APPROVED BLD-BLD2022-0691+Arch plans +7.11.2022_12.54.53_PM+298117917.4' N 000 35' 27"
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25.37' N 00° 35' 27" W i' I
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PROPERTY -
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SETBACKS I
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City Of Edmonds
Building Department
Work NEW GARAGE
- - - - - - --------------
Address 22408 95TH PL W
------------------------------------------------
---------------------------------
Owner GUI ❑ MAN
Approved Date 071119112022
Building Official
Permit Number'
bId2022-0691
OB IN ELECTRICAL
ERMIT FROM
S ATE LABOR &
INDUSTRIES
-----lease use I APPROVED
LIDPLANS MUST BE
stand alon I L0 ON JOB SITE
SNO OMISH COUNTY 00
00544300008001 I z
8038 SQFT
I REAR PATI I
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8 0 I I
0 I I1 II
/RESENCE
noo
zGAS METER
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SQ
56
CD
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-ELEC METER
7 -6" I RIDGE 390.83' ° I
I WALL TOP PLATE 388.33' I
8.15' x 16.5' MIN CLEAN 18'-011
PJ RKING I OUT ��9�c�'o O° o j
AkEA (TYP) - - - - - - XI
Ix 7'-611
NEW GARAGE
x I
CP\ FF = 380.0' o
x t xx x * x c\ x °
A ILY. 7 X x*\ 216SQFT
GRAVEL � �x x xxl' �xl L?�ti
PARKING I x xX*X x / xxx X x XxXx1x x xX - -Q 98��0 I
xl_x X p� _
AREA W
-1 - - - 5
x � xX '` x � xX x x � ' x* � �
Ix X/x x ICC0 X x x
xxXX x�/xxx o C
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x.4-x x x XXx �
x x / I S W/ SPLASH
w z w LUx* x x I BLO (TYP)
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- -- --- 67.4 N 0 06 37
G TREE DRIP
CIRCLE (TYP) WATER- L
ETER LJ
GAS MAIN
I
SEWER MAIN I
95th Place West
LEGEND
AVERAGE HEIGHT CALCULATIONS
379.88' + 379.88' + 379.88' + 379.88' = 379.88'
0 4
Maximum Height = 25.0'
Maximum Elevation = 404.88'
Proposed Ridge Elevation = 390.83' < 404.88'
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
SIGNIFICANT TREES
ID
TRUNK
RAIN DRIP
SPECIES
DIAMETER
RADIUS
la, lb
2211
15
White Cedar - Thuja
Occidentalis
2
24"
16
White Cedar - Thuja
Occidentalis
3
1611
14
White Cedar - Thuja
Occidentalis
4
36"
20'
Douglas Fir -
Psuedotsu a Menziesii
5
28 "
1
18
Western White Pine -
Pinus Monticola
6
38"
20
Red Cedar - Juniperis
Vir iniana
TREES 1a, 1b, AND 5 TO BE REMOVED
PROPERTY
SETBACKS
SILT FENCE
CLEARING LIMITS o -o
Q TREE PROTECTION O O
PER CITY of EDMONDSI, 2
DS = DOWN SPOUT
FOOTNOTES:
1. SEE TEMPORARY PROTECTIVE
TREE RQMNTS
2. TREES 1 a, 1 b, AND 5 TO BE
REMOVED
8rITE PLAN - 22408 95th Place West
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PROPERTY LOCATION
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226th St SW
224th 51 SW
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Edmonds, WA 98020
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A
TEMPORARY PROTECTIVE TREE RQMNTS
Protective Barrier. Before development, land clearing, grading, filling or any land alteration, the
applicant shall:
1. Erect and maintain readily visible temporary protective tree fencing along the limits of
disturbance which completely surrounds the protected area of all retained trees, groups of
trees, vegetation and native soil. Tree protective fencing shall be a minimum height of three
feet, visible and of durable construction; orange polyethylene laminar fencing is acceptable.
2. Install highly visible signs spaced no further than 15 feet apart along the entirety of the
protective tree fencing. Said sign must be approved by the director and shall state, at a
minimum, "Tree and Soil Protection Area, Entrance Prohibited," and provide the city phone
number for code enforcement to report violations.
3. Prohibit excavation or compaction of soil or other potentially damaging activities within the
barriers; provided, that the director may allow such activities approved by a qualified
professional and under the supervision of a qualified professional retained and paid for by the
applicant.
4. Maintain the protective barriers in place for the duration of the project until the director
authorizes their removal.
5. Ensure that any approved landscaping done in the protected zone subsequent to the
removal of the barriers shall be accomplished with machinery from outside the protected zone
or by hand.
6. Limit the time period that the critical root zone is covered by mulch, plywood, steel plates or
similar materials, or by light soils, to protect the tree's critical root zone.
7. In addition to the above, the director may require the following:
a. If equipment is authorized to operate within the protected zone, the soil and critical
root zone of a tree must be covered with mulch to a depth of at least six inches or with
plywood, steel plates or similar material in order to protect roots and soil from damage
caused by heavy equipment.
b. Minimize root damage by hand -excavating a two -foot -deep trench, at edge of
critical root zone, to cleanly sever the roots of trees to be retained. Never rip or shred roots
with heavy equipment.
C. Corrective pruning performed on protected trees in order to avoid damage from
machinery or building activity.
d. Maintenance of trees throughout construction period by watering and fertilizing.
VICINITY MAP
NO SCALE
GENERAL NOTES:
1. ELECTRICAL DESIGN BY OWNER/BUILDER & PERMITS BY
OWNER/ELECTRICAL CONTRACTOR MECHANICAL DESIGN BY
OWNER/BUILDER & PERMITS BY OWNER/MECHANICAL CONTRACTOR.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ALL WORK AND
MATERIALS IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES,
ORDINANCES, AND REGULATIONS.
3. DO NOT SCALE DIMENSIONS FROM DRAWINGS. USE CALCULATED
DIMENSIONS ONLY. NOTIFY THE ENGINEER OF RECORD IMMEDIATELY IF
CONFLICTS EXIST.
