APPROVED BLD2021-1582+Architectural_Plan+11.19.2021_4.13.54_PM+2531090STANDARD EARTHQUAKE HOME RETROFIT
(SEHR) OV�RVIEIM
1. Submittal Requirements:
♦ 2 copies of the Standard Earthquake Home Retrofit (SEHR) Plan Set,
Sheets S1—S20
♦ 2 copies of any other plans you have drawn
♦ Completed building permit application
2. Review Process:
♦ Review by a building plans examiner
♦ Expedited approval process
♦ If home doesn't qualify to use SEHR Plan, plans examiner will advise
♦ Your home can still be retrofitted but additional engineering will be
needed
♦ You will be called when the approved plans are ready to be issued
3. Inspection Process:
♦ Do not begin work until the permit has been issued
♦ Call inspector to verify anchor bolt installation
♦ Call inspector for a pony wall strengthening inspection
♦ You will need to be present at the inspection so the inspector can
have access to the project.
Anchors installed with epoxy will
require installation be evaluated by a
certified third party inspector prior to
Building Department Final. Provide
reports to the City Inspector.
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
City Of Edmonds
Building Department
Work ; SEISMIC RETROFIT
Address; 22519 95TH PL W
Owner: DAVIS
Approved Date, 12/02/2021
Building Official ErieiCav�er
Permit Number; BLD2021-1582
TABLE OF CONTENTS
ITEM SHEET
Permit Application Instructions ...................................
S1
Home Assessment Checklist ........................................
S2
Home Retrofit Plan Drawing Instructions .....................
S3
Home Retrofit Plan Drawing ........................................
S4
General Structural Notes .............................................
S5—S7
Typical Wall Retrofit .....................................................
S8
Sill Plate Anchor Details ..............................................
S9—S10
Pony Wall Bearing Details ............................................
S11—S15
Floor Framing Connection Details ................................
S16—S19
Concrete Foundation —Section Replacement .................
S20
APPROVED
PLANS MUST BE
Davis Retrofit ON JOB SITE
22519 95TH PI W,
Edmonds, WA 98020
Parcel # 00544300007100
Legal Description: Section 25
Township 27 Range 3 Quarter SE
PINECREST BLK 000 D-00 - TR 77
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PROJECT IMPACT ........
Earthquake Home Retrofit Program .........................
THE HOME ASSESSMENT CHECKLIST
Complete this Checklist before application to determine the existing conditions in your home.
Detailed instructions for completing this checklist are included in the Home Retrofit Handbook.
Space is provided at the end of the checklist for you to enter comments related to questions answered "no" or "uncertain".
The plans examiner will determine if your proposal meets the requirements to use the SEHR Plan based on your answers.
Qualification Requirements (Existing Conditions)
All "Yes" or "NA" (not applicable) answers mean your home is qualified to use the Standard Earthquake Home Retrofit
(SEHR) Plan. You may need to hire an engineer or architect to develop the appropriate retrofit method if "no" or
"uncertain" is checked.
Home Characteristics
Yes or NA
No
Uncertain
1. Is the home of light, wood —frame residential construction?
Yes
2. Does the home have four or fewer dwelling units?
Yes
3. Is a sill plate present?
Yes
4. Is the home built on a flat or moderate slope of less than 30 percent
(approximately 18 degrees from horizontal)?
Yes
5. Is the foundation wall around the perimeter of the home continuous except
for allowable exclusions?
Yes
6. Is the foundation of concrete or reinforced masonry that is in good condition?
Yes
7. Are the pony walls 4 feet or less in height?
N/A
8. Is the home three stories or less, counting pony walls over 18 1/2 inches as
one story?
Yes
Additional Home Information
Yes
No
Uncertain
9. What is the overall height of the pony wall? (Specify dimension.)
0"
10. How many floors are above the pony wall (or above the foundation)?
(Specify # of floors.)
1
11. Is the roof made of standard lightweight roofing materials, such as wood or
composition shingle?
Yes
Identify Retrofit Needs for Home
All "Yes" answers indicate no retrofit work is needed. "No" or "Uncertain" answers indicate retrofit and/or repair work is
needed to improve the resistance of the home to earthquake shaking.
Anchoring the Sill Plate
Yes
No
Uncertain
12. Are sill plates in good condition?
Yes
13. Are sill plates anchored (bolted) to the foundation?
N/A
14. Are sill plate anchor bolts spaced 4 to 6 feet apart, placed near the center of
the concrete foundation wall (about 2 1/2 inches from the side of a 6 inch
N/A
foundation wall), and in good condition?
15. Are sill plate anchor bolts at least 1/2 inch in diameter for one to two story
buildings and 5/8 inch for a three—story building?
N/A
16. Are sill plate anchor bolts located not more than 12 inches from the ends of
each piece of sill plate that is more than 30 inches in length?
N/A
Connecting the Floor Framing
Yes
No
Uncertain
17. Do floor joists have either continuous rim joists or joist blocking present at bearing points?
Yes
18. Is the floor framing system connected to the underlying sill plate with metal
N/A
framing clips or are 8d nails placed 6 inches on center?
19. Is the floor framing system connected to the underlying pony wall top plate with metal
N/A
framing clips or are 8d nails placed 6 inches on center?
Strengthening the Pony Wall (Answer NA if no pony walls)
Yes or NA
No
Uncertain
20. Are pony wall double top plates present and in good condition?
N/A
21. Do structural panels (also called sheathing) cover the stud walls on either the
N/A
inside or the outside of the pony wall?
22. Does existing pony wall sheathing in a crawl space have sufficient stud cavity
N/A
ventilation to prevent the growth of fungus within the wall?
23. Are the nails around the perimeter of the structural paneling spaced 3 to 6
N/A
inches apart?
24. Are the nails along the studs in panel fields (non panel edge conditions) spaced 6
N/A
to 14 inches apart?
25. Are there screened crawl space ventilation openings through structural panels?
(1sf of openings per 150sf of crawl space floor area)
N/A
Comments about "No" or "Uncertain" answers:
Existing framing and structure is in good condition. This home just
needs a seismic retrofit upgrade.
Name and daytime phone number of person who completed the Home Assessment Checklist (PLEASE PRINT)
For Office Use Only.
❑ Home qualifies to use the Standard Earthquake Home Retrofit Plan
❑ Home does not qualify to use the Standard Earthquake Home Retrofit Plan
❑ Home earthquake retrofit not needed
13 Damaged or missing structural elements must be repaired or installed before completing the retrofit
JANUARY 2008
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SECTION ......... .
EARTH:QUAKE:: RETROFIT:: P:LAN:::DRAWfNG:=II STRUGTI4NS::
..............................................................................................
1. Help.
Refer to the Home Retrofit Handbook for detailed instructions on how to prepare
your plan.
2. Measure and Mark Existing Conditions.
Draw an outline of the building's foundation in the space provided (Section Ilb).
Mark the scale used. Show chimneys, crawlspace access, and any other gaps
in the foundation wall. Note the height of all pony walls. Mark the direction of
run (orientation) of floor joists on your foundation outline. For completeness
show on outline of porches, garages, or additions that lack a foundation
using a dashed line. Refer to the "SAMPLE PLAN" (Section Ila) for guidance.
3. Select and Mark Plan Detail Numbers.
For each wall segment on your Earthquake Retrofit Plan Drawing, mark on the
foundation outline the number of the plan detail(s) that you will use to
complete your retrofit project. Sheets S8 through S18 include details for
common building conditions that meet the minimum prescriptive requirements.
4• Determine and Mark Wall Bracing Layout.
Use the Summary of Minimum Prescriptive Requirements (Table 1 on Sheet S7)
to determine the amount and placement of pony wall bracing. Show on the
foundation outline the layout of the structural panels you will use to brace the
pony walls.
5. You have now completed your Earthquake Retrofit Plan Drawing.
Window, typ.
Door, typ.
Existing chimney or obstruction
that does not allow panel to
extend to corner
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Typical Structural Panel
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Note: Outline of foundation to be shown with double parallel lines as shown
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showing all plan details
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(Specify details for all
wall sections)
Direction of floor joists
12'-0" 8'-0"
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Pony wall height: 24"
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::::.:: S E CT I 0 N III - GENERAL NOTES.'-".:::::::::::::::::::::::::::::..........::............::............ :;:::;...................:::: :
JANUARY 2008
A. PURPOSE
The intent of the Standard Earthquake Home Retrofit (SEHR) Plan is to promote public safety and welfare by reducing the
risk of earthquake —induced damage in existing wood frame residential buildings. The requirements in this plan
define a minimum recommended standard for the retrofit of these existing buildings. Damage to homes in past
earthquakes show that incorrect or incomplete retrofits are as bad as having no retrofit at all. Use of this standard
plan is intended to improve building performance during earthquake shaking, but will not necessarily eliminate
earthquake damage. The primary_ purpose is to reduce the likelihood that these buildings will fall off their
foundations.
B. SCOPE
The standard plan applies to one, two and three story light wood —frame residential buildings with raised wood
floors meeting the following criteria as determined by the completion of the Home Assessment Checklist:
1. The maximum number of dwelling units and/or guest rooms is four.
2. No portion of the building is constructed over a slope steeper than 3 horizontal to 1 vertical.
3. The building is supported at its perimeter by a continuous concrete or reinforced masonry footing and stem wall
in good condition.
4. The pony wall heights do not exceed 48 inches in one or two story buildings and do not exceed 18-1/2 inches
height in three story buildings.
5. The pony walls are not sheathed with sufficient wood structural panels or diagonal sheathing.
C. GENERAL REQUIREMENTS
Permit requirements: All work shown on these plans requires a building permit.
Inspection requirements: All work is subject to inspection by the local building inspector. In general, this will
involve two inspections, anchor bolt and panel installation. A final sign off by inspectors is required when the
work is complete. If new concrete foundations are involved, an additional inspection will be required after all
forming and placement of reinforcing, but before concrete pouring. In addition, if the contractor wishes to discuss
construction specifics with the inspector, a separate inspection may be necessary.
D. DEFINITIONS
Anchor side plate is a metal plate or plates used to connect the sill plate or floor framing to the side of a concrete
stem wall when conditions prevent chemical anchor or expansion bolt installation vertically through the sill plate.
Approval is current product acceptance under an ICC (International Code Council) evaluation report or
equivalent.
Chemical anchor is a fastener placed in hardened concrete that derives its holding strength from a chemical
adhesive compound placed between the wall of the hole and the embedded portion of the anchor. Chemical
anchor compounds are organic compounds comprised of resin and hardener, that form adhesives when blended
together. Examples of chemical adhesive compounds include epoxies, polyurethane, polyesters, methyl
methacrylate and vinyl esters.
Embedment depth is the depth of the anchor into the concrete
Expansion bolt is a mechanical fastener placed in hardened concrete designed to expand in a pre —drilled hole of a
specified size and engage the sides of the hole in one or more locations to develop shear and/or tension resistance
to applied loads without grout, adhesive or drypack.
Holdown: Hardware used to resist overturning and tension forces. Installed in pairs at the opposite ends of
structural panel framing, holdowns connect the stud framing to the concrete foundation. Holdowns require chemical
anchoring and are not a replacement for typical foundation anchor bolts. The capacity to resist tension/uplift force
per holdown must meet or exceed 3,000 lbs. Refer to manufacturer for additional requirements and installation
recommendations.
Installation torque is the minimum moment applied to a torque —set anchor that creates the degree of anchorage
required for full load values.
Mechanical Anchor: A fastener placed in hardened concrete that derives its holding strength by a mechanical
interface between the anchor and the walls of the concrete hole without grout, adhesive, or drypack. Examples
of mechanical anchors include expansion bolts and screw anchors.
Minimum concrete edge distance is the measure between the free edge of the concrete and the centerline of the
bolt at which the concrete will not break away when the anchor is set or loaded in service. For minimum edge
distances for anchors refer to manufacturer.
Oriented strand board (OSB) is a mat —formed wood structural panel composed of thin rectangular wood strands or
wafers arranged in oriented layers and bonded with waterproof adhesive.
Pony wall is a wood —framed stud wall extending from the top of the foundation to the underside of the lowest
floor framing. Also called a cripple wall or a knee wall.
Screw Anchor: A mechanical fastener with hardened self —undercutting, threaded teeth, designed to screw into a
pre —drilled hole of a specific size in hardened concrete, achieving shear and/or tension resistance by a threaded
interlock between its teeth and the concrete hole without grout, adhesive, or drypack..
Snug tight is the condition when the full surface of the plate washer is in contact with the wood member and
begins to slightly indent the wood surface.
Structural panel in the standard plan refers to a product composed primarily of wood and meeting the
requirements of the applicable standard PS1 & PS2 per IBC Section 2306.1, including all —veneer
plywood and OSB.
Torque —set anchor is an expansion bolt whose wedge or sleeve engages the concrete base material in the drilled
hole by the application of torque and where the amount of torque applied controls the degree of anchorage.
E. MATERIALS
Adhesive packaging: The packaging for each adhesive shall be marked with the manufacturer's name and address,
lot number of date or packaging, shelf life or expiration date, name of the quality control agency, and instructions
for installation. No adhesive shall be used after its expiration date.
Anchors, including chemical and mechanical: all adhesive or mechanical anchors shall have a minimum normal load
capacity of 635 lbs. for 1/2 inch bolts and 980 lbs. for 5/8 inch bolts in 2000 psi concrete at the installed edge
distance and depth of embedment. All proprietary anchors shall have current ICC or equivalent approval.
Anchor side plate: All anchor side plates shall be galvanized when exposed to weather. The minimum seismic
adjusted load capacity for shear in the direction of the sill plate must meet or exceed a capacity of 1260 lbs when
substituted for 5/8 inch bolts and 840 lbs when substituted for 1/2 inch bolts. Other products with lower approved
capacities may be used if their required spacing is reduced proportionately by the ratio of their strength to the
strength requirement above. For example, (400 lbs/840 lbs) x 72 in. o.c. = 34 in. o.c. instead of 72 in. o.c. for
one—story using an anchor side plate with allowable values of 400 lbs instead of 840 lbs or greater. Anchor side plates
shall be attached to the concrete stem wall with a minimum of two 1/2 inch approved anchors. The number of
mechanical or adhesive anchors used must have a total shear capacity in concrete equal or greater to the value for
the foundation anchor requirement above.
Chemical anchor rod materials: All chemical anchors shall use all —thread rod manufactured from ASTM A36 or
SAE 1018 material to meet the mechanical requirements of ASTM A307. All thread rods shall be free of oil,
scale and rust. The use of smooth or partially threaded rods or bolts is prohibited.
Concrete: All new concrete for replacement footings shall be of 2500 psi minimum compressive strength. No
special inspection is required.
Framing clips: All framing clips shall be of minimum 18 gauge galvanized steel and approved under ICC or equivalent
for wood frame construction. The seismic load capacity in the long direction must meet or exceed 450 lbs. in dry
lumber. The fasteners must be (12) 8d common x 1-1/2 inch nails unless otherwise approved. #6 x 1-1/2 inch flat
head wood screws may be used at existing rim joist, blocking or top plate connections.
Lumber: All new lumber installed for joist blocking shall be a minimum of nominal two inch Hemfir #2 or better
as graded under Western Wood Products Grading Rules. All lumber in contact with concrete shall be pressure
treated hem fir for new stem walls and for sill plate replacements over 10% of the wall length. Replacement of
sill plate less than 10% of the wall length may use the same lumber species as the existing materials. All existing
lumber shall be free of defects including dry rot, mildew, excessive wane, warping and insect infestation or
damage. Damaged lumber must be replaced and the source of water or insect intrusion removed.
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CITY OF EDMONDS
Sheet
DEPARTMENT
S5
5 OF 20
JANUARY 2008
SECTION III ® GENERAL NOTES (continued)
Plate washers: 3/16 x 2 x 2 square plate washers are required (per IEBC 2006 Table A3-4 Standard circular cuI: washers
shall not be used to connect sill plates to concrete stem walls. Washers furnished with the proprietary anchors
shall not be used. Beveled washers shall be used on anchors drilled at an angle exceeding 6 degrees from vertical
and shall be placed over the plate washers.
Reinforcing bar: ASTM A615 Grade 40 or 60
Structural panels (Sheathing): All plywood shall be graded under United States Voluntary Product Standard & shall
meet IBC 2306.1. All structural panel sheathing used for wall bracing shall be nominal 1/2 inch (eg. 15/32 inch
plywood, 7/16 inch OSB) APA Rated Sheathing, or CDX. Sheathing of 4—ply or better is required. 7/16 inch Oriented
Strand Board (OSB) is acceptable provided studs are spaced a maximum of 16 inch o.c. or panels are installed with
the long dimension across studs.
Structural panel fasteners: Nails shall be 8d common (.131 inch x 2-1/2 inch) with full heads (.281 inch).
F. REPLACEMENT OF EXISTING FOOTINGS & STEM WALLS
1. Deteriorated, cracked or unreinforced masonry footings may be replaced as shown on this plan provided
proper shoring is provided. The method of shoring and sequence of its construction shall be the responsibility of
the person performing the work and shall not weaken the structure so as to be a threat to the safety of its
occupants or passers nearby.
2. When existing footings and stem walls are replaced in sections, the person performing the work shall take care
to insure that all reinforcing steel shall be lapped a minimum of 24 inches and shall be doweled into the existing
concrete with adhesive or drypack a minimum of 8 inches.
3. The repair of damaged footings or stem walls or the continued use of archaic building materials such as
unreinforced masonry, requires that plans and calculations be prepared by a licensed architect or engineer.
4. All load bearing concrete foundations shall have a minimum of 1— #4 horizontal rebars within the top 6" of
the wall, maintain a minimum of 1" separation between rebars, and maintain a minimum 3/4" of continuous
cement cover.
G. ANCHOR BOLT INSTALLATION
1. General Requirements
(a) Condition of existing concrete: All concrete shall be fully cured and hardened, not structurally weakened by
cracking and in sound condition. Concrete with excessive cracking, deterioration or damage shall be replaced.
(b) Condition of existing anchor bolts: Existing sill plate anchor bolts cast in concrete and in sound condition shall
be permitted to provide all or a portion of the sill plate connection required if the anchor bolt diameter and
spacing meet or exceed the requirements in the Summary of Minimum Prescriptive Requirements and the sill plate
is connected to a snug tight condition under the torque test requirement.
(c) Drilling of the hole in concrete: The drilled hole diameter and minimums for spacing, depth of hole and edge
distance must comply with an ICC Evaluation Report or equivalent approval and manufacturer's
recommendations. All holes shall be drilled with carbide —tipped drill bits conforming to ANSI Specification B94-
12-77 tolerances (1/2 = 0.520-0.530, 5/8 = 0.650-0.660 inches). Worn drill bits with reduced diameters below
the ANSI tolerance limits shall not be used. All holes shall be driven as perpendicular as possible to the concrete
surface.
(d) Choosing between mechanical or chemical anchors: Mechanical or chemical anchors may be used interchangeably
in concrete of average or better quality. Concrete of weaker quality may be indicated by spalling durinj drilling
or setting of expansion bolts or failure of anchors to reach the minimum torque required. Chemical anchors must
be used in weaker quality concrete. This requirement does not waive the need to replace existing concrete
foundations when damaged, deteriorated, or of unsuitable quality.
2. Requirements for Installing Chemical Anchors.
(a) Cleaning of the hole: The hole must be cleaned with a vacuum attachment, hole brush, and/or compressed
air. No debris or dust shall remain in the hole.
(b) Placement of the adhesive: The resin, filler and hardener shall be thoroughly mixed before placement in the
hole unless approved to be mixed in the hole. Compounds dispensed through a static mixing nozzle must be
of uniform color. Ensure uniform color by extruding a small amount of adhesive until color uniformity is
achieved. Adhesive added to the hole shall be applied at a slow enough rate to prevent the formation of air
voids. Adhesives must be installed within the manufacturer's recommended temperature range for the air and
con crete.
(c) Placement of the threaded rod: The all thread rod, completely free of rust, scale or oil, shall be installed to the
full depth of the hole. The rod shall be turned counter —clockwise sufficiently during installation for the
adhesive to engage the threads. The length of the rod shall extend a minimum of one rod diameter above the
nut after tightening.
