APPROVED BLD2023-1304+Architectural_Plan+10.19.2023_3.33.04_PM+3850944Separate plumbing permit required if
plumbing work is to be performed as
part of the project.
Work BATHROOM BATHROOM
Address 18115 76TH AVE W
Owner
Approved Date 11 /07/2023
------------------------
Building Official ff r' & Cvwbw
------------------- -------------
Permit Number; BLD2023-1304
---------------------------------------------
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
APPROVED
PLANS MUST BE
ON JOB SITE
PATTERSON BATHROOM UPDATE
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OBTAIN ELECTRICAL
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STATE LABOR &
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PROJECT:
Patterson Primary Bath Update
Project Description:
Updating finishes in master bathroom including
new shower surround. Will be opening drywall
when tearing down old shower surround to
replace with new.
Homeowner:
Sarah & Adam Patterson
Phone: 803-467-1752
ADDRESS:
18115 76th Ave W
Edmonds, WA 98026
PARCEL: 00370800300301
LEGAL DESCRIPTION:
ADMIRALTY ACRES BLK 003 D-01 - LOT 2 OF
CITY OF EDM SP 2-1-90 REC UND AF NO
9010040286BEING A PTN OF LOT 3 EXST PLAT
ZONING: RS-12
CODES USED: 1 BC 2018, I RC 2018, WSEC 2018
TABLE R402.1.1
INSULATION AND FENESTRATION REQUIREMENTS BY COMPONENTd
CLIMATE ZONE
6 AND MARINE 4
FENESTRATION U-FACTORb
0•30
SKYLIGHT U-FACTOR
0•510
GLAZED FENESTRATION SHGC6! a
NR
CEILING R-VALUES
49
WOOD FRAME WALLS! "I R-VALUE
21 int
Mass Wall R-Value'
21/211,
FLOOR R-VALUE
309
BELOW-GRADEO!m WALL R-VALUE
10/15/21 int + TB
SLABd R-VALUE & DEPTH
10, 2 ft
SHEET INDEX
LABEL TITLE
G-1 COVER/PROJECT DATA SHEET
G-2 GENERAL NOTES
A-1 EXISTING FLOOR PLANS
A-2 PROPOSED FLOOR PLANS
RECEIVED
Oct 20 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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SET
ATE:
10/19/2023
AGE SIZE:
24x36
SCALE:
SHEET:
Gml
GENERAL NOTES
CODES:
ICC WITH WASHINGTON STATE AMENDMENTS
IRC FOR ONE AND TWO FAMILY DWELLINGS FOR 2018 EDITION*
IBC 2018 EDITION*
WASHINGTON STATE ENERGY CODE, RESIDENTIAL PROVISIONS 2018 EDITION (WSEC)
DESIGN LOADS
ROOF:25 PSF (SNOW)
FLOORSAO PSF
SLEEPING ROOMS AND HABITABLE ATTICS:30 PSF
ATTIC WITH LIGHT STORAGE: 20 PSF
ATTIC WITHOUT STORAGE: 10 PSF
STAIRS: THE GREATER OF 60 PSF OR CONCENTRATED
LOAD OF 300 LBS PER 4 SQUARE INCHES
DECKS AND BALCONIES 60 PSF
GUARD AND HANDRAILS: HORIZ 200# PT. LOAD AT TOP
GUARDRAIL IN -FULL COMPONENTS: 50LBS PER SQ FT
BASIC WIND SPEED: 85 MPH, EXPOSURE B (U.N.0)
SEISMIC ZONE: USE GROUP 1, DESIGN CATEGORY D2
FRAMING LUMBER:
MEETS REQUIREMENTS OF PS 20-70 AND NATIONAL GRADING RULES FOR SOFTWOOD DIMENSIONAL
LUMBER. BEAR STAMP OF WWPA.
MINIMUM DIMENSIONAL LUMBER GRADES TO BE:
WALL STUDS, 2X, 3X HF "STUD GRADE"
WALL PLATES 2X, 3X HF STANDARD GRADE U.N.O.
JOISTS 2X6 HF #2
JOISTS 2X8 AND UP DF #2
BEAMS AND HEADERS 6X DF #2
BEAMS AND HEADERS,4X DF #2 WWPA
POSTS. 4X, 6X DF #2 U.N.O.
LUMBER NOT NOTED HERE DF #2 U.N.O.
TJI TrusJoist: Use Weyerhaeuer product or approved equivalent TJ1110, TJ1210, TJ1230, TJ1360, and TJI 560
Featuring silent floorjoist for residential applications. Use tables per manufacturer recommendations for
structural applications criterion. MANUFACTURE WARNING: JOISTS ARE UNSTABLE UNTIL BRACED
LATERALLY bracing includes: blocking, hangers, rim board, sheathing, rim joist and trust lines.
recommendations assumed composite action.
Parallam PSL:Substitution of glue laminated wood member with a PSL is allowed when using the same
dimensions of beam or column or bigger. Use 2.0E Parallam (Fb = 2900 psi, Fc11=2900 psi, Fc?=750 psi,
E=2.0x106 psi) for headers and beams. Use 1.8E Parallam (Fb
= 2400 psi, Fc11=2500 psi, Fc?=750 psi, E=1.8x106 psi) for columns (minimum).
Microllam LVL:substitution of joists with a LVL is allowed when using the same dimensions of joists. