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This revised set of plans only approved the
3' structural components of the TI. Please refer to
'original approved set of plans for all other
requirements of this project.
REVISED PLAN APPROVED
CITY OF EDMONDS BUILDING DIVISION
W. W OfAaI f
BUILDING OFFICIAL
Jun 01 2023
APPROVED DATE
,
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
1201 3rd Avenue, Suite 2200
Seattle, WA 98101
(206) 734-5858
ihong.shao@dhsengineers.wrn
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REVISION
May 16 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
BLD2023-0200
CONCRETE AND FOUNDATION CONSTRUCTIONS:
1. ALL CONCRETE f c=3,000 PSI (2,500 PSI USED FOR THE DESIGN), MAXIMUM WATER/CEMENT
RATIO =0.45, MINIMUM 5-1/2 SACKS OF CEMENT PER CUBIC YARD. NO SPECIAL INSPECTION
REQUIRED. CONCRETE BATCH TICKET OR DELIVERY RECEIPT FOR 3,000 PSI MINIMUM
CONCRETE ON SITE FOR BUILDING INSPECTOR VERIFICATION. CONCRETE SHALL BE AIR
ENTRAINED. TOTAL AIR CONTENT (PERCENT BY VOLUME OF CONCRETE) SHALL NOT BE LESS
THAN 5 PERCENT OR MORE THAN 7 PERCENT.
2. REINFORCING STEEL SHALL CONFORM TO ASTM A615, GRADE 60. NO SPECIAL INSPECTION
REQUIRED. ASTM A706, GRADE 60, REINFORCING STEEL SHALL BE USED FOR WELDED OR
FIELD -BENT BARS, SHEAR -WALL BOUNDARY MEMBER REINFORCING, MAIN REINFORCING,
SPIRALS, TIES AND STIRRUPS IN THE FRAME MEMBERS (BEAMS AND COLUMNS) COMPRISING
THE LATERAL FORCE RESISTING SYSTEM.
3. WELDED WIRE FABRIC PER ASTM Al85. FURNISH IN FLAT SHEETS, NOT ROLLS. LAP EDGES
1-1/2 MESH MINIMUM.
4. PROVIDE CONCRETE COVER AS FOLLOWS: FOOTINGS 3", WALLS 1-1/2", AND SLAB ON
GRADE 1-1/2".
5. PROVIDE 2#4 LONGITUDINAL BOTTOM BARS IN WALL FOOTINGS. PROVIDE CORNER BARS
OF SAME SIZE AND NUMBER AT CORNERS AND INTERSECTIONS, 42 BAR DIAMETERS EACH
LEG. PROVIDE VERTICAL DOWELS OF SAME SIZE, NUMBER AND SPACING AS CONCRETE
STEM WALL VERTICAL BARS WITH A 90 DEGREE STANDARD HOOK AT THE BOTTOM OF THE
FOOTING.
6. REINFORCING CONCRETE WALLS AS FOLLOWS"
6" WALLS, #4 @ 12" HORIZONTAL AND VERTICAL AT CENTER OF WALL,
8" WALLS, #5 @ 15" OR #4 @ 12" HORIZONTAL AND VERTICAL AT CENTER OF WALL,
10" WALLS, #4 @ 16" HORIZONTAL AND VERTICAL AT EACH FACE,
12" WALLS, #4 @ 12" HORIZONTAL AND VERTICAL AT EACH FACE.
AT OPENINGS OVER 12" SQUARE, PROVIDE 2#5 BARS AT CENTER OF WALL ALL FOUR SIDES,
EXCEPT 10" WALLS OR OVER PROVIDE 1#6 BAR EACH FACE ALL FOUR SIDES, EXTENDING 42
BAR DIAMETERS PAST OPENING. PROVIDE 1#5X4'-0" DIAGONAL BAR AT CENTER OF WALL ALL
FOUR CORNERS.