4. CONTRACTOR SHALL VISIT JOB SITE AND VERIFY ALL DIMENSIONS AND
EXISTING CONDITIONS, INCLUDING ASSUMPTIONS MADE ABOUT EXISTING
FRAMING, BEFORE PROCEEDING WITH THE WORK. DISCREPANCIES, IF
ANY,ARE TO BE REFERRED TO THE ENGINEER FOR DIRECTION PRIOR TO
PROCEEDING WITH RELATED WORK.
5. VERIFY ALL ROUGH -IN DIMENSIONS FOR EQUIPMENT FIXTURES AND
OTHER ITEMS. PROVIDE ALL BUCK -OUTS, BLOCKING, BACKING AND JACKS
REQUIRED FOR INSTALLATION.
6. VERIFY LOCATIONS OF ALL EXISTING UTILITIES: CAP, MARK, AND
PROTECT AS NECESSARY TO COMPLETE THE WORK.
7. THE OWNER/CONTRACTOR SHALL BE RESPONSIBLE FOR THE REVIEW OF
ELECTRICAL DESIGNS AND FOR COORDINATING WITH OWNER/ELECTRICAL
CONTRACTORS BEYOND THAT DESCRIBED IN THE PERMIT DOCUMENTS.
8. THE OWNER/CONTRACTOR SHALL CONSULT DRAWINGS AND OTHER
DOCUMENTS OF ALL TRADES FOR ALL OPENINGS REQUIRED FOR THE
CONSTRUCTION AND INSTALLATION OF DUCTS, PIPES, CONDUITS,
EQUIPMENT, FIXTURES, AND CABINETS, AND SHALL VERIFY SIZE AND
LOCATION.
9. PROVIDE CLOSURE, MEETING THE REQUIREMENTS OF GOVERNING FIRE
AUTHORITIES, BETWEEN ALL FIRE RATED FLOORS, SHAFTS AND BUILDING
PARTITIONS, AND ANY PENETRATING DUCTS, PIPES, CONDUIT,
MECHANICAL, ELECTRICAL, AND OTHER ITEMS.
10. ALL CONTRACTOR INSTALLED ITEMS SHALL BE SUPPLIED WITH
MECHANICAL AND ELECTRICAL SERVICES AS NECESSARY TO PROVIDE
FOR THE FULL OPERATION OF THE ITEMS INSTALLED.
11. CONTRACTOR IS RESPONSIBLE FOR ENSURING ADEQUATE WATER
PROOFING AND BUILDING ENVELOPE PROTECTION PER DRAWINGS
WHERE SPECIFICALLY INDICATED AND PER CURRENT STANDARDS OF
RESIDENTIAL CONSTRUCTION OTHERWISE.
12. SLIDING GLASS DOORS AND GLAZING WITHIN 18" OF FLOOR TO HAVE
SAFETY GLAZING, LAMINATED OR TEMPERED GLASS.
13. FIRE WARNING SYSTEMS: EVERY DWELLING SHALL BE PROVIDED WITH
APPROVED DETECTORS OF PRODUCTS OF COMBUSTION OTHER THAT
HEAT, MOUNTED ON THE CEILING OR WALL AT A POINT CENTRALLY
LOCATED IN THE CORRIDOR OR WALL AT A POINT CENTRALLY LOCATED IN
THE CORRIDOR OR AREAS GIVING ACCESS TO ROOMS USED FOR
SLEEPING PURPOSES AND IN EACH SLEEPING ROOM AS REQUIRED BY
THE BUILDING OFFICIAL.
14. SMOKE DETECTORS SHALL BE INTERCONNECTED TO A DEVICE AUDIBLE IN
SLEEPING AREAS AND SHALL BE POWERED BY THE BUILDING WIRING.
15. ALL NEW INTERIOR WALLS SHALL BE 2x4 @ 16" O.C. U.N.O. SEPARATE
PERMITS REQUIRED FOR:
• -ELECTRICAL
• -PLUMBING
• -MECHANICAL
• -FURNACE
• -SEWER
23. ALL WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED
OR HAVE NATURAL RESISTANCE TO DECAY.
24. ALL FOOTINGS SHALL BE MIN. 18" BELOW GRADE, RESTING ON FIRM,
UNDISTURBED EARTH OR COMPACTED FILL.
OWNER and SITE
Marc and Helen Guzman
22408 95th Place West
Edmonds, Washington 98020-4522
ADDRESS
SNOHOMISH COUNTY PARCEL #
005443000008001
LEGAL DESCRIPTION
Section 25 Township 27 Range 3 Quarter SE PINECREST BLK 000 D-01 LOT 1 OF
CITY OF EDM SP NO S-97-50 REC AF NO 9709040257 BEING A PTN OF LOT 80
EXST PLAT
LOT COVERAGE and AREA
EXISTING RESIDENCE 1056 SQFT
EXISTING GARAGE 216 SQFT
TOTAL:
LOT SIZE:
LOT COVERAGE: 1272 / 8038 = 15.8%
SCOPE of WOR
1272 SQFT
8038 SQFT, 0.18 ACRES
BUILD NEW GARAGE 12' x 18'
BUILDING CODE and ZONING
BUILDING CODE: 2018 INTERNATIONAL BUILDING CODE
(2018 INTERNATIONAL RESIDENTIAL CODE
with CITY of EDMONDS AMENDMENTS)
DESIGN CRITERIA: PER SRC SEC. R301
DESIGN LOAD CRITERIA: NOT APPLICABLE - NO CHANGE TO EXIST'G
CONSTRUCTION TYPE: VB (NON -RATED)
OCCUPANCY TYPE: R-3; SINGLE FAMILY RESIDENCE
ZONING: RS-8 - Single Family, 8,000 SQFT lots, Maximum Ht = 25.0'
ENERGY CODE
2018 WASHINGTON STATE ENERGY CODE
PRESCRIPTIVE REQUIREMENT APPROACH FOR SINGLE FAMILY
RESIDENTIAL ADDITION/REMODEL < 500 SQFT
0 SQUARE FOOT ADDITION TO THE EXISTING RESIDENCE, REMODEL
WITHIN EXISTING FOOT PRINT - 0.0 ENERGY CREDITS REQUIRED.