(d) Adhesive setting time: No torquing of the anchors shall occur until the adhesive has cured for the
recommended time based on the temperature as shown in the manufacturer's instructions. Care must be
used to insure that the anchor bond is not disturbed until the adhesive has sufficiently cured.
(e) Torque requirements: A minimum torque setting of 30 ft lbs. for 1/2 inch anchors and 40 ft lbs. for 5/8 inch
anchors is required for all chemical anchors for the snug tight condition unless this value exceeds the
maximum torque allowed by the manufacturer specifications. In those cases, the torque shall be set to its
maximum allowable value.
3. Requirements for Installing Mechanical Anchors
(a) Drilling of the hole: Care must be used to insure that the drilled hole carefully matches the depth and diameter
requirements for the bolt type. The depth of the hole cannot exceed 2/3 of the concrete thickness in the
direction of the drilled hole. This is critical at the application of anchor side plates to full height concrete stem
walls.
(b) Cleaning of the hole: Follow manufacturer's recommendations, The depth required for embedment must be free
of debris. This rule does not apply to drop —in anchors that rely on the bottom of a clean drilled hole to set
the expansion element.
(c) Torque requirements: A minimum torque setting equal to the installation torque or 30 ft lbs. for 1/2 inch bolts
and 40 ft lbs. for 5/8 inch bolts, which ever is greater, is required for all expansion bolts unless this value
exceeds the maximum torque allowed by the manufacturer specifications. In those cases, the torque shall be set
to its maximum allowable value.
H. ANCHOR SIDE PLATE INSTALLTION
1. Anchor side plates may be substituted for vertically placed chemical or mechanical anchors only when conditions
prevent anchor or bolt installation vertically through the sill plate. This condition commonly occurs when there is no
pony wall or one of greatly reduced height.
2. A minimum of two anchor side plates must be installed on each piece of sill plate 32 inches or longer. The
nearest edge of the plate shall be installed a minimum of 9 inches but not more than 12 inches from the end of
the sill plate.
3. Installation of the anchor bolts in the existing concrete shall follow the information in Section G except as
noted herein. Care shall be used to insure the drilled hole depth does not exceed 2/3rds of the stem wall
thickness. Cleaning of the hole is required.
4. Lag screws and wood screws used to attach anchor side plates shall be installed as follows:
(a) The lag or wood screw shall be located at the center of the plate thickness and shall penetrate the sill plate
a minimum of 2-1/2 inches.
(b) Lead holes shall be pre —drilled for the threaded portion of the screw as follows:
lag screw. The pre —drill diameter for the lead hole shall not exceed 70% of the shank diameter and shall
be drilled to the full depth of penetration of the lag screw. Use a 1/4 inch diameter drill bit for 3/8 inch
lag screws and 1/8 inch drill bit for 1/4 inch lag screws.
(c) Clearance holes shall also be drilled for the solid portion of the shank as follows:
lag screw. The clearance hole shall be equal in depth and diameter to the solid portion of the shank.
(d) The threaded portion of the lag or wood screw shall be inserted in its lead hole by turning with a wrench
and not by driving with a hammer or other blunt object.
(e) Soap or other lubricant shall be used on the lag or wood screws or in the lead holes for ease of installation
and to prevent damage to the lag screw.
5. Wood shims may be required to fill the space between the inside edge of the sill plate and the edge of the
concrete stem wall. See manufacturer's instructions.
i. PONY WALL BRACING, VENTILATION & FRAMING CLIP INSTALLATION
1. The length of the stuctural panels along the foundation shall be at least 48 inches or two times the height
of the wall, whichever is greater. Bracing is required at all exterior walls. Structural panels installed on
individual pony wall sections shall be nearly equal in length and nearly equally spaced along the wall. Nails
shall be 8d common with a minimum shank diameter of .131 inches.
2. Framing members or blocking shall be provided at the edge of all wood structural panels.
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Nov 22 2021
CITY OF EDMONDS
EVELOPMENT SERVICES
DEPARTMENT
JANUARY 2008
..............................................................................................................................................................................................................................................................................................................................................................................
SECTION III:::: GENERAL NOTES continued
............................................................................................................................................................................................................................................
................................................................................................................ )...................................................................................................
i. PONY WALL BRACING, VENTILATION & FRAMING CLIP INSTALLATION (CONTINUED)
3. Panel joints shall occur on the joint of double studs when these studs are nailed with 16d sinker nails at 4 in. o.c.
4. Panel joints shall maintain a 1 8 inch separation between panels for expansion.
1 / P P P
5. Panels may be oriented horizontally or vertically.
6. Nails shall be driven flush but shall not fracture the surface of the structural panel sheathing, both edge and field
nailing. When a nail fractures the sheathing it shall be left in place and not counted as part of the required
nailing. A new nail shall be driven flush to the surface within 2 inches of the discounted nail.
7. Existing crawl space ventilation must be maintained and not covered by the structural panels used to brace the
pony wall.
8. Where obstructions such as crawl space ventilation openings or mechanical utilities cannot be avoided in the panel
length, the required panel length shall be increased by the length of the obstruction or a minimum of one stud
spacing, whichever is greater.
9. Framing clips shall connect the top plate to a rim joist or to joist blocking, or, in the case without a pony
wall, shall connect the sill plate to a rim joist or to joist blocking. They shall be installed with their long
dimension horizontal and with all of the nail holes filled with approved nails or wood screws.
Table 1: Summary of Minimum Prescriptive Requirements For Anchoring Frame to Foundation System 00
:.:..............
STORIES
................... .................................................................................................................................
ANCHOR
SHORT SILL PLATES (E, G, H)
PONY WALL BRACING (i)
:• :.....:• :.....:• :.....:•
:.... :.
:::::
ABOVE ::
:::::
::::: SIZE AND:•::::
::::::::..............::::::::.......
FRAMING :::::::::::::::::::::::JOIST
.:::::::.:::::.:::::•::::::.::::::.:::,::.:::.:::::::.::.::::.:::::::.:::::::.:::::::.:::::::.:::::::.:::::::.:::::'
,... ,...
6 ft. to ::: F:.::30 in. to:i::: < 30 in.::
HEAVY TILE ROOF or
AVERAGE ::
-FOUNDATION
:•::• •••••
:::.: SPACING :::::::
CLIPS
BLOCKING
E, i
( )
WALL (B)
:::.: E G H ::::::::::
):::.::
::.r::. ::r:::::::::::: :::::::
< 1..ft.....:. ft.:::,
4
STUCCO WALLS Q
::r.:::: CONDITIONS::::::::::::::::............
:
:
•::. �:::..... :.:::::::.:::::::
•:::::
ONE
1/2 inch at
3 anchors 2 anchors ; 1 anchor
Total bracing not
Total bracing not
32 in.
At alternate
6 ft. on center
; near center
less than 50% of
less than 40% of
on center
joist spaces
maximum
wall length.
wall length.
maximum
Install part of
Install part of
bracing at each end
bracing at each end
of wall section and
of wall section and
remainder equally
remainder equally
spaced in between
spaced in between
................
ends.
ends.
A
at
4 anchors 2 anchors 1 anchor
Total bracing not
Total bracing not
24 in
loeovewryw
4 ft. on
2 in. ;near center
less than 70% of
less than 5QZj60
aximum
joist space
maximum
0
wall length.
above braced
or
Install part of
Pony walls,
5/8 inch at
3 anchors ;
h end
bracing at each end
at alternate
6 ft. on center
for 5/8 in.
joist spaces
maximum
bolts
of wall sec io
all section and
at other
remainder equally
rem
locations
spaced in between
spaced in between
ends.
ends.
TH R C�
at
4 anchors 2 anchors 1 anchor
Install bracing over
Install bracing over
16
all
4 ft. on ce
near center
100% of the wall
80% of thew
center
joist
maximum
length.
maximum
spaces
or
1 /2 inch at
Install part of
2'-8" on center
bracing at each end
maximum
all section and
rem
spaced in between
ends.
O Letter refers to Section of General Notes, typical.
® If blocking is used between joists in place of continuous Rim
Joist, one framing connection must be installed at each block.
QQ Based on 2006 IEBC Tables A3—A, A3—B, and Figure A3-10.
® Exterior walls with portland cement plaster and roofing
using clay and concrete tile weighing more than 6psf.
® See Approved Alternate Details for pony wall bracing
not meeting the 2:1 aspect ratio.
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Nov 22 2021
CITY OF EDMONDS
,EVELOPMENT SERVICE?
DEPARTMENT
Sheet
S7
1 7of201
JANUARY 2008
Floor Joists —
Continuous rim
Structural panel
Framing clips
Rim Blocking
r7 Field nailing
Edge nailing
0 • FRAMING CONNECTIONS
See S16 — S19
Crawl space
ventilation
opening
2 1/2"-3"0
vent holes (typ
for unheated crawl space • PONY WALL BRACING
�
areas See S11 — S15
4 d Q °
• ° .d
A
° SILL PLATE ANCHOR
a Double pony wall stud See S9 & S10
A. a where adjacent panels meet. a
°
See General Note 0. e
Retrofit sill °
plate bolts
p e .
Foundation wall •FOUNDATION WALL
D
See S20 for replacement
Notes: of damaged section of
1. This sketch shows a sample wall section that has undergone a typical seismic concrete foundation wall. ° .D
strengthening retrofit. a °
c G o
2. This is a general sketch and is not intended to supersede requirements contained in the A"
Standard Earthquake Home Retrofit Plan or in the specific installation details.
3. Ventilation required by Code in unheated crawl space situations.
FRONT VIEW (isometric SIDE VIEW
IYPICAL.WALL REFROFIT
Stud wall
Sill plate
Joist blocking or
continuous rim joist
Floor joist (perpendicular
to perimeter wall)
Double top plate
Pony wall
Siding or wall finish
Bolt, nut, and washer
Sill plate
Concrete stem wall
Concrete footing
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8of20
JANUARY 2008
outside
face
Edge distance to concrete pe
manufacturer (1-3/4" to 2-1
SECTION
�o d
VIEW
Sill plate
Concrete foundation
stem wall
Minimum bolt embedment in
concrete is 4 inches or per
Nt manufacturer
Sill plate a bolt:
pre —drilled hole ' in concrete
per manufacturer b on type
of bolt used (mechanic , r
chemical anchor). Bolt typ
diameter and spacing must me
plan requirements.
Sill plate
Steel plate washer 3/16 x 2 x
Pr II sill plate. Bolt embedment
pr concrete is 4 inches or per
manufacturer.
Concrete foundation
stem wall
VERTICAL ANCHOR DETAIL (sill plate width = pony wall width)
le distance to concrete
manufacturer (1-3/4" to 2-1/2")
a.
Q
SECTION
IN
NN
FRONT VIEW
Stud Blocking
Sill plate
m bolt embedment in
ncrete is 4 inches or per
bolt manufacturer
Sill plate anchor bolt:
pre —drilled hole size in concrete
per manufacturer based on type
of bolt used (mechanical or
chemical anchor). Bolt type,
diameter and spacing must meet
plan requirements.
Sill plate
Steel plate washer
3/16x2x2
Stud blocking, See Detail 2b
Pre —drill sill plate or plate and
blocking. Bolt embedment in
concrete is 4 inches or per
manufacturer.
stem
foundation
1 b VERTICAL ANCHOR DETAIL (sill plate wider than pony wall)'I
::::::::::::::::......:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::................................ ............................................................(................................................
"' See.:Section:111':'�:':Gerre�al: Notes': Streets.'55 7 :'for':maferial ': irisfal[ation, .,md. s :acing . re u.irem.ents.:.............................................'
................................................*............�.........................................................................
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iEVELOPMENT SERVICE?
DEPARTMENT
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9 of 20
JANUARY 2008
2-1/2 n. embedment
into sill p
Verify w/
requirements
Sill plate
Provide wood shim(s) between
sill plate and side anchor when
space exceeds 3/16" and is less
than 3/4". When space is 3/4"
to 2-1/2" use a single piece
shim fastened as shown bel
Minimum lag screw diam r per
Mfr's req'mts /hol
to
(pre —drilled piust be
provided for lSide
plate spacing plan
requirements.
Anchor b , nut, and washer per
d'.
Mfr's r is for side anchor
d ° Mini m bolt embedment in concrete
is inches (or per Mfr's spec's).
ximum embedment for expansion
"a A olts is 2/3 wall thickness.
°
° Concrete foundation
stem wall
SECTION
2" min
1'-5" min
O O 0 O
d ° <
:d
d d G
a. a
° d a'
d d °
4 O
a
d °Q w d
FRONT VIEW
Lag screws in side plate per
Mfr's spec's
Single piece wood shim when space
etween sill plate and anchor plate is
4" to —1/2". Use two 3/8" lag
s s (m2in. 2-1/2" embedment into
sill te) to attach shim to sill plate.
Sill plat
P
Flat side p : Pre —drilled hole size
per mfr's req s based on type of bolt
used (mechanic or chemical anchor).
Bolt type and dia ter per Mfr's specs.
Side plate spacing t meet plan
requirements.
Concrete foundation
stem wall
Mto] IMZ
FRONT VIEW
Maximum dimension per Mfr
Plate hardware per Mfr's spec's
Minimum lag screw diameter and
embedment or nailing in sill plate and lag
screw/nailing spec's per Mfr's req'mts
(pre —drilled pilot holes must be
provided for lag screws). Side
plate spacing per plan req'mts.
Sill plate
a
Anchor bolt, nut, and
washer per Mfr's req'mts 4.
for side anchor
Minimum bolt embedment
in concrete is 4" (or per a
Mfr's spec's). Maximum
for expansion bolts is 2/3
wall thickness. °
dd.' d- .
Concrete foundation °
stem wall °
Lag screws or nailing per Mfr's
spec's for side anchor
Sill plate
Adjustable side plate:
Pre —drilled bolt hole size
per Mfr's req'mts based on
type of bolt used (mechanical
or chemical anchor).
Bolt type and diameter per
mfr's spec's. Side plate
spacing must meet plan
requirements.
Concrete foundation
stem wall
61*11111110
d
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° °
d A d
d
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° d d .
d
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FRONT VIEW
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CITY OF EDMONDS
iEVELOPMENT SERVICE?
DEPARTMENT
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Sheet
S10
10of20
JANUARY 2008
Double top
plate
Pony wall
0 stud
41 d
9"-12" I.
from all sill p16te '
ends and foundation
breaks, steps or
cracks.
Sill plate
d
SECTION
----�.i -- — i I
I •y I I
L
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d C
a.
d
a"
FRONT VIEW
1/2" structural panels
Fasten structural panels with
8d common nails at 4"oc at
all edges and at 12"oc at
intermediate supports
(two nails per stud minimum)
Existing concrete foundation
stem wall. Anchor bolt not
2-1/2" to "' nt holes
(typ.) centered over late
bolt in unheated crawl isillllllb
areas.
New pony stud nailed to
existing with 16d common
nails @ 8"oc (3 nails min.)
to allow proper edge —nailing
for abutting panels (typical
for Details 2a, 2b, & 2c)
Note: When pony wall studs are
18" or less in height, :;e
vent hole is required.
Blocking inst above anchor
plate for ?eT edge nailing. End —nail.
bloc g two 16d nails at each
FNail to sill plate with four 10d
ails staggered, typ. (Also see
Detail 2d).
Sill plate
Typical foundation side anchor
installed after panel
Existing concrete foundation
stem wall
Joint at abutting shear panels
(1/8" minimum gap)
1/2" structural panels
SILL PLATE SAME WIDTH AS PONY WALL
LU
zO PONY WALL BRACING DETAILS
1/2" structural
Double top
Fast ructural panels with
C3
plate
ommon nails at 4"oc at
Pony wall
all edges and at 12"oc at
0 CZ
stud
intermediate supports
(two nails per stud minimum).
..9001
Sill plate (wider than pony wall
Install new 2x blocking
`°
framing members or embedded
between pony wall studs.
in concrete).
Nail to sill plate with four
a
Existing concrete foundation
10d nails, staggered (typ.)
stem wall. Anchor bolt not
SECTION
shown.
2-1/2" to 3" dia. vent holes
(typ.) centered over sill plate
bolt in unheated crawl space
areas.
Install new 2x blocking between
pony wall studs. Nail to sill plate
with four 10d nails, staggered (typ.)
Bolts may be installed through
blocking per the req'mts in Detail 1a
Note: When pony wall studs are
_ — — _ _ _ — _ — _
18" or less in height, only one
fl
— — — — — — — — —
vent hole is required.
•I
I I
Blocking installed above anchor
- 2
plate for panel edge nailing. End —nail.
T •__°,T �'��_ _tee
block using two 16d nails at each
,'
end. Nail to sill plate with four 10d
d
nails staggered, typ. (Also see
Detail 2d
4"
a
d
.
min. °.
°a a
Sill plate
9"-12"
Typical foundation side anchor
from all sill
plate ends
Existing concrete foundation
m wall
1/2 tural panels
Install sepo ieces of blocking
adjacent to sill bolt
FRONT VIEW
SILL PLATE WIDER THAN PONY WALL
OR EMBEDDED IN CONCRETE
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CITY OF EDMONDS
,EVELOPMENT SERVICE?
DEPARTMENT
y��R RFS
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Sheet
S11
11 of 20
JANUARY 2008
Listing rim joist or new 2x
ing with 8d toe nails
at 6 o top plate
3/8" minimum
distance (typ.)
8d galvanized common "I
nails at 4"oc
New 1/2 inch structural panel
8d galvanized common nails
a 4" oc all edges and 12"oc
at intermediate supports
(two nails per stud minimum)
Provide a weather —resistive barrier
(15# felt min.) to protect the sheathing
Exterior lath for cement plaster
requires two layers of (10 minute min.)
grade D paper over the sheathing
SECTION
T__1 — — — — —I_ p — — __1 r — — — — T I-
II
II I.� II I
d °. Q'Q
v•
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d� a
a ° . ad
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FRONT VIEW
2c STRUCTURAL PANEL INSTALLED ON
EXTERIOR FACE OF PONY STUDS
2O PONY WALL BRACING DETAILS
Existing stud wall
Flooring over subfloor
j Flooring joist
1/2 floor joist depth
Double top plate
Pony wall stud
g concrete foundation
wall. Anchor bolt not
New pony ud nailed
to exis ' with 16d common
na' 8'oc (3 nails min.)
allow proper edge —nailing
for abutting panels (typical
for details 2a, 2b, & 2c)
Sill plate
Existing concrete foundation
stem wall. Anchor bolt not shown.
1/2" structural panels
Joint at abutting shear panels
(1/8" minimum gap)
TYPICAL PONY WALL BRACING NOTES:
Structural panels shall be 15/32" or 1/2" CDX, Oriented Stran and (OSB), or
Structural II and shall be installed in accordance with the , spacing, and
hardware specifications in Details 2a through 2f and al Notes (Section III,
Sheet S5 — S7).
2. Nails: All 8d nails shall be "comm ' ails with 8d shank diameter equal to
.131 inches with full round head
3. Leave screens for venU&W holes at anchors unfastened until the anchors are
inspected. No verrior
s are required in heated areas, such as finished
basements, oranelinstallations.
Increase structural panel length >
a distance equal to length of cutout(s)
but not less than one stud space.
1-1/4" to 1-1/2"
radius on panel edge.
Do not square cut. —
Cutout in structural panel for
piping, conduit, wiring, vents, etc.
Edge nailing ®4"oc at all
edges of openings
rig I' I
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d
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9"-12"
from all sill
plate ends N ocking installed between
studs rmit proper panel
edge nailin cutouts. Use
two 16d nails a h end.
