18620 88 AVE W-SITE PLAN (2).pdfGENERAL NOTES
GENERAL:
PROJECT ADDRESS
ALL CONSTRUCTION SHALL CONFORM TO THE <_'Y-s INTERNATIONAL BUILDING CODE t THE
,, w�iNTERNATIONAL RESIDENTIAL CODE (IRLi Aa AMENDED BY THE STATE OF
wAz:�HINGTON AND BE IN ACCORDANCE WITH WASHINGTON STATE LAWS, REGULATIONS
AND VARIOUS CODES IMPOSED BY LOCAL AUTHORITIES. ALL CONSTRUCTION SHALL
ALSO CONFORM TO THE,/v <•-WASHINGTON STATE ENERGY CODE, THE -
INTERNATIONAL FIRE CODE, IHE 2014 NATIONAL ELECTRIC CODE, THEj-
INTERNATIONAL MECHANICAL CODE, THE 7_,,,6-NTERNATIONAL NATION,4 . uEL AND GAS
CODE AND THE 'NIFOR'1 PLUMBING ... c.
DO NOT SCALE DRAWINGS OR DETAILS - USE GIVEN DIMENSIONS. CHECK D -S FOR
LOCATION OF ALL ITEMS NOT DIMENSIONED ON THE PLANS. DIMENSIONS ON T"E CLANS
ARE TO FRAMING OR CENTERLINE OF COLUMNS UNLESS NOTED OTHERWISE.
DOOR AND CASED OPENINGS WITHOUT DIMENSIONS ARE TO BE 4" FROM FACE OF
ADJACENT WALL OR CENTERED BETWEEN WALLS, UNLESS NOTED OTHERWISE.
VERIFY FIELD CONDITIONS PRIOR TO COMMENCEMENT OF EACH PORTION Cr THE WORK
THE CONTRACTOR SHALL COORDINATE ALL PORTIONS OF THE WORK AS DESCRIBED IN
THE CONTRACT DOCUMENTS.
CONTRACTORS RESPONSIBILITY:
CONTRACTOR TO VERIFY ALL DIMENSIONS AND STRUCTURAL MEMBER SIZES PRIOR TO
CONSTRUCTION.
CONTRACTOR INITIATED CHANGES SHALL BE SUBMITTED IN WRITING TO THE OWNER AND
STRUCTURAL ENGINEER FOR APPROVAL PRIOR TO FABRICATION OR CONSTRUCTION.
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL REQUIRED SAFETY PRECAUTIONS AND
THE METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES REQUIRED TO PERFORM THE
WORK
ALL STRUCTURAL SYSTEMS SUCH AS WOOD TRUSSES WHICH ARE TO BE COMPOSED OF
COMPONENTS TO BE FIELD ERECTED SHALL BE SUPERVISED BY THE SUPP_IER DURING
MANUFACTURING, DELIVERY, HANDLING, STORAGE AND ERECTION IN ACCORDANCE WITH
INSTRUCTIONS PREPARED BY THE SUPPLIER
CONTRACTOR TO COORDINATE FRAMING LAYOUT WITH ELECTRICAL AND ME:�--".0
PLAN.
FOUNDATION DESIGN 15 BASED ON AN ASSUMED AVERAGE SOIL BEARING OF 2,000 PSF.
ALL FOOTINGS SHALL BE CAST ON UNDISTURBED FIRM NATURAL SOIL OR COMPACTED
501L OF 2,000 PSF BEARING CAPACITY AT LEAST I'-&" BELOW LOWEST ADJACENT
GRADE, FREE OF ORGANIC MATERIALS. FOOTING EXCAVATION SHALL BE FREE OF
LOOSE SOILS, DEBRIS, AND FREE WATER AT ALL TIMES.