PROJECT TEAM
ENGINEERING:
sliderule engineering works
227 'e' street southeast
auburn, Washington 98002
CONTACT: Andrew Herrick
PHONE: 206.380.0732
E-MAIL: alhpe-sliderule@q.com
GENERAL CONTRACTOR:
King's Remodeling, LLC.
5051 Southeast Mile Hill Road
Port Orchard, Washington 98366
LICENSE NUMBER: KINGSRL885LJ
WA UBI NUMBER: 603 188 983
CONTACT: Moises Reyes
PHONE: 425.274.6124
EMAIL: reyes7094@gmail.com
DRAWING INDEX
A1.1 SITE PLAN AND NOTES
A2.1 ARCHITECTURAL PLANS w/ DETAILS
A3.1 ELEVATIONS
S1.1 STRUCTURAL NOTES AND DETAILS
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engineering works, 11c
227 'e' street southeast
auburn, washington 98002
t= 206 + 380 + 0732
email = alhpe_sliderule@q.com
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PROJECT MANAGER: AH
DRAWN BY: alh
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QPLAN REVIEW COMMENTS 07.07.22
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RESUB
Jul 11 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Site Plan, Vicinity Map
and Project Information
A1,1
CALL BEFORE YOU DIG:
1-800-424-5555
EXIST'G RESIDENCE
(no work)
Finish Floor = 379.32'
44'-0" x 24'-0"
2
NEW 4" CONCRETE
SLAB ON GRADE W/
#3 REINFORCING
BAR AT CL SLAB
SPACED AT 12" OC
_
5/A2.1
EACH WAY
Qiy�,B
,�Opti�
UNLESS NOTED OTHERWISE, NAILING SHALL
TOP PLATES
CONFORM TO IBC TABLE 2304.9.1.
HEADER PER PLAN (TYP)
1/2" STR1 PLYWOOD
IT
HID END NAIL' O-
III
I:
•I 16d( )
PANEL EDGE
— —
•II II I.
—
•I
— —
II II
8d AT 12"
I' I;I
'I I'I :•I
II II
I'I
AT FIELD
8d at 4" OC AT
I::I
PANEL EDGES
III II II
II I;
•I I
SILL PLATE
DISTRIBUTE EDGE NAIL SPC'G
EQUALLY OVER ALL BUNDLE
I'.I
STUDS (TYP.)
J—
—
L — —
— —
L -
HOLDOWN PER 4/A2.1 SOLID BLOCKING LAID FLAT, MATCH
STUD SIZE AT ALL PANEL EDGES,
(TYP.)
TYPICAL FRAMED WALL
ELEVATION
� J not to scale
4" SLAB w/ #3 @ 12" OC 1/8" x 1-1/2" PREMOLDED CONT. MASTIC JOINT STRIP.
EW at CL SLAB (TYP.) (JOINT MAY BE SAW -CUT AT CONTRACTOR'S OPTION)
L 10 MIL PLASTIC VAPOR
BARRIER & COMPACTED
STOP REBAR AT JOINT GRANULAR FILL, (TYP.)
CONTROL JOINT
PROVIDE CONTROL IN SLABS
ON GRADE TO BREAK UP SLAB
INTO RECTANGULAR AREAS OF
200 SQUARE FEET OR LESS.
AREAS TO BE APPROX. SQUARE
AND HAVE NO ACUTE ANGLES.
CV 'd
E
18'-0"
O
INGLE CAR GARAGE
&DGE FLOOR ELEV = 380.0'
12 -0" x 18'-0"
1/8:12 SLOPE
CONTROL
JOINT PER
2/A2.1 (TYP)
'<
CR
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Foundation Plan
scale: 1/4" = V-0"
NAILED SPLICE ol
— KING AND TRIMMER
10d @ 12"o.c.
STUD PER PLAN,
OUTSIDE OF
(TYP.)
SPLICE (TYP)
2x HF#2 PLATE
JOINT IN LOWER
PLATE @ STUD
. , u.Id
SINGLE-xAT
WINDO I L
SIMPSO 4 AT
2x4, FC6 x6,
(TYP.)
FASTENER SIZE & SPACING
PER SHEARWALL SCHED
(2) 2x4 HORIZ.
BLOCK EVENLY
SPACED
INTERSECTING
WALL
CORNER BARS TO MATCH
EXTERIOR HORIZ. REINF.
D
p D
D
ADDITIONAL
.1'-6"
PLAN NOTES:
(SEE SHEETS A1.1 FOR ADDITIONAL NOTES)
1. CONTRACTOR SHALL VERIFY ALL NOTES, DIMENSIONS & CONDITIONS
PRIOR TO CONSTRUCTION.
2. EXTERIOR GARAGE WALLS TO BE 2x4 STUDS @ 16" OC PER 1/A2.1 (UNO)
3. PROVIDE FIRE BLOCKING @ LOCATIONS PER IRC SEC R302.11
4. ALL CONNECTORS BY SIMPSON STRONG -TIE INSTALL PER
MANUFACTURER'S SPECIFICATIONS.
5. MINIMUM PROTECTION REQUIRED FOR BOLTS, NAILS, AND METAL
CONNECTORS IN CONTACT WITH TREATED MATERIAL SHALL MEET THE
MINIMUM REQUIREMENTS: TRIPLE ZINC ZMAX (G185 ASTM A653) FOR
METAL PLATES, HOT DIP GALVANIZE (ASTM A123 FOR CONNECTORS
AND ASTM 152 FOR FASTENERS AND ANCHORS).
6. ALL EXISTING FOOTINGS MIN 18" BELOW GRADE ON FIRM BEARING SOIL.
—.------ -- -----. -------
II
II
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EXIST'G RESIDENCE
(no work)
n Finish Floor = 379.32'
II
r . 44'-0" x 24'-0"
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LEGEND
■ COLUMN ORIGINATES OR CONTINUES
❑ COLUMN BELOW
WALL BELOW
WIND
OW
SCHED
ULE
WINDOW
MARK
UNIT SIZE
TYPE
FRAME MTL
GLAZING
MIN "U"
MFR
MODEL
NOMINAL
HEAD HT
QTY
REMARKS
WIDTH x HEIGHT
OA
4'-0" x V-6"
CASEMENT
WOOD w/ METAL
CLADDING
INSULATED
LOW E II
0.30
OWNER
SELECT
6-8"
2
GARAGE
PV = FROST OR PRIVACY GLASS EG = EGRESS
VERIFY ROUGH OPENINGS AND SIZES
SG = SAFETY GLASS
DOOR
SC
HEDULE
DOOR
MARK
UNIT SIZE
WIDTH x HEIGHT
TYPE
MIN. "U"
LOCATION
QUANTITY
REMARKS
0
3'-0" x 6'-8"
SOLID
EXTERIOR OD DOOR,
EXEMPT
EXTERIOR DOOR
1
OWNER SELECT
0
8' 0" x 7'-0"
OVERHEAD GARAGE
DOOR
EXEMPT
GARAGE
1
OWNER SELECT
VERIFY ROUGH OPENINGS AND SIZES
4'-0" SPLICE (TYP)
(2) ROWS 10d NAILS 11
AT 2" OC, STAGGER JOINT IN UPPER
LAYOUT, (24) NAILS TOTAL PLATE @ STUD
NAILED SPLICE DETAIL
DOUBLE TOP PLATE
PER NAILED SPLICE
DETAIL
HDR PER PLAN
SET TOWARDS
OUTSIDE OF WALL
FLUSH W/EXT
SURFACE OF STUD
2x
SECTION AT HEADER
CORNER BARS TO MATCH CROSS
WALL HORIZ. REIiNF. (ALT. HOOKS)
p
D..
p
0
o. VERT. BARS
CROSS
WALL
TYP CORNER BAR ARRN G
(2) STUDS (TYP) SILL PLATE &
AB'S - SEE
SHEARWALL
3CHEDULE
ADDED STUD IF
COUNTER-SINK'G 7" E
BED INTO
OF BOLT HEADS CO
CRETE (TYP)
IS REQ'D
(2) 3/4" DIA
I: t
SIMPSON HD513
4" MIN
A307 5/8" DIA HILTI 04
HY-150 EPDXY ANCHO
TOP
OF STEM
EDGE OF STEM
ELEVATION
INTERSECTING WALL
16d @ 8" OC, STGR
SIMPSON HD5B W/ (2)
3/4" DIA BOLTS, TO 5/8"
DIA A307 HILTI HY-150
EDGE NAIL'G (TYP, UNO)
SHEARWALL
NOTES: 1. SEE PLAN FOR HOLDOWN LOCATION.
2. INSTALL PER SIMPSON STRONG TIE SPECIFICATIONS.
HD5B HOLDOWN DETAIL
co
j(2) 2x8 (2) 2x8 O
o
II
co
Uj
II II
U)
1:t Of
5/8" APA RATED
c
24/16 SHT'G. NAIL
2E
N
W/ 8d @ 4" OC
Of
EDGES 12" OC
FIELD, PROVIDE
2/S1.1
LL_ ________
_�212x8 _ _-- J�
PLY CLIPS AT
UNSUPPORTED
EDGES
/U)
z Roof Framing Plan
scale: 1/4" = V-0"
IT
(2) #4 CONT. SLAB ON GRADE PER PLAN
#3 30" @ 18"o.c.
co
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III -III D
3/A2.1
co z _
(2) #4 CONT. _
OQ.
I III=III_
BEAR FTG. ON FIRM EQ 6" EQ #4 @ 12"OC HORIZ & #4 @
UNDISTURBED SOIL 1'-211 TUC VERT, ALT LEG
04
EXTERIOR FTG at OPENING
3/4"=1'-0"
#4 @ 12"OC, EW—
ALT VERT BAR LEG
Q
(2) #4 CONT .-----
Q 6"
EXTERIOR F007G
AB PER 1/A2.1
(2) #4 CONT.
SLAB ON GRADE PER PLAN
BEAR FTG. ON FIRM
UNDISTURBED SOIL
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engineering works, llc
227 'e' street southeast
auburn, washington 98002
t= 206 + 380 + 0732
emaii = alhpe—sliderule@q.com
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PROJECT MANAGER. AH
DRAWN BY: alh
07.07.22
QPLAN REVIEW COMMENTS 07.07.22
I—
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RESUB
Jul 11 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Existing and Proposed
Floor Plans w/ Details
314" =1'-0"
314"=1'-0"
not to scale
314"=1'-0"
A2, 1
RS-8 MAX HEIGHT 2_5.0'
404.88' Ir'
AVERAGE HEIGHT CALCULATIONS
379.88' + 379.88' + 379.88' + 379.88' = 379.88'
4
Maximum Height = 25.0' (RS-8)
Maximum Elevation = 404.88'
Proposed Ridge Elevation = 390.83' < 404.88'
A CONTINUOUS
RIDGE VENT TYP
TOP OF RIDGE 390_.83' �
�7 12 12 METAL DRIP
N 4 a 4 EDGE (TYP)
NEW TOP PLATE 388.33' — — — — — — — — — —
1x PAINTED
1x PAINTED FASCIA (TYP)
FASCIA (TYP)
C V-6"
� 2
MAX
PAINTED 6" BEVEL PAINTED 6" BEVEL
SIDING (TYP) SIDING (TYP)
C Q
FINISH FLOOR 380.00'
FINISH GRADE FINISH GRADE 379.88' rJ ��
L
South Elevation
scale: 1/4" = V-0"
HEIGHT CALCULATIONS
L - - - J L - - - J
CONTINUOUS
RIDGE VENT (
❑0
0
11
LA___ ____ ___
NEW 3068
DOOR
West Elevation
scale: 1/4" = V-0"
1. VERIFY SHEAR WALL NAILING & HOLDOWNS PER PLAN & SCHEDULE PRIOR TO INSTALLING SIDING.
2. THE BUILDING ENVELOPE SHALL BE SEALED, CAULKED, GASKETED & WEATHERSTRIPPED TO LIMIT AIR LEAKAGE.
PROVIDE INFILTRATION CONTROL @ WINDOW & DOOR FRAMES AND PENETRATIONS & OPENINGS AT WALLS, FLOORS &
ROOFS.
