EXPIRED APPROVED BLD PLN BLD2021-0481+Architectural_Plan+4.5.2021_2.43.20_PM+21282847013
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PINE ST.
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PARK
EDMUNDS
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VICINITY MAP
LEGAL DESCRIPTION
THAT PORTION OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M. IN SNOHOMISH COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 867 FEET SOUTH AND 330 FEET EAST OF THE NORTHWEST CORNER OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SUBDIVISION;
THENCE SOUTH 123 FEET,
THENCE EAST 300 FEET, MORE OR LESS, TO THE COUNTY ROAD,
THENCE NORTH ALONG SAID COUNTY ROAD 12J FEET,•
THENCE WEST 300 FEET MORE OR LESS, TO THE POINT OF BEGINNING, -
EXCEPT THE EAST 225 FEET THEREOF
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES, OVER, UNDER, ACROSS,
THROUGH AND UPON THE FOLLOWING DESCRIBED TRACT OF LAND:
THAT PORTION OF LOT(S) 8 AND 9, HIGHLAND PARK, ACCORDING TO THE PLAT THEREOF RECORDED
IN VOLUME 23 OF PLATS, PACE(S) 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, DESCRIBED
AS FOLLOWS:
BEGINNING AT THE CORNER COMMON TO SAID LOTS 8 AND 9;
THENCE NORTH 89'38'09" EAST ALONG THE NORTH LINE OF SAID LOT B, A DISTANCE OF 7.59 FEET,•
THENCE SOUTH 4825'10" WEST A DISTANCE OF 5.81 FEET TO AN INTERSECTION WITH A CURVE,
FROM WHICH INTERSECTION THE RADIUS POINT OF SAID CURVE BEARS SOUTH 50'42 50" WEST,•
DJENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE BEING A CURVE TO THE LEFT HAVING A
RADIUS OF 125.00 FEET AND CONSUMING AN ANGLE OF 9' 10'03" AN ARC DISTANCE OF 20.00 FEET;
THENCE NORTH 4825'19" EAST A DISTANCE OF 13.87 FEET TO AN INTERSECTION WITH THE EAST
LINE OF SAID LOT 9;
THENCE SOUTH 00 39'00" EAST ALONG SAID EAST LINE A DISTANCE OF 19.80 FEET TO THE POINT
OF SITUATE IN THE COUNTY OF SNOHOWISH, STATE OF WASHINGTON.
TITLE RESTRICTIONS
EASEMENT AND HEIGHT RESTRICTION AGREEMENT IN OFFICIAL RECORDS UNDER RECORDING NUMBER
2001582
CONTRACTOR NOTE
CONCRETE AND FRAMING SUB -CONTRACTORS AS WELL AS THE GENERAL
NEED TO BE FAMILIAR W/ ALL DRAWINGS OF THIS DOCUMENT, INCLUDING
ARCHITECTURAL PLANS, SECTIONS, ELEVATIONS AND DETAILS ON A5.*
SHEETS IN ADDITION TO THE STRUCTURAL SHEETS PRIOR TO COMMENCEMENT
OF CONSTRUCTION. CONTRACTOR TO VERIFY ALL DIMENSIONS AND
ELEVATIONS, INCLUDING T.O. WALL ELEVATIONS TO MAKE SURE WINDOWS, &
OPENINGS ARE PROPERLY COORDINATED.
ELM WAY DUPLEX RENOVATIONS
539 ELM WAY, EDMONDS, WA 98020-4644 ISSUE FOR PERMIT APRIL 5th, 2021
Parcel # 2 7032500214500
CONTACT INFORMATION
OWNER:
MICHAEL CERNEY
1905 13TH AVE SOUTH
SEATTLE, WA 98144
PHONE: 206.228.0107
EMAIL: mikecerneyCgmail.com
PROJECT DATA
ARCHITECT:
ERIC HESS, ARCHITECT, NCARB
3213 WHALLEY PL W,
SEATTLE, WA 98199
PHONE: 206-290-2693
EMAIL: hess-eric@comcast.net
PARCEL NUMBER: #27032500214500
PROJECT ADDRESS: 539 ELM WAY
EDMUNDS, WA 98020-4644
ZONING RM-3
LOT SIZE 9,583 S.F. (0.22 ACRE)
OCCUPANCY TYPE R-3 (SINGLE FAMILY RESIDENTIAL)
CONSTRUCTION TYPE TYPE V-B
REQUIRED SETBACKS FRONT YARD
REAR YARD
SIDE YARD
HEIGHT
DETAILED SITE INFO SEE SHEET Al .0
CODES
STRUCTURAL
ARCHITECTURAL
15' FEET
15' FEET
15' FEET
25' FEET
2018 EDITION OF THE
INTERNATIONAL BUILDING CODE
2018 EDITION OF THE
INTERNATIONAL RESIDENTIAL CODE
2018 WASHINGTON STATE ENERGY
CODE, CHAPTER 51-1 1 R WAC
AREAS LOT: 9,583 S.F., HOUSE 2,965 S.F.
ABBREVIATIONS
ABV
ABOVE
COMP
COMPOSITION
ADD
ADDITION
CONC
CONCRETE
AFF
ABOVE FINISH
CONT
CONTINUOUS
FLOOR
CONSTR. CONSTRUCTION
AL
ALUMINUM
CONTR
CONTRACTOR
APPROX APPROXIMATE
COORD COORDINATE
ARCH
ARCHITECT,
d
PENNY
ARCHITECTURAL
DIA
DIAMETER
ASSEM
ASSEMBLY
DH
DOUBLE HUNG
BD
BOARD
IDS
DOWNSPOUT
BLDG
BUILDING
DIET
DETAIL
BLW
BELOW
DTL
DETAIL
BM
BEAM
(E)
EXISTING
B.O.
BOTTOM OF
EL
ELEVATION
BOT
BOTTOM
ELEV
ELEVATION
BTU
BRITISH THERMAL
ELEC
ELECTRIC,
UNITS
ELECTRICAL
CENTER LINE
EXT
EXTERIOR
CLG
CEILING
FDN
FOUNDATION
CO
CLEANOUT
FIN
FINISH
JURISDICTION:
CITY OF EDMONDS
DEVELOPMENT SERVICES
121 5th AVE N.
EDMONDS, WA 98020
PHONE: 425.771.0220
GENERAL ENERGY CODE DATA
STRUCTURAL ENGINEER:
NABIL KAUSAL-HAYES, PE
NKH ENGINEERING
SEATTLE, WA
Ph: 206.641.1733
Email: nabilCnkhengineering.com
www.nkhengineering.com
1. SEE TABLE R402.1.1 FOR PRESCRIPTIVE INSULATION AND
FENESTRATON REQUIREMENTS BY COMPONENT
R-VALUE
U-VALUE
WALLS
R-21INTERMEDIATE
0.056
WALLS BELOW GRADE
10/15/21 INT + 5TB
0.042
CEILING/ROOF
R-49
0.026
CEILING/ROOF VAULTED
R-38
0.026
FLOORS
R-30
0.029
SLAB ON GRADE
R-10, FULL
F=.54
SLAB FLOOR EDGE
R-15
-
FENESTRATION (WINDOWS) U=.30
0.30
FENESTRATION (DOORS
U=.30
0.30
SKYLIGHTS
U=.50
0.50
FORCED AIR DUCTS
R-8
-
EXISTING WALLS
-(OPENED CAVITIES)
R-15
2. R404.1.1 LIGHTING EQUIPMENT; NOT LESS THAN 75% OF
LAMPS IN PERMANENTLY INSTALLED LIGHTING FIXTURES
SHALL BE HIGH -EFFICACY LAMPS
3. PERMANENTLY MOUNTED EXTERIOR LIGHT FIXTURES
SHALL BE HIGH EFFICACY UNLESS EQUIPPED WITH BUILT-IN
PHOTO CONTROL SENSOR
4. ALL BATHROOMS AND TOILET ROOMS SHALL BE
EQUIPPED WITH A MINIMUM 50 CFM INTERMITTENTLY
OPERATING SOURCE SPECIFIC EXHAUST FAN
5. SEE ARCHITECTURAL SHEET FOR ADDITIONAL ENERGY
CODE NOTES
FIXT
FIXTURE
FLR
FLOOR
FT
FOOT/FEET
GL
GLULAM BEAM
GND
GROUND
GWB
GYPSUM WALL
BOARD
GYP
GYPSUM
HT
HEIGHT
IN
INCH. INCHES
INSUL
INSULATE,
INSULATION
JT
JOINT
LB
POUNDS
LWR
LOWER
MAX
MAXIMUM
MIL
MILIMETER
MFR
MANUFACTURER
MIN
MINIMUM
MNTD
MOUNTED
SCOPE OF WORK
�Z� All 11' • WO]
MIKE GAYMAN
BETTER BUILT NORTHWEST
539 ELM WAY
EDMONDS, WA 98020-4644
PHONE: 253-326-3309
EMAIL: mike@betterbuiltnorthwest.com
BUSINESS LICENSE: BETTEBN832DF
1. DEMOLISH ANGLED WALLS AND ROOF ON FRONT 2/3rds
OF EXISTING GARAGE, RETAINING EXISTING CONCRETE
FOOTINGS. REBUILD NEW WALLS VERTICALLY AND NEW
ROOF
2. DEMOLISH REAR MASONRY CHIMNEY
APPROVED BY PLANNING
`(�rz
Apr 26 2021
Work
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
APPROVED
PLANS MUST BE
ON JOB SITE
DRAWING LIST
(20 SHEETS TOTAL)
REV#SHT#
0
1
GO.1
COVER SHEET
0
2
A0.1
LIFE SAFETY CODE NOTES
0
3
A0.2
GENERAL AND ENERGY CODE NOTES
0
4
SURVEY
0
5
Al .0
SITE PLAN
0
6
D2.1
DEMOLITION PLANS
0
7
D3.1
DEMOLITION ELEVATIONS
0
8
A2.1
MAIN FLOOR PLAN
0
9
A2.2
UPPER FLOOR PLAN
0
10
A2.3
ROOF PLAN
0
11
A3.1
ELEVATIONS
0
12
A3.2
ELEVATIONS
0
13
A4.1
GARAGE SECTION
0
14
A5.1
WALL & ROOF DETAILS
0
15
A5.2
DETAILS
0
16
S1.0
GENERAL STRUCTURAL NOTES
0
17
S1.1
STRUCTURAL NOTES & DETAILS
0
18
S2.1
STRUCTURAL FOUNDATION PLANS
0
19
S2.2
STRUCTURAL ROOF FRAMING PLAN
0
20
S3.0
STRUCTURAL NOTES & DETAILS
DEFERRED SUBMITTALS
N/A
City Of Edmonds
Building Department
GARAGE ADDITION
Address 539 ELM WAY
----------------------------------------
Owner CERNEY
---------------------------------
Approved Date ' 4-30-2021
Building Official Ell '
Permit Number BLD2021-0481
Interconnected smoke detectors and heat alarms shall be
required as part of this permit. IRC R314
ABBREVIATIONS
(N)
NEW
SELECT
STRUCTURAL
NIC
NOT IN CONTRACT
TELE
TELEPHONE
x
DETAIL SYMBOL
DUPLEX OUTLET
I
TELEPHONE JACK, DUPLEX
NOM
NOMINAL
TEMP
TEMPORARY
Ax
TOP NO: DETAIL NUMBER
�GFI
DUPLEC OUTLET W/ GFI PROT. CIRCUIT
Z
EXHAUST FAN
O.C.
ON CENTER
T.O.
TOP OF
BOTTOM NO: SHEET DETAIL
OPNG
OPENING
T.O.W.
TOP OF WALL
IS DRAWN ON
DUPLEX OUTLET, FLOOR FLUSH
EXHAUST FAN W/ LIGHT
R
PLATE
UNO
UNLESS NOTED
PERF
PERFORATED
OTHERWISE
x
SECTION SYMBOL
O
RECESSED CAN LIGHT FIXTURE
0
SPOT ELEVATION
PLYWD
PLYWOOD
W/
WITH
Ax
Oa
RECESSED ADJ. CAN LIGHT FIXTURE
0
REVISION NUMBER
PNT
PAINT
W/O
WITHOUT
REV
REVERSE,
WD
WDW
WOOD
WINDOW
D
WALL MOUNTED SCOUNCE FIXTURE
O
WINDOW TYPE
x
EXTERIOR ELEVATION SYMBOL
PENDANT LIGHT FIXTURE
RO
ROUGH OPENING
WIN
WINDOW
Ax
❑x
DOOR NUMBER
SEAL
SEALANT
YD
YARD
0❑
CEILING MOUNTED LIGHT FIXTURE
SNT
SEALANT
YR
YEAR
SOG
SLAB ON GRADE
SWITCH
SP
SPACE
x
< >
INTERIOR ELEVATION SYMBOL
SQ
SQUARE
SWITCH, 2-WAY
SS
STAINLESS STEEL
o
SMOKE ALARM
STL
STEEL
STIR
STRUCTURAL
o
TV CABLE
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
SU9
RrsIsrERt=n
All 7
ASS
STATE OF WASHINGTON
v /
Z �p
O rn
Q
>U)
O0
Z
W
W
Q
Q
J
W
J M
W l
RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
W
W
2
W
O
U
NO.
REVISIONS
6
5
4
3
2
1
DATE
APRIL 4, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
GOO 1
SHEET #1
ISSUE FOR PERMIT
H.y
U
N
U
Q
N
E
O
IL
C_
O
Ln
to
E
N
D
O
N
U
D
a
O
Q
N
O
Z
O
n
ARCHITECTURAL AND LIFE SAFETY NOTES (IRC 2015
NOTES LISTED HERE IS NOT INTENDED TO BE COMPREHENSIVE. CONTRACTOR AND
SUBCONTRACTORS SHOULD BE FAMILIAR WITH THE IRC AND IMC AND REFERENCE IT FOR
INFORMATION NOT NOTED ON THIS SHEET OR IN REST OF THE DRAWINGS
t301.51 MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS
(pounds per sq. foot)
• UNIHABITABLE* ATTICS WITHOUT STORAGE
10
• UNIHABITABLE* ATTICS WITH LIMITED STORAGE
20
• UNIHABITABLE* ATTICS OR THOSE WITH FIXED STAIRS
30
• BALCONEIS (EXTERIOR) AND DECKS
60
• FIRE ESCAPES
40
• GUARDS AND HANDRAILS
200
• GUARD IN -FILL COMPONENTS
50
• PASSENGER VEHICLE GARAGES
50
• ROOMS OTHER THAN SLEEPING ROOMS
40
• SLEEPING ROOMS
30
• STAIRS
40
* NOTE: HABITABLE ATTIC MEANS AT LEAST 70 S.F., AT HEIGHT IN ACCORDANCE WITH
R305, AND IS ENTIRELY ENCLOSED BY ROOF, KNEE WALLS
AND FLOOR BELOW
ECTION R302.7) UNDER -STAIR PROTECTION
ENCLOSED ACCESSIBLE SPACE SHALL HAVE WALLS, UNDER -STAIR SURFACE AND ANY
SOFFITS PROTECTED ON THE ENCLOSED SIDE WITH 1/2 INCH GYPSUM BOARD
ECTION 302.11) FIRE BLOCKING
REQUIRED LOCATIONS: IN COMBUSTIBLE CONSTRUCTION, FIRE BLOCKING
BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT
OPENINGS AND TO FORM AN EFFECTIVE BARRIER BETWEEN STORIES, AND BETWEEN A
TOP STORY AND THE ROOF SPACE. FIRE BLOCKING SHALL BE PROVIDED IN WOOD -
FRAMED CONSTRUCTION IN THE FOLLOWING LOCATIONS:
• IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES
AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS AS FOLLOWS
i. VERTICALLY AT THE CEILING AND FLOOR LEVELS
ii. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET
• AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES
SUCH AS SOFFITS, DROP CEILINGS AND COVED CEILINGS
• IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE
RUN
• ENCLOSED SPACES UNDER THE STAIRS SHALL COMPLY WITH SECTION R302.7
• AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND
FLOOR LEVEL WITH APPROVED MATERIAL TO RESIST FREE PASSAGE OF FLAME;
MATERIAL FILLING SHALL MEET ASTM E 136 REQUIREMENTS
(R302.1 1.1)
i 2" NOMINAL LUMBER
ii (2) THICKNESS OF 1" NOMINAL LUMBER WITH BROKEN UP JOINTS
iii (1) THICKNESS OF 23/32 WOOD STRUCTURAL PANELS AND JOINTS BACKED BY 23/32
WOOD STRUCTURAL PANELS
(SECTION 302.12) DRAFT STOPPING
R302.12 FLOOR/CEILINGS SHALL BE DRAFTED STOPPED IF GREATER THAN 1,000 SQ. FT.
(OPEN WEB TRUSSES OR CEILING SUSPENDED FROM FLOOR FRAMING)
• MATERIAL MINIMUM 1/2 INCH GYPSUM BOARD OR 3/8 INCH WOOD PANELS
(SECTION R303) LIGHT, VENTILATION AND HEATING
(R303.1) HABITABLE ROOMS
• HABITABLE ROOMS REQUIRES NATURAL LIGHT OPENING EQUIVALENT TO 8% OF FLOOR
AREA
EXCEPTION: ROOMS WITH ARTIFICIAL LIGHT AT 6 FOOT-CANDLES 30 INCHES ABOVE
FLOOR AND MECHANICAL VENTILATION
• HABITABLE ROOMS REQUIRES NATURAL VENTILATION OPENINGS EQUIVALENT TO 4% OF
FLOOR AREA
EXCEPTION: APPROVED MECHANICAL VENTILATION WITH 0.35 ACH (AIR CHANGES PER
HOUR)
(R303.3.1) ROOMS WITH BATHING OR SPA FACILITIES
• MECHANICAL VENTILATION SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH
SECTION 1507.4
(R303.3.2) ROOMS WITHOUT BATHING OR SPA FACILITIES
• WATER CLOSET COMPARTMENTS OR TOILET ROOMS WITHOUT BATHTUB, SHOWER OR SPA
FACILITIES SHALL BE PROVIDED WITH AGGREGATE GLAZING AREA IN WINDOWS OF NOT
LESS THAN 3 SQ. FT. OF WHICH HALF IS OPERABLE
(R303.4.1) INTAKE OPENINGS
• SHALL BE LOCATED A MINIMUM OF 10 FEET FROM ANY HAZARDOUS OR NOXIOUS CON-
-TAMINANT SUCH AS VENTS, CHIMNEYS, PLUMBING VENTS, STREETS, ALLEYS GAS METERS;
WHERE SOURCE F CONTAMINANT I LOCATED WITHIN 1 FEET THE INTAKE OPENING SOU C O CO S OC 0 O G
SHALL BE LOCATED A MINIMUM OF 2 FEET BELOW CONTAMINANT SOURCE
• EXHAUST FROM DWELLING UNIT TOILET ROOMS, BATHROOMS AND KITCHENS SHALL NOT
BE CONSIDERED AS HAZARDOUS OR NOXIOUS
(R303.5.1) OUTSIDE OPENING PROTECTION
• AIR EXHAUST AND INTAKE OPENINGS THAT TERMINATE OUTSIDE SHALL BE PROTECTED
CORROSION -RESISTANT SCREENS, LOUVERS OR GRILLES HAVING A MINIMUM OPENING
SIZE OF 1 /4 INCH AND A MAXIMUM OF 1/2 INCH IN ANY DIMENSION
(315.3) BATHROOMS
• BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE
PROVIDED WITH AGGREGATE GLAZING AREA IN WINDOWS OF NOT LESS THAN 3 SQ. FT.