CLEARING AND GRADING (T.E.S.C. MEASURES
ALL CLEARING AND GRADING MUST BE IN ACCORDANCE WITH LOCAL JURISDICTION
CLEARING AND GRADING ER05ION CONTROL STANDARDS, DEVELOPMENT STANDARDS
LAND USE CODE, INTERNATIONAL RESIDENTIAL CODE, PERMIT CONDITIONS, AND ALL
OTHER APPLICABLE CODES, ORDINANCES AND STANDARDS. THE DESIGN ELEMENTS
WITH THESE PLANS HAVE BEEN REVIEWED TO THESE REQUIREMENTS. ANY VARIANCE
FROM THE ADOPTED EROSION CONTROL STANDARDS IS NOT ALLOWED UNLESS
SPECIFICALLY APPROVED BY THE LOCAL JURISDICTION PRIOR TO CONSTRUCTION.
A COPY OF THE APPROVED PLANS MUST BE ON -SITE WHENEVER CONSTRUCTION IS IN
PROGRESS- THE APPLICANT IS RESPONSIBLE FOR OBTAINING ANY OTHER REQUIRED OR
RELATED PERMITS PRIOR TO BEGINNING CONSTRUCTION.
IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE
ACCURACY OF ALL UTILITY LOCATIONS AND TO DISCOVER AND AVOID ANY OTHER
UTILITIES NOT SHOWN WHICH MAY BE EFFECTED BY THE WORK
FINAL SITE DRAINAGE MUST DIRECT DRAINAGE AWAY FROM ALL BUILDING STRUCTURES
AT A MINIMUM OF 6" WITHIN THE FIRST 10', PER IRC R4013.
CRAWL SPACE:
UNDER -FLOOR AREAS SHALL BE VENTILATED BY AN APPROVED MECHANICAL MEANS
OR BY OPENINGS IN EXTERIOR FOUNDATION WALLS. SUCH OPENINGS SHALL HAVE A NET
AREA OF NOT LESS THAN 1 SQ, FT, FOR EACH 150 SQ. FT. OF UNDER -FLOOR AREA. ONE
OPENING SHALL BE WITHIN Y OF EACH CORNER OF THE BUILDING. IRC R4082.
CRAWL SPACE, UNOBSTRUCTED ACCESS, MINIMUM 18" x 24". IRC R406.4.
PROVIDE 18" MINIMUM CRAWL SPACE UNDER WOOD JOIST AND 12" MINIMUM CRAWL SPACE
UNDER WOOD GIRDERS. IRC R311.1.
A GROUND COVER VAPOR BARRIER OF MIN. 6 MIL. (0.006") POLYETHYLENE (OR
EQUIVALENT) SHALL BE INSTALLED IN ALL CRAWL SPACES, JOINTS LAPPED 12", EXTEND
UP FOUNDATION WALL AND SECURE TO SILL PLATE WHEREVER PRACTICAL.
ALL WOOD IN CONTACT WITH CONCRETE, CMU OR WITHIN 8" OF SOILS SHALL BE
PRESSURE TREATED WOOD IN COMPLIANCE WITH IRC R311.1.
FACTORY -BUILT FIREPLACES AND CHIMNEYS SHALL BE LISTED AND INSTALLED PER
THE MANUFACTURER'S SPECIFICATIONS, IRC R1004.1 AND TESTED IN ACCORDANCE WITH
UL 121.
MASONRY FIREPLACES, BARBECUES, SMOKE CHAMBERS AND FIREPLACE CHIMNEYS
SHALL BE CONSTRUCTED OF MASONRY OR REINFORCED CONCRETE. FOUNDATIONS
SHALL BE MIN, 12" THICK AND EXTEND MIN. 6" BEYOND MASONRY. FIREBOX WALLS MIN.
10" THICK EXCEPT MIN. 8" THICK WHERE A FIREBRICK LINING IS USED. COMBUSTIBLE
MATERIALS SHALL NOT BE PLACED WITHIN 2 INCHES OF FIREPLACE, SMOKE CHAMBER
OR CHIMNEY WALLS. COMBUSTIBLE MATERIAL SHALL NOT BE PLACED WITHIN 6" OF THE
FIREPLACE OPENING. MIN. 4" THICK NON-COMBUSTIBLE HEARTH EXTENDING 16" IN FRONT
AND 8" TO THE SIDE OF THE FIREPLACE OPENING. COMBUSTIBLE MATERIAL WITHIN 12"
OF THE FIREPLACE OPENING SHALL NOT PROJECT MORE THAN 1/6" FOR EACH I"
DISTANCE FROM SUCH OPENING. IRC R1001-R1003.