3. PROVIDE GALVANIZED OR ANODIZED SHEET METAL FLASHING & COUNTER FLASHING AT ALL ROOF PENETRATIONS,
CHIMNEYS, & SKYLIGHTS PER IRC SEC. R905.
4. PROVIDE ROOF COVERING PER IRC SEC. R905. -INSTALL PER MFR'S SPECS.
5. PROVIDE EXTERIOR WALL COVERING PER IRC SEC. R703.
6. PROVIDE CONTINUOUS GUTTERS & DOWNSPOUTS @ ALL EAVES, TYP.
7. SITE SHALL BE GRADED & HARD SURFACES SLOPED, SO AS TO DRAIN SURFACE WATER AWAY FROM BUILDING.
1'-6"
MAX
rJ �� FINISH GRADE
L --- J
RS-8 MAX HEIGHT 25.0'
I-F A 404.88'
CONTINUOUS
CONTINUOUS
Q
RIDGE VENT (TYP)
RIDGE VENT (TYP)
TOP OF RIDGE
390.83'
METAL DRIP 12
12
EDGE (TYP) 4
�a 4
`?
— — —
\
— — — —
CV
NEW TOP PLATE
388.33' —
-
1x PAINTED
FASCIA (TYP)
1x PAINTED
FASCIA (TYP)
1'-611
MAX
PAINTED 6" BEVEL MAX
PAINTED 6" oO
SIDING (TYP)
BEVEL SIDING
1 =
_
(TYP)
—
FINISH FLOOR
380.00' —
FINISH GRA rJ �� rJ ��
FINISH GRADE 379.88' r1
rJ
FINISH GRADE
L - - - J L - - - J
L - - - J
L.___J
A3, 1
East Elevation
scale: 1/4" = V-0"
EXTERIOR ELEVATION NOTES:
(SEE SHEETS A1.1 and S1.1 FOR ADDITIONAL NOTES)
1. VERIFY SHEAR WALL NAILING & HOLDOWNS PER PLAN & SCHEDULE PRIOR TO INSTALLING SIDING.
2. THE BUILDING ENVELOPE SHALL BE SEALED, CAULKED, GASKETED & WEATHERSTRIPPED TO LIMIT AIR LEAKAGE.
PROVIDE INFILTRATION CONTROL @ WINDOW & DOOR FRAMES AND PENETRATIONS & OPENINGS AT WALLS, FLOORS &
ROOFS.
3. PROVIDE GALVANIZED OR ANODIZED SHEET METAL FLASHING & COUNTER FLASHING AT ALL ROOF PENETRATIONS,
CHIMNEYS, & SKYLIGHTS PER IRC SEC. R905.
4. PROVIDE ROOF COVERING PER IRC SEC. R905. -INSTALL PER MFR'S SPECS.
5. PROVIDE EXTERIOR WALL COVERING PER IRC SEC. R703.
6. PROVIDE CONTINUOUS GUTTERS & DOWNSPOUTS @ ALL EAVES, TYP.
7. SITE SHALL BE GRADED & HARD SURFACES SLOPED, SO AS TO DRAIN SURFACE WATER AWAY FROM BUILDING.
North Elevation
scale: 1/4"
= V-0"
WINDOW
SCHEDULE
WINDOW
MARK
UNIT SIZE
TYPE
FRAME MTL
GLAZING
MIN "U"
MFR
MODEL
NOMINAL
HEAD HT
QTY
REMARKS
WIDTH x HEIGHT
OA
4'-0" x V-6"
CASEMENT
WOOD w/ METAL
CLADDING
INSULATED
LOW E II
0.30
OWNER
SELECT
6'-8"
2
GARAGE
PV = FROST OR PRIVACY GLASS EG = EGRESS
VERIFY ROUGH OPENINGS AND SIZES
SG = SAFETY GLASS
DOOR
SCHEDULE
DOOR
MARK
UNIT SIZE
WIDTH x HEIGHT
TYPE
MIN. "U"
LOCATION
QUANTITY
REMARKS
1U
3'-0" x 6'-8"
SOLID ER OROD DOOR,
EXEMPT
EXTERIOR DOOR
1
OWNER SELECT
2U
8'-0" x 7'-0"
OVERHEAD GARAGE
DOOR
EXEMPT
GARAGE
1
OWNER SELECT
VERIFY ROUGH OPENINGS AND SIZES
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PROJECT MANAGER. AH
DRAWN BY: alh
07.07.22
APLAN REVIEW COMMENTS 07.07.22
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RESUB
Jul 11 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Garage
Elevations
GENERAL STRUCTURAL NOTES
WOOD
(The following apply unless shown otherwise on the plans)
CRITERIA
1. ALL MATERIALS, WORKMANSHIP, DESIGN, AND CONSTRUCTION SHALL CONFORM TO THE
DRAWINGS, SPECIFICATIONS, AND THE 2018 INTERNATIONAL BUILDING CODE (IBC 2018
EDITION).
2. DESIGN LOADING CRITERIA
ROOF LIVE LOAD ......................... 25 PSF (SNOW)
FLOOR LIVE LOAD (RESIDENTIAL) ................. 40 PSF
BASIC WIND SPEED (3-SEC GUST) ... 110 MPH, MRI 50YR = 85 MPH, EXPOSURE B, Kzt = 1.3, 1 = 1.0
SEISMIC ............................... SITE CLASS "D", R=6.0, Ss=1.225, S1=0.421, I = 1.0
3. STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION WITH ARCHITECTURAL DRAWINGS FOR
BIDDING AND CONSTRUCTION. CONTRACTOR SHALL VERIFY DIMENSIONS AND CONDITIONS FOR
COMPATIBILITY AND SHALL NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION
4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY PRECAUTIONS AND THE METHODS,
TECHNIQUES, SEQUENCES OR PROCEDURES REQUIRED TO PERFORM THE WORK. THE
STRUCTURAL ENGINEER HAS NO OVERALL SUPERVISORY AUTHORITY OR ACTUAL AND/OR DIRECT
RESPONSIBILITY FOR THE SPECIFIC WORKING CONDITIONS AT THE SITE AND/OR FOR ANY
HAZARDS RESULTING FROM THE ACTIONS OF ANY TRADE CONTRACTOR. THE STRUCTURAL
ENGINEER HAS NO DUTY TO INSPECT, SUPERVISE, NOTE, CORRECT, OR REPORT ANY HEALTH OR
SAFETY DEFICIENCIES OF THE OWNER, CONTRACTORS, OR OTHER ENTITIES OR PERSONS AT THE
PROJECT SITE.