AT CORNERS, PROVIDE CORNER BARS IN OUTSIDE FACE OF SAME SIZE AND SPACING AS
HORIZONTAL BARS, 42 BAR DIAMETER EACH LEG.
AT INTERSECTIONS, PROVIDE CORNER BARS OF SAME SIZE, NUMBER AND SPACING AS
HORIZONTAL BARSOF INTERSECTING WALL, 42 BAR DIAMETER EACH LEG.
PROVIDE 2#4 LONGITUDINAL BARS AT TOP OF WALLS. PROVIDE KEYWAY OR ROUGHENED
SURFACE AT CONSTRUCTION JOINTS.
PROVIDE VERTICAL DOWELS OF SAME SIZE, NUMBER AND SPACING AS VERTICAL BARS.
7. GROUT - 5000 PSI MINIMUM 7-DAY CUBE STRENGTH PER ASTM C1157-00. GROUT TO BE
PREMIXED, NON -SHRINK "MASTERFLOW 928 GROUT" BY MASTER BUILDERS OR APPROVED
EQUAL. ICC CERTIFICATION REQUIRED. USE SPECIFIC GROUT MIX RECOMMENDED BY
MANUFACTURER FOR EACH GROUT APPLICATION AND FOLLOW MANUFACTURER'S
INSTRUCTIONS.
8. ANCHOR BOLTS, ASTM A307. SPECIAL INSPECTION REQUIRED. SET ALL ANCHOR BOLTS BY
TEMPLATE WHEREVER POSSIBLE.
9. DRILL -IN EXPANSION BOLTS, "KWIK-BOLT TZ" BY HILTI FASTENING SYSTEMS BY HILTI
FASTENING SYSTEM OR APPROVED EQUAL. ICC CERTIFICATION REQUIRED (ERS-1917).
SPECIAL INSPECTION REQUIRED.
10. DRILL -IN ADHESIVE BOLTS, "SIMPSON STRONG -TIE SET-XP ANCHORING ADHESIVE" BY
SIMPSON STRONG -TIE OR APPROVED EQUAL. ICC CERTIFICATION REQUIRED (ESR-2508).
SPECIAL INSPECTION REQUIRED.
CONSTRUCTION REQUIREMENTS:
1. CONTRACTOR SHALL VERIFY DIMENSIONS AND CONDITIONS FOR COMPATIBILITY AND
SHALL NOTIFY OWNER OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION. ALL DIMENSIONS
OF EXISTING CONSTRUCTION SHOWN IN THE DRAWINGS ARE INTENDED AS GUIDELINES
ONLY AND MUST BE VERIFIED. THE CONTRACTOR SHALL BRING ALL DISCREPANCIES TO THE
OWNER.
2. CONTRACTOR SHALL PROVIDE TEMPORARY SHORING AND BRACING FOR THE STRUCTURE
AND STRUCTURAL COMPONENTS UNTIL ALL FINAL CONNECTIONS HAVE BEEN COMPLETED IN
ACCORDING WITH THE PLANS AND DETAILS. THIS INCLUDES EXISTING STRUCTURE.
3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY AND HEALTH PRECAUTIONS
INCLUDING HAZARDOUS CONDITIONS AND MATERIALS EXISTED OR CREATED BY OTHER
PARTIES THAT WORKING ON THE PROJECT. CONTRACTOR SHALL ALSO BE RESPONSIBLE
FOR CONSTRUCTION METHODS, TECHNIQUES, AND SEQUENCES OR PROCEDURES
REQUIRED TO PERFORM THE WORK.
4. CONTRACTOR SHALL BE RESPONSIBLE FOR KEEPING ALL EXISTING COMPONENTS, WHICH
ARE REQUIRED TO REMAIN, IN THEIR ORIGINAL CONDITION. THIS INCLUDES WEATHER
PROTECTIONS FOR THESE COMPONENTS UNTIL SUCH TIME THAT THE ENTIRE DWELLING
INCLUDING THE NEW ADDITION ITSELF IS WEATHER PROTECTED.