FRONT VIEW
PANEL CUTOUTS AND NOTCHING
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DEPARTMENT
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Sheet
S12
12of20
JANUARY 2008
Pony wall with
no top plate(s)
� < Flooring
Rim joist
(Rim joist rests directly on
6p of pony wall studs)
e
ISOMETRIC VIEW 47.
vv
Q
a
M
Concrete
foundation
Rim
First floor sill plate
Flooring
Metal framing clips
@ 16" o.c. nailed with
8d common nails into
flooring & 8d joist
hanger nails elsew ljo
Toenail end of each
block with (2) 8d nails or
End —nail block using
(2) 16d nails at each end
Plywood shear panel
(Nail per Detail 2a)
Cripp I blocking
(Nails not n) d ` ° d
a a
Mud sill d a
° °'a. A d
(Anchor bolts &
anchor plates
SIDE VIEW not shown) FRONT VIEW
4,
d d Q.
d
°
°
PROBLEM: SOLUTION:
No pony wa plate(s) Framing modifications are necessary to provide theNrequnailing surfaces
for the plywood shear panels and to ensure connections whi omplete
the load path between the pony wall and the floor system. 14
PONY WALL BRACING FOR PONY
Le WALL$ WITHOUT TOP PLATES
O3 PONY WALL BRACING DETAILS FOR PONY WALLS WITHOUT TOP PLATES
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S13
13of20
JANUARY 2008
4'-0" 4'-0"
6'-6"
4
ISOMETRIC VIEW \1 r
PROBLEM:
Available pony wall space for structural is not long enough to meet the 2:1
aspect ration (length: height), requir the standard plan.
In this case, because a interrupts the pony wall, only 6'-6" is available for
structural paje�lngt Ince this pony wall is 4'-0" high, the minimum panel length
needed is ' ion III,i.1). Panel lengths less than 2:1 are subject to failure due
to overturninces.
2f PONY WALL BRACING
Holdown hardware. (pg 1 of 2)
6'
foundation
►111<1j11111IN
ISOMETRIC VIEW
Holdown hardware installed at double 2x4 panel a uds allows structural
panels with less than 2:1 aspect ratio to resist overtur forces.
Supplemental Detail 2f explains a prescriptive method for br pony wall sections
as small as 1:1 and 2'-0" in length or greater. Detail 2f requl aming modifications,
and closer spacing for anchor bolts, panel edge nailing, and framing ' . This detail
affects all areas of upgrade along a given wall line, however, holdowns a I required in
the panel sections less than 2:1.
Following detail 2f, the percentage of pony wall to be braced (Section III, Table 1), p
wall, can be reduced in 2 and 3 story conditions as shown:
O3 PONY WALL BRACING DETAILS - HOEDOWN HARDWARE
2— story 55% (heavy roof or stucco walls) 40% (average weight)
3— story 80% (heavy roof or stucco walls) 65% (average weight)
raming clips ® 12" o.c.
Double 2x4 required at all
panel edges, seams, and
holdown locations. Face
nail together with 10d
common ® 3" o.c.
Typical holdown (3,000 lb. tension)
Structural panel
Typical anchor bolt
Rim joist
window
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DEPARTMENT
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Sheet
S14
14 of 20
JANUARY 2008
TABLE FOR DETAIL 21: MINIMUM PRESCRIPTIVE SUMMARY 1
STORIES
ANCHOR
PONY WALL BRACING (I)
ABOVE
S1ZE AND
MINIMUM #ANCHORS FOR SHORT
FOUNDATION
SPACING
PANELLENGTH 2
UPGRADE PER WALL
O®O®
HEAVY TILER
EACH PANEL
OR STUCCO VERAGE
LENGTH LESS
PANEL EDGE
FRAMING
JOIST
WALL B
E, G
Z - 0" 1
3' - 0'
4'- 0'
WALLS WIONS
THAN 2:1
NAILI NG
CLIPS
3LOCKING
TWO
112" at
2
2
3
Total bracing not lessTotal
bracing not
12' O.C.
anchors
anchors
anchors
than 55%of wall
than 4D%of wall
maximum
length
length
8d
12' O.0
At all
Install part of bracing
Install parl of bracing
had
common
maximum
foist spaces
at each end of wall
at each end of wall
and remainder to
and remainder to
one at each
be equally spaced
be equally spaced
end
between ends
between ends
TI IREE
VZ at
2
2
3
Total bracing not I ess
Total bracing not less
12' O.C.
anchors
anchors
anchors
than 60 %of wall
than 65%of wall
maximum
length
length
2
8d
1
t all
Install part of bracing
Install part of bracing
holdown
common
imam
j0I
at each end of wall
at each end of wall
at 3" 0.
and remainder to
and remainder to
one at each
be equally spaced
be equally spaced
end
between ends
between ends
NOTES:
I Levers In rase neaaing reTer m SecAon III, general Noes, Iyplcal.
2 112' diameter chemical or mechanical anchors with square plate washers 3116" x 2' x 2' minimum.
3Q Provide 112" CD plywood nailed to studs with 8d com man nails @ 3'o.c. edges and 12'o.c. in the It
® (2) 2x4 studs or (1) 4x4 are required at all panel edges, seams, and holdown locations. Double o be face
nailed together using 16d common nails @ 3" o.c. staggered.
® Minimum height! length of a panel is 2 - 0',
® Hol down requires double studs as per note #A and these studs must also receiv edge nailing. Hadown
capacity to resist tension 1 uplift farce needs to meet or exceed 3,a
Provide N" diameter chemical anchor embed 12' into existing to foundation and maintain 1314' edge
distance minimum (edge of concrete to edge of boll) Not 'downs are only required for panels -c 2:1 aspect ratio
Framing dips from rim joist 1 booking to the lop pate, dips closer Ihen i2'o.c. la meet required amount.
® Exteri or wall s with Portland cement plaster or roofs u ' y and concrete tile weighing more than 6 psf.
® If docking is used between the joists in place of nuous Rim Joist, one framing dip must be installed at
each block minimum. Clips can be s closer to meet spacing requirments over the panel bracing length.
PONY WALL BRACING DETAILS - HOEDOWN HARDWARE
Rim Joist
Double top plate
o
Pony wall double 2x4 studs
s
nailed together
—
OR
3
single 44 at all pane;
edges, seams, and at
a
holddown locations.
Sill Plate
H'
SECTION
/ 'A
d
I a Q.
\ .
A
'A .°
° ° d
°
r. d...
' a Ad
d . A. A
a
A a
FRONT VIEW
W
Framing Clips ® 12" o.c.
1/2" structural pa
Fasten s at panels with 8d common
nails o.c. at all panel edges and
" .. at intermediate supports (two
• is per stud minimum). When holdowns
are used, ,panel edge must be nailed into
the holdown studs
Typical holdown hardware installed at
double 2x4 panel edge studs (always
installed in pairs) minimum 3,000 lb
capacity tension/uplift per holdown
/ 5//8 diameter threaded rod epoxy embed
12" minimum into existing concrete
foundation
(ICC Approved 1/2" diameter anchor bolts
with 4 minimum embed, not shown for
01 clarity)
Existing concrete foundation
Existing rim joist
Framing clips ® 12" o.c.