CEILING HEIGHTS
HABITABLE SPACE SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 1'-0". NOT MORE
THAN 50% OF REQUIRED FLOOR AREA OF A SPACE IS PERMITTED TO HAVE A SLOPED
CEILING LESS THAN 1'-0" IN HEIGHT WITH NO PORTION LOWER THAN 5'-0". BATHROOM
SHALL HAVE A MIN CEILING HEIGHT OF 6'-8" OVER THE FIXTURE AND ITS FRONT
CLEARANCE AREA. IRC R305.
ROOFING:
APPLY ROOFING IN ACCORDANCE WITH IRC R905.
BALCONIES, LANDINGS, EXTERIOR STAIRWAYS, OCCUPIED ROOFS AND SIMILAR
SURFACES EXPOSED TO THE WEATHER AND SEALED UNDERNEATH SHALL BE
WATERPROOFED AND SLOPED A MINIMUM OF 1/4" PER 12" (2% SLOPE) FOR DRAINAGE.
I
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CONTOUR INFORMATION IS AN INTERPRETATION OF INFORMATION FOUND
ON SNOHOMISH COUNTY ONLINE PROPERTY INFORMATION G15 MAP.
I I
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SITE PLAN '�' 2�' �' �O FT.
iiiiiiiiiiiiiiiiiiiiiillillililig
SCALE: i" = 20'-0"
A 1 FIC
PROVIDE ATTIC VENTILATION AS INDICATED ON ROOF FRAMING PLANS. THE NET FREE
VENTILATING AREA SHALL BE NOT LESS THAN 1/150 OF THE AREA OF THE SPACE
VENTILATED, EXCEPT THAT THE AREA MAY BE 1/300, PROVIDED AT LEAST 40 BUT NOT
MORE THAN 50 PERCENT OF THE REQUIRED VENTILATING AREA 15 PROVIDED BY
VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE VENTILATED NO
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT t WITH THE BALANCE OF THE
REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. IRC R8062.
ATTIC ACCESS MINIMUM 22" x 30" WITH MINIMUM 30" HEADROOM, UNOBSTRUCTED,
READILY ACCESSIBLE OPENING. IRC R801.1
TO BE IN COMPLIANCE WITH IRC R308 AND WASHINGTON STATE SAFETY GLA55 LAW
GLAZING IN HAZARDOUS LOCATIONS SUCH AS GLASS ON DOORS, GLAZING WITHIN 24" ON
EITHER SIDE OF A DOOR OPENING, AREAS WITHIN 60" VERTICAL AND 3(0" HORIZONTAL
OF THE BOTTOM LANDING OF A STAIRWAY, STORM DOORS, RAILINGS, SHOWER DOORS,
SLIDING GLASS DOORS, AND TUB ENCLOSURES SHALL BE SAFETY GLAZING MATERIAL.
IRC R308.4
ALL EXTERIOR WALL GLAZING SHALL COMPLY WITH THE a )1')-EDITION OF THE
WASHINGTON STATE ENERGY CODE.
EGRESS IN EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE
EMERGENCY EXIT WITH A MINIMUM NET CLEAR OPENING OF 5.1 SQ. FT. THE MINIMUM NET
CLEAR NI II E ROPE OPENING HEIGHT GNT D MENSION SHA
LL BE 24 MI
NIMUM IM UM NET CLEAR
E LE R OPENING WIDTH
DIMENSION OF 20" A`L) A FINISHED SILL HEIGHT NOT MORE THAN 44" ABOVE THE
FLOOR IRC R310.1.
ONE EXIT DOOR CONFORMING TO IRC R31U 15 REQUIRED.
FIRE PROTECTION:
SMOKE DETECTOR POWER SOURCES TO BE INSTALLED IN ACCORDANCE WITH NFPA 12 t
IRC R314. ALL ALAIZI DEVICES SHALL BE INTERCONNECTED PER IRC R314.1.
FIREBLOCKING PER IRC R1003.19, R1001.12, R302.11 t R602.8. DRAFTSTOPPING PER IRC
R302.12 t R502.12.
VENTILATION & LIGHTING:
INHABITABLE ROOMS NOT PROVIDED WITH AN OPENABLE EXTERIOR OPENING OF AT
LEAST 4% OF THE FLOOR AREA, A MECHANICAL VENTILATION SYSTEM MUST BE
PROVIDED THAT PROVIDES MIN 35 AIR CHANGES PER HOUR IRC R303.1.
DRYER t BATH FANS TO BE 50 CFM, AND RANGE/OVEN FANS TO BE 100 CFM MIN, VENT
TO THE OUTSIDE. IRC303 AND 200(o WA STATE VENTILATION AND INDOOR AIR QUALITY
CODE.
NATURAL L*WTNG TO BE NOT LESS THAN S% OF THE FLOOR AREA OR ALL HABITABLE
SPACES. IRC R303.
BATHROOMS:
ALL TUB AND SHOWER STALLS SHALL HAVE FIREBLOCKING BETWEEN STUDS
ALL GLAZING USED FOR DOORS OR ENCLOSURES IN BATHROOMS SHALL BE SAFETY
GLAZING. GLAZING IN ANY PORTION OF A BUILDING WALL ENCLOSING A SHOWER OR
BATHTUB WHERE THE BOTTOM EXPOSED EDGE IS LESS THAN 60 INCHES ABOVE THE
STANDING SURFACE AND DRAIN INLET SHALL BE SAFETY GLAZING. IRC R308.4
BATH TUB E SHOWER STALL NON -ABSORBENT WAINSCOTS SHALL BE A MINIMUM OF 12
INCHES ABOVE THE FLOOR IRC R3012.
WATERCLOSETS SHALL HAVE MIN- 15" TO SIDE WALLS FROM CENTER OF FIXTURE, AND
MIN. 21" FRONT CLEARANCE. IRC R301.1
APPLIANCES IN A FIXED POSITION SHALL BE SECURELY FASTENED IN PLACE TO
STRUCTURAL MEMBERS WITH STRAP ANCHORS OR SIMILAR ANCHORING METHOD.
IRC G2404A
METHOD OF COMPLIANCE - PRESCRIPTIVE METHOD FOR GROUP R OCCUPANCY,
CLIMATE ZONE PER TABLE R301.1, TABLE R402.1.1, UNLIMITED GLAZING.
ALL MATERIALS, WORKMANSHIP AND CONSTRUCTION SHALL CONFORM TO THE
REQUIREMENTS OF THE INTERNATIONAL RESIDENTIAL CODE AND THE WASHINGTON
STATE ENERGY CODE, LATEST EDITION. VERIFY ALL CONDITIONS BEFORE PROGEEDINa
WITH WORK
WALLS: INSULATED PER TABLE R402.1.1.
ROOF AND
D CEILING: INSULATED
L ED PER TABLE R402.1.1. PROVIDE INSULATION IN CEILING
WHERE POSSIBLE AND IN 2x12 RAFTERS IF VAULTED CEILING CONDITION EXISTS.
MAINTAIN A MINIMUM OF 2" CLEAR BETWEEN TOP OF INSULATION AND BOTTOM OF
SHEATHING FOR VENTING. VENTING MUST OCCUR IN EACH JOIST SPACE. WHERE
CONTINUOUS VENTING WITHIN A JOIST SPACE IS INTERRUPTED BY A HEADER 0 E.,
SKYLIGHT OR AT HIP END), PROVIDE (2) 1 1/2" VENTING HOLES AT THE TOP OF THE
RAFTER AT THE HEADER TO ALLOW FOR CONTINUAL THROUGH -VENTING INTO THE NEXT
JOIST SPACE.