5. CONTRACTOR -INITIATED CHANGES SHALL BE SUBMITTED IN WRITING TO THE ARCHITECT AND
STRUCTURAL ENGINEER FOR APPROVAL PRIOR TO FABRICATION OR CONSTRUCTION.
CHANGES SHOWN ON SHOP DRAWINGS ONLY WILL NOT SATISFY THIS REQUIREMENT.
6. 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 AND
APPROVAL BY THE ARCHITECT AND THE STRUCTURAL ENGINEER.
GEOTECHNICAL
7. FOOTINGS SHALL BEAR ON FIRM, UNDISTURBED EARTH AT LEAST 18" BELOW ADJACENT FINISHED
GRADE. UNLESS OTHERWISE NOTED, FOOTINGS SHALL BE CENTERED BELOW COLUMNS OR WALLS
ABOVE.
BACKFILL BEHIND ALL RETAINING WALLS WITH FREE DRAINING, GRANULAR FILL AND PROVIDE FOR
SUBSURFACE DRAINAGE. ALL VALUES ARE ASSUMED.
ASSUMED ALLOWABLE SOIL PRESSURE............................1500 PSF
CONCRETE
8. CONCRETE SHALL BE MIXED, PROPORTIONED, CONVEYED AND PLACED IN ACCORDANCE WITH IBC
SECTION 1905 AND ACI 301. CONCRETE SHALL ATTAIN A 28-DAY STRENGTH OF f'c=3000 PSI (FOR
WEATHERING PURPOSES AND NOT STRENTH, MIN 2,500 PSI FOR STRENGTH) AND MIX SHALL HAVE A
MAXIMUM ABSOLUTE WATER: CEMENT RATIO OF 0.58 FOR NON -AIR ENTRAINED CONCRETE AND 0.46
FOR AIR -ENTRAINED CONCRETE CONCRETE SHALL BE PROPORTIONED TO PRODUCE A SLUMP OF 5"
OR LESS. AIR ENTRAINED CONCRETE SHALL BE USED AT ALL EXTERIOR AND UNHEATED
EXPOSURES.
THE MINIMUM AMOUNTS OF CEMENT AND MAXIMUM AMOUNTS OF WATER MAY BE CHANGED IF A
CONCRETE PERFORMANCE MIX IS SUBMITTED TO THE STRUCTURAL ENGINEER AND THE BUILDING
DEPARTMENT FOR APPROVAL TWO WEEKS PRIOR TO PLACING ANY CONCRETE. THE CONCRETE
PERFORMANCE MIX SHALL INCLUDE THE AMOUNTS OF CEMENT, FINE AND COARSE AGGREGATE,
WATER AND ADMIXTURES AS WELL AS THE WATER CEMENT RATIO, SLUMP, CONCRETE YIELD AND
SUBSTANTIATING STRENGTH DATA IN ACCORDANCE WITH SBC 1905.3. REVIEW OF MIX SUBMITTALS
BY THE ENGINEER OF RECORD INDICATES ONLY THAT INFORMATION PRESENTED CONFORMS
GENERALLY WITH CONTRACT DOCUMENTS. CONTRACTOR OR SUPPLIER MAINTAINS FULL
RESPONSIBILITY FOR SPECIFIED PERFORMANCE.
ALL CONCRETE WITH SURFACES EXPOSED TO STANDING WATER SHALL BE AIR -ENTRAINED WITH
AN AIR -ENTRAINING AGENT CONFORMING TO ASTM C260, C494, AND C618. TOTAL AIR CONTENT
FOR FROST -RESISTANT CONCRETE SHALL BE IN ACCORDANCE WITH TABLE 1904.2.1 OF
INTERNATIONAL BUILDING CODE.
CEMENT CONTENT MAY BE REDUCED 15% - 25% BY VOLUME AND REPLACED WITH FLY
ASH SHALL NOT MAKE UP MORE THAN 35% OF THE TOTAL CEMENTITIOUS CONTENT. FLY ASH
SHALL COMPLY WITH ASTM C618 OR AASHTO M295.
9. A MINIMUM OF 80% OF REINFORCING STEEL SHALL COME FROM RECYCLED MATERIALS.
REINFORCING STEEL SHALL CONFORM TO ASTM A615 (INCLUDING SUPPLEMENT S1), GRADE 60,
Fy=60,000 PSI. EXCEPTIONS: ANY BARS #5 AND SMALLER CAN BE GRADE 40, Fy=40,000 PSI.
10. REINFORCING STEEL SHALL BE DETAILED (INCLUDING HOOKS AND BENDS) IN ACCORDANCE WITH
ACI 315 AND 318. LAP ALL CONTINUOUS REINFORCEMENT #5 AND SMALLER 40 BAR DIAMETERS OR
2'-0" MINIMUM. PROVIDE CORNER BARS AT ALL WALL AND FOOTING INTERSECTIONS. LAP CORNER
BARS #5 AND SMALLER 40 BAR DIAMETERS OR 2'-0" MINIMUM. LAPS OF LARGER BARS SHALL BE
MADE IN ACCORDANCE WITH ACI 318, CLASS B. LAP ADJACENT MATS OF WELDED WIRE FABRIC A
MINIMUM OF 8" AT SIDES AND ENDS.