5. CONTRACTOR INITIATED CHANGES SHALL BE SUBMITTED IN WRITING TO THE OWNER FOR
APPROVAL PRIOR FABRICATION OR CONSTRUCTION. CHANGES SHOWN IN SHOP DRAWINGS
ONLY WILL NOT SATISFY THIS REQUIREMENT.
6. CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS BEFORE COMMENCING ANY
DEMOLITION. SHORING SHALL BE INSTALLED TO SUPPORT EXISTING CONSTRUCTION AS
REQUIRED AND, IN A MANNER, SUITABLE TO THE WORK SEQUENCES. DEMOLITION DEBRIS
SHALL NOT BE ALLOWED TO DAMAGE OR OVERLOAD THE EXISTING STRUCTURAL. LIMIT
CONSTRICTION LOADING (INCLUDING DEMOLITION DEBRIS) ON EXISTING CEILING FAMING TO
10 PSF AND ON EXISTING FLOOR FRAMING TO 40 PSF. PROVIDE TEMPORARY PLANKS OR
STRUCTURAL SHEATHING OVER THE EXISTING CEILING JOISTS AS REQUIRED TO PROTECT
THE EXISTING SOFFIT.
7. CONTRACTOR SHALL CHECK FOR DRY -ROT FOR ALL EXISTING STRUCTURAL COMPONENTS
AT EXTERIOR WALLS, EXISTING TOILET ROOM FLOORS AND WALLS, AREAS SHOWN WATER
STAINS, WOOD IN CONTACT WITH EARTH AND CONCRETE, AND ALL WOOD MEMBERS IN CRAW
SPACES. ALL ROTTEN WOOD SHALL BE REMOVED AND DAMAGED MEMBERS SHALL BE
REPLACED OR REPAIRED AS DIRECTED BY THE OWNER.
8. 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 OWNER.
9. ALL STRUCTURAL SYSTEMS, WHICH ARE TO BE COMPOSED OF COMPONENTS TO BE FIELD
ERECTED, SHALL BE SUPERVISED BY THE SUPPLIER DURING MANUFACTURING, DELIVERY,
HANDLING, STORAGE, AND ERECTION IN ACCORDANCE WITH INSTRUCTIONS PREPARED BY
THE SUPPLIER.
10. THE MANUFACTURER'S INSTRUCTIONS SHALL BE AVAILABLE ON THE JOB SITE AT THE
TIME OF INSPECTION, FOR THE INSPECTOR'S USE AND REFERENCE.
STRUCTURAL FRAMING REQUIREMENTS:
1. ALL LUMBER SHALL BE KILN DRIED OR MC-19 WITH WWPA GRADED OR APPROVED EQUAL.
ALL STRUCTURAL FLOOR, ROOF, AND SHEAR WALL SHEARING SHALL BE APA RATED. ALL
SPECIFIED INDUSTRIAL_ LUMBERS, NAMELY PARALLAM PSL, MICROLLAM LVL,_TIMSERSTRAND
LSL, AND TJI SHALL BE MADE BY TRUS-JOIST CORPORATION OR OWNER APPROVED EQUAL.
ALL GLUED LAMINATED MEMBERS SHALL BE FABRICATED IN ACCORDANCE WITH AITC 110,
AITC 117 AND ANSI/AITC A190.1. EACH MEMBER SHALL BEAR AN AITC IDENTIFICATION MARK
AND SHALL BE ACCOMPANIED BY AITC CERTIFICATE OF CONFORMANCE. USE EXTERIOR
TYPE ADHESIVES. BEAMS SHALL BE INDUSTRIAL APPEARANCE GRADE, UON BY THE
ARCHITECT. SINGLE SPAN BEAMS SHALL BE COMBINATION 24F-V4, Fb=2400 PSI, Fv=265 PSI,
E=1,800,000 PSI; CANTILEVERED SPAN BEAMS SHALL BE COMBINATION 24F-V8, Fb=2400 PSI,
Fv=265 PSI, E=1,800,000 PSI.