FLOORS: INSULATE PER TABLE R402.1.1
SLAB ON GRADE: INSULATE PER TABLE R402.1.1. PROVIDE EXTRUDED RIGID CLOSED
CELL INSULATION. INSULATION, INSTALLED INSIDE THE FOUNDATION WALL, SHALL EXTEND
DOWNWARD FROM THE TOP OF THE SLAB 24" MIN. OR DOWNWARD AND THEN
HORIZONTALLY BENEATH THE SLAB FOR A COMBINED 24" MIN. INSULATION INSTALLED
OUTSIDE THE FOUNDATION SHALL EXTEND DOWNWARD 24" MIN. OR TO THE FROSTLINE.
WSEC 402.2.9.1.
VAPOR BARRIERS: VAPOR RETARDERS SHALL BE INSTALLED ON THE WARM SIDE (IN
WINTER) OF INSULATION PER TABLE R402.4.1.1.
FLOORS SEPARATING CONDITIONED SPACE FROM UNCONDITIONED SPACE SHALL HAVE
MIN. 4 MIL POLYETHYLENE OR KRAFT FACED MATERIAL. ROOF/CEILING ASSEMBLIES
WHERE THE VENTILATION SPACE ABOVE THE INSULATION IS LESS THAN AN AVERAGE OF
12 INCHES SHALL BE PROVIDED WITH A VAPOR RETARDER WALLS SEPARATING
CONDITIONED SPACE FROM UNCONDITIONED SPACE SHALL HAVE A VAPOR RETARDER
INSTALLED. FACED BATT INSULATION SHALL BE FACE STAPLED. A GROUND COVER OF
MIN. 6 MIL BLACK POLYETHYLENE SHALL BE LAID OVER THE GROUND WITHIN CRAWL
SPACES W/ JOINTS LAPPED MIN. 12"
GLAZING AND DOORS: GLAZING AND DOOR U-FACTORS SHALL BE DETERMINED IN
AGCORRDANCE WITH WSEC SECTIONS R402.1.1 AND R303.13(2), RESPECTIVELY.
VICINITY PLAN
Y
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Earr�a: d:;
SI
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18620 SSTH AVE WEST
EDMONDS, WA W026
LOT NUMNBER: 00434600003302
ZONING CLASSIFICATION
IRS 12
LEGAL DESCRIPTION
ALL THAT PORTION OF TRACT 33, EDMONDS SEA VIEW TRACTS, ACCORDING TO THE
PLAT THEREOF, RECORDED IN VOLUME 3, OF PLATS, PAGE 16, RECORDS OF SNOHOMISH
COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID TRACT 33, BEING THE CENTER OF
INTERSECTION OF CONOVER STREET E HIGHLAND AVENUE:
THENCE NORTH 0'360" EAST FOR 312 FEET TO THE TRUE POINT OF BEGINNING:
THENCE NORTH 89°4413" WEST 262.04 FEET TO THE WEST LINE OF SAID TRACT 33:
THENCE NORTH 0°3640" EAST ALONG SAID WEST LINE FOR 96 FEET±
THENCE SOUTH 89°44'13" EAST 262.02 FEETt
THENCE SOUTH 0°38'02" WEST FOR 96 FEET TO THE TRUE POINT OF BEGINNING±
EXCEPT THE EAST 20 FEET FOR COUNTY ROAD,
LOT COVERAGE
LOT AREA: 23234.9 SF NOII EFRINO DIVISION
EXIST!t1!G AREA: S
AS NCOT,Ep
HOUSE 2,1983 SF
SHED: 100 SF &Ate:. I rCa �j
EXISTING TOTAL: 2,8983 SF f `
EX{c,TING LOT COVERAGE: 125%
ALLOWABLE LOT COVERAGE: 35%
OWNWON MAGMR IS RESPONSIBLE FOR
WIN CONTROL AND DRAINAGE
SQUARE FOOTAGES
EXISTING AREA
IOusE
1,121 SF
CARPORT
605 SF
SHED
100 SF
EXISTING AREA TOTAL:
2,432 SF
EXISTING AREA REMOVED:
CARPORT
525 5F
EXISTING AREA REMAIN:.