NO BARS PARTIALLY EMBEDDED IN HARDENED CONCRETE SHALL BE FIELD BENT UNLESS
SPECIFICALLY SO DETAILED OR APPROVED BY THE STRUCTURAL ENGINEER.
11. CONCRETE PROTECTION (COVER) FOR REINFORCING STEEL SHALL BE IN ACCORDANCE WITH
IBC SECTION 1907.7.
FOOTINGS AND OTHER UNFORMED SURFACES CAST AGAINST AND PERMANENTLY
EXPOSED TO EARTH ................................ 3"
FORMED SURFACES EXPOSED TO EARTH OR WEATHER (#6 BARS OR LARGER)... 2"
(#5 BARS OR SMALLER) ........................ 1-1/2"
SLABS AND WALLS (INT. FACE) .... GREATER OF BAR DIAMETER PLUS 1/8" OR 3/4"
12. FRAMING LUMBER SHALL BE KILN DRIED OR MC-19, AND GRADED AND MARKED IN
CONFORMANCE WITH W.C.L.B. STANDARD GRADING RULES FOR WEST COAST LUMBER
NO. 16. FURNISH TO THE FOLLOWING MINIMUM STANDARDS:
2x MEMBERS: HEM -FIR #2 OR BETTER
2x STUDS AND PLATES: HEM -FIR STUD GRADE OR BETTER
13. STRUCTURAL WOOD PANEL SHEATHING (PLYWOOD) SHALL BE APA RATED PANELS WITH
EXPOSURE 1 CLASSIFICATION.
ROOF SHEATHING SHALL BE 5/8" (NOMINAL) WITH SPAN RATING 24/16.
WALL SHEATHING SHALL BE 1/2" WITH SPAN RATING 24/0.
REFER TO WOOD FRAMING NOTES BELOW FOR TYPICAL NAILING REQUIREMENTS.
14. ALL WOOD IN DIRECT CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE -TREATED
WITH AN APPROVED PRESERVATIVE OR (2) LAYERS OF 15# ASPHALT IMPREGNATED BUILDING
PAPER OR ONE LAYER OF 30# ASPHALT IMPREGNATED BUILDING PAPER SHALL BE PROVIDED
BETWEEN UNTREATED WOOD AND CONCRETE OR MASONRY.
15. TIMBER CONNECTORS CALLED OUT BY LETTERS AND NUMBERS SHALL BE "STRONG -TIE" BY
SIMPSON COMPANY, AS SPECIFIED IN THEIR CATALOG NO. C-2022. EQUIVALENT DEVICES BY
OTHER MANUFACTURERS MAY BE SUBSTITUTED, PROVIDED THEY HAVE ICBO APPROVAL FOR
EQUAL OR GREATER LOAD CAPACITIES. PROVIDE NUMBER AND SIZE OF FASTNERS AS
SPECIFIED BY MANUFACTURER. CONNECTORS SHALL BE INSTALLED IN ACCORDANCE WITH THE
MANUFACTURER'S RECOMMENDATIONS. WHERE CONNECTOR
UNLESS NOTED OTHERWISE, ALL NAILS SHALL BE COMMON. ALL SHIMS SHALL BE SEASONED AND
DRIED AND THE SAME GRADE (MINIMUM) AS MEMBERS CONNECTED.
16. WOOD FASTENERS
A. NAIL SIZES SPECIFIED ON DRAWINGS ARE BASED ON THE FOLLOWING SPECIFICATIONS:
SIZE LENGTH
DIAMETER
EQUIV STAPLE
MIN LENGTH
8d 2-1/2"
0.131 "
13 GA.
1-3/4"
10d 3"
0.148"
12 GA.
1-3/4"
16d 3-1/2"
0.162"
NO EQUIV
NO EQUIV
IF CONTRACTOR PROPOSES THE USE OF ALTERNATE NAILS OR STAPLES, SHALL BE SUBMIT NAIL
SPECIFICATIONS TO THE ENGINEER (PRIOR TO CONSTRUCTION) FOR REVIEW AND APPROVAL.
B. NAILS AND STAPLES - PLYWOOD (APA RATED SHEATHING) FASTENERS TO FRAMING SHALL BE
DRIVEN FLUSH TO FACE OF SHEATHING WITH NO COUNTERSINKING PERMITTED.
20. PREFABRICATED CONNECTOR PLATE WOOD ROOF TRUSSES SHALL BE DESIGNED BY THE
MANUFACTURER IN ACCORDANCE WITH THE "DESIGN SPECIFICATION FOR METAL PLATE
CONNECTED WOOD TRUSSES, TPI-78" BY THE TRUSS PLATE INSTITUTE FOR THE SPANS
AND CONDITIONS SHOWN ON THE PLANS. LOADING SHALL BE AS FOLLOWS:
TOP CHORD LIVE LOAD
TOP CHORD DEAD LOAD
BOTTOM CHORD DEAD LOAD
BOTTOM CHORD LIVE LOAD
TOTALLOAD
WIND UPLIFT (TOP CHORD)
25 PSF
10 PSF
5 PSF
5 PSF (not concurrant with top chord)
40 PSF
5 PSF (GROSS)
WOOD TRUSSES SHALL UTILIZE APPROVED CONNECTOR PLATES (GANGNAIL OR EQUAL).
SUBMIT SHOP DRAWINGS AND DESIGN CALCULATIONS TO THE ARCHITECT AND
ENGINEER FOR REVIEW PRIOR TO FABRICATION. SUBMITTED DOCUMENTS
SHALL BEAR THE STAMP AND SIGNATURE OF A REGISTERED PROFESSIONAL ENGINEER,
STATE OF WASHINGTON. PROVIDE FOR SHAPES, BEARING POINTS, INTERSECTIONS, HIPS,
VALLEYS, ETC., SHOWN ON THE DRAWINGS. EXACT COMPOSITION OF SPECIAL HIP, VALLEY,
AND INTERSECTION AREAS (USE OF GIRDER TRUSSES, JACK TRUSSES, STEP-DOWN TRUSSES,
ETC.) SHALL BE DETERMINED BY THE MANUFACTURER UNLESS SPECIFICALLY INDICATED
ON THE PLANS. PROVIDE ALL TRUSS TO TRUSS AND TRUSS TO GIRDER TRUSS
CONNECTION DETAILS AND REQUIRED CONNECTION MATERIALS. PROVIDE FOR ALL
TEMPORARY AND PERMANENT TRUSS BRACING AND BRIDGING.