OF WHICH HALF IS OPERABLE
EXCEPTION: FAN TO OUTSIDE 50 CFM INTERMITTANT OR 20 CFM CONTINUOUS;
VENTILATION AIR SHALL BE EXHAUSTED DIRECTLY TO OUTSIDE
R1501.1
• BATH FAN MAYNOT DISCHARGE INTO ANY PART OF ATTIC
R303.2
• EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE EQUIPPED WITH SOURCE
SPECIFIC AND WHOLE HOUSE VENTILATION SYSTEMS DESIGNED AND INSTALLED AS
SPECIFIED IN SECTIONS R1507 AND R1508
ECTION R303.6) INTERIOR STAIRWAY ILLUMINATION
• ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH A MEANS OF
ILLUMINATING THE STAIRS, INCLUDING LANDINGS AND TREADS TO LEVELS NOT LESS
THAN 1 FOOT-CANDLE
• LIGHT ACTIVATION REQUIRED AT ALL STAIRS WITH SIX OR MORE RISERS. WALL SWITCH
SHALL BE LOCATED AT EACH LANDING
• SWITCH FOR EXTERIOR LIGHT SHALL BE CONTROLLED FROM WITHIN THE LIVING UNIT
EXCEPT FOR THOSE CONTINUOUSLY ILLUMINATED OR AUTOMATICALLY CONTROLLED
(SECTION R305) CEILING HEIGHT
(R305.1) MINIMUM HEIGHT
• HABITALBE SPACE, HALLWAYS, BATH AND TOILET ROOMS, LAUNDRY ROOMS AND
PORTIONS OF BASEMENTS SHALL HAVE CEILING HEIGHT NOT LESS THAN 7 FEET
EXCEPTIONS
• BEAMS AND GIRDERS SPACED 4 FEET OR MORE APART MAY PROJET UP TO 6 INCHES
• SLOPED CEILING ROOMS SHALL HAVE AT LEAST 50% OF THE CEILING HEIGHT AT
7 FEET OR MORE AND NO PORTION HAVE LESS THAN 5 FEET HIGH
• FOR BATHROOMS, SLOPED CEILING ROOMS SHALL HAVE AT LEAST 25% OF THE CEILING
HEIGHT AT 7 FEET OR MORE AND AREA OF 21x24 INCHES IN FRONT OF LAVATORIES
AND TOILETS SHALL HAVE A MINIMUM OF 6'-4" HEIGHT. AN AREA OF 24x30 INCHES IN
AND INFRONT OF TUB SHALL HAVE A MINIMUM OF 64' HEIGHT MEASURED FROM
STANDING SURFACE OF FIXTURE
• CONVERSION OF EXISITNG NON -HABITABLE SPACES SUCH AS BASEMENT OR ATTIC TO
HABITABLE SPACE SHALL PROVIDE A MINIMUM OF 6'-8" HEIGHT FOR FLAT CEILINGS OR
PORTION REQUIRED UNDER 50% SLOPED CEILING EXCEPTION LISTED ABOVE
(R305.1.1) BASEMENTS
• PORTIONS OF BASEMENTS THAT DO NOT CONTAIN HABITABLE SPACES (LISTED ABOVE)
SHALL HAVE CEILING HEIGHT OF NOT LESS THAN 6'-8"
(SECTION R308) GLAZING
(R308.4.1 through R308.4.7) HAZARDOUS LOCATIONS REQUIRING SAFETLY GLASS
1 GLASS IN SWINGING DOORS AND BI-FOLD DOORS EXCEPT JALOSIES
(EXCEPTION # 1) DECORATIVE GLAZING OR OPENING WITH LESS THAN 3" DIMENSION
2 GLAZING ADJACENT TO A DOOR WHERE GLASS IS WITHIN LESS THAN OR EQUAL TO 241,
ARC OF DOOR FRAME IN A CLOSED POSITION & ANY PART OF GLASS LESS THAN 601,
ABOVE FLOOR OR WALKING SURFACE
3 WINDOWS WITH WALK-THROUGH HAZARDS, INCLUDING ALL OF THE FOLLOWING:
• EXPOSED AREA OF GLAZING LARGER THAN 9 SQ. FT.
• BOTTOM EDGE LESS THAN 18" ABOVE FLOOR OR GROUND
• TOP EDGE LESS THAN 36" ABOVE FLOOR
• LESS THAN OR EQUAL TO 36" HORIZONTAL OF A WALKING SURFACE
4 ALL GLAZING IN RAILINGS
5 GLAZING IN DOORS AND ENCLOSURES FOR HOTTUB ,WHIRLPOOLS, SAUNAS, BATHTUBS
& SHOWERS, WHERE BOTTOM EXPOSED EDGE OF GLAZING IS LESS THAN 60 INCHES
MEASURED VERTICALLY FROM ANY STANDING OR WALKING SURFACE
6 GLAZING IN WALLS AND FENCES ENCLOSING INDOOR AND OUTDOOR SWIMMING
POOLS, HOT TUBS AND SPAS WEHRE BOTTOM EDGE OF GLAZING IS LESS THAN 60
INCHES ABOVE A WALKING SURFACE AND WITHIN 60 INCHES HORIZONTALLY OF THE
WATERS EDGE
7 GLAZING ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36 INCHES
HORIZONTALLY OF A WALKING SURFACE WHEN THE EXPOSED SURFACE OF GLASS IS
LESS THAN 60 INCHES ABOVE THE PLANE ADJACENT WALKING SURFACE
8 GLAZING ADJACENT TO STAIRWAYS WITHIN 60 INCHES HORIZONTALLY OF THE BOTTOM
TREAD OF A STAIRWAY IN ANY DIRECTION WHEN THE EXPOSED SURFACE OF THE GLASS
IS LESS THAN 60 INCHES ABOVE THE NOSE OF THE TREAD
EXCEPTIONS:
• DECORATIVE GLAZING OR OPENING WITH LESS THAN 3" DIMENSION IN ITEM 1
• DECORATIVE GLASS IN ITEMS #1, #2, #3, #6 & #7
• GLAZING IN #2 WHERE SEPARATED BY WALL OR INTERVENING BARRIER
• GLAZING IN #2 WHERE DOOR ONLY ACCESS CLOSET LESS THAN 3 FEET DEEP)
• GLAZING IN #2 ADJACENT TO FIXED PANEL OF PATIO DOORS
• GLAZING IN #3 & #7 WHERE A HORIZONTAL RAIL IS PROVIDED BETWEEN 34 TO 38
INCHES ON ACCESSIBLE SIDE (WITHOUT CONTACTING GLASS) AND IS MIN. 1-1/2 INCHES
IN CROSS SECTIONAL HEIGHT
• GLAZING IN #5 THAT IS MORE THAN 60 INCHES FROM WATER'S EDGE
• GLAZING IN #7 & #8 AT SIDE OF STAIR WAY THAT HAS A GUARDRAIL OR HANDRAIL
INCLUDING BALUSTERS OR IN -FILL PANELS COMPLYING WITH SECTIONS R31 1.7.7 &
R312 AND THE PLANE OF GLASS IS MORE THAN 18 INCHES FROM THE RAILING
• GLAZING IN #7 & #8 WHERE SOLID WALL BELOW GLASS TO 34-36 INCHES ABOVE
WALKING SURFACE
(SECTION R308.6) SKYLIGHTS AND SLOPED GLAZING
(R308.6.2) PERMITTED MATERIALS:
• SKYLIGHTS MAYBE BE OF LAMINATED GLASS, FULLY TEMPERED, HEAT-STRENGHTENED,
WIRE OR APPROVED RIGID PLASTICS
(R308.6.3 Through R308.6.5) SCREENS:
• RETAINING SCREENS REQUIRED UNDERNEATH EXCEPT FOR FULLY TEMPERED GLASS
AND NOT REQUIRED WHERE GLAZING AREA IS LESS THAN 16 SQ. FT., NOT MORE THAN
12 FT ABOVE WALKING SURFACE, NOMINAL GLASS THICKNESS NOT MORE THAN 3/16
INCH
(R308.6.8) CURBS:
• REQUIRED WHERE ROOF SLOPE IS FLATTER THAN 3:12;
• CURB TO BE 4 INCHES ABOVE PLANE OF ROOF
(SECTION R309) GARAGES AND CARPORTS
(R309.1) FLOOR SURFACE:
• GARAGE AND CARPORT FLOORS SHALL BE OF APPROVED NON-COMBUSTIBLE
MATERIAL
(R309.2) CARPORTS:
• CARPORTS SAHLL BE OPEN ON NOT LESS THAN 2 SIDES. NOT OPEN ON 2 OR MORE
SIDES SHALL BE CONSIDERED A GARAGE
2302.5.1) OPENING PROTECTION:
OPENINGS NOT PERMITTED EXCEPT AS FOLLOWS:
• 1-3/8 INCH SOLID WOOD DOOR OR
• 1-3/8 INCH SOLID OR HONEYCOMB CORE STEEL DOOR
• 20-MINUTE FIRE RATED DOOR
• PROVIDE SELF -CLOSING DEVICE
R302.5.2 DUCT PENETRATION:
• DUCTS SHALL BE CONSTRUCTED OF MIN. 26 GAGE SHEET METAL OR OTHER APPROVED
MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE
• DUCT VIBRATION ISOLATOR IF USED IN THE GARAGE DUCT SHALL BE INSTALLED A
MINIMUM OF 18 INCHES FROM THE PENETRATION AND INSTALLED IN ACCORDANCE
WITH SECTION M 1601.2.2.
(R302.5.3) OTHER PENETRATIONS:
• APPROVED SEALANT MATERIAL AT PENETRATIONS TO HOUSE
(TABLE R302.6) COMMON WALLS, CEILINGS & PENETRATIONS:
• MIN. 1/2 INCH GYPSUM WALL BOARD ON GARAGE SIDE
• 5/8 INCH TYPE'X' GYPSUM BOARD ON GARAGE CEILING UNDER HABITABLE ROOMS
• MIN. 1/2 INCH GYPSUM BOARD ON WALLS SUPPORTING SUCH CEILING
(R302.5.2) DUCT PENETRATION:
• DUCTS SHALL BE CONSTRUCTED OF MIN. 26 GAGE SHEET METAL OR OTHER APPROVED
MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE
• DUCT VIBRATION ISOLATOR IF USED IN THE GARAGE DUCT SHALL BE INSTALLED A
MINIMUM OF 18 INCHES FROM THE PENETRATION AND INSTALLED IN ACCORDANCE
WITH SECTION M 1601.2.2.
(R302.5.3) OTHER PENETRATIONS:
• APPROVED SEALANT MATERIAL AT PENETRATIONS TO HOUSE
(TABLE R302.6) COMMON WALLS, CEILINGS & PENETRATIONS:
• MIN. 1/2 INCH GYPSUM WALL BOARD ON GARAGE SIDE
• 5/8 INCH TYPE'X' GYPSUM BOARD ON GARAGE CEILING UNDER HABITABLE ROOMS
• MIN. 1/2 INCH GYPSUM BOARD ON WALLS SUPPORTING SUCH CEILING
;ECTION R310) EMERGENCY ESCAPE AND RESCUE OPENINGS
(R310.1) EMERGENCY ESCAPE REQUIRED:
• REQUIRED FOR BASEMENTS,VERY SLEEPING ROOMS AND HABITABLE ATTICS.
• BASEMENTS USED ONLY TO HOUSE MECHANICAL EQUIPMENT AND NOT EXCEEDING
200 SQ. FT. AREA ARE EXEMPT
(R310.1.1 thru R310.1.4)
• WINDOW SILL HEIGHT MAX. 44 INCHES ABOVE FLOOR
• MINIMUM 20 INCHES WIDE, 24 INCHES HIGH WITH MINIMUM 5.7 SQ. FT. AREA
• ALL SECURITY BARS SHALL BE OPERATIONAL FROM THE INTERIOR QUICK RELEASE HARD-
WARE
(R310.2) WINDOW WELLS:
• MINIMUM HORIZONTAL AREA OF 9 SQ. FT. WITH MINIMUM PROJECTION AND WIDTH
OF 3 FEET
• LADDER IS ALLOWED TO ENCROACH 6 INCHES INTO 3 FOOT DIMENSION
• WELLS WITH DEPTH GREATER THAN 44 INCHES SHALL HAVE A PERMANENTLY FIXED
LADDER OR STEPS. LADDERS SHALL HAVE INSIDE WIDTH OF AT LEAST 12 INCHES, PROJECT
AT LEAST 3 INCHES FROM WALL AND NOT BE SPACED MORE THAN 18 INCHES APART
(R310.5) EMERGENCY ESCAPE WINDOWS UNDER DECKS, PORCHES AND SIMILAR
PROJECTIONS:
• ALLOWABLE, PROVIDED THAT WINDOW CAN BE FULLY OPENED AND 36 INCHES HIGH
HEADROOM CLEARANCE AVAILABLE TO A YARD OR COURT
(SECTION R311) MEANS OF EGRESS
(R31 1.7) STAIRWAYS:
• STAIRWAY WIDTH NOT LESS THAN 36 INCHES WIDE.
• HANDRAILS CAN PROJECT UP TO 4.5 INCHES ON EITHER SIDE OF STAIRS
• MIN. CLEAR WIDTH SHALL BE 31.5 INCHES AT AND BELOW RAILS ON ONE SIDE AND 27
INCHES IF RAILS PROVIDED ON BOTH SIDES
• SECOND STAIR WAY SERVING SAME FLOOR MAY HAVE A CLEAR WIDTH OF 30 INCHES
(R31 1.7.2) HEADROOM - SHALL BE 6-8" OR MORE MEASURED VERTICALLY FROM STAIR
NOSING
(R31 1.7.3) STAIR TREADS AND RISERS
• MAX HEIGHT OF 7-3/4" INCHES, MINIMUM TREAD DEPTH OF 10 INCHES
(R311.7.3.3) PROFILE
• NOSING IS REQUIRED WHERE TREAD DEPTH IS LESS THAN 10 INCHES
• NOSING TO BE BETWEEN 3/4 INCH TO 1-1/4 INCH MAX WITH MAX RADIUS NOT
GREATER THAN 9/16 INCHES
• OPEN RISERS SHALL NOT PERMIT PASSAGE OF 4 INCH DIAMETER SPHERE
(R31 1.7.3.5) SLOPE
• WHERE BOTTOM OR TOP RISER ADJOINS WALK, FLOOR OR DRIVEWAY THE RISER MAY
BE REDUCED TO LESS THAN 4 INCHES AND NOT GREATER THAN 8 INCHES
(R31 1.7.4) LANDINGS FOR STAIRWAYS
• FLOOR OR LANDING IS NOT REQUIRED AT TOP OF INTERIOR FLIGHT OF STAIRS
PROVIDED THAT DOOR DOESN'T SWING OVER STAIRS
• LANDING WIDTH SHALL NOT BE LESS THAN STAIRS AND SHALL BE AT LEAST 36 INCHES
MEASURED IN DIRECTION OF TRAVEL
(R31 1.7.5) STAIRWAY WALKING SURFACE
• SLOPE OF TREADS AND LANDINGS SHALL BE NOT MORE THAN 2% (1/48)
(R311.7.8) HANDRAILS
• HANDRAILS REQUIRED ONE SIDE WITH 4 OR MORE STEPS, BETWEEN 30 AND 38 INCHES
HIGH
(R311.7.8.2) CONTINUITY
• CONTINOUS HANDRAILS, NEWEL POSTS PERMITTED AT TURN
• HANDRAIL ENDS SHALL RETURN OR TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS
• SPACE BETWEEN HANDRAIL AND WALL SHALL BE 1-1 /2 INCHES OR GREATER
(R31 1.7.8.3) HANDRAIL GRIP SIZE
• HANDRAILS WITH CIRCULAR CROSS SECTION TO HAVE OUTSIDE DIAMETER OF 1-1/4
INCHES TO 2 INCHES
• HANDRAILS WITH PERIMETER GREATER THAN 6-1/4 INCHES SHALL HAVE GRASPABLE
FINGER RECESS AREA ON BOTH SIDES OF PROFILE.
(SECTION R312) GUARDS
• REQUIRED AT PORCHES, BALCONIES, RAMPS OR RAISED FLOOR SURFACES LOCATED
MORE THAN 30 INCHES ABOVE FLOOR OR GRADE BELOW
• GUARDS SHALL BE MINIMUM 36 INCHES TALL
• OPEN SIDES OF STAIRS WITH A TOTAL RISE OF MORE THAN 30 INCHES REQUIRE GUARDS
OF AT LEAST 34 INCHES HIGH MEASURED FROM STAIR NOSING
• SECOND STAIR WAY SERVING SAME FLOOR MAY HAVE A CLEAR WIDTH OF 30 INCHES
(R312.2) GUARD OPENING LIMITATIONS
• REQUIRED GUARDS SHALL NOT PERMIT PASSAGE OF 4 INCH DIAMETER SPHERE
• TRIANGULAR OPENINGS FORMED BY STAIR RISER, TREAD AND BOTTOM RAIL OF GUARD
SHALL NOT PERMIT PASSAGE OF 4-3/8 INCH DIAMETER SPHERE
(SECTION R314) SMOKE ALARMS
• NFPA 72 SYSTEMS WITH DETECTORS ACCEPTABLE IN LIEU OF SMOKE ALARMS
• NFPA 72 SYSTEMS ARE PERMANEMTNLY HARD WIRED AND REQUIRE CENTRAL
MONITORING STATION
(R314.3) LOCATION
• EACH SLEEPING ROOM AND ADJOINING AREA
• MINIMUM 1 DETECTOR ON EACH STORY INCLUDING BASEMENTS
• ALARMS ARE INTERCONNECTED SO THAT ACTIVATION OF 1 SETS OFF ALL
OTHERS
• SMOKE ALARMS SHALL NOT BE INSTALLED IN KITCHENS, GARAGES OR OTHER SPACES
WHERE TEMPERATURE CAN FALL BELOW 45 DEGREES F. IONIZATION SMOKE ALARMS
SHALL NOT BE LOCATED CLOSER THAN 3 FEET HORIZONTALLY FROM THE FOLLOWING:
i. DOOR TO A KITCHEN
ii. DOOR TO A BATHROOM CONTAINING A TUB OR SHOWER
iii. SUPPLY REGISTERS OF FORCED AIR OR COOLING SYSTEM, OUTTIDE THE AIRFLOW
FROM
THESE REGISTERS.
• SMOKE ALARM INSTALLED WITHIN 20 FEET OF A COOKING APPLIANCE SHALL BE PHOTO-
-ELECTRIC TYPE SMOAKE ALARM, OR THE ALARM SHALL HAVE APPROVED ALARM
SILENCING MEANS
(R314.4) POWER SUPPLY
• POWER FROM BUILDING WIRING WITH BATTERY BACKUP
• EXCEPTION: BATTERY BACKUP SUFFICIENT FOR EXISTING HOUSES BEING RENOVATED
SECTION R315) CARBON MONOXIDE ALARMS
(R315.1) CARBON MONOXIDE ALARMS
• APPROVED SINGLE STATION CARBON MONOXIDE ALARM OR HOUSE HOLD MONOXIDE
DETECTION SYSTEM
(R315.2) INSTALLATION LOCATIONS
• REQUIRED WITHIN 15 FEET OUTSIDE EACH SLEEPING ROOM DOR IN NEW DWELLINGS WITH
FUEL -FIRED APPLIANCES OR WITH ATTACHED GARAGES
• BEDROOMS ON SEPARATE FLOORS SHALL HAVE SEPARATE CARBON MONOXIDE ALARMS
SERVING EACH STORY
(R315.5) EXISTING DWELLINGS
• SAME AS NEW DWELLING REQUIREMENTS WHEN WORK REQUIRING PERMIT PERFORMED
;317) PROTECTION OF WOOD AND WOOD BASED PRODUCTS AGAINST DECAY
'R317.1) LOCATION REQUIRED. PROTECTION OF WOOD AND WOOD BASED PRODUCTS
SHALL BE PROTECTED FROM DECAY IN THE FOLLOWING LOCATIONS:
• WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN
18" OR WOOD GIRDERS WHEN CLOSER THAN 12" TO THE EXPOSED GROUND IN CRAWL
SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING
FOUNDATION.
• ALL WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR
FOUNDATION WALLS AND ARE LESS THAN 8" FROM EXPOSED GROUND.
• SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT
WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE
BARRIER.
• THE ENDS OF WOOD GIRDERS AND JOISTSS ENTERING EXTERIOR MASONRY OR
CONCRETE WALLS HAVING CLEARANCES LESS THAN 1/2" ON TOPS, SIDES AND ENDS.
• WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING
HAVING A CLEARANCE OF LESS THAN 6" FROM THE GROUND OR LESS THAN 2"
MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND
SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.
• WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE -PERMEABLE FLOORS OR ROOFS
THAT ARE EXPOSED TO THE WEATHER SUCH AS CONCRETE OR MASONRY SLABS, UNLESS
SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.
• WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY
TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE
EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND
THE FURRING STRIPS OR FRAMING MEMBERS.
(R317.1.1) FIELD TREATMENT.
• FIELD -CUT ENDS, NOTCHES AND DRILLED HOLES OF
PRESERVATIVE -TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH
AWPA M4.
(R317.1.2) GROUND CONTACT
• A WOOD IN CONTACT WITH THE GROUND, EMBEDDED IN CONCRETE IN DIRECT CON-
TACT WITH THE GROUND OR EMBEDDED IN CONCRETE EXPOSED TO WEATHER SHALL
BE APPROVED PRESSURE -PRESERVATIVE TREATED WOOD
(R317.1.4) WOOD COLUMNS
• COLUMNS EXPOSED TO WEATHER OR IN BASEMENTS SHALL BE SUPPORTED BY CONC
PIERS OR METAL PEDESTALS PROJECTING 1 INCH ABOVE A CONCRETE FLOOR OR 6
INCHES ABOVE EXPOSED EARTH (AND THE EARTH IS PROTECTED WITH APPROVED
IMPERVIOUS MOISTURE BARRIER SUCH AS 6 MIL POLYETHYLENE SHEETING OR
EQUIVALENT
• COLUMNS IN ENCLOSED CRAWL SPACES OR UNEXCAVATED AREAS LOCATED WITHIN
THE PERIPHERY OF THE BUILDING WHEN SUPPORTED BY CONCRETE PIER OR METAL
PEDESTAL AT A HEIGHT OF MORE THAN 8 INCHES FROM EXPOSED EARTH (WITH EARTH
PROTECTED WITH APPROVED IMPERVIOUS MOISTURE BARRIER)
(R317.1.5) EXPOSED GLUE -LAMINATED TIMBERS
• SHALL BE PRESSURE TREATED WITH PRESERVATIVE OR MANUFACTURERED WITH NATURALLY
DURABLE OR PRESERVATIVE -TREATED WOOD
R317 CONTINUED
(R317.3.1) FASTENERS FOR PRESERVATIVE -TREATED WOOD
• SHALL BE HOT -DIPPED ZINC -COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON
BRONZE OR COPPER. COATING AND TYPES AND THICKNESSES SHALL BE PER MANU-
FACTURER'S RECOMMENDATION, A MINIMUM OF ASTM A653 TYPE G185 ZINC -COATED
GALVANIZED STEEL OR EQUIVALENT SHALL BE USED WITH EXCEPTIONS. SEE FULL TEXT IN
CODE
(R317.3.3) FASTENERS FOR FIRE -RETARDANT TREATED WOOD USED IN EXTERIOR
APPLICATIONS OR DAMP LOCATIONS
• SHALL BE HOT -DIPPED ZINC -COATED GALVANIZED STEEL, STAINLESS STEEL, SILICON
BRONZE OR COPPER. COATING AND TYPES AND THICKNESSES SHALL BE PER MANU-
FACTURER'S RECOMMENDATION, A MINIMUM OF ASTM B695 CLASS 55 MINIMUM
(R318) MOISTURE CONTROL
(R318.1) MOISTURE CONTROL. IN ALL FRAMED WALLS, FLOORS AND ROOF/CEILINGS
COMPRISING THE THERMAL ENVELOPE, PROVIDE VAPOR RETARDER ON WARM -IN -
WINTER SIDE OF THE INSULATION:
• EXCEPTION WHERE FRAMED CAVITY OR SPACE IS VENTILATED TO ALLOW MOISTURE TO
ESCAPE
(SECTION R401.3) DRAINAGE
• SURFACE DRAINAGE SHALL BE DIVERTED TO STORM SEWER CONVEYANCE OR OTHER
APPROVED POINT OF COLLECTION. LOTS SHALL BE GRADED TO DRAIN WATER AWAY
FROM FOUNDATION WALLS. THIS GRADE SHALL BE 6 INCHES WITHIN THE FIRST
10 FEET
• EXCEPTION - WHERE LOT LINES, WALLS OR OTHER PHYSICAL BARRIERS PROHIBIT 6 INCH
FALL, SWALES, DRAINS OR OTHER MEANS SHALL BE PROVIDED
• IMPERVIOUS SURFACES WITHIN 10 FEET OF FOUNDATION SHALL BE SLOPED A MINIMUM
2% AWAY FROM BUILDING
(SECTION R408) UNDER -FLOOR SPACE (CRAWL SPACE)
(R408.1) VENTILATION
• MINIMUM NET OF VENTILATION OPENINGS SHALL BE 1 SQ. FT. FOR EACH 300 SQ. FT.
BUT WHERE CLASS I VAPOR BARRIER IS USED OVER THE GROUND, REQUIRED
VENTILATION OPENINGS SHALL BE REDUCED TO 1,500 SQ. FT. VAPOR BARRIER SHALL
BE 6 MIL. BLACK POLYETHYLENE SHEET OR OTHER APPROVED MATERIALS, WITH JOINTS
LAPPED 12 INCHES AT SEAMS AND EXTENDING UP FOUNDATION WALLS 12 INCHES
(R408.2) OPENINGS FOR UNDER -FLOOR VENTILATION:
VENTILATION OPENINGS SHALL BE COVERED WITH SCREEN OR MATERIAL WITH LEAST
DIMENSION OF THE COVERING SHALL NOT EXCEED 1 /4 INCH INCLUDING THE FOLLOW-
ING BUT NOT LIMITED TO:
• PERFORATED SHEET METAL PLATES
• CAST-IRON GRILL OR GRATING
• CORROSION -RESISTANT WIRE MESH, WITH LEAST DIMENSION BEING 1 /8 INCH
• EXTRUDED LOAD -BEARING BRICK VENTS
(R408.3) ACCESS:
• MINIMUM 18 x 24 INCHES THROUGH FLOOR
• MINIMUM 16 x 24 INCHES THROUGH PERIMETER WALL
• WHERE THERE IS ANY PORTION OF THROUGH -WALL ACCESS BELOW GRADE, PROVIDE
AN AREA WAY OF 16 x 24 INCHES
(SECTION R602.9) CRIPPLE WALLS
• FOUNDATION CRIPPLE WALLS SHALL BE FRAMED OF SIZE NOT LESS THAN THAT OF THE
STUDDING ABOVE
• WALLS EXCEEDING 4 FT IN HEIGHT SHALL BE FRAMED OF STUDS HAVING THE SIZE
REQUIRED FOR AN ADDITIONAL STORY
• CRIPPLE WALLS LESS THAN 14 INCHES TALL SHALL BE SHEATHED ON AT LEAST ONE SIDE
THAT IS FASTENED TO BOTH THE TOP AND BOTTOM PLATES IN ACCORDANCE WITH
TABLE R602.3(1) OR CRIPPLE WALLS TO BE COMPOSED OF SOLID BLOCKING
• ALL CRIPPLE WALLS SHALL BE SUPPORTED ON CONTINUOUS FOOTINGS AND
FOUNDATIONS
(SECTION R806) ROOF VENTILATION
(R806.1) VENTILATION REQUIRED
• VENT EACH ENCLOSED ATTIC AND ENCLOSED RAFTER BAY
• VENT 4 INCHES OPENINGS ARE MINIMUM 1 16 INCHES AND MAXIMUM 1 G / /
• OPENINGS GREATER THAN 1 /4 INCH REQUIRES 1 /16" TO 1 /4" MESH SCREENING
(R806.2) MINIMUM AREA
• TOTAL NET FREE VENTILATION AREA NOT LESS THAN 1 /150 TH OF VENTED AREA
• 1 /300 OF NET VENTED AREA ACCEPTABLE PROVIDED 50% AND NOT MORE THAN 80%
OF REQUIRED VENTILATING AREA IS LOCATED IN UPPER PORTION, AT LEAST 3 FEET
ABOVE EAVES OR CORNICE VENTS WITH BALANCE OF VENTILATING AREA PROVIDED
BY EAVES OR CORNICE VENTS
(R806.3) VENT AND INSULATION CLEARANCE
• MIN. OF 1 INCH SPACE SHALL BE PROVIDED BETWEEN ROOF SHEATHING AND
INSULATION AND AT LOCATIONS OF VENTS
(R806.4) UNVENTED ATTIC ASSEMBLIES
UNVENTED ATTIC ASSEMBLIES BETWEEN CEILING JOISTS OF THE TOP STORY AND ROOF
RAFTERS ARE PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET:
• UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL
ENVELOPE
• MIN. INSULATION LEVEL OF R-20 AIR -IMPERMEABLE OR RIGID BOARD INSULATION
EMBEDDED INTO AIR -PERMEABLE INSULATION SHALL BE INSTALLED ABOVE ALL
RECESSED FIXTURES (LIGHTS, FANS)
• AIR IMPERMEABLE INSULATION SHALL BE VAPOR RETARDER, COATING OR COVERING
IN DIRECT CONTACT WITH UNDERSIDE OF INSULATION
• WHERE WOOD SHINGLES OR SHAKES ARE USED, SEPARATE THE SINGLES/SHAKES AND
ROOF UNDERLAYMENT 1 /4 INCH ABOVE THE STRUCTURAL ROOF SHEATHING
• DEPENDING ON AIR PERMEABILITY OF THE INSULATION, FOLLOW EITHER 'a',' b', or'c'
BELOW
a. AIR -IMPERMEABLE INSULATION ONLY - INSULATION SHALL BE INSTALLED IN DIRECT
CONTACT TO HTE UNDERSIDE OF THE STRUCTURAL ROOF SHEATHING
b. AIR -PERMEABLE INSULATION ONLY - IN ADDITION TO THE AIR IMPERMEABLE
INSULATION, RIGID BOARD OR SHEET INSULATION SHALL BE DIRECTLY ABOVE
STRUCTURAL ROOF SHEATHING MEETING R-20 FOR CONDENSATION CONTROL
C. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION - AIR PERMEABLE INSULATION
SHALL BE APPLIED IN DIRECT CONTACT TO THE UNDERSIDE OF THE STRUCTURAL
ROOF SHEATHING TO A MINIMUM LEVEL OF R-20. THE AIR -PERMEABLE INSULATION
SHALL BE INSTALLED DIRECTLY UNDER THE AIR -IMPERMEABLE INSULATION
(SECTION R807) ATTIC ACCESS
• ACCESS REQUIRED IF GREATER OR EQUAL TO 30 INCHES NET HEIGHT BETWEEN
FRAMING AND GREATER THAN 30 SQ. FT.
• ROUGH OPENING MINIMUM 22 x 30 INCHES
• MINIMUM 30 INCHES HEADROOM AT LEAST 1 POINT ABOVE HATCH
• OPENING MUST ALLOW REMOVAL OF ATTIC MECHANICAL EQUIPMENT (SEE IMC
SECTION M1305.1.3)
(SECTION R905) REQUIREMENTS FOR ROOF COVERINGS
R905.2.1 :
• R905.2.1 ASPHALT SHINGLES SHALL BE FASTENED TO SOLIDLY SHEATHED DECKS
• R905.2.2 WOOD STRUCTURAL PANELS REQUIRES GRADE STAMP AND SPAN RATING
• T602.3. 1 TYPICAL NAILING SCHEDULE UNLESS NOTED OTHERWISE BY STRUCTURAL
6 INCHES CENTER TO CENTER EDGE NAILING AND 12 INCHES CENTER TO CENTER IN
FIELD
(SECTION R902) ROOF COVERINGS: GENERAL
• (902.1) CLASS A, B OR C FIRE RATINGS REQUIRED IF EDGE IS LESS THAN 3 FOOT FROM
PROPERTY LINE OR PER LOCAL JURISDICTION'S REQUIREMENTS
• (903.1) ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS PER
MANUFACTURER'S INSTRUCTIONS
• (903.2) FLASHING REQUIRED AT ALL ROOF/WALL INTERSECTIONS, PENETRATIONS,
CHIMNEYS ETC.
• (904.4) MATERIALS REQUIRE MANUFACTURER'S IDENTIFICATION AND AGENCY
APPROVALS
SLOPED ROOFING
• (905.2-8) MINIMUM OF 24 INCHES ICE -DAM MEMBRANE FROM EDGE TO 24 INCHES
INSIDE EXTERIOR WALL LINE OF BUILDINGS IN AREAS WITH HISTORY OF ICE FORMING
AT EAVES
• (905.2.2) ASPHALT SHINGLES MINIMUM SLOPE IS 4:12:
EXCEPTION, 2:12 SLOPE ACCEPTABLE WITH DOUBLED UNDERLAYMENT SHINGLE
FASHION
• (905.2.5) ASPHALT SHINGLES MINIMUM 4 FASTENERS, MINIMUM 3/4 INCHES INTO OR
THROUGH SHEATHING
• (905.7.2) 16" WOOD SHINGLES MINIMUM SLOPE 3:12 (3-3/4" MAX EXPOSURE IF LESS
THAN 4:12 ROOF SLOPE
• (905.8.2) WOOD SHAKES AT MINIMUM 3:12 SLOPE (MINIMUM 4:12 RECOMMENDED)
• (905.3.2) CLAY/CONCRETE TILE MINIMUM SLOPE 2-1 /2:12 WITH DOUBLE UNDERLAY-
MENT IF LESS THAN 4:12
• (903.2.2) CRICKET REQUIRED AT CHIMNEYS AND OTHER PENETRATIONS GREATER THAN
30 INCHES WIDE
LOW -SLOPED ROOFING
• (905.2.1) BUILT-UP ROOF REQUIRE MINIMUM 1 /4 VERTICAL TO 12" HORIZONTAL SLOPE
• (905.9.3) INSTALL AMI AND TO APPROPRIATE ASTM STANDARDS
• (903.4) DRAIN OVER EDGES OR INSTALL DRAINS AT EACH LOW POINT
• (903.4.1) SECONDARY DRAINS OR SCUPPERS REQUIRED 2 INCHES ABOVE LOW POINT
OF ROOF
DECKS AND BALCONIES
• (R301.5) SEE TABLE MINIMUM UNIFORMLY DISTRIBUTED LIVE LOADS FOR LIVE LOADS
• (R31 1.5.1) FOR EXTERIOR LANDINGS, DECKS, BALCONIES, STAIRS, PROVIDE POSITIVE
ANCHOR (NO TOE NAILS) TO STRUCTURE TO RESIST VERTICAL & LATERAL FORCE
• (R507.1) DECKS WOOD FRAMED DECKS TO BE SELF-SUPPORTING IF CONNECTION
NOT VERIFIABLE
• (R507.2.1) LEDGER CONNECTIONS ARE MINIMUM 1/2 INCH DIAMETER LAG SCREWS
OR BOLTS. LAG SCREWS/BOLTS TO BE MINIMUM HOT -DIPPED GALVANIZED OR
STAINLESS STEEL. DECK LEDGER NOT TO BE SUPPORTED ON MASONRY VENEER
• (R507.3) COMPOSITE DECKING TO BE LABELED FOR COMPLIANCE WITH ASTM D 7032
PREVENTION OF MOISTURE DETERIORATION
• KEEP BOTTOM OF LOWEST SIDING AT LEAST 6 INCHES ABOVE GRADE
• ENSURE THAT ADEQUATE PAINT IS SPRAYED ON BOTTOM SIDES OF LAP SIDING, PAINTED
TRIM AND ALL OTHER PAINTED SIDING MINIMUM OF 1.5 MIL PRIMER, TWO COATS
PAINT FOR A MINIMUM TOTAL OF 4 MILS OF FINISH
• IN FLOOR CAVITY, ENSURE THAT 6 MIL POLYETHYLENE VAPOR RETARDER IS INSTALLED
OVER ENTIRE CRAWLSPACE, OVER PERIMETER FOOTINGS AND STEM WALLS UP TO AT
LEAST LEVEL WITH GRADE ON THE OTHER SIDE OF THE STEMWALL
• DO NOT PLACE SAND UNDER SALB ON GRADE EXCEPT UNDER CONTINUOUS
INSULATION
• WHERE END OF GUTTER BUTTS UP AGAINST SIDE OF HOUSE, INSTALL FLASHING FROM
WALL TO OVERLAP GUTTER END
• WHERE ELECTRICAL OUTLETS, JUNCTION BOXES OR OTHER PROTRUSION INTO INSULATED
CAVITY, USE EXPANDING FOAM TYPE INSULATION TO PROVIDE TIGHEST POSSIBLE SEAL
AGAINST AIR LEAKAGE INTO INSULATED CAVITY
• INSTALL CONTINUOUS PREFINISHED METAL FLASHING WITH DRIP AT ALL EXTERIOR DOORS,
WINDOWS AND BELLYBANDS AND OTHER HEAD CONDITIONS INCLUDING JUNCTIONS
OF DIFFERENT SIDING MATERIALS. PLEASE SEE DETAILS
• INSTALL BLUE SKIN OR SIMILAR TYPE OF WINDOW FLASHING PER MANUFACTURER'S
INSTRUCTIONS
• BEFORE GYPSUM BOARD SHEETROCK AND INSULATION IS INSTALLED, CONTRACTOR
MUST ENSURE THAT THE MAXIMUM MOISTURE CONTENT OF ALL FRAMING AND
SHEATHING ELEMENTS NOT TO EXCEED 19%; CONTRACTOR TO USE FANS AND OTHER
DEVICES TO LWOER THE MOISTURE CONTENT WITHIN ACCEPTABLE LEVEL
• WHEN INSTALLING RECESSED TYPE ELECTRICAL FIXTURES IN CATHEDRIAL TYPE
CEILINGS WHERE THE JOIST DEPTH CONSTITUTE THE MAXIMUM DEPTH OF THE INSULATED
CAVITY, ENSURE THAT AT LEAST 4 INCHES OF RIGID INSULATION IS INSTALLED ABOVE
'IC' RATED FIXTURES; RECESSED LIGHT FIXTURES ARE PERMITTED AT SCISSOR TYPE TRUSS
CEILINGS
• RECESSED CAN LIGHTS IN UNHEATED ATTICS SHALL BE 'IC' RATED AND BE RATED
AGAINST LEAKAGE OR INSIDE SEALED BOX BY 1/2" GYPSUM BOARD OR POLYMERIC
VAPOR BARRIER
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Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
DATE
March 16, 2021
FILE
20-ELM WAY.dwg
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GENERAL NOTES
1. ALL WORK I TO COMPLY WITH THE FOLLOWING CODES:
01 International Residential Code (2015 IRC) 18
NIWashington State Energy Code (WESC)
International Mechanical Code (IMC)
2. CONTRACTOR AND SUBCONTRACTOR TO FAMILIARIZE THEMSHELVES WITH THE DRAWINGS
BEFORE COMMENCING WORK. NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO COMMENCING WORK.