2. MINIMUM NAILING SHALL COMPLY WITH TABLE 2304.10.1 OF THE 2018 IBC.
3. ALL NAILS SIZES SPECIFIED ON DRAWINGS ARE BASED ON THE FOLLOWING
SPECIFICATIONS:
NAIL SIZE, LENGTH, AND DIAMETER
6D 2" 0.113" 8D 2-1/2" 0.131 10D 3" 0.148 16D BOX 3" 0.131
THE FOLLOWING STAPLES MAY BE SUBSTITUTED FOR NAILING OF PLYWOOD
NAIL SIZE, EQUIVALENT STAPLE, AND MINIMUM LENGTH
6D 16GA 1-3/4" 8D 15GA 1-3/4" 10D 13GA 1-3/4"
4. GALVANIZED METAL TIMBER CONNECTORS CALLED OUT BY LETTERS AND NUMBERS SHALL
BE "STRONG -TIE" BY SIMPSON COMPANY INCLUDING SIMPSON STRONG WALLS AND SIMPSON
GARAGE PORTAL WALLS (WHERE OCCUR) OR OWNER APPROVED EQUAL. IF NO SPESIFIC
HANGER IS CALLED OUT, ANY HANGER MADE FOR THE SPECIFIED BEAM OR JOIST CAN BE
USED.
5. ALL EXTERIOR WALL STUDS ARE 2X6 DOUGLAS FIR NO.2 STUDS AT 16" ON CENTER. ALL
INTERIOR BEARING AND SHEAR WALL STUDS ARE 2X4 DOUBLAS FIR NO.2 STUDS AT 16" ON
CENTER. PROVIDE ONE BEARING STUD AND ONE FULL HEIGHT STUD AT EACH SIDE OF DOOR
AND WINDOW OPENINGS WHEN THEIR ROUGH OPENING WIDTH IS EQUAL OR LESS THAN 3'-0".
PROVIDE TWO BEARING STUDS AND TWO FULL HEIGHT STUDS AT EACH SIDE OF DOOR AND
WINDOW OPENINGS WHEN THEIR ROUGH OPENING WIDTH IS GREATER THAN 3'-0" OR WALL IS
FRAMED WITH (2)2X6 AT 16" ON CENTER. PROVIDE TRIPLE STUDS UNDER ALL BEAM AND
KING -TRUSS BEARING LOCATIONS. THESE MULTIPLE STUDS NEED TO EXTEND DOWN TO THE
TOP OF CONCRETE. PROVIDE TRIPLE VERTICAL BLOCKING AT JOIST SPACING AS NEEDED.
FACE NAIL WALL TOP DOUBLE PLATE WITH 16D @ 12" AND LAP MINIMUM 4'-0" AT JOINTS AND
PROVIDE (6) 16D @ 4" ON CENTER EACH SIDE OF JOINT. FACE NAIL WALL SILL PLATE
THROUGH FLOOR SHEATHING TO DOUBLE PLATES, BEAM, OR SUPPORTING MEMBER BELOW
WITH 16D @ 6" ON CENTER. MULTIPLE STUD SHALL BE NAILED TOGETHER WITH 16D @ 12" ON
CENTER STAGGERED EACH FACE. PROVIDE SOLID BLOCKING BETWEEN STUDS AT MID -
HEIGHT FOR ALL STUD WALLS OVER 10' IN HEIGHT.
6. PROVIDE DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS THAT EXTEND OVER MORE
THAN HALF THE JOIST LENGTH AND AROUND ALL OPENING IN FLOOR. FLOOR JOISTS SHALL
BE BLOCKED PER THE JOIST MANUFACTURER'S INSTRUCTIONS.