21. WOOD FRAMING NOTES -THE FOLLOWING APPLY UNLESS OTHERWISE SHOWN ON THE PLANS:
A. ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO THE
MINIMUM STANDARDS OF THE INTERNATIONAL BUILDING CODE. MINIMUM NAILING, UNLESS
OTHERWISE NOTED, SHALL CONFORM TO TABLE 2304.9.1 OF THE IBC. UNLESS OTHERWISE
NOTED, ALL NAILS SHALL BE COMMON. COORDINATE THE SIZE AND LOCATION OF ALL
OPENINGS WITH MECHANICAL AND ARCHITECTURAL DRAWINGS.
B. WALL FRAMING: ALL NEW STUD WALLS SHOWN AND NOT OTHERWISE NOTED SHALL BE 2x4
STUDS @ 16" O.C. AT EXTERIOR WALLS. TWO STUDS MINIMUM SHALL BE PROVIDED AT THE
END OF ALL WALLS AND AT EACH SIDE OF ALL OPENINGS. TWO 2x8 HEADERS SHALL BE
PROVIDED OVER ALL OPENINGS NOT OTHERWISE NOTED.
ALL WALLS SHALL HAVE A SINGLE BOTTOM PLATE AND A DOUBLE TOP PLATE. END NAIL TOP
PLATE TO EACH STUD WITH TWO 16d NAILS, AND TOENAIL OR END NAIL EACH STUD TO
BOTTOM PLATE WITH TWO 16d NAILS. FACE NAIL DOUBLE TOP PLATE WITH 16d @ 12" O.C. AND
LAP MINIMUM 4'-0" AT JOINTS AND PROVIDE SIX 16d NAILS @ 4" O.C. EACH SIDE JOINT.
ALL STUD WALLS SHALL HAVE THEIR LOWER WOOD PLATES ATTACHED TO WOOD FRAMING
BELOW WITH 16d NAILS @ 12" O.C. STAGGERED OR BOLTED TO CONCRETE WITH 5/8"
DIAMETER ANCHOR BOLTS (WITH 7" MINIMUM EMBEDMENT) @ 4'-0" O.C. UNLESS INDICATED
OTHERWISE. INDIVIDUAL MEMBERS OF BUILT-UP POSTS SHALL BE NAILED TO EACH OTHER
WITH 16d @ 12" O.C. STAGGERED. REFER TO THE PLANS AND SHEARWALL SCHEDULE FOR
REQUIRED SHEATHING AND NAILING. WHEN NOT OTHERWISE NOTED, PROVIDE GYPSUM
WALLBOARD ON INTERIOR SURFACES NAILED TO ALL STUDS, TOP AND BOTTOM PLATES, AND
BLOCKING WITH NAILS @ 7" O.C. USE 5d COOLER NAILS OR 1/2" GWB AND 6d COOLER NAILS
FOR 5/8" GWB. PROVIDE 1/2" (NOMINAL) APA RATED SHEATHING (SPAN RATING 24/0) ON
EXTERIOR SURFACES NAILED AT ALL PANEL EDGES (BLOCK UN -SUPPORTED EDGES), AND
TOP AND BOTTOM PLATES WITH 8d @ 6"O.C. AND TO ALL INTERMEDIATE STUDS AND
BLOCKING WITH 8d @ 12" O.C. ALLOW 1/8" SPACING AT ALL PANEL EDGES AND ENDS.
C. ROOF FRAMING: UNLESS OTHERWISE NOTED ON THE PLANS, PLYWOOD ROOF SHEATHING
SHALL BE LAID UP WITH GRAIN PERPENDICULAR TO SUPPORTS AND NAILED WITH 8d NAILS @
6" O.C. TO FRAMED PANEL EDGES AND OVER STUD WALLS AS SHOWN ON PLANS AND @ 12"
O.C. TO INTERMEDIATE SUPPORTS. PROVIDE APPROVED PLYWOOD EDGE CLIPS CENTERED
BETWEEN JOISTS/TRUSSES AT UNBLOCKED ROOFSHEATHING EDGES. ALLOW 1/81, SPACING AT
ALL PANEL EDGES AND ENDS OF FLOOR AND ROOF SHEATHING.
2x VENT BLK'G W/ (3) 2"0 VENT HOLES
EVENLY SPACED AND SCREENED
A-35 @ 24" OC
ROOFEDGE
NAILING
(2) 16D FASCIA
TO TRUSS
2x FASCIA
SHEAR WALL PER 1/A2.1
EDGE NAIL'G
PRE -MANUFACTURED
TRUSS PER PLAN
SIMPSON H2.5
X DOUBLE TOP PLATE -
PER 1/A2.1
HDR PER PLAN
TYPICAL TRUSS to WALL
3/4"=1' 0"
2'-0" MAX.
(2) 10d FASCIA
TO TRUSS
SHEARWALL EDGE NAILING
PER PLAN AND SCHED, (TYP.)
LOAD BEAR'G GABLE TRUSS
16d @ 8"o.c. BOT. CHORD GABLE
TRUSS TO 2x BLKG.
SHEATH PER PLAN AND
SHEARWALL SCHEDULE
2'-0"
ROOF SHT'G, EDGE
NAILING, (TYP.)
(2) 16d TOP CHORD
TRUSS TO 2x (TYP)
2x BLKG @ 4'-0" OC
TRUSS PER PLAN
(2) 16d BOT. CHORD
TRUSS TO 2x BLKG.
DBL 2x TOP R PER 1/A2.1
TYPICAL GABLE END FRAMING
3/4"=1'-0"
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227 'e' street southeast
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PROJECT MANAGER. AH
DRAWN BY: alh
07.07.22
QPLAN REVIEW COMMENTS 07.07.22
RESUB
Jul 11 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
Structural Notes
and Details
Si'l