3. WRITTEN DIMENSIONS SHOULD HAVE PRECEDENCE OVER SCALED DIMENSIONS SCALE
THE DRAWINGS FOR CHECKING PURPOSES ONLY. THEY SHOULD MATCH. IF THERE IS A
DISCREPANCY, PLEASE NOTIFY THE ARCHITECT.
4. CONTRACTOR TO ENSURE SAFE SITE AND WORKING CONDITIONS.
5. PERIODICALLY CLEAN SITE AND CONSTRUCTION AREA TO PREVENT ACCUMULATION OF
DEBRIS.
6. INSTALL ALL MATERIALS AND EQUIPMENT PER MANUFACTURER'S INSTRUCTIONS AND
RECOMMENDATIONS.
7. DIMENSIONS ARE TO FACE OF CONCRETE, (E) BRICK, (E) GYPSUM BOARD, (N) STUDS,
CENTER OF OPENINGS UNLESS OTHERWISE NOTED.
8. PROTECT NOT -YET INSTALLED AND INSTALLED MATERIALS AND EQUIPMENT FROM
DAMAGE AND WEATHER. STORE IN AREA AGREED TO WITH OWNER. REPAIR OR REPLACE
DAMAGED MATERIALS AND EQUIPMENT AS REQUIRED.
9. THERE SHALL BE NO SMOKING ON JOB SITE.
10. ENGINEERING SPECIFICATIONS SUPERCEDES DRAWINGS.
11. WRITTEN NOTES SUPERCEDES GRAPHIC INFORMATION.
12. BOTTOM OF DOORS AND WINDOWS HEADERS SHALL ALIGN UNLESS OTHERWISE NOTED
13. FOOTINGS SHALL BEAR ON UNDISTURBED SOIL DEVOID OF ORGANIC MATERIAL
14. ALL WOOD IN CONTACT WITH CONCRETE SHALLBE PRESSURE -TREATED OR PROTECTED
WITH ASTM GRADE # 15 ROOF FELT
15. FILL UNDER GRADE SUPPORTED SLABS AND PAVERS SHALL BE MINIMUM 4 INCHES WELL
GRADED GRANULAR MATERIAL ON COMPACTED SUBGRADE
16. FASTEN P.T. WOOD SOLE PLATE @ 4'-0" O.C. MAX & WITHIN 12" OF CORNERS AND
STEMWALL ELEVATION CHANGES. BOLTS TO MBE MINIMUM 5/8" DIAMETER, EXTEND
10 INCHES INTO CONCRETE. STRUCTURAL NOTES AND DETAILS SHALL SUPERCEDE THIS
NOTE
17. TOP OF OPEN JOINTS OF DRAIN TILE SHALL BE PROTECTED WITH STRIPS OF BUILDING
PAPER
18. SOLID BLOCK ALL POST OR BEARING FROM ABOVE BEARING; CUT ALL BEARING
BLOCKS 1/16-INCH DEEPER THAN I -JOISTS
19. BLOCKING IS REQUIRED OVER ALL INTERIOR SUPPORTS, UNDER LOAD BEARING WALLS
OR WHERE FLOOR JOIST ARE NOT CONTINUOUS OVER SUPPORT
20. 3/4"-INCH APA FLOOR SHEATHING (PLYWOOD) TO BE INSTALLED LONG DIMENSION
PERPENDICULAR TO JOISTS. STAGGERED END JOINTS 4'-0" O.C. ALL FLOOR PANELS
TO BE FASTENED TO JOISTS @ 6" O.C. PERIMETER AND 12" O.C. IN FIELD LINO PER
STRUCTURAL
21. I -JOISTS TO HAVE ANGLED ENDS PER DETAIL LINO BY MANUFACTURER
22. TYPICAL EXTERIOR WALL FRAMING: (UNLESS AS NOTED PER STRUCTURAL DRAWINGS)
• 2x6 STUDS @ 16" O.C.
• HEADERS SHALL BE AS NOTED PER STRUCTURAL DRAWINGS
• 1 /2" APA WALL SHEATHING (PLYWOOD) TO BE INSTALLED VERTICALLY OVER WALL
FRAMING; USE MINIMUM 5/8" THICK SHEATHING AT VERTICAL T&G SIDING
• BLOCK ALL HORIZONTAL JOINTS WITH 2x(per wall stud thickness)
• FASTEN WALL PANELS W/ 8d COMMON NAILS. FASTEN PANEL EDGES AT 6" MAX AND IN
FIELD 12" O.C.
23. TYPICAL INTERIOR WALL FRAMING: (UNLESS AS NOTED PER STRUCTURAL DRAWINGS)
• 2x4 STUDS @ 16" O.C.
• HEADERS SHALL BE AS NOTED PEER STRUCTURAL DRAWINGS
• GYPSUM WALL BOARD SHEATHING (PLYWOOD) TO BE INSTALLED VERTICALLY OVER
WALL FRAMING
• SEE STRUCTURAL DRAWINGS FOR INTERIOR SHEAR WALL LOCATIONS AND
REQUIREMENTS; WHERE A PORTION OF A FLUSH PLANE OF WALL REQUIRES
STRUCTURAL SHEATHING UNDER THE GYPSUM BOARD, THE REST OF THE PLANE OF
WALL SHALL BE BUILT UP WITH GYPSUM BOARD SO THAT THE ENTIRE WALL PLANE IS
FLUSH AND CONTINOUS
24. AT POCKET DOORS, PROVIDE 1 /2" SHEATHING ON BOTH SIDES OF POCKET DOOR
FRAME AND COVER WITH GYPSUM BOARD. FLUSH OUT REST OF PLANE OF WALL PER
NOTE NO. 14
25. DOOR JAMB LOCATIONS ADJACENT TO PERPENDICULAR WALLS:
TYPICALLY PROVIDE (3) 2x JAMB MEMBERS ON HINGE SIDE OF OPENING FROM
WALL ADJACENT TO HINGE SIDE OF OPENING. CENTER ONLY AT THE FOLLOWING OR
AS UNLESS NOTED ON THE PLANS
• 30" DOORS - CENTER IN ALCOVES/HALLS IF LESS THAN 42" FRAMING CLEARANCE
• 32" DOORS - CENTER IN ALCOVES/HALLS IF LESS THAN 44" FRAMING CLEARANCE
• 36" DOORS - CENTER IN ALCOVES/HALLS IF LESS THAN 48" FRAMING CLEARANCE
26. INSTALL 2-PLY HOUSE WRAP ON ALL EXTERIOR WALLS; OVERLAP HORIZONTAL SEAMS
MIN. 24" INCHES OR AS REQUIRED BY MANUFACTURER'S INSTRUCDTIONS. TAPE ANDD
SEAL ALL SEAMS. INSTALL PER MANUFACTURER'S INSTRUCTIONS. PROVIDE BLUE SKIN
FLASHIG OR EQUAL AT ALL WINDOW AND DOOR SURROUNDS
27. MAXIMUM WALL STUD SPACINGS FOR 2x6 AND 2x8 WOOD STUDS SHALL CONFORM TO
THE FOLLOWING:
• HEIGHT: < 18 FEET
• HEIGHT: < 20 FEET
• HEIGHT: < 24 FEET
16" INCHES SPACING
12" INCHES SPACING
8" INCHES SPACING
28. FOR NAILING SCHEDULE SEE IRC CHAPTER 23-II-B-1.
29. SIDING MATERIAL TO BE STORED DRY PRIOR TO INSTALLATION; BUILDING PAPER
(WEATHER RESISTIVE BARRIER) TO BE APPLIED OVER DRY SUBSTRATE; SIDING TO BE
INSTALLED OVER DRY BUILDING PAPER; PAINTING OF SIDING IF REQUIRED INCLUDES
PAINTING THE HORIZONTAL SURFACES OF THE SIDING
30. CONTRACTOR TO PROVIDE WRITTEN CERTIFICATION THAT MOISTURE CONTENT IS LESS
THAN 19% OF DRY WOOD WEIGHT AFTER FRAMING AND PRIOR TO INSTALLATION OF
INSULATION
31. WOOD JOIST INSTALLATION: (UNO PER STRUCTURAL DRAWINGS)
• TO HAVE MINIMUM 1 1 /2" BEARING ON WOOD OR METAL, 3" ON CONCRTE OR AS
NOTED PER STRUCTURAL DRAWINGS
• LAP JOISTS 3" INCHES MIN
• BLOCKING TO BE 1x3 DIAGONAL BRACES OR CONTINUOUS Ix3 ATTACHED TO
BOTTOM OF JOISTS, AT 10'-0" MAX.
• NOTCHES NOT TO EXCEED 16 DEPTH OF MEMBER. DO NOT NOTCH MIDDLE 1 /3 OF
JOIST OR BEAM
32. HOT WATER WITH NON -RIGID CONNECTIONS OVER 4'-0" HIGH SHALL BE ANCHORED
OR STRAPPED TO BUILDING WITH MIN. 2 STRAPS TOP AND BOTTOM. BOTTOM TO BE 18"
INCHES ABOVE FLOOR
33 FOR BELLY BAND AND WINDOW/DOOR HEADER TRIMS FLASHING, PLEASE SEE
DETAIL 15/A5.1
ENERGY CODE NOTES
USE TABLE BELOW FOR WALLS, FLOORS, ROOFS IN ADDITIONS AND NEW VAULTED CEILINGS
(BEDROOM #4, MUSIC ROOM, NORTH STAIRS DOWN TO BASEMENT, BASEMENT
MECHANICAL ROOM, VAULTED CEILINGS IN STUDIO AND BEDROOM #1)
TABLE N1 101.1 (1) PRESCRIPTIVE ENVELOPE REQUIREMENTS
BUILDING COMPONENT
REQUIRED
PERFORMANCE
EQUIVALENT
VALUE b
WALL INSULATION - ABOVE GRADE
U-0.059c
R-21 INTERMED c
WALL INSULATION - BELOW GRADE C
U-0.063
R-15/R-21
FLAT CEILINGS f
U-0.021
R-49
VAULTED CEILINGS
U-0.033
shORAFTER
R-30A SCISSOR TRUSS
UNDER FLOORS
U-0.033
R-30
SLAB EDGE PERIMETER
F-0.520
R-15
HEATED SLAB INTERIOR I
N/A
N/A
WINDOWS l
U-0.30
U-0.30
WINDOW AREA LIMITATION l°k
N/A
N/A
SKYLIGHTS I
U-0.50
U-0.50
EXTERIOR DOORS
U-0.20
U-0.20
EXTERIOR DOORS W/> 2.5 FT2GLAZINGn
U-0.40
U-0.40
FORCED AIR DUCT INSULATION e
N/A
R-8
a. AS ALLOWED IN SECTION N1 104.1 THERMAL PERFORMANCE OF A COMPONENT MAYBE
ADJUSTED PROVIDED THAT OVERALL HEAT LOSS DOES NOT EXCEED THE TOTAL RESULTING
FROM CONFORMANCE TO THE REQUIRED U-VALUE STANDARDS. CALCULATIONS TO
DOCUMENT EQUIVALENT HEAT LOSS SHALL BE PERFORMED USING THE PROCEDURE AND
APPROVED U-VALUES CONTAINED IN TABLE N1104.4(1)
b. R-VALUES USED IN THIS TABLE ARE NOMINAL FOR THE INSULATION ONLY IN STANDARD
WOOD FRAMED CONSTRUCTION AND NOT FOR THE ENTIRE ASSEMBLY
c. WALL INSLUATION REQUIREMENTS APPLY TO ALL EXTERIOR WOOD FRAMED, CONCRETE
OR MASONRY WALLS THAT ARE ABOVE GRADE. THIS INCLUDES CRIPPLE WALLS AND RIM
JOISTS AREAS. R-19 ADVANCED FRAME OR 2x4 WALL WITH RIGID INSULATION MAYBE
SUBSTITUTED IF TOTAL NOMINAL INSULAITON IS 18.5 OR GREATER
d. THE WALL COMPONENT SHALL BE A MINIMUM SOLID LOG OR TIMBER WALL THICKNESS OF
3.5 INCHES (90 mm)
e. BELOW -GRADE WOOD, CONCRETE OR MASONRY WALLS INCLUDE ALL WALLS THAT THAT
ARE BELOW GRADE AND DO NOT INCLUDE THOSE PORTIONS OF SUCH WALL THAT EXTEND
MORE THAN 24 INCHES (609.6 mm) ABOVE GRADE
f. INSULATION LEVELS FOR CEILINGS THAT HAVE LIMITED ATTIC/RAFTER DEPTH SUCH AS
DORMERS, BAY WINDOWS OR SIMILAR ARCHITECTURAL FEATURES TOTALING NOT MORE
THAN 150 SQUARE FEET (13.9 M ) IN AREA MAY BE REDUCED TO NOT LESS THAN R-21.
WHEN REDUCED, THE CAVITY SHALL BE FILLED (EXCEPT REQUIRED VENTILATION SPACES)
g. THE MAXIMUM VAULTED CEILING SURFACE AREA SHALL NOT BE GREATER THAN 50 PER-
CENT OF THE TOTAL HEATED SPACE FLOOR AREA UNLESS AREA HAS A U-FACTOR NO
GREATER THAN U-0.031. THE U-FACTOR OF 0.042 IS REPRESENTATIVE OF A VAULTED
SCISSOR TRUSS. A 10 INCH (254 mm) DEEP RAFTER VAULTED CEILING WITH R-30
INSULATION IS U-0.033 AND COMPLIES WITH THIS REQUIREMENT, NOT TO EXCEED 50 PER-
CENT OF THE TOTAL HEATED SPACE FLOOR AREA
h. A = ADVANCED FRAME CONSTRUCTION, WHICH SHALL PROVIDE FULL REQUIRED INSU-
LATING VALUE TO THE OUTSIDE OF EXTERIOR WALLS
i. HEATED SLAB INTERIOR APPLIES TO CONCRETE SLAB FLOORS (BOTH ON AND BELOW
GRADE) THAT INCORPORATES A RADIANT HEATING SYSTEM WITHIN THE SLAB. INSULATION
SHALL BE INSTALLED UNDERNEATH THE ENTIRE SLAB
j. SLIDING GLASS DOOR SHALL COMPLY WITH WINDOW PERFORMANCE REQUIREMENTS.
WINDOWS EXEMPT FROM TESTING IN ACCORDANCE WITH SECTION NF1 1 1 1.2, ITEM 3
SHALL COMPLY WITH WINDOW PERFORMANCE REQUIREMENTS IF CONSTRUCTED WITH
THERMAL BREAK ALUMIMUM OR WOOD, OR VINYL, OR FIBERGLASS FRAMES AND
DOUBLE -PANE GLAZING WITH LOW -EMISSIVITY COATINGS OF 0.10 OR LESS. BUILDINGS
DESIGNED TO INCORPORATE PASSIVE SOLAR ELEMENTS MAY INCLUDE GLAZING WITH A
U-FACTOR GREATER THAN 0.35 BY USING TABLE N 1 104.1(1) TO DEMOSTRATE
EQUIVALENCE
TO BUILDING ENVELOPE REQUIREMENTS
k. REDUCED WINDOW AREA MAY NOT BE USED AS A TRADE-OFF CRITERION FOR THERMAL
PERFORMANCE OF ANY COMPONENT
I. SKYLIGHT AREA INSTALLED AT 2 PERCENT OR LESS OF TOTAL HEATED SPACE FLOOR AREA
SHALL BE DEEMED TO SATISFY THIS REQUIREMENT WITH VINYL, WOOD, OR THERMALLY
BROKEN ALUMINUM FRAMES AND DOUBLE -PANE GLAZING WITH LOW -EMISSIVITY COAT-
INGS. SKYLIGHT U-FACTOR IS TESTED IN THE 20 DEGREE (0.35 RAD) OVERHEAD PANE IN
ACCORDANCE WITH NFRC STANDARDS.
m. A MAXIMUM OF 28 SQUARE FEET (2.6 M ) OF EXTERIOR DOOR AREA PER DWELLING UNIT
CAN HAVE A U-FACTOR OF 0.54 OR LESS
In. GLAZING THAT IS EITHER DOUBLE PANE WITH LOW-E COATING ON ONE SURFACE, OR
TRIPLE PANE SHALL BE DEEMED TO COMPLY WITH THIS U-.40 REQUIREMENT
TABLE N1 101.1 (3) VENTILATION AIR REQUIREMENTS cfm
FLOOR AREA (ft2)
BEDROOMS
0-1
2-3
6-7
> 7
< 1500
30
45
60
75
90
1501-3000
45
60
75
90
105
3001-4500
60
75
90
105
120
4501-6000
75
90
105
120
135
6000-7500
90
105
120
135
160
> 7501
105
120
135
160
185
ENERGY CODE NOTES (-)
ENERGY CODE -EXISTING HOUSE
BUILDING ENVELOPE ASSEMBLIES PART OF ALTERATION SHALL COMPLY
WITH SECTION R402.2.11, R402.3.1, R402.3.2, R402.4.3 & R402.4.4.
FOLLOWING ALTERATNOIS NEED NOT COMPLY WITH REQUIREMENTS FOR
NEW CONSTRUCTION PROVIDED THAT ENERGY USE IS NOT INCREASED:
1. STORM WINDOWS INSTALLED OVER EXISTING FENESTRATION
2. EXISTING CEILING, WALL OR FLOOR CAVITIES EXPOSED DURING
CONSTRUCTION PROVIDED THAT THESE CAVITIES ARE FILLED WITH
INSULATION. 2x4 FRAMED WALLS SHALL BE INSULATED TO A MINIMUM
OF R-15 AND 2x6 FRAMED WALLS SHALL BE INSULATED TO A MINIMUM
OF R-21.
3. CONSTRUCTION WHERE THE EXISTING ROOF, WALL OR FLOOR CAVITY
IS NOT EXPOSED.
4. ROOF RECOVER.
5. ROOFS WITHOUT INSULATION IN THE CAVITY AND WHERE THE
SHEATHING OR INSULATION IS EXPOSED DURING REROOFING SHALL BE
INSULATED EITHER ABOVE OR BELOW THE SHEATHING.
6. SURFACE -APPLIED WINDOW FILM INSTALLED ON EXISTING SINGLE PANE
FENESTRATION ASSEMBLIES TO REDUCE SOLAR HEAT GAIN PROVIDED
THE CODE DOES NOT REQUIRE THE GLAZING FENESTRATION TO BE
REPLACED.