7. ALL FLOOR FRAMING LUMBERS: DOUGLAS FIR NO.2.
ALL HEADERS: DOUGLAS FIR NO.2. TYPICAL HEADER 4X8 MINIMUM UNLESS
OTHERWISE SHOWN ON THE PLANS.
ALL POSTS: DOUGLAS FIR NO.2 UNLESS OTHERWISE SHOWN ON THE PLANS
STUDS, PLATES, AND MISCELLANEOUS LIGHT NON-STRUCTURAL FRAMING: HEM -FIR
NO.2
8. METAL PLATE CONNECTED WOOD TRUSSES: WOOD TRUSSES SHALL BE DESIGNED,
MANUFACTURED AND INSTALLED PER TRUSS PLATE INSTITUTE (ANSI/TPI 1) SPECIFICATIONS.
TPI SPECIFICATIONS SHALL NOT REVISE TRUSS ENGINEER'S AND TRUSS MANUFACTURER'S
RESPONSIBILITY NOTED BELOW. WEB AND CHORD SIZES INDICATED ON PLANS AND NOTES
ARE MINIMUM ONLY. ROOF DESIGN LIVE LOAD PER DESIGN LOADING CRITERIA. ROOF
DESIGN DEAD LOAD 10 PSF MINIMUM TOP CHORD AND 7 PSF MINIMUM BOTTOM CHORD WITH
LIVE LOAD OF 40 PSF MINIMUM AT ATTIC FLOOR WHERE APPLICABLE. USE 2X6 MINIMUM
BOTTOM CHORD FOR ATTIC FLOOR. ROOF DESIGN WIND UPLIFT 15 PSF MINIMUM TYPICAL,
EXCEPT USE 30 PSF MINIMUM WITHIN 10 FEET OF ROOF EAVES OR RAKES. DESIGN TRUSSES
FOR SUPPORT OF DEAD, LIVE, SNOWDRIFT, AND WIND LOADS AND MECHANICAL/ELECTRICAL
EQUIPMENT, PIPING, ETC AS REQUIRED. SNOW DRIFT LOADING LOCATIONS AND VALUES TO
BE DETERMINED BY TRUSS ENGINEER. SUBMIT SHOP DRAWINGS AND DESIGN
CALCULATIONS SHOWING TRUSSES, TRUSS TO TRUSS AND TRUSS TO SUPPORTING
STRUCTURE CONNECTIONS, ERECTION AND PERMANENT BRACING SIZES AND
CONNECTIONS. PROVIDE STANDARD TRUSS CAMBER.
PROVIDE ERECTION BRACING PER MANUFACTURE'S INSTRUCTIONS. PROVIDE AND INSTALL
PERMANENT BRACING FOR LATERAL SUPPORT OF INDIVIDUAL WEB AND CHORD MEMBERS AS
DESIGNED BY THE TRUSS ENGINEER. PROVIDE AND INSTALL ALL TRUSS TO TRUSS AND
TRUSS TO SUPPORTING STRUCTURE CONNECTIONS.
TRUSS ALTERATIONS SHALL NOT OCCUR UNLESS THE APPROVAL OF A DESIGN
PROFESSIONAL.
9. VENT BLOCKINGS CALLED OUT IN THE DRAWINGS ARE 2X WOOD BLOCKING WITH (3) EQUAL
SPACED 1-1/2" DIAMETER HOLES ON EACH BLOCKING WITH MASH INSTALLED.
10. ROOF SHEATHING: 15/32"(1/2") MINIMUM CDX PLYWOOD OR STRUCTURAL PANEL WITH
SPAN RATING OF 32/16, UNBLOCKED, LAID UP WITH FACE GRAIN PERPENDICULAR TO
FRAMING BELOW, STAGGER END JOINTS. INSTALL PLYCLIPS AS REQUIRED. NAILING IS AS
FOLLOWS: 10D @ 6" DIAPHRAGM BOUNDARIES, OVER EXTERIOR WALLS, AND INTERIOR
SHEAR WALLS, 1 OD @ 6 ALL SUPPORTED EDGES, AND 1 OD @ 12" FIELD.
