / l V�'V/ C9 Nam-' I ' m 1--L, N Of Ol J 1 '1 LLJ SlD�YARSE�TS T`' - - If Cz j 1 1� -- 1 ; i' 1 ' I r— �._, r'o • l `� � � -„"^ I� 1 `�\ / ( I 1 \ Q , r � Z) ` 1 - J ,ISLE`S\ �T A104 FOR 1 1 :� ' l ' �' _ �� _ r I �}, Nc� ° w r 1 K T ISCo 0 1 _ LLJ ij w HEEL HOUSE/ _ � date: 04/12/17 / • \ / i / _ scale: If If 1 /, z / . �• .,�FP�\QN i �17 1 r r r ---- --- -' PARTIAL SITE PLAN - GUEST LODGE Al OZ.1 - 0 30 60 I PARCEL DIAGRAM (NTS): o SHEET A103.1 NOTES: CL O REPAVE EXIST ACCESS ROAD a 1 O REMOVE LOT LINE(PROPOSED) N CY C O O3 NEW GOLF CART PATH N r' > O HIGHWAY ® NEW PAVED DRIVEWAY ENTRANCE RIGHT-OF-WAY NEW PAVED PARKING HIGH TIDE LINE © ON-GRADE PAVED ACCESS TO UPPER LEVEL EXIST PARCEL AREA SHOWN O PROPOSED WASTEWATER TREATMENT SYSTEM 3 2 2 3 3-5 0-9 0 0 0 ®EXIST C L BOUNDARY LINE NEW GRAVEL SURFACE BOUNDARY LINE 3 2 2 3 - 0- 005 ADJUSTMENT TO O NEW FOOTPATH ADJUSTMENT TO COMBINE PARCELS COMBINE PARCELS NORTH OF HIGHWAY SOUTH OF HIGHWAY V) CD W n m /n Q �U a PROPERTY INFORMATION: Q LOT INFORMATION: Cn LEGAL DESCRIPTION: STRUCTURAL COVERAGE: SET-BACKS: CD EXISTING PARCEL 32233-50-00005:SUNNY BEACH PCL 1 OF BLA#04-60. FRONT: 25 FT. CD PER RR 5 ZONING: 3000 SF MAX ALLOWABLE EXISTING PARCEL 32233-50-90050: SUNNY BEACH LOT:A OF SP#2986. REAR: 20 FT. co Z z PER RESOURCE ORDINANCE VARIANCE: 2550 SF MAX ALLOWABLE SIDES: 5 FT.(PER SHORELINE MASTER PROGRAM) EXISTING: PROPOSED: STREAM: 60 FT.(PROPOSED STANDARDS VARIANCE) o a NORTH(COMBINED)LOT INFORMATION': �'U TOTAL COVERAGE: 0 SF 2200 SF PARKING: (2)SPACES REQ'D N ZONING: RR5-RURAL RESIDENTIAL 5 ACRES Co ¢ o URBAN RESIDENIAL(PER SHORELINE MASTER PROGRAM) HEIGHT LIMITS: 35 FT MAX ALLOWABLE o � a- GROSS/NET LOT AREA: 1.98 ACRES(86,303)SF" IMPERVIOUS SURFACES COVERAGE: o M a N FLOOR AREA RATIO(FAR): /o 5 OF LOT AREA ALLOWABLE 60/o MAX ALLOWABLE(PER PER SHORELINE MASTER PROGRAM) FLOOR AREA: EXISTING: PROPOSED: ALLOWABLE`: date: ALLOWABLE: PROPOSED: 0 SF 3800 SF 4315 SF 04/12/17 scale: TOTAL COVERAGE: 51,782 SF 15,030 SF" 1"=30' 'SOUTH(COMBINED)LOT: 1.48 ACRES,NO CHANGE TO COVERAGE "ASSUMES LOT AREA EXTENDS TO CENTER OF HIGHWAY Al 03 - ----- SEE SHEEIAj -F AREA Y ARS SE TB CL CL AREA OF WORK SEE SHEET A104 FO 0 WORK THIS\AR\EA I \ ----- - OS C E FENCE- Cjam MAI TA CE,,4 6 EASEME WHEEL '77 HOUqE LU Y, ---- - - - - - -- - isTIOT LINE <Zo t \ k. �* ! ------ --------- "?1\(P1 ----- - ---------- - ------------ CZ) PROPOSED V) FENCE M - ` � I _ t -- - � ;i /! LPG � 1 ( � i �i � i Q- /� —� m ' C-) lip, m LLj LLJ c6 P Lo �......... . 41" EXIST SHED� XIST .7 A REA OF WORK RV, SEPTIC KAONG FIELD Co BS� X Cz --bEARv- EXIS PROP LINE LD Uj CIL T date: o ,! i ` '�:;• \ I VI* 04/12/17 scale: I of c 'r \ �� it // ;/ , �' l 1° =30' 7z� CD 165!STREAM SETBACK PLAN - SUPPORT BUILDING 1 PARTIAL -3 O� 'T' 17� �3 0 60 Al 03.1 PARCEL DIAGRAM (NTS): SHEET A104.1 NOTES: .0 Q O NEW STAIR AND LANDING TO EXISTING PATIO n O2 NEW LANDSCAPING v c O I O3 NEW MECHANICAL EQUIPMENT GROTTO > o m HIGHWAY ® PROPOSED SERVICE ENTRY / RIGHT-OF-WAY NEW PAVED DRIVEWAY EXIST PARCEL 32233 50 00007 / HIGH TIDE LINE - © NEW GRAVEL SURFACE I AREA SHOWN O NEW ELECTRICAL OUTLET AND HOSEBIB I Z O (n F-- QU Co W vi m 3 m ✓N n N PROPERTY INFORMATION: Q Q LOT INFORMATION: LEGAL DESCRIPTION: STRUCTURAL COVERAGE: SET-BACKS: CD PARCEL 32233-50-00007:SUNNY BEACH TR 4 NLY OF R/W&TAX 892-A. FRONT: 25 FT. PER RR 5 ZONING: 3000 SF MAX ALLOWABLE REAR: 20 FT. Cn PER RESOURCE ORDINANCE VARIANCE: 2550 SF MAX ALLOWABLE SIDES: 5 FT.