R503.1.2 HEATING AND COOLING SYSTEMS:
NEW HEATING, COOLING AND DUCT SYSTEMS THAT ARE PART OF THE
ALTERATION SHALL COMPLY WITH SECTIONS R403.1, R403.2, R403.3 AND
R403.6
EXCEPTIONS:
1. WHERE DUCTS FROM AN EXISTING HEATING AND COOLING SYSTEM ARE
EXTENDED, DUCT SYSTEMS WITH LESS THAN 40 LINEAR FEET IN UN-
CONDITIONED SPACES SHALL NOT BE REQUIRED TO BE TESTING IN
ACCORDANCE WITH SECTION R403.2.2
2. EXISTING DUCT SYSTEM CONSTRUCTED, INSULATED OR SEALED WITH
ASBESTOS.
R503.1.3 SERVICE HOT WATER SYSTEMS:
NEW SERVICE HOT WATER SYSTEMS THAT ARE PART OF THE ALTERATIONS
SHALL COMPLY WITH SECTION R403.4.
R503.1.4 LIGHTING. NEW LIGHTING SYSTEMS THAT ARE PART OF THE
ALTERATION SHALL COMPLY WITH SECTION R404.1
EXCEPTION: ALTERATIONS THAT REPLACED LESS THAN 50 PERCENT OF THE
LUMINAIRES IN A SPACE, PROVIDED THAT SUCH ALTERATIONS DO NOT
INCREASE THE INSTALLED INTERIOR LIGHTING POWER.
R503.2 CHANGE IN SPACE CONDITION.
ANY NONCONDITIONED OR LOW -ENERGY SPACE THAT IS ALTERED TO BE-
COME CONDITIONED SPACE SHALL BE REQUIRED TO BE BROUGHT INTO
FULL COMPLIANCE WITH THIS CODE.
EXCEPTION: WHERE THE SIMULATED PERFORMANCE OPTION IN SECTION
R405 IS USED TO COMPLY WITH THIS SECTION, THE ANNUAL ENERGY USE OF
THE PROPOSED DESIGN IS PERMITTED TO BE 110 PERCENT OF THE ANNUAL
ENERGY USE OTHERWISE ALLOWED BY SECTION R405.4
AIR BARRIER & INSULATION INSTALLATION
TABLE R402.4.1.1
AIR BARRIER AND INSULATION INSTALLATION
COMPONENT
AIR BARRIER CRITERIA"
INSULATION CRITERIA"
General Requirements
A continuous air barrier shall be installed in the
Air -permeable insulation shall not be used
building envelope.
as a sealing material.
Exterior thermal envelope contains a continuous
air barrier.
Breaks or joints in the air barrier shall be sealed.
Cavity insulation installation
All cavities in the thermal envelope shall be
filled with insulation The density of the
insulation shall be at the manufacturers'
product recommendation and said density
shall be maintained for all volume of each
cavity. Batt type insulation will show no
voids or gaps and maintain an even density
for ktie entire cavity. Batt insulation shall be
installed in the recommended cavity depth.
Where an obstruction in the cavity due to
services, bloddrug, bracing or other
obstruction exists, the bats product will be
cut to fit the remaining depth of the cavity.
Where the batt is cut around obstructions,
loose fill insulation shall be placed to fill
any surface or concealed voids, and at the
manufacturers' specified density. Where
faced batt is used, the installation tabs must
be stapled to the face of the stud. There
shall bend compression to the batt at the
edges of the cavity due to inset stapling
installation tabs.
Instd.ation that upon installation readily
conforms to available space shall be
installed filling the entire cavity and within
the manufacturers' density
recommendation.
Ceiling attic
The air barrier in any dropped ceilingisoffit shall
The insulation in any dropped ceiling/soffit
be aligned with the insulation and any gaps in
shall be aligned with the air barrier
the air barrier sealed.
Batt insulation installed in attic roof
Access openings, drop down stair or knee wall
assemblies may be compressed at exterior
doors to unconditioned attic spaces shall be
wall lines to allow for required attic
sealed.
ventilation
Walls
The junction of the foundation and sill plate
Cavities within comers and headers of
shall be sealed. The junction of the top plate and
frame walls shall be insulated by
top of exterior walls shall be sealed Knee walls
completely filling the cavity with a material
shall be sealed.
having a thermal resistance of R-3 per inch
minimum.
Exterior thermal envelope insulation for
framed walls shall be installed in
substantial contact and continuous
aligrunent with the air harrier.
Windows, skylights and doors
The space between window/doorjambs and
framing and skylights and framing shall be
sealed.
Rim Joists
Rim joists shall include the air barrier.
Rim joists shall be insulated.
Floors (including above garage
The air barrier shall be installed at any exposed
Floor framing cavity insulation shall be
and cantilevered floors)
edge ofinsulation.
installed to maintain permanent contact
with the underside ofsubfloar decking or
floor framing cavity insulation shall be
permitted to be in contact with the topside
ofsheathing or continuous insulation
2015 Washington State Energy Code
RE-23
install e d on the underside of floor framing
and extend from the bottom to the top of all
perimeter floor framing members.
Crawl space walls
Exposed earth in unvented crawl spaces shall be
'h'here provided instead of floor insulation,
covered with a Class I, black vapor retarder with
insulation shall be permanently attached to
overlapping joints taped.
the crawlspace walls.
Shafts, penetrations
Duct shafts, utility penetrations, and flue shafts
opening to exterior or unconditioned space shall
be seated.
Narrow cavities
Batts in narrow cavities shall be cut to fit
and installed to the correct density without
any voids or gaps or compression, or
narrow cavities shall be filled by insulation
that on installation readily conforms to the
available cavity space.
Garage separation
Air sealing shall be provided between the garage
and ocnditioned spaces.
Recessed lighting
Recessed light fixtures installed in the building
Recessed light fixtures installed in the
thermal envelope shall be sealed to the drywall.
building thermal envelope shall be air tight
and IC rated
Plumbing and wiring
Batt insulation shall be cut neatly to fit
around wiring and plumbing in exteri or
walls. There shall be no voids or gaps or
compression where out to fit. Insulation that
on installation readily conforms to available
space shall extend behind piping and
wiring.
Shower./tub on exterior wall
The air barrier installed at exterior walls
Exterior walls adjacent to showers and tubs
adjacent to showers and tubs shall separate them
shall be insulated,
from the showers and tubs.
Electrical/phone box on exterior
The air barrier shall be irrstalledbehind electrical
wall
or commuuucation boxes or air sealed boxes
shall be installed.
HVAC register boots
HVAC register boots that penetrate building
thermal envelope shall be sealed to the subfloor
or drywall.
Concealed sprinklers
)%qmn required to be sealed, concealed fire
sprinklm shall only be sealed in a manner that is
recommended by the manufacturer. Caulldng or
other adhesive sealants shall not be used to fill
voids between fire sprinkler cover plates and
walls or ceilings.
IC = insulation contact
a. In addition. inspection of log walls shall be in accordance with the provisions of ICC-400.
RE-24
2015 Washington State Energy Code
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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Apr 06 2021 1 i
CITY OF EDMONDS I.J.J
DEVELOPMENT SERVICES
DEPARTMENT
W
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 8, 2021
FILE
20-ELM WAY.dwg
DESIGN
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SHEET #3
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236.06'R4
235.96'R1
235.91'M
N 88°42'35" W
FOUND MONUMENT IN CASE
BRASSCONE WITH X
DOWN 0.4'
LEGAL DESCRIPTION
THAT PORTION OF SECTION 25, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M. IN SNOHOMISH COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 867 FEET SOUTH AND 330 FEET EAST OF THE NORTHWEST CORNER OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SUBDIVISION;
THENCE SOUTH 123 FEET,•
THENCE EAST 300 FEET, MORE OR LESS, TO THE COUNTY ROAD;
THENCE NORTH ALONG SAID COUNTY ROAD 123 FEET,•
THENCE WEST 300 FEET, MORE OR LESS, TO THE POINT OF BEGINNING,
EXCEPT THE EAST 225 FEET THEREOF,•
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES, OVER, UNDER, ACROSS,
THROUGH AND UPON THE FOLLOWING DESCRIBED TRACT OF LAND:
THAT PORTION OF LOT(S) 8 AND 9, HIGHLAND PARK, ACCORDING TO THE PLAT THEREOF RECORDED
IN VOLUME 23 OF PLATS, PAGE(S) 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, DESCRIBED
AS FOLLOWS:
BEGINNING AT THE CORNER COMMON TO SAID LOTS 8 AND 9;
THENCE NORTH 89°38'09" EAST ALONG THE NORTH LINE OF SAID LOT 8, A DISTANCE OF 7.59 FEET,•
THENCE SOUTH 48°25' 10" WEST A DISTANCE OF 5.81 FEET TO AN INTERSECTION WITH A CURVE,
FROM WHICH INTERSECTION THE RADIUS POINT OF SAID CURVE BEARS SOUTH 50°42'50" WEST,•
THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE BEING A CURVE TO THE LEFT HAVING A
RADIUS OF 125.00 FEET AND CONSUMING AN ANGLE OF 9°10'03" AN ARC DISTANCE OF 20.00 FEET,•
THENCE NORTH 48°25'19" EAST A DISTANCE OF 13.87 FEET TO AN INTERSECTION WITH THE EAST
LINE OF SAID LOT 9;
THENCE SOUTH 00'39'00" EAST ALONG SAID EAST LINE A DISTANCE OF 19.80 FEET TO THE POINT
OF SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON.
TITLE RESTRICTIONS
EASEMENT AND HEIGHT RESTRICTION AGREEMENT IN OFFICIAL RECORDS UNDER RECORDING NUMBER
2001582
FOUND MONUMENT IN CASE
WITH X
SET REBAR&CAP
LS35978
75.00'
N 88°42'35" W
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FOUND MONUMENT IN CASE
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194.98' DOWN 1'
FOUND MONUMENT IN CASE N 88°42'37" W
BRASSCONE WITH X
DOWN 1'
\SET REBAR&CAP
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1
FOUND MONUMENT IN CASE
BRASSCONE WITH X
DOWN 0.4'
ASPH. NAIL
FOUND MONUMENT IN CASE
BRASSCONE WITH X
DOWN 0.6'
EQUIPMENT AND PROCEDURES:
METHOD OF SURVEY.
SURVEY PERFORMED BY FIELD TRAVERSE
INSTRUMENTATION:
TOPCON PS103A ELECTRONIC TOTAL STATION AND LEICA GPS RECEIVER.
PRECISION:
MEETS OR EXCEEDS STATE STANDARDS WAC 322-130-090
BASIS OF BEARING:
STATE PLANE COORDINATE SYSTEM, NORTH ZONE PER GPS OBSERVATIONS IN
WASHINGTON STATE REFERENCE NETWORK ON FOUND MONUMENTS AS MONUMENTS SHOO
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SURVEY NOTES:
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1.) THIS SURVEY HAS BEEN PREPARED FOR THE
EXCLUSIVE USE OF PARTIES WHOSE NAMES
APPEAR HEREON ONLY, AND DOES NOT EXTEND
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TO ANY UNNAMED THIRD PARTIES WITHOUT
EXPRESS RECERTIFICATION BY THE LAND
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SURVEYOR.
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2.) BOUNDARY LINES SHOWN REPRESENT DEED
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LOCATION, OWNERSHIP LINES MAY VARY. NO
GUARANTEE OF OWNERSHIP IS EXPRESSED OR
IMPLIED.
3.) FIELD WORK PERFORMED AND MONUMENTS
RECOVERED IN JULY 2020.
RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
R 1 RECORD OF SURVEY, RECORDING NUMBER
201707115004.
R2 RECORD OF SURVEY, RECORDING NUMBER
8710085002.
R3 RECORD OF SURVEY, RECORDING NUMBER
9201095001.
R4 PLAT OF HIGHLANDS PARK, V. 23, P. 76.
PARCEL NUMBER 270325-002-145-00
ADDRESS 539 ELM WAY
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MICHAEL CERNEY
1905 13TH AVE SOUTH
SEATTLE, WA 98144
PHONE: 206.228.0107
EMAIL: mikecerney@gmail.com
SITE ADDRESS
539 ELM WAY, EDMUNDS, WA 98020-4644
LEGAL DESCRIPTION
SEE NOTE ON FAR RIGHT THIS SHEET
SITE AREA
9,225 S.F. (0.22 ACRE)
PARCEL
#27032500214500
ZONING
R M-3
SETBACKS
FRONT YARD 15' FEET
REAR YARD 15' FEET
SIDE YARD 15' FEET
HEIGHT 25' FEET
GRAPHIC SCALE
5 0 2.5 5 10 15
( IN FEET )
1 inch = 5 ft.
NOTE:
THERE IS NO GRADING AS
PART OF THIS PROJECT.
PROPERTY LINE L=123.00' N 010 00' 16" E
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------�"-
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IMPERVIOUS AREAS
Item
e Areas
Proposed
New & Replaced
(roof includes
Areas (roof includes
Areas (roof includes
overhangs)
overhangs)
overhangs)
Roof Area
House
2,926 s.f.
3,200 s.f.
274 s.f.
Concrete
Driveways
3,100 s.f.
3,100 s.f.
0 s.f.
Decks
157 s.f.
157 s.f.
0 s.f.
Walks
857 s.f.
857 s.f.
0 s.f.
Total
7,079 s.f.
7,079 s.f.
274 s.f.
Impervious Area: 274 s.f.
SITE PLAN
SCALE: 1 "=5'-O"
BUILDING & SITE AREAS
Item
e Areas
Proposed
Changed
Areas
Areas
Site
9,225 s.f.
Footprint
2,564 s.f.
2,787 s.f.
225 s.f.
House
1 st Floor
1,850 s.f.
1,847 s.f.
(-3) s.f.
2nd Floor
1,366 s.f.
1,366 s.f.
0 s.f.
Total
Garage
714 s.f.
940 s.f.
228 s.f.
LEGEND
a (e) Conc Driveway
a
(e) Conc Walk
(e) Fence on (e) Stone
Retaining Wall
(n) Rebuilt Garage on
Existing Slab
(n) Garage Addition on
New Slab
(e) Landscape Wall
(e) Wood Deck
(e) Apartment building
THAT PORTION OF SECTION 25, TOWNS✓iIP 2'7 NORTH, RANGE 3 EAST, W.M. IN SNOHOMISH COUNTY,
WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT 867 FEET SOUTH AND 330 FEET E45T OF THE NORTHWEST CORNER OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SUBDIVISION;
THENCE SOUTH 123 FEET;
THENCE EAST 300 FEET, MORE OR LESS, TO THE COUNTY ROAD;
THENCE NORTH ALONG S41D COUNTY ROAD 123 FEET,
THENCE WEST 30O FEET, MORE OR LESS, TO THE POINT OF BEGINNING;
EXCEPT THE EAST 225 FEET THEREOF,
TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES, OVER, UNDER, ACROSS,
THROUGH AND UPON THE FOLLOWING DESCRIBED TRACT OF LAND.
THAT PORTION OF LOT(S) 8 AND 9, HIGHLAND PARK, ACCORDING TO THE PLAT THEREOF RECORDED
IN VOLUME 23 OF PLATS, PAGE(S) 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, DESCRIBED
AS FOLLOWS:
BEGINNING AT THE CORNER COMMON TO SAID LOTS 8 AND 9;
THENCE NORTH 8936'09" EAST ALONG THE NORTH LINE OF SAID LOT 8, A DISTANCE OF 7.59 FEET,•
THENCE SOUTH 48'25'10" WEST A DISTANCE OF 5.81 FEET TO AN INTERSECTION WITH A CURVE;
FROM WHICH INTERSECTION THE RADIUS POINT OF SAID CURVE BEARS SOUTH 5042 50" WEST;
THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE BEING A CURVE TO THE LEFT HAVING A
RADIUS OF 125.00 FEET AND CONSUMING AN ANGLE OF 9'10'03" AN ARC DISTANCE OF 20.00 FEET,•
THENCE NORTH 4er25'19' EAST A DISTANCE OF 13.87 FEET TO AN INTERSECTION WITH THE EAST
LINE OF SAID LOT 9,
THENCE SOUTH 00'39'00" EAST ALONG SAID EAST LINE A DISTANCE OF 19.80 FEET TO THE POINT
OF SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON,
EASEMENT AND HEIGHT RESTRIC77ON AGREEMENT IN OFFICIAL RECORDS UNDER RECORDING NUMBER
2001582
RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
7013
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Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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APRIL 4, 2021
FILE
20-ELM WAY.dwg
DESIGN
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MAIN FLOOR DEMOLITION PLAN
SCALE:3/16"=1'-0" -
ROOF DEMOLITION PLAN
SCALE: 1 /8"=V-0" -
a) D.S.
UPPER FLOOR DEMOLITION PLAN
SCALE:3/16"=1'-0" -
FLOOR PLAN
DEMOLITION LEGEND
Demolish (e) TPO Roof
Membrane
Demolish (e) structural items,
roof, wall, chimney, stairs or
posts
Saw Cut (e) Slab for (n) Ftg, See
Sheet S2.1
DEMOLITION FLOOR PLAN NOTES
1. Not Used
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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FILE
20-ELM WAY.dwg
DESIGN
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SHEET #6
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WEST (FRONT) DEMOLITION ELEVATION
SCALE:3/16"=1'-0" -
✓LIV-1- 1 VVII N-VV
EAST (REAR) DEMOLITION ELEVATION
SCALE:3/16"=1'-0" -
DE
EAST (REAR) DEMOLITION ELEVATION
SCALE:3/16"=1'-0" -
NORTH (RIGHT SIDE) DEMOLITION ELEVATION
SCALE:3/16"=1'-0" -
EXTERIOR ELEVATIONS
DEMOLITION LEGEND
Demolish Window
Demolish (e) structural items,
roof, wall, stairs or posts
Not Used
DS
EXTERIOR ELEVATION DEMOLITION
NOTES
1. Not Used
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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6
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DATE
March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
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D301
SHEET #7
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PROPERTY LINE L=123.00' �� N 010 00' 16" E
MAIN FLOOR PLAN
SCALE: 1 /4"=1'-0" -
Note
For Plywood Roof Panel
Installation see
Detail 1
A5.1
Note
For Plywood Wall Panel
Installation see
Detail 2
A5.1
FLOOR PLAN LEGEND
(e) Gypsum board and wood stud wall
(n) Garage / Dwelling Separation Wall
(n) Gypsum board and wood stud wall
(d) Demolished Wall
(n) Brick Facade
SO Smoke alarm
CO Carbon Monoxide Alarm
TMP Tempered Glass
❑ D.O. or O D.O. Downspout
FLOOR PLAN NOTES
1. For life safety and code notes, see notes on sheet A0.1
2. For energy and general notes, see notes on sheet A0.2
3. Written dimensions take precedence over scaled dimensions.
Scale dimension only for checking. If there is a disceprancy,
please contact the architect.
4. Dimensions are to outside face of exterior studs, face of
interior studs, face of concrete, masonry or to finish face
of finish of existing wall unless noted otherwise.
5. For exact door and window rough opening (R.O.) dimensions
verify with door and window manfacturer.
6. Wall Types are indicated on Floor Plans. Please see Sheet
A5.2 for Wall Type Details
7. Window and door Types are indicated on Floor Plans.
Please see Sheet A6.1 for Window and Door Schedules
for information
—DRAIN TO
GRADE W/.
SPLASHBLOCK
—DRAIN TO
GRADE W/.
SPLASHBLOCK
FLOOR PLAN NOTES CONT'D
8. All new exterior walls to be type W1 u.n.o.
9. All new interior walls to be type W3 u.n.o.
10. Provide sound batts at all interior walls u.n.o.
11. Any new Lighting in ceilings with insulation to be 'IC' rated.
Those lighting above showers and tubs shall be rated for wet
areas.