2 1/2" — 3" vents for stud cavity ventilation
in unheated crawl space conditoons
Panel Edges:
Double 2x4 nailed together with 10d common
at 3" o.c. (above holdown location)
• OR RE
40 toe —nailed into top and sill plate with
8d common nails, four minimum each end
(not shown)
1 --
-- DE\
Panel edge nailing
Typical holdown hardware (wood connection
° per manufacturer). Minimum 3,000 lb
capacity tension/uplift per holdown
ICC Approved 1/2" diameter anchor bolts
012 o.c. with minimum 4" embedment
d Anchor bolt required 5" from holdown
2f HOLDOWN HARDWARE for L/H < 2:1, but not < 1:1
(pg 2 of 2)
foundation
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Sheet
S15
15of2
First floor wall
First floor wall
framing
framing
Flooring
Flooring
Rim joist or blocking
K Rim joist or blocking
18—gauge metal framing
18—gauge metal framing
clips spaced as required
clips spaced as required
in Table #1, Sheet S7
in Table #1, Sheet S7
° Double top plate
A .. ° Double top plate
L
a Floor joist resting on
° ° a Floor joist parallel to
sill plate or pony wall
a ;° sill plate or cripple wall
° Sill plate
° . Sill plate
Concrete Foundation Structural
d a ° Concrete Foundation Structural
° (sill plate bolt/anchor Panel
(sill plate bolt/anchor Panel
not shown)
°° not shown)
d
d
SECTION SECTION
SECTION SECTION
3a FLOOR JOIST PERPENDICULAR TO SILL PLATE OR PONY WALL
3b FLOOR JOIST PARALLEL TO SILL PLATE OR PONY WALL
......................
3 FLOOR FRAMING CONNECTION DETAILS
JANUARY 2008
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CITY OF EDMONDS
DEPARTMENT
Sheet
S16
16 of 20
JANUARY 2008
Flooring Flooring , Cantilevered
floor system
METHOD 1
No blocking
between joists Solid blocking between
at pony wall joists with 2 1 /2" vent
top plates) hole and framing clips.
(or @ mud sill) (This method can be
used when the cantil \\
loor system is rted \ r r METHOD 2
'they th sill or \ \ Continuous 2x member
a po \ nailed to floor joists and
Cantilevered floor \\ \ framing clips at 16" oc
system supported over plywood panel. (This
by pony wall emove diagonal g method is to be used only
(or mud sill) if bracing interrupts s d' when there is a pony wall
panels at face of studs supporting the cantilevered
or if it obstructs drilling ` : floor system)
for anchor bolts.
Mud
• .. ; .. Plywood shear panel
Blocking (nails not shown)
Mud sill (Anchor bolts and
Concrete
9. anchor plates not shown)
;.. , foundation ;.. .
a
PROBLEM: SOLUTION: Concrete foundation
Lack of blocking above pony wall at c Zeredsults in Framing modifications are necessary to provide the required nailing
no framing elements on which to ' framing clips. surfaces for the framing clips and to ensure connections that
complete the load path between the pony wall and the floor system Nkk�
(See details on sheet S-16 )
O FLOOR FRAMING AT CANTILEVERED FLOORS CONNECTION DETAILS
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DEPARTMENT
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Sheet
S17
17of20
JANUARY 2008
Flooring
METHOD 1
Solid blocking between
joists with 2-1/2" vent
hole, toenailing @ both
ends of block, & framing
clip @ mud sill
evered
fl
A
A°
d'
d
.
I•:
f&WrILEVER ABOVE SILL PLATE
Rim joist @ end
of cantilever —
Cantilevered
floor joist -
IHOD 2
ontinuous 2" x6" member
40
nailed to floor joists
with three 16d nails
into each joist.
Install framing clips
16" o.c. — over
Sheathing skkplywood panels
REP1,ETAIL FOR CANTILEVERED FLOOR WITH NO BLOCKING
ABOVE SILL PLATE
(Insall solid blocking between joists — "METHOD 1")
METHOD 1
Solid blocking between
Joists Zn
hole, t
ends oclip @
a
SIDE VIEW
3d CANTI
Rim joist @ end
. f Cl--
Flooring
Toe Nail
:Sheathing
Pony wall
PONY WALL
REPAIR DETAIL FOR CANTILEVERED FLOOR WIT BLOCKING
ABOVE PONY WALL
(Install solid blocking between joists — "METHOD
OR install continuous 2x member — "METHOD 2")
..................................................................................................................... ......................................................................................................................
.. . ....................................................................................................... ......................................................................................................................
FLOQR FR,4MING CONIJECFCON DETd]LS AT CANTILEVERED FLOORS
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CITY OF EDMONDS
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DEPARTMENT
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Sheet
S18
18of20
JANUARY 2008
Rim joist
Sill plate
Clnn.;nn
Floor joist
running parallel
to sill plate
Rim joist
Pony wall
top plate
- Space behind
joist inadequate
for installation
of framing clips
and/or sill plate
anchors (0"-12")
SIDE VIEW
WITH FOUNDATION WALL
Flooring
_ l
Floor joist
running parallel
to pony wall
Cut away enough of the
existing joist to allow
for installation
for hardware installat'
and/or mudsill
(avoid damn ' ho nVie+inn
sub-flo I ing).
re clips & h
install identic
joist alongside the
away joist.
New joist size &
bearing points tc
match that of ti
old joist. Install
with crown up tc
provide support
for sub -flooring
,.. gar panel
SIDE VIEW I SIDE VIEW SIDE VIEW
WITH PONY WALL WITH FOUNDATION WALL WITH PONY WALL
Problem:
Inadequate s between rim joist & floor joist results
in no ro o install framing clips and/or anchors
O3 FLOOR FRAMING CONNECTION DETAILS
3e INADEQ
CE
Solution:
Framing modifications are necessary to allow access to the r ist and
the mud sill (or the top of the pony wall) to permit the installa 1 f the
required framing clips and/or mud sill anchors. Alternate solutions m
be approved on a case by case basis.
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CITY OF EDMONDS
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Sheet
S19
19 of 20
JANUARY 2008
NOTE:
This detail only applies to the replacement of
a SECTION of foundation wall. Partial perimeter
foundations or unreinforced masonry foundations
%%�,l be evaluated by an engineer or architect.
O
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0 0 0
C Footing width:
0
E 'E 'E
12 min. for 1—story
r Oo 15" min. for 2—story
18" min. for 3—story
SIDE VIEW
CE: IBC 2006, FIGURE A3-1
�F CONCRETE FOUNDATION - SECTION REPLACEMENT
Existing pony wall
construction to remain
New foundation anchor bolts and
plate washers per Detail la . Locat
bolt in middle third of plate wi
Sill plate (1 /16 inch m m
oversized hole drille r bolts)
(1) #4 rebar inuous —
See gen note F.2 & F.4, typical.
�g ground level
#4 @ 18"oc vertical, alt. hooks
Stem wall thickness:
6"
min. for 1—story
8"
min. for 2—story
10"
min. for 3—story
(2)
#4 rebar continuous
Cold joMoLwhen footing and
stem wall p separately)
(1) #4 continuous r ed only when stem
wall is poured in section ound the
perimeter of the structure
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Sheet
S20
20 of 20