(PER SHORELINE MASTER PROGRAM) Z NORTH(COMBINED)LOT INFORMATION*: EXISTING: PROPOSED: STREAM: 60 FT.(PROPOSED STANDARDS VARIANCE) o ZONING: RR5-RURAL RESIDENTIAL 5 ACRES C'w TOTAL COVERAGE: NA N/C r ~ URBAN RESIDENIAL(PER SHORELINE MASTER PROGRAM) PARKING: N/A CU _j GROSS/NET LOT AREA: 2.24 ACRES 97,574)SF o pz w ( HEIGHT LIMITS: 35 FT MAX ALLOWABLE(2 STORIES) Q IMPERVIOUS SURFACES COVERAGE: o a U) FLOOR AREA RATIO(FAR): /o 5 OF LOT AREA ALLOWABLE 60%MAX ALLOWABLE(PER SHORELINE MASTER PROGRAM) FLOOR AREA: EXISTING: PROPOSED: ALLOWABLE: date: N/C N/C 4878 SF 04/12/17 ALLOWABLE: PROPOSED: scale: TOTAL COVERAGE: 54,363 SF TBD 1"=30' A10 4 • / L-- ----- — _ LOT LINE Q a r` ZZ / ( a - r----------, ( o I r - N _ L • � I ty C/) t / 1 I 1 1 / i • 1 I I I E I I I I 1 I I , \ 5 i 1 r- Z 1 1 - I i Q W 1 I i I • • I i ------------......_._.....___ (n _ 0 1 m3v o ---__.._.------------ i tiro W = ARFA"WO .(y rn LLI CO Co Uj DALBY CREEK �v �'�� _ l� j M a CO ate: 04/12/17 scale: ` 1 1 1" =30' PARTIAL SITE PLAN - SITEWORK 1"=30' o so Al04.1 STATIpu WI O GREASE TRAP — O .m U — — — — — — — — — — — — — — ESTATE MANAGERS ig1CHCOWN d aFICE C• 10 O O OI Q CONFERENCE/ d I MEC BREAKW f � � PARKING I KITCHENETTE N { EOUPfW I I c o I I ! GARAGE W O I q .N I I � STORAGFJ BATH '� 0 II MECHANIC SHOP I LAUNDRY HALL L - - - - - - - - - - - - - - - - - - - - - ----- UA O RELOCEOUP STORAGE \\\\ \ o a o o FLOOR PLAN- FIRST FLOOR Z 1 0 1/16"=V-011 cn > t— M W - - — — — — — — — — — — — — — — — — — — — — — W = H m a I I ESTATE MANAGER MR LODGES CON E1 i OFFICE OFFICE BREAK RM FURNITURE STORAGE I I � C J I HN1 -L I RESTROOM DECK CLOSET STORAGE CLOSET W/o r — - - — — — — I I rnU) m ON Z — — — — — — LANDSCAPE CARTS O I f PROPANE STORAGE O w HAZMAT FU"IT URE NG GENERAL MAINT CART I STORAGE _ O IFINISH I PARKING I I I date: LANDSCAPE/GROUNDS I I I 04/12/17 I I 0 0 0 o f scale: II I 11 L — — — — — — — — — — — — — — — — — I = - STA11ON Y / O ATION GREASE TRAP FLOOR PLAN-SECOND FLOOR 2 ,nsR= 011 Al06 C O U_ d a Q N d N N 0 0 Q 0 0 1 0 I I I I I I I I I r -1I �I SUITE I LOUNGEUTI L — I0 0 L r I O0 I o V) M q)�\ - L - - I < oo = = I CL I �W a�a Lu2 =Y� I — r �I MECH — — SUITE I U L = = J BEC SUITE CID I I C.) I I m i I � I w I 0)g o I II Cr L — — — — — — — — — — — — — — — — — v a0w Eon date: 04/12/17 scale: FLOOR PLAN 3/32"= 1'-0" 3/32" A107 e 0 U_ d a a N IL I r - - - , r - - - I r - - - - - - - - - - - - � - - � c o I I N ® I CL) o CLEANING STAFF CARS KITCHEN CL I I MULTI-PURPOSE/ F7M1 J � I TECH I I STORAGE I CL � I I i I I I WALK-IN ENTRY I I HALL L — — — — — — — \ I Up BATH DN UP F I u Z / LOSET I MECH COOLER DRY GOODS I w N - \/\\ STORAGE FLOWE m KITCHEN HOUSEHOLD Q V y / STORAGEIPREP LAUNDRY I I = STORAGE \ � 0 W . \ D GARAGE \// \/\ I STAIR a I W W // /v�� U U rn m o HANGING STORAGE > I Q BE y Q a RESTROOM I I L HOUSE KEEPING CARTS I CLEANER LINENS - LAUNDRY TOUCHDOW BEC I EQUIP/TOOLS EQUIP I TOOLS I c \\ PRINTER I SCAN I D SPACE u-'V wF \\i y/ /�\l\\I\/ /� / I I S'z m L Co g so0- C J :D Z:) LL L7 date: 04/12/17 FLOOR PLAN- FIRST FLOOR C2: FLOOR PLAN-SECOND FLOOR scale: 3132"=1'0" 3/32"=1'-0" 3/32"= 1'-0" l 5 A10 8