12. Contractor to verify that Smoke Detector/Alarm and Carbon
Monoxide Detector/Alarm are installed in existing unit as
shown and in working order. Replace with new Detector/Alarm
if needed
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Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
April 4, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A201
SHEET #8
ISSUE FOR PERMIT
p H.B. Hose Bibb
SA'_A"
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A3.2
UPPER FLOOR PLAN
SCALE: 1 /4"=1'-0" -
FLOOR PLAN LEGEND
(e) Gypsum board and wood stud wall
(n) Garage / Dwelling Separation Wall
(n) Gypsum board and wood stud wall
(d) Demolished Wall
SO Smoke alarm
CO Carbon Monoxide Alarm
TMP Tempered Glass
Or).-ff.
FLOOR PLAN NOTES
1. There is no Work at Second Floor
2. For Garage Roof Plan, Please see Sheet A2.3
3. Contractor to verify that Smoke Detector/Alarm and Carbon
Monoxide Detector/Alarm are installed in existing unit as
shown and in working order. Replace with new Detector/Alarm
if needed
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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STATE WASHINGTON
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Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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6
5
4
3
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DATE
APRIL 4, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A202
SHEET #9
❑ D.O. or O D.O. Downspout
ED H.B. Hose Bibb
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A3.2
ROOF PLAN
SCALE: 1 /4"=1'-0" -
Note
For Plywood Roof Panel
Installation see
Detail 1
A5.1
ROOF PLAN NOTES
1. For life safety and code notes, see notes on sheet A0.1
2. For General Notes, see notes on sheet A0.2
3. Written dimensions take precedence over scaled dimensions.
Scale dimension only for checking. If there is a disceprancy,
please contact the architect.
4. Dimensions are to outside face of exterior studs, face of
interior studs, face of concrete, masonry or to finish face
of finish of existing wall unless noted otherwise.
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
REGISTERED
ARCHi T
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STATE WASHINGTON
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CITY OF EDMONDS
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6
5
4
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2
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DATE
March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A203
SHEET #10
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ISSUE FOR PERMIT
WEST (FRONT) EXTERIOR ELEVATION
SCALE: 1 /4"= V-0" -
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(CUT ACROSS LIVING ROOM)
SOUTH (RIGHT SIDE) EXTERIOR ELEVATION
SCALE: 1 /4"=V-0" -
Note
For Plywood Roof Panel
Installation see
Detail 1
A5.1
Note
For Plywood Wall Panel
Installation see
Detail P
SOUTH (RIGHT SIDE) EXTERIOR ELEVATION
SCALE: 1 /4"=V-0" -
ELEVATION NOTES
1. For life safety and code notes, see notes on sheet A0.1
2. For energy and general notes, see notes on sheet A0.2
3. Written dimensions take precedence over scaled dimensions.
Scale dimension only for checking. If there is a disceprancy,
please contact the architect.
4. Dimensions are to outside face of exterior studs, face of
interior studs, face of concrete, masonry or to finish face
of finish of existing wall unless noted otherwise.
5. For exact door and window rough opening (R.O.) dimensions
verify with door and window manfacturer.
6. Wall Types are indicated on Floor Plans. Please see Sheet
A5.2 for Wall Type Details
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
REGISTERED
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DEPARTMENT
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6
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March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A301
SHEET #11
ISSUE FOR PERMIT
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EXISTING HOUSE
EAST (REAR) EXTERIOR ELEVATION
SCALE: 1 /4"= V-0" -
Note
For Plywood Roof Panel
Installation see
Detail 1
A5.1
Note
For Plywood Wall Panel
Installation see
Detail 2
A5.1
ELEVATION NOTES
1. For life safety and code notes, see notes on sheet A0.1
2. For energy and general notes, see notes on sheet A0.2
3. Written dimensions take precedence over scaled dimensions.
Scale dimension only for checking. If there is a disceprancy,
please contact the architect.
4. Dimensions are to outside face of exterior studs, face of
interior studs, face of concrete, masonry or to finish face
of finish of existing wall unless noted otherwise.
5. For exact door and window rough opening (R.O.) dimensions
verify with door and window manfacturer.
6. Wall Types are indicated on Floor Plans. Please see Sheet
A5.2 for Wall Type Details
F n 1 VI 1 IIVI ILL vvf
TO MATCH (E)
SIDING
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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DEPARTMENT
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-
DATE
March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A302
SHEET #12
ISSUE FOR PERMIT
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EXISTING HOUSE
Existing Roof Assembly
• Existing TPO Roof Membrane
• Existing Tapered Insulation
• Existing CDX Roof Sheathing
• Existing 2x10 Joists @ 16" O.0
• Existing Insulation
• Existing Gypsum Board Ceiling
(e) FAMILY ROOM
(e) Floor Assembly
• Existing Hardwood Floors
• Existing Slab on Grade
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MAIN FLOOR
> EL 100.00'
DEMOLITION OF EXISTING GARAGE
SCALE: 3/8"=V-0"
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Wall Assembly W5
(Rebuilt Garage / Dwelling Separation Wall)
• Flashing
• 'tom" GP Densglas
• 15/3p CDX Wall Sheathing Per Struct
• 2x6 ood Studs @ 16" O.C.
• 1/2" Gypsum Wall Board
Min 5/8" type
X Gyp
WTI Assembly W2
(Rebu' Garage / Dwelling Separation Wall)
• Min ' Rated 'X' Gypsum Wall Board
on both sides of Studs
• 15/32 CDX Wall Sheathing Per Struct
• 2x6 Wood Studs @ 16" O.C.
• R-21 Batt Insulation
DEPTH
CONFIRMED FDN
DEPTH
Roof Assembly R1 VENTING CALCULATIONS
• TPO Roof Membrane
• Protection Board
• V.B. AREA: 28 LF x 12 X12 /300 = 13.44 SQ. IN
• Roof Sheathing Per Struct, TOTAL, OR 6.72 SQ. IN EACH END
• Sloped Roof Joists per Structural BLOCKING OPENING: OR (2) 2-1/4" DIA.
Framing Plans, HOLES (7.95 SO. IN. NFVA)
• 2x Ceiling Joists, Level EAVES OPENING: V-200 (8 SQ. IN. NFVA)
• 5/8" Gypsum Board, Taped and
Mudded. Painted
GARAGE
(e) Floor Assembly
• Existing Slab on Grade
J, 19'-91,
SECTION THRU PROPOSED GARAGE REBUILD
SCALE: 1 /2"=1'-0" -
Note
For Plywood Roof Panel
Installation see
Detail 1
A5.1
Note
For Plywood Wall Panel
Installation see
Detail 2
A5.1
------------------'-�--
(Non -Load Bearing Wall)
• Min 1/2" Gypsum Wall Board
on both sides of Studs
• 15/32 CDX Shear Wall Sheathing
Per Struct
• 2x4 Wood Studs @ 16" O.C.
15
A5.1
----------------- `
17
12"
I I
(n) Floor Assembly F1
• 4" Reinforiced Slab on Grade
• Min 4" Crushed Rock
• Prepared & Compacted Subgrade
SECTION NOTES
1. For life safety and code notes, see notes on sheet A0.1
2. For energy and general notes, see notes on sheet A0.2
3. Written dimensions take precedence over scaled dimensions.
Scale dimension only for checking. If there is a disceprancy,
please contact the architect.
4. Dimensions are to outside face of exterior studs, face of
interior studs, face of concrete, masonry or to finish face
of finish of existing wall unless noted otherwise.
5. For exact door and window rough opening (R.O.) dimensions
verify with door and window manfacturer.
6. Wall Types are indicated on Floor Plans. Please see Sheet
A5.2 for Wall Type Details
to
1 BLOCKING OPENING: (TYP)
(2) 2-1/4" DIA. HOLES (7.95 SQ.
IN. NFVA)
Parapet Wall Assembly
• Shingle Siding per Elevations on A3.1
• Weather Resistive Barrier
• 15/32 CDX Wall Sheathing Per Struct
• 2x4 Sloped Wood Studs @ 16" O.C.,
Both Sides
• 15/32 CDX Wall Sheathing Per Struct
• Ice & Water Shield SPS Membrane
• TPO Roof Membrane
EAVES OPENING: (TYP)
V-200 (8 SQ. IN. NFVA)
Wall Assembly W3
• Exterior Siding per Elevations on A3.1
• Weather Resistive Barrier
• 15/32 CDX Wall Sheathing Per Struct
• 2x4 Wood Studs @ 16" O.C.
• 1/2" Gyp Wall Board
MAIN FLOOR
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Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A401
SHEET #13
ISSUE FOR PERMIT
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EXT.
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METAL
SHINGLE
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WEATHER
RESISTIVE
BARRIER
STRUCTURAL
CDX
SHEATHING
5 BALLOONS
1. Mechanical Watertight Connection Seal
2. Drain Body
3. Strainer Dome Retaining Clips
4. Strainer Dome Nylon Push -in Fastener
5. Aluminum Strainer Dome
6. Sealant
7. Thermoplastic Coated Aluminum Flange
3 0. vveluuu I flerfilU IaSuc rld6i
9. Existing Rain Water Leader
18 15 4 10. Existing Cast Iron Drain Bc
11. Substrate
14 12 16
APPLICATIONS
THERMOPLASTIC ROOF MEMBRANES
SIZES:
3 INCH, 4 INCH, 5 INCH, 6 INCH
13
NOTES:
1—REFER TO ROOF MEMBRANE MANUFACTURER FOR
THEIR APPROVED INSTALLATION DETAIL.
2—TPO RETRODRAIN / PVC ALUMAWELD
RETRODRAIN COMPLIES WITH ANSI/SPRI RD-1.
ROOF DRAIN
SCALE: NOT TO SCALE
10
1
12. Vapour Retarder (optional)
13. Treated Wood Nailer (optic
14. Insulation (sloped to drain)
15. Flange Fastener
16. Wood Nailer Fastener
17. 25mm (1") Minimum Weld
18. Thermoplastic Membrane
OMG Inc.
153 Bowles Road
Agawam, MA 01001
800-633-3800
info@olyfast.com
www.olyfast.com
NAME: TPO RetroDrain PVC AlumaWeld RetroDrain
DRWN. BY: JLM DATE: 8/08/2011 SKU: HDTPO_A(Insert Size for TPO Drain) /
HDPVC_A(Insert Size for PVC Drain)
APPD. BY: DATE: 8/08/2011 SCALE: NOT TO SCALE SHEET: 1 OF
MAINTAIN 1 /8" SPACING AT ALL
PANEL EDGE AND END JOINTS
UNLESS OTHERWISE
RECOMMENDED BY PANEL
MANUFACTURER
1/2"-INCH OSB APA RATED ROOF SHEATHING
PANELS TO BE INSTALLED WITH LONG PANEL
DIMENSION PERPENDICULAR TO RAFTERS.
STAGGER END JOINTS OF ALL ROOF PANELS
4'-0" (TYP).
INSTALL PANEL EDGE CLIPS BETWEEN
EACH RAFTER.
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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NOT NOTED, SEE I �� STUDS
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NOTED, SEE DETAIL 15
THIS SHEET
TYPICAL GARAGE WALL SECTION
DENSGLAS (EXT
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BD)
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SHINGLES I '.
DENSGLAS (EXT r'I
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CONT. VENT
9 SOFFIT DETAIL
SCALE. 3"=1'-0"
(2) 2-1/4" DIA. VENT
HOLE PER FOOT
ALUM SCREEN NOT
EXCEEDING 1/4"
APERATURE OPNG
6" MIN. CLEARANCE
FROM SIDING TO
GRADE
NOTE: BLOCK ALL
HORIZONTAL JOINTS
IN ALL PANELS
>" SPACING AT ALL
PANEL JOINTS UNLESS OTHERWISE
RECOMMENDED BY PANEL
MANUFACTURER
APA WALL PANEL INSTALLATION
SCALE: 1 1 /2"=V-0"
RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 16, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
A501
SHEET #14
ISSUE FOR PERMIT
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JOINT FILER
4 REINF. CONCRETE
SLAB
VAPOR
JOINT FILLER
CONCRETE SLAB
TfPO Roof Membrane
Ica and Water Shield (SPS Undarlayrir ent)
10
Rigid Insulation
V.B.
�Min 1/2W CDX Sheathing, Sae
Structural DD rava ngs
�F1 o. Sloped I- Jolsts Rafters
a ° . 4. :°°I a °d
a a a_ 16'®.c. Per structural
BARRIER - 4„
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CONCRETE � I.
FOUNDATION, SIZE, �
REINF PER STRUCT
TYPOC AL FLOOR ASSEMBLY LY =F1
NOTE: FOR TYP WALLIFLOOR NOTES, SEE DETAIL I THIS
D p p D
IN N
SLA:--GRADE ASSEM:LY - F1
SCALE: 1 1/2°°-1-0"
SHEET, DRAINAGE OMITTED FOR CLARITY SALVAGED
MASONRY BRICK 1°sPACE
q�A
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(7""�LEDGE
TYPE N MORTAR
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POINTED TO MATCH
SCALE: 1 1 /2°°= 1'-0°°
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4" REINF. CONCRETE
SLAB
FINISHED CONCRETE
Q.
a
(E), COLOR TO
APPROX. MATCH
22 GA GALV CORRUGATED
EXTERIOR
MEAL TICS, MIN (2) PER
PILASTER GORIZ @ STUDS, &
(1 ) WEEP IN
MIDDLE
- SEE STRUCT DWG FOR
STEEL REINFORCING
WALL BASE
DETAILS
FLASHING
JOINT BILLER
° d
ANCHOR BOLT @
4-1/4 a.
(N) CONIC FDN
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PA� ° GCS pC�G�OMC TER WALQ
GE 00F Sao CONDff�ON I
SCALE: 1 1 /2"=V-0°°
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MASONRY BRICK
TYPE N MORTAR
POINTED TO MATCH
(E), COLOR TO
APPROX. MATCH
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PILASTER HORIZ @ STUDS, &
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ROOF o C0LNG ASSEMBLY LY o R1
SCALE: 1 1 /2°°=1'-0°°
EXT. WALL PAINT - (CLASS II
SHEATHING V.R. 1.0-10.0 PERMS
2x4 STUDS �1 6"
o.c.
1 1 /4 TYPE 'W'
WATERPROOFING DRYWALL
MEMBRANE SCREW
P.T. �►'I�L RATE:
117/y" GYRSU
INTERIOR
� a
a
STANDARD MASONRY(
BRICK, SEE ELEVS- A3.1, A3.2
WEATHER RESISTIVE BARRIER
(WRB)
EXT. STRUCTURAL SHT'C.,
(15132" OSB UNO BY STRUCT.)
2X6 STUDS @ 16" O.C.
NAIL ATTACHMENT, SEE IRC
TABLE 602.3 (1
�XI�RIOOR
WD • R3 C K FAUN G
GARAGE GCS 2X4 EXTERN OR WALL
V G SCALE- 1 1/2°°=1'-0°°
PAINT - (CLASS III
V.R. 1.0-10.0 PERMS
1-1 /4 TYPE 'W'
DRYWALL
SCREW
1 /2" GYPSUM
SIDING, SEE ELEVS- A3.1,
A3.2
WEATHER RESISTIVE BARRIER
(WRB)
EXT. STRUCTURAL SHT'G
(15/32" OSB UNO BY STRUCT.)
EXT. RATED 1 /2" DENSGLAS
2X6 STUDS @ 16" O.C.
NAIL ATTACHMENT, SEE IRC
TABLE 602.3 (1
GYPSUM BOARD INTERIOR EXTERIOR
BALL
SHEATHING
2X4 STUDS @ 16" MRE PROTECTED
O.C. GARAGE GCS 2X4 EXTERN OR WALL
WATERPROOFING V v 5 SCALE:1 1/2W=1'-GW
MEMBRANE
P.T. SILL PLATE
PAINT
INTERIOR
1 /2" GYPSUM [BOARD, CA
SIDE
2X4 STUDS @ 16" O.C.
1-1 /4 TYPE 'M/n ° DRYWALL
SCREW
GARAGE
Level 2x Calling Joists @
16' o.c. Per Structural
5/8W GWB
PAIN]
V.R. 1 A
D RYY
SCR[
BOA
SIDING, SEE ELEVS- A3.1,
A3.2
WEATHER RESISTIVE BARRIER
(WRB)
EXT. STRUCTURAL SHT-G (7/16'°
OSB UNO BY STRUCT.)
R-21 BATT INSULATION
2X4 STUDS @'16" O.C.
NAIL ATTACHMENT, SEE IRC
TABLE 602.3 (1
TILE ON BACKER [BOARD
AT '3IM'
STANDARD 2X4 0 MLL EXTEROR WALL
WJ SCALE: 1 1/2°°=1'-0°°
PAINT
INTERIOR
1 /2" GYPSUM BOARD EA
SIDE
R-21 BATT INSULATION
2X6 STUDS @ 16" O.C.
1-1 A TYPE 'W' DRAYWALL
SCREW
GARAGE
NA, 2x6 GARAGE Sii EPARATION WALL
v v
SCALE: 1 1 /2°°= 1'-0°°
PAIN]
V.R. 1 A
DRYV
SERE
BOA
INTERIOR
SIDING, SEE ELEVS- A3.1,
A3.2
WEATHER RESISTIVE BARRIER
(WRB)
EXT. STRUCTURAL SHT'G
(15/32" OSB UNO BY STRUCT.)
2x6 STUDS 1 6" O.C.
NAIL ATTACHMENT, SEE IRE
TABLE 602.3 (1 )
EXTERIOR
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
PEGISTERED
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STATE OF WASHINGTON
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DEPARTMENT
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NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 16, 2021
FILE
ELM WAY.dwg
DESIGN
EGH
A502
SHEET #15
c�
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SCALE: 1 1 /2°°= 1'-0°°
2x4 GARAGE SEPARATION WALL
V V lJ II SCALE: 1 1/2°°=1'-009
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SCALE: 1 1/2°°=1'-0°°
ISSUE FOR PERMIT
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GENERAL STRUCTURAL NOTES
BUILDING CODE
2018 INTERNATIONAL BUILDING CODE
DESIGN METHOD
ALLOWABLE STRESS DESIGN (ASD)
FLOOR LOADS
DEAD LOAD: 15 psf
LIVE LOAD: 40 psf
ROOF LOADS
DEAD LOAD: 15 psf
LIVE LOAD (SNOW): 25 psf
WIND DESIGN DATA
1. BASIC WIND SPEED: 110 MPH
2. RISK CATEGORY: II
3. WIND EXPOSURE: B
4. Kzt = 1.0
5. ANALYSIS PROCEDURE: ENVELOPE SIMPLIFIED
SESIMIC DESIGN DATA
1. SEISMIC IMPORTANCE FACTOR: 1.0
2. RISK CATEGORY: II
3. SPECTRAL RESPONSE ACCEL (SS): 1.281
4. SITE CLASS: C (ASSUMED)
5. SPECTRAL RESPONSE COEFF (SDS): 1.025
6. SEISMIC DESIGN CATEGORY: D
7. LFRS: WOOD SHEATHED SHEARWALLS
8. SEISMIC RESPONSE COEFFICIENT (Cs): 0.158
9. RESPONSE MODIFICATION FACTOR (R): 6.5
10. ANALYSIS PROCEDURE: EQUIVALENT LATERAL FORCE
GENERAL
1. ANY DISCREPANCY FOUND AMONG THE DRAWINGS, THESE NOTES,
AND THE SITE CONDITIONS SHALL BE REPORTED TO THE DESIGNER,
WHO SHALL CORRECT SUCH DISCREPANCY IN WRITING. ANY WORK
DONE BY THE CONTRACTOR AFTER DISCOVERY OF SUCH
DISCREPANCY SHALL BE DONE AT THE CONTRACTORS RISK.
2. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE
CONTRACT DRAWINGS.
3. DURING THE CONSTRUCTION PERIOD THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE SAFETY OF THE BUILDING. THE
CONTRACTOR SHALL PROVIDE ERECTION BRACING, FORMWORK,
AND TEMPORARY CONSTRUCTION SHORING IN ACCORDANCE WITH
ALL NATIONAL, STATE, AND LOCAL SAFETY ORDINANCES. ANY
DEVIATION MUST BE APPROVED IN WRITING PRIOR TO ERECTION.
4. ALL ERECTION PROCEDURES SHALL CONFORM TO OSHA
STANDARDS. ANY DEVIATION MUST BE APPROVED BY OSHA PRIOR
TO ERECTION.
5. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL
CONSTRUCTION PROCEDURES.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING
THE WORK OF ALL TRADES AND SHALL CHECK ALL DIMENSIONS. ALL
DISCREPANCIES SHALL BE CALLED TO THE ATTENTION OF THE
ENGINEER AND BE RESOLVED PRIOR TO PROCEEDING WITH THE
WORK.
7. DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF
CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY
INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN,
SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED SUBJECT TO
REVIEW BY THE ENGINEER.
8. ALL DETAILS DESIGNATED AS STANDARD OR TYPICAL SHALL
OCCUR IN ADDITION TO ANY OTHER SPECIFIC DETAIL CALLED OUT.
9. ALL INFORMATION SHOWN ON THE DRAWINGS RELATIVE TO
EXISTING CONDITIONS IS GIVEN AS THE BEST PRESENT
KNOWLEDGE, BUT WITHOUT GUARANTEE OF ACCURACY. WHERE
ACTUAL CONDITIONS CONFLICT WITH THE DRAWINGS, THEY SHALL
BE REPORTED TO THE ENGINEER SO THE PROPER REVISIONS MAY
BE MADE. MODIFICATIONS TO CONSTRUCTION DETAILS SHALL NOT
BE MADE WITHOUT PRIOR WRITTEN APPROVAL BY THE ENGINEER.
FOUNDATIONS
1. THE FOUNDATION DESIGN IS BASED ON THE RECOMMENDATION IN
THE INTERNATIONAL BUILDING CODE TABLE 1806.2. FOUNDATION
WORK SHALL BE PERFORMED IN ACCORDANCE WITH CHAPTER 18 OF
THIS CODE.
2. THE FOUNDATION DESIGN IS BASED ON THE FOLLOWING VALUES:
ALLOW. SOIL BEARING
1500 PSF
SOIL FRICTION
.30
EQUIV. FLUID PRESSURES
ACTIVE PRESSURE
35 PCF
AT REST PRESSURE
50 PCF
PASSIVE PRESSURE
250 PCF
3. ALL FOOTINGS SHALL BE FOUNDED AT LEAST 18" BELOW THE
UNDISTURBED GROUND SURFACE OR TO FROST DEPTH. ALL
FOOTINGS SHALL BE FOUNDED ON COMPACTED FILL OR
UNDISTURBED NATURAL GRADE UNLESS OTHERWISE NOTED.
4. COMPACTION: MATERIAL FOR FILLING AND BACKFILLING SHALL
CONSIST OF THE EXCAVATED MATERIAL AND/OR IMPORTED
BORROW AND SHALL BE FREE OF ORGANIC MATTER, TRASH,
LUMBER, OR OTHER DEBRIS. ALL WALLS SHALL BE ADEQUATELY
BRACED PRIOR TO BACKFILLING. FILL AND BACKFILL SHALL BE
DEPOSITED IN LAYERS NOT TO EXCEED 8 INCHES THICK, PROPERLY
MOISTENED TO APPROXIMATE OPTIMUM REQUIREMENTS AND
THOROUGHLY ROLLED OR COMPACTED WITH APPROVED
EQUIPMENT IN SUCH A MANNER AND EXTENT AS TO PRODUCE A
RELATIVE COMPACTION OF 90% OF MAXIMUM POSSIBLE DENSITY AS
DETERMINED BY ASTM D1557. HAND TAMPERS SHALL WEIGH AT
LEAST 50 POUNDS EACH AND SHALL HAVE A FACE AREA NOT IN
EXCESS OF 64 SQUARE INCHES. HAND TAMPERS MAY BE OPERATED
EITHER MANUALLY OR MECHANICALLY AND SHALL BE USED WHERE
LARGER POWER DRIVEN COMPACTION EQUIPMENT CANNOT BE
USED.
CONCRETE
1. ALL CONCRETE UNLESS OTHERWISE NOTED SHALL BE REGULAR
WEIGHT HARD ROCK TYPE (150 PCF) AGGREGATES SHALL CONFORM
TO ASTM C33 WITH PROVEN SHRINKAGE CHARACTERISTICS OF LESS
THAN 0.05%.
2. ALL CONCRETE DESIGN IS BASED ON A 28 DAY COMPRESSIVE
STRENGTH (f'c) OF 2500 PSI. WHERE 3000 PSI CONCRETE IS
REQUIRED BY THE BUILDING DEPARTMENT FOR WEATHERING
PURPOSES ONLY, NO SPECIAL INSPECTION IS REQUIRED.
3. CEMENT SHALL CONFORM TO ASTM C150, TYPE I, CSA NORMAL
4. MAXIMUM SLUMP SHALL NOT EXCEED 4 INCHES IN FLATWORK.
5. PLACEMENT OF CONCRETE SHALL CONFORM WITH ACI 301.
6. CONCRETE SHALL BE MAINTAINED IN A MOIST CONDITION FOR A
MINIMUM OF FIVE (5) DAYS AFTER PLACEMENT. ALTERNATE
METHODS WILL BE APPROVED IF SATISFACTORY PERFORMANCE
CAN BE ASSURED.
7. POUR JOINTS CAN BE USED TO MINIMIZE EFFECTS OF SHRINKAGE
AS WELL AS PLACED AT POINTS OF LOW STRESS. RECOMMENDED
MAXIMUM AREA OF POUR JOINTS IS 400 SF.
8. MINIMUM CONCRETE COVERAGE OF REINFORCING STEEL FOR
FORMED WORK SHALL BE AS FOLLOWS:
INTERIOR WALL: 3/4"
EXT. WALLS, EXPOSED TO WEATHER: 1'/2"
EXPOSED TO EARTH OR WEATHER (#5 OR SMALLER): 1'/2"
*NOTE: CONCRETE CAST AGAINST GROUND SHALL HAVE 3" MIN.
COVERAGE
9. PIPES AND CONDUITS SHALL NOT BE EMBEDDED IN STRUCTURAL
CONCRETE EXCEPT WHERE SPECIFICALLY APPROVED.
10. CONCRETE MIXES SHALL BE PROVIDED IN ACCORDANCE WITH
ACI 318 (WHEN STRENGTH DATA FROM TRIAL BATCHES OR FIELD
EXPERIENCE ARE NOT AVAILABLE). ALL CONCRETE SHALL HAVE A
MINIMUM COMPRESSIVE STRENGTH (F'c) OF 2500 PSI, WITH A
MINIMUM CEMENT CONTENT OF 470 LBS/CUBIC YARD (5 SACKS PER
CUBIC YARD). MIXES SHALL BE PROPORTIONED TO PRODUCE A
SLUMP OF 5" OR LESS. NO MORE THAN A 1" PLUS TOLERANCE SHALL
BE ALLOWED.
REINFORCING STEEL
1. ALL REINFORCING STEEL SHALL CONFORM TO ASTM A615 GRADE
60 (fy = 60 KSI) FOR BAR SIZES NO. 4 & LARGER, GRADE 40 (fy = 40
KSI) FOR NO. 3 BARS.
2. ALL REINFORCING STEEL SHALL BE LAPPED AS NOTED ON THE
PLANS. WHERE LAP OR SPLICE LOCATIONS ARE NOT SPECIFICALLY
INDICATED ON THE CONSTRUCTION DOCUMENTS, LAPS AND/OR
SPLICES SHALL BE 42 BAR DIA AND BE WELL STAGGERED. NO MORE
THAN 50% OF HORIZONTAL OR VERTICAL BARS SHALL BE SPLICED
AT ONE LOCATION.
3. WELDED WIRE FABRIC SHALL CONFORM TO ASTM A82 AND A185
AND SHALL BE 6x6 W1.4xW1.4 UNLESS OTHERWISE NOTED. LAP
REINFORCEMENT 6" MINIMUM.
GLUED -LAMINATED TIMBER
1. ADHESIVE SHALL BE FOR WET USE.
2. LAMINATIONS SHALL BE OF DOUGLAS FIR/WESTER LARCH,
COMBINATION 24F-V4 FOR SIMPLE SPAN BEAMS AND 24F-V8 FOR
CONTINUOUS MULTIPLE SPAN AND CANTILEVERED BEAMS,
FABRICATED IN ACCORDANCE WITH AITC A190.1 AND ASTM D 3737
3. FABRICATION SHALL BE BY A LICENSED FABRICATOR.
4. GLULAM BEAMS EXPOSED TO WEATHER SHALL BE PROPERLY
SEALED OR FLASHED TO PREVENT DECAY.
POST -INSTALLED ANCHORS
4. ANCHOR BOLTS, DOWELS AND OTHER EMBEDDED ITEMS SHALL BE 1. POST -INSTALLED ANCHOR SYSTEMS SHALL COMPLY WITH THE
SECURELY TIED IN PLACE BEFORE CONCRETE IS POURED. SLAB ON LATEST REVISION OF ICC-ES ACCEPTANCE CRITERIA AND HAVE A
GRADE REINFORCEMENT SHALL BE PLACED AT MID -DEPTH OF SLAB VALID ICC-ES REPORT (OR APPROVED EQUIVALENT) IN
AND SHALL BE HELD SECURELY IN PLACE WITH MECHANICAL ACCORDANCE WITH THE APPLICABLE BUILDING CODE.
DEVICES DURING PLACING OF THE CONCRETE.
FRAMING LUMBER
1. FRAMING LUMBER SHALL BE DOUG-FIR NO. 2 FOR STUDS AND
JOISTS, DOUG-FIR NO. 1. FOR BEAMS AND POSTS. GRADES ARE
TYPICAL UNLESS OTHERWISE NOTED ON PLANS. LUMBER TO BE
GRADE MARKED PER WCLIB SPECIFICATIONS.
2. GLU-LAMINATED MEMBERS SHALL BE 24F-V4 (DF-L) FOR SINGLE
SPAN AND 24F-V8 FOR CONTINUOUS SPAN & CANTILEVERED.
3. STRUCTURAL SHEATHING SHALL BE APA RATED PLYWOOD OR
OSB, EXPOSURE 1 SHEATHING CONFORMING TO EITHER
COMMERCIAL STANDARDS P51-83, APA PRP-108, OR VOLUNTARY
PRODUCT STANDARD PSE-92. PROVIDE A MINIMUM OF %" EDGE
DISTANCE ON ALL NAILS AND %" EXPANSION JOINT BETWEEN ALL
PANEL EDGES. MINIMUM SHEATHING REQUIREMENTS ARE AS
FOLLOWS, UNLESS NOTED OTHERWISE ON THE PLANS:
4. NAILING SHALL CONFORM TO TABLE 2304.9.1 OF THE
INTERNATIONAL BUILDING CODE UNLESS NOTED OTHERWISE. USE
COMMON NAILS THROUGHOUT UNLESS NOTED OTHERWISE.
5. NO STRUCTURAL MEMBER SHALL BE CUT OR NOTCHED UNLESS
SPECIFICALLY DETAILED OR APPROVED IN WRITING BY THE
STRUCTURAL ENGINEER.
6. PROVIDE PROPERLY SIZED WASHERS UNDER HEADS AND NUTS
OF ALL BOLTS AND LAG SCREWS BEARING ON WOOD.
7. PROVIDE 3"x3"0.229" WASHERS AT ALL ANCHOR BOLTS.
8. BOLT HOLES SHALL BE NOMINAL DIAMETER OF BOLT PLUS %6"
UNLESS NOTED OTHERWISE. LAG BOLT PILOT HOLES SHALL BE
PRE -DRILLED TO 60% OF THE NOMINAL DIAMETER OF THE LAG BOLT
UNLESS NOTED OTHERWISE.
9. ALL SILL PLATES SHALL BE BOLTED TO THE FOUNDATION WITH %"
MINIMUM DIAMETER BOLTS SPACED AT A MAXIMUM OF 48" ON
CENTER. BOLTS MUST BE EMBEDDED A MINIMUM OF 7" INTO
CONCRETE OR MASONRY. SEE PLANS AND DETAILS FOR SPECIFIC
REQUIREMENTS WHERE APPLICABLE.
10. PROVIDE DOUBLE JOIST UNDER ALL PARALLEL PARTITION WALLS
AND SOLID BLOCKING UNDER PERPENDICULAR PARTITION WALLS.
11. WHERE LEDGERS, SILL PLATES, POSTS, OR STUDS ARE IN
DIRECT CONTACT WITH CONCRETE OR MASONRY, USE PRESERVE
TREATED LUMBER OR PROVIDE GRACE VYCOR PLUS BARRIER
BETWEEN WOOD MEMBERS AND CONCRETE OR MASONRY.
12. ALL FASTENERS IN CONTACT WITH PRESERVE TREATED
LUMBER OR EXPOSED TO THE ELEMENTS SHALL BE HOT -DIPPED
GALVANIZED OR STAINLESS STEEL.
2. UNLESS OTHERWISE NOTES ON THE DRAWINGS USE ANCHORS
LISTED BELOW:
EXPANSION ANCHORS IN CONCRETE SHALL BE ONE OF THE
FOLLOWING:
A. HILTI HSL-3 CARBON STEEL HEAVY DUTY EXPANSION ANCHOR
(ICC-ES ESR-1545)
B. HILTI HDA CARBON AND STAINLESS STEEL ANCHORS (ICC-ES
ESR-1546)
C. HILTI KWIK BOLT TZ CARBON AND STAINLESS STEEL ANCHORS
(ICC-ES ESR-1917)
D. POWERS POWER-STUD+SD2 ANCHOR (ICC-ES ESR-2502)
E. SIMPSON STRONG -TIE STRONG -BOLT 2 ANCHOR (ICC-ES
ESR-3037)
ADHESIVE ANCHORS IN CONCRETE SHALL BE ONE OF THE
FOLLOWING:
A. HILTI HIT -RE 500-SD ADHESIVE ANCHOR (ICC-ES ESR-2322)
B. HILTI HIT-HY 200 ADHESIVE ANCHOR (ICC-ES ESR-3187)
C. POWERS PURE 110+ EPDXY ADHESIVE ANCHOR (ICC-ES
ESR-3298)
D. SIMPSON STRONG -TIE SET-XP EPDXY ADHESIVE ANCHOR
(ICC-ES ESR-2508)
E. SIMPSON STRONG -TIE AT-XP EPDXY ADHESIVE ANCHOR (IAPMO
UES ER-263)
SCREW ANCHORS IN CONCRETE SHALL BE ONE OF THE
FOLLOWING:
A. POWERS WEDGE -BOLT+ SCREW ANCHOR (ICC-ES ESR 2526)
B. HILTI KWIK HUS-EZ SCREW ANCHOR (ICC-ES ESR-3027)
C. SIMPSON STRONG -TIE TITEN HD SCREW ANCHOR (ICC-ES
ESR-2713)
SPECIAL INSPECTIONS
IN ACCORDANCE WITH IBC CHAPTER 17, THE FOLLOWING TYPES
OF WORK REQUIRE SPECIAL INSPECTION. SEE THE
SPECIFICATIONS AND DRAWINGS FOR ADDITIONAL
REQUIREMENTS FOR INSPECTION AND TESTING. SPECIAL
INSPECTION SHALL BE PAID FOR AND PROVIDED BY THE OWNER
MATERIAL
TASK
CONTINUOUS
PERIODIC
RESPONSIBLE FIRM
INSPECTION OF
CONCRETE
ANCHORS
_
X
SPECIAL INSPECTOR
CONSTRUCTION
POST -INSTALLED IN
HARDENED CONCRETE
ABBREVIATION LIST
A.B.
ANCHOR BOLT
ACI
AMERICAN CONCRETE
INSTITUTE
AITC
AMERICAN INSTITUTE OF
TIMBER CONSTRUCTION
ANCH
ANCHORAGE
ARCH
ARCHITECTURAL
ASD
ALLOWABLE STRESS DESIGN
ASTM
AMERICAN SOCIETY FOR
TESTING AND MATERIALS
BM
BEAM
BP
BASE PLATE
BRG
BEARING
CIP
CAST -IN -PLACE
CL
CENTER LINE
CMU
CONCRETE MASONRY UNIT
CONIC
CONCRETE
CONT
CONTINUOUS
DF
DOUGLAS FIR
DIA
DIAMETER
DIAG
DIAGONAL
DL
DEAD LOAD
DP
DEEP
EA
EACH
EF
EACH FACE
EL
ELEVATION
EQ
EQUAL
EQUIP
EQUIPMENT
(E)
EXISTING
FLR
FLOOR
FS
FAR SIDE
FT
FOOT
FTG
FOOTING
GA
GAUGE
GALV
GALVANIZED
GLB
GLU-LAMINTED BEAM
GYP
GYPSUM
HF
HEMLOCK FIR
HORIZ
HORIZONTAL
INCL
INCLUDE
K
KILOPOUND
L
ANGLE
LL
LIVE LOAD
LLV
LONG LEG VERTICAL
LSL
LAMINATED STRAND LUMBER
LVL
LAMINATED VENEER LUMBER
MAX
MAXIMUM
MECH
MECHANICAL
MEZZ
MEZZANINE
MFR
MANUFACTURER
MISC
MISCELLANEOUS
MIN
MINIMUM
NS
NEAR SIDE
NTS
NOT TO SCALE
OF
OUTSIDE FACE
PCF
POUNDS PER CUBIC FOOT
PSF
POUNDS PER SQUARE FOOT
PSI
POUNDS PER SQUARE INCH
PT
PRESSURE TREATED
QTY
QUANTITY
REINF
REINFORCING
RF
ROOF
SCHED
SCHEDULE
SF
SQUAREFOOT
SHTG
SHEATHING
SIM
SIMILAR
SLV
SHORT LEG VERTICAL
SPECS
SPECIFICATIONS
SS
STAINLESS STEEL
STD
STANDARD
STRUCT
STRUCTURAL
T&B
TOP & BOTTOM
T&G
TONGUE & GROOVE
TOB
TOP OF BEAM
TOF
TOP OF FOOTING
TOS
TOP OF STEEL
TYP
TYPICAL
ULT
ULTIMATE
U.N.O
UNLESS NOTED OTHERWISE
VERT
VERTICAL
W/
WITH
WF
WIDE FLANGE
W/O
WITHOUT
WT
WEIGHT
WWF
WELDED WIRE FABRIC
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DEPARTMENT
W
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N❑.