1,904 SF
ADDED AREA:
HOUSE INFILL
12 SF
GARAGE
539 $F
ADDED AREA TOTAL:
611 SF
TOTAL. AREA:
2,339 SF
BUILDING HEIGHT
SOOF HEIGHT:
AVERAGE EXISTING GRADE (AEG):
5FF AO.1 FOR SPOT CALCULATIONS
ALLOWABLE HEIGHT:
SLOPED ROOF (25' + AEG)
EXISTING SLOPED ROOF HEIGHT:
PRU"OSED SLOPED ROOF ADDITION HEIGHT:
AcTLkAL_ Nil t1z- 3(05 3
BUILDING CLASSIFICATION
No Nc-v'J
P r: N c L-0s I W 4 cA R-P o R T A N D I N Fk L L
IF2� � i tN D'E�tZ00 N'
Zone IZ S
- I Z- Comer
Flag
Setbacks
Required,
--Actual
Front
'2c;� c
3 i
Sides
t L t� s
Eg,J /o D
Rear
Zs
Other
I II Iecght
_ 2-
A �3
t
34955 FT.
7� 1510.
31455 FT, C
41.9
SEE ELEVATIONS ,
SEE ELEVATIONS b '
347 . 'b
i 31 a . `Z-
Af
3`f01.ss
u�r .rcvur c ItSC, (-HAt-'Itip K-3 (SINGLE FAM. RESIDENTIAL)
CONSTRUCTION TYPE (IBC 602.5): TYPE VA
ALLOWABLE AREA (IBC TABLE 503): UNLIMITED
ALLOWABLE HEIGHT (IBC TABLE 503): 3 STORIES W1 BASEMENT, OR
4 STORIES IF SPRINKLED
SPRINKLERS (IBC 903.3.13) NFPA 131D SYSTEM IF REQ'D
FIRE FLOW (UFC TABLE A-llI-A-U YES/NO - +SPRINKLERS REQV
=IF PROVIDED, INSTALL PER IFC503, 500
STRUCTURAL DESIGN - IRC PRESCRIPTIVE METHOD
ENERGY COMPLIANCE
WASHINGTON STATE ENERGY CODE:. y' EDITION, PRESCRIPTIVE
FOR SINGLE-FAMILY RESIDENTIAL, CLIMATE ZONE 5 4 MARINE 4.
U-FACTORS SHALL CONFORM TO TABLE R303.1.3(2),
31XIWj U-FACTOR
CEILMG
VAULTED
CEILING
WALL
ABOVE
GRADE
WALL-INT
BELOW
GRADE
WALL-EXT
BELOW
GRADE
FLOOR
SLAB
ON
GRADE
RT.
OVERHEAD
030
0.50
R-45
R-36
R-21
-21
R-10/15/21
R-30
R-10
B
Int. + TB
2'
r n N TACTS
OWNER
rti2rut Sr Sr: �:`j i f � F �'�� ��-'��/ t � � •D •
H
AI3B RE VIATIONS
a�J
UNLESS NOTED OTHERWISE
N
'ZT IN CONTRACT
LC
JATER CLOSET
E/3l
EXISTING
F11
ROOM
NTS
NOT TO SCALE
LLD
WOOD
APPROVED By PLANNING
CITY OF EDNIr'f4DS
BUILDING DEPAF FNIENT
WORK Lli�_- L
ADDRESS1
OWNER ` (2_VS
APPROVED DATE:
BLDG.OFFICIAL:
PIEf,s. `T IN .AMBER
�- ao1(0
STRUCTURAL ENGINEER
INDEX OF DRAWINGS
COVER SHEET/SITE PLAN
A0.1 COVER SHEET t SITE PLAN
ARCHITECTURAL
.I MAIN FLOOR PLAN
-.L
r !M. ;:i FvATint,15
Al2uiI
STRUCTURAL
.I FOUNDATION AND MAIN FLOOR FRAMING PLAN
ROOF FRAMING PLAN IRECEM
Remodel
18620 88th Ave W,
Edmonds, WA 98021
NO. DATE REVISION
DATE: 05/02/201E
FILE: AO.1
COVER SHEET
AOM
WEE
DEC 2 0 2016
DEVELOPMENT SERVICES C1
CITY OF EDMONDS
MAW 2016
1619