11. FLOOR AND ROOF DECK SHEATHING: 23/32"(3/4") MINIMUM CDX TONGUE AND GROOVE
PLYWOOD WITH SPAN RATING OF 40/20, UNBLOCKED FOR FLOOR JOIST SPACED AT 16" ON
CENTER; 7/8" MINIMUM CDX TONGUE AND GROOVE PLYWOOD WITH SPAN RATING OF 40/20
UNBLOCKED FOR FLOOR JOIST SPACED AT 24" ON CENTER; LAID UP WITH FACE GRAIN
PERPENDICULAR TO FRAMING BELOW, STAGGER END JOINTS. GLUE FLOOR SHEATHING TO
ALL SUPPORTS WITH A CONTINUOUS 3/16" DIAMETER BEAD MINIMUM. PROVIDE TWO BEADS
AT PANEL JOINTS. NAILING IS AS FOLLOWS: 10D @ 6" DIAPHRAGM BOUNDARIES, OVER
EXTERIOR WALLS, AND INTERIOR SHEAR WALLS, 10D @ 6" ALL SUPPORTED EDGES, AND 10D
@ 10" FIELD.
12. EXTERIOR/INTERIOR/SHEAR WALL SHEATHING 15/32" (1/2") MINIMUM CDX PLYWOOD WITH
SPAN RATING OF 24/0, EXTERIOR SIDE BLOCKED (BLOCK ALL UNSUPPORTED EDGES), NAIL
WITH 10D @ 6" ALL EDGES AND 10D @ 12" FIELD. NAIL BOTTOM PLATE TO FRAMING BELOW
WITH 16D @ 6".
13. WALL SILL PLATES OVER THE CONCRETE ARE TO BE 3X TREATED LUMBER WITH 1/2"
DIAMETER ANCHOR BOLTS AT 4'-0" ON CENTER WITH EMBED IN CONCRETE OF 7" MINIMUM.
ALL BOLTS SHALL HAVE 3X3X1/4 STEEL WASHER PLATE UNDER BOLT NUTS. THE EDGE OF A
WASHER SHOULD NOT BE LOCATED MORE 1/2" AWAY FROM THE INSIDE FACE OF A SHEAR
WALL SHEATHING. MINIMUM OF TWO BOLTS PER PLATE WITH BOLT END DISTANCE OF 6"
MINIMUM. SHEAR WALL BOTTOM PLATE NAILING AND ALL NAILING AT PRESSURE TREATED
PLATE/MEMBERS SHALL BE HOT -DIPPED ZINC -COATED GALVANIZED STEEL OR STAINLESS- _
STEEL NAILS.
14. WOOD IN CONTACT WITH CONCRETE SHOULD BE PRESERVATIVE -TREATED WOOD IN
ACCORDNACE WITH AWPA U1 AND M4 STANDARDS.
15. FASTENERS INSTALLED IN PRESERVATIVE -TREADED OR IN FIRE -RETARDANT -TREATED
WOOD SHALL BE HOT -DIPPED ZINE-COATED GALVANIZED WITH A MINIMUM COATING WEIGHT
COMPLYING WITH ASTM A153. THIS INCLUDES NUTS AND WASHERS. FASTENERS OTHER
THAN NAILS AND TEMBER RIVETS ARE PERMITTED TO BE MACHANICALLY DEPOSITED ZINC -
COATED WITH COATING WEIGHTS COMPLYING WITH ASTM B 695, CLASS 55 MINIMUM.
REVISION
May 16 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
201 3rd Avenue, Suite 2200
Seattle, WA 98101 -
(206) 734-5858
ong.shao@dhsengineers.corr
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REVISION
May 16 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
BLD2023-0200
Seattle, WA 98101
(206) 734-5858
ihong.shao@dhsengineers,com
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