REVISIONS
6
5
4
3
2
1
DATE
March 17, 2021
FILE
20-ELM WAY.dwg
DESIGN
AKR
SHEET #16
ISSUE FOR PERMIT
N
ON
w
OA DOUBLE TOP PLATE W/ EDGE NAILING
(STAGGER)
OB SHEARWALL EDGE NAILING AT ALL
PANEL EDGES. BLOCKING AT ALL PANEL
EDGES WHERE APPLICABLE.
OC EDGE NAILING TO HOLDOWN POST
(FULL HEIGHT) STAGGER INTO
DOUBLE STUDS
0 STUDS AT 16" ON CENTER
OE PRESSURE TREATED SILL PLATE
WITH EDGE NAILING AND ANCHOR
BOLTS PER SHEARWALL SCHEDULE.
OF TOP PLATE SPLICE NAILING TO BE
(12) 10d COMMONS (MIN). LAP 48"
MINIMUM. CENTER SPLICE ON
STUD.
O HOLDOWN PER SCHEDULE AND
PLAN
OH COORDINATE ALL STUD AND PLATE
SIZES w/ SHEARWALL SCHEDULE
REQUIREMENTS
O EDGE NAILING TO POSTS, TRIM
STUDS, AND KING STUDS
O BEARING STUD FOR HEADER
TYPICAL SHEARWALL ELEVATION
NTS
SHEARWALL SCHEDULE
SILL PLATE MATERIAL AND
SHEARWALL
SHEATHING
FASTENER TYPE
PANEL EDGE
PANEL FIELD
ANCHOR BOLT SIZE AND SPACING
BOTTOM PLATE SIZE
ALLOWABLE CAPACITY
ALLOWABLE CAPACITY
MARK
MATERIAL
AND SIZE
NAILING
NAILING
(MIN EMBED 7")
AND CONNECTION
FOR SEISMIC LOADS
FOR WIND LOADS
PT 2x SILL PLATE w/
2x BOTTOM PLATE w/ 16d AT
6
10d COMMON
6" O.C.
y" O AB @ 36" O.C.
6" O.C. INTO RIM JOIST/BLOCKING
310 PLF
435 PLF
PT 2x SILL PLATE w/
2x BOTTOM PLATE w/ 16d AT
4
PLYWWOOODD
NAIL (1-1/2" MIN
4" O.C.
y" AB O @ 28" O.C.
4" O.C. INTO RIM JOIST/BLOCKING
460 PLF
645 PLF
PLYWOOD
PENETRATION
12" O.C.
SHEATHING
INTO FRAMING
PT 3x SILL PLATE w/
3x BOTTOM PLATE w/ 16d AT
O
ONE FACE
MEMBERS)
3 " O.C.
y" O AB @ 20" O.C.
4" O.C. INTO RIM JOIST/BLOCKING
600 PLF
840 PLF
PT 3x SILL PLATE w/
3x BOTTOM PLATE w/ (2) ROWS OF
O
2" O.C.
y" O AB @ 14" O.C.
SIMPSON 6" SDW SCREWS AT
770 PLF
1077 PLF
6" O.C. INTO RIM JOIST AND BLOCKING
SHEARWALL NOTES
1. ALL STUDS, BLOCKING, TOP AND BOTTOM PLATES SHALL BE DOUG-FIR NO. 2 UNLESS NOTED OTHERWISE ON PLANS. ALL SHEATHING EDGES MUST BE BACKED WITH 2x OR WIDER FRAMING (SEE NOTE #3).
2. SHEATHING MAY BE INSTALLED EITHER HORIZONTALLY OR VERTICALLY. ALL SHEARWALL SHEATHING MUST EXTEND TO THE OUTSIDE EDGE OF ALL HOLDOWN POSTS AND CORNERS, AND TO THE INSIDE
EDGE OF FRAMING AROUND OPENINGS.
3. WHERE SHEATHING NAILING IS SHEARWALL TYPE SW-3 AND GREATER, ALL FRAMING MEMBERS RECEIVING EDGE NAILING FROM ABUTTING PANELS SHALL NOT BE LESS THAN A SINGLE 3-INCH NOMINAL
MEMBER. ADDITIONALLY, WHERE SHEARWALLS ARE SHEATHED ON BOTH FACES, ALL STUDS AND PLATES RECEIVING EDGE NAILING FROM BOTH FACES MUST BE A SINGLE 3-INCH NOMINAL MEMBER OR
PANEL JOINTS MUST BE OFFSET. (2)2x MAY BE SUBSTITUTED FOR A SINGLE 3x MEMBER PROVIDED THE STUDS ARE STITCH NAILED TOGETHER w/ 10d NAILS STAGGERED AT 6" O.C. FROM EACH SIDE.
4. SHEARWALL NAILING CRITERIA IS BASED ON TABLE 4.2A OF THE AF&PA SPECIAL DESIGN PROVISIONS FOR WIND AND SEISMIC. VALUES ARE BASED ON OSB OR PLYWOOD SHEATHING w/ DOUG-FIR NO. 2
FRAMING AND COMMON NAILS.
5. HOLDOWNS AND OTHER CONNECTIONS MAY BE REQUIRED AT THE ENDS OF MANY SHEARWALLS. SIZES AND LOCATIONS OF THESE CONNECTORS ARE INDICATED ON THE PLANS. REFER TO THE
APPROPRIATE DETAILS AND/OR HOLDOWN SCHEDULE FOR ADDITIONAL INFORMATION REGARDING ANCHOR BOLTS, EMBEDMENT LENGTH, ETC. WHERE (2) 2x's ARE USED AS A HOLDOWN POST, SHEARWALL
EDGE NAILING MUST BE STAGGERED INTO EACH MEMBER OF THE POST.
6. ANCHOR BOLTS MUST BE EMBEDDED A MINIMUM OF 7" INTO CONCRETE OR GROUTED CMU, AND SHALL BE PLACED TO PROVIDE A MINIMUM OF 2" COVER. PROVIDE 3" COVER FOR CONCRETE CAST
AGAINST SOIL.
7. ALL MACHINE BOLTS SHALL BE ASTM A307 OR BETTER. HILTI KWIK BOLTS/SIMPSON TITEN HD BOLTS OF THE SAME DIAMETER AS SHOWN IN THE SHEARWALL SCHEDULE MAY BE SUBSTITUTED FOR
ANCHOR BOLTS INTO EXISTING CONCRETE. BOLTS SHALL BE EMBEDDED A MINIMUM OF 3%" INTO EXISTING CONCRETE.
8. ALL NAILS AND CONNECTORS IN CONTACT WITH PRESSURE TREATED WOOD (EXCEPT FOR BORITE TREATED WOOD) MUST BE HOT DIPPED GALVANIZED OR STAINLESS STEEL TO RESIST CORROSION.
9. NAILS MUST BE STAGGERED WHEN SPACED AT 2" O/C.
10. PROVIDE A MINIMUM OF 3" x 3" x 0.229" PLATE WASHERS AT ALL ANCHOR BOLTS. THE EDGE OF THE PLATE WASHER MUST BE LOCATED NO MORE THAN /z" FROM THE INSIDE FACE OF THE SHEARWALL
SHEATHING. FOR SHEARWALLS SHEATHED ON BOTH FACES, SQUARE PLATE WASHERS SHALL HAVE A MINIMUM SQUARE DIMENSION OF SILL PLATE WIDTH MINUS 1". (E.G. 4.5" x 4.5" x 0.229" WASHER FOR
3x6 SILL PLATE.)
VERTICAL BAR PE
FOUNDATION
DETAILS WITH
STANDARD HOOK
TO FOOTING
WITHIN 4" OF EAC
SIDE OF ANCHOR
BOLT, TYPICAL
2
S2
POST/STUD PER
PLAN/SCHEDULE
HOLDOWN PER PLAN
PRESSURE TREATED
SILL PLATE PER
SHEARWALL SCHEDULE.
ANCHOR BOLT PER
HOLDOWN SCHEDULE,
SEE NOTE W FOR POST
INSTALLED OPTION
NEW/EXISTING STEM
WALL AND FOOTING PER
PLAN/DETAILS.
SLAB/STEMWALL
TYP BOLTED HOLDOWN
1 It
= 1'-0"
HOLDOWN SCHEDULE
HOLDOWN
THREADED
EMBED
MIN EDGE
MINIMUM
MARK
ROD SIZE
INTO CONCRETE
DISTANCE
POST SIZE
TOTAL FASTENERS
CAPACITY
REMARKS
LTT19
y" O
10"
2/2
(2) 2x
(8) 10d x 1/2"
1310#
SEE DET 2/S2
HOLDOWN NOTES
1. ALL -THREAD BOLTS SHALL CONFORM TO ASTM A307.
2. MINIMUM CONCRETE COMPRESSIVE STRENGTH (f'c) SHALL BE 2500 PSI. MINIMUM WALL THICKNESS IS 8", U.N.O. ON
PLAN OR DETAILS.
3. ALL HOLDOWNS REQUIRE A (2)2x POST UNLESS NOTED OTHERWISE. WHERE HOLDOWNS ARE INSTALLED INTO THE
WIDE FACE OF THE STUD, STUDS MUST BE STITCH NAILED TOGETHER w/ 16d SINKERS STAGGERED AT 4" O.C.
4. FOR POST INSTALLED CONDITIONS, THREADED ROD MAY BE PLACED IN SIMPSON SET-XP OR HILTI HY-150 EPDXY,
UNO.
5. MINIMUM EDGE DISTANCE IS FOR FORMED CONCRETE EXPOSED TO WEATHER OR SOIL. FOR CONCRETE CAST
AGAINST SOIL PROVIDE 3" CLEAR TO ANCHOR BOLT.
6. NAILS/SCREWS TO HOLDOWN POST SHALL BE PER MANUFACTURER'S SPECIFICATIONS.
7. WHEN FIELD CONDITION BECOME LESS THAN MINIMUM SHOWN, CONTACT ENGINEER PRIOR TO PROCEEDING.
8. ALL HOLDOWN BOLTS MUST BE RE -TIGHTENED JUST PRIOR TO ENCLOSING SECOND SIDE OF WALL.
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch.com
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CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
N0,
REVISIONS
6
5
4
3
2
1
DATE
March 17, 2021
FILE
20—ELM WAY.dwg
DESIGN
AKR
Simi
SHEET #17
ISSUE FOR PERMIT
FIRST FLOOR PLAN
SCALE: 1 /4"=1'-0" -
FOUNDATION PLAN LEGEND
FOUNDATION PLAN NOTES
EXISTING WALL TO REMAIN
1.
DO NOT SCALE DRAWINGS - SCALE ONLY APPLICABLE WHEN
PRINTED FULL SIZE AND SCALE IS LISTED.
a
NEW WALL CONSTRUCTION
2.
FOR GENERAL STRUCTURAL NOTES, SEE SHEET S1.0.
3.
ALL HEADERS SHALL BE (2)2x8 DFL #2 U.N.O. ON PLANS. SEE
NEW POST PER PLAN
4.
DETAIL7/S3.0 FOR MOR INFORMATION.
PROVIDE (1) 2x TRIM STUD AND (1) 2x KING STUD FOR CLEAR
OPENINGS UP TO 4'-0".
PROVIDE (2) 2x TRIM STUD AND (2) 2x KING STUD FOR CLEAR
EXISTING FOOTING PER PLAN
OPENINGS UP TO 8'-0".
PROVIDE (3) 2x TRIM STUD AND (3) 2x KING STUD FOR CLEAR
OPENINGS GREATER THAN 8'-0" U.N.O. ON PLANS.
r----�
5.
PROVIDE SIMPSON CB POST BASE FOR ALL COLUMNS TO
I I
NEW FOOTING PER PLAN
CONCRETE & BC POST BASE TO WOOD U.N.O. ON PLAN OR IN
L J
DETAILS. ORIENT BASE TO FASTENERS IN STUD WALL WHERE
APPLICABLE. REFERENCE ARCH PLANS FOR LOCATION OF
O
NEW SHEARWALL PER PLAN &SCHEDULE
CUSTOM CONNECTIONS.
INDICATES HOLDOWN PER PLAN & S1.1
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eric@indomusarch. com
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CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 17, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
S201
SHEET #18
ISSUE FOR PERMIT
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SECOND FLOOR FRAMING PLAN
SCALE: 1 /4"=1'-0" -
ROOF FRAMING PLAN LEGEND
ROOF FRAMING PLAN NOTES
EXISTING WALL TO REMAIN
1.
DO NOT SCALE DRAWINGS - SCALE ONLY APPLICABLE WHEN
PRINTED FULL SIZE AND SCALE IS LISTED.
2.
FOR GENERAL STRUCTURAL NOTES, SEE SHEET S1.0.
o NEW WALL CONSTRUCTION
3.
ALL HEADERS SHALL BE (2)2x8 DFL #2 U.N.O. ON PLANS. SEE
DETAIL 7/S3.0 FOR MOR INFORMATION.
4.
PROVIDE (1) 2x TRIM STUD AND (1) 2x KING STUD FOR CLEAR
OPENINGS UP TO 4'-0".
❑ NEW POST PER PLAN
PROVIDE (2) 2x TRIM STUD AND (2) 2x KING STUD FOR CLEAR
OPENINGS UP TO 8'-0".
PROVIDE (3) 2x TRIM STUD AND (3) 2x KING STUD FOR CLEAR
OPENINGS GREATER THAN 8'-0" U.N.O. ON PLANS.
5.
ROOF SHEATHING SHALL BE APA RATED Y" OSB OR PLYWOOD.
NAIL PANEL EDGES W/ 10d @ 6" O.C., NAIL PANEL FIELD W/ 10d @
12" O.C. TYP. U.N.O.
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CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
-
DATE
March 17, 2021
FILE
20-ELM WAY.dwg
DESIGN
EGH
S202
SHEET #19
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ISSUE FOR PERMIT
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SHEARWALL PER PLAN
SILL PLATE AND ANCHOR
BOLTS PER SHEARWALL
SCHEDULE. (USE 2x6 P.T. SILL SLAB & REINFORCING
PLATE W/y" 0 A.B. @ 48" O.C. PER PLAN
MIN (7" EMBED))
BACKFILL W/ POROUS
MATERIAL (TYP)
i0
a
d
—I — —
#4 CONT @ T&B
d ^
a
8' d
OF WALL
wz
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#4 @ 16" O.C., ALT
0 00
DIRECTION OF
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HOOK IN FOOTING
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4" 0 PERFORATED PLASTIC PIPE.
1_4"
FOOTING PER PLAN,
CENTER IN ONE CUBIC FOOT OF
UNO PER PLAN
EXISTING AS OCCURS
FREE DRAINING GRAVEL AND DRAIN
TO APPROVED OUTFALL.
1 WALL TO FOUNDATION
S3.0 11 " = 1'-0"
SIMPSON ST22 @ 32" O.C. MAX
EA SIDE OF PARAPET STUD TO /
2x STUDS BELOW, NOTCH
ROOF SHEATHING AS REQ'D
2x RIM JOIST, TYP /
U.N.O.
SHEARWALL EDGE NAILING,
BREAK SHEATHING AT TOP
PLATE ONLY
DIAGONAL BRACE w/
(3)#10x3"L WOOD
SCREWS TO EA
SOFFIT STUD & E�
HGA10-SDS TO 2x
BLK'G IN WALL
BOTTOM PL & NAILING
PER SHEARWALL TYPE '6'
— ROOF SHEATHING &
NAILING PER PLAN
- FULL DEPTH BLK'G @
STRAPS
ROOF RAFTER
PER PLAN
A34 & H2.5A EACH
RAFTER TO TOP PL
SHEARWALL PER PLAN
5 CRAFTER TO WALL CONNECTION
S3.0 11 if = 1'-0"
4'-0"MIN SPLICE LAP
(2) ROWS 16d NAILS STAGGERED
(WITHIN AREA OF SPLICE @ 6"O.C.)
DOUBLE TOP PLATE
BREAK LOWER PLATE @
STUD CENTERLINE
STUDS & SPACING
PER PLAN
SHEARWALL PER PLAN
SILL PLATE AND ANCHOR
BOLTS PER SHEARWALL
SCHEDULE. (USE 2x6 P.T. SILL
PLATE W/y" 0 A.B. @ 48" O.C.
MIN (7" EMBED))
BACKFILL W/ POROUS
MATERIAL (TYP)
2
d ^
wz
og
H 00
Or
8 �
u-
d Z
� O-1
Z
4" 0 PERFORATED PLASTIC PIPE. —
CENTER IN ONE CUBIC FOOT OF
FREE DRAINING GRAVEL AND DRAIN
TO APPROVED OUTFALL.
SLAB & REINFORCING
PER PLAN
/ L
•
$�I—(2)
#4 BARS @
TOP OF WALL
#4 @ 16" O.C., ALT
DIRECTION OF
HOOK IN FOOTING
1'-4"
UNO PER PLAN
2 WALL TO FOUNDATION
S3.0 11 " = 1'-0"
NEW R
WALL F
-" A'3ED ALL HORIZONTAL
INDATION & SLAB REBAR 4"
EXISTING FOUNDATION AS
)WN & EPDXY WITH SIMPSON
'OR HILTI HY-150
FOOTING PER PLAN, 4" TYP
EXISTING AS OCCURS
or!ARA Mr!M "LAN
3ON CC COLUMN CAP
'PROVED EQUIV
VIDE ECC @ END CONN)
PER PLAN
6 ATYPICAL BEAM TO POST
S3.0 11 " = 1'-0"
4 a
a
EXISTING FOUNDATION (REBAR
NOT SHOWN FOR CLARITY)
3 ANEW TO EXISTING FOUNDATION
S3.0 I
DOUBLE 2x TOP PLATE
(5) 16d EACH
KING STUD PER PL/
2x MIN FOR OPENIN
TO 1OFT, (2) 2x MIN
OPENINGS GREATE
THAN 10FT
STITCH NAIL STUD:
TOGETHER WITH 11
12" O.C. FROM EAC
SIDE, STAGGERED
(3) 10d NAILS OR
SIMPSON A34 EA SIDE
END
,N-(1)
GS UP
=0R
R
'
)d AT
-1
HEADER/BE)
PLAN
TRIM STUD C
PLAN - (1)2x
OPENINGS U
(2)2x MIN FO
GREATER TF
�M PER
IR POST PER
AIN FOR
P TO 8FT,
2 OPENINGS
AN 8FT
7 ATYPICAL HEADER/BEAM TO WALL
S3.0 11 if = 1'-0"
2x RIM JOIST, TYP
U.N.O.
SHEARWALL EDGE
BREAK SHEATHIN(
PLATE ONLY
SHEARWALL PER
PLAN
4 CRAFTER TO WA
S3.0 11 " = 1'-0"
EDGE NAILING TO
CONTINOUS 2x
BLOCKING
RAFTER PER
DADADCT CDArAIAI('- DCD
J015T5 w/ (3)#1 Ux3" L WOOD
SCREWS EA END
LL CONNECTION
ROOF SHEATHING &
NAILING PER PLAN
H2.5A EA RAFTER
TO BEAM
DROPPED BEAM
PER PLAN
8 CRAFTER TO BEAM CONNECTION
S3.0 11 if = 1'-0"
Contact:
Ph: 206.290.2693
www.indomusarch.com
eric@indomusarch. com
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3/17/21
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RECEIVED
Apr 06 2021
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
NO.
REVISIONS
6
5
4
3
2
1
DATE
March 17, 2021
FILE
20-ELM WAY.dwg
DESIGN
AKR
S3.0
ry
Q
TYPICAL TOP PLATE SPLICE
S3.0 INTS
SHEET #20
ISSUE FOR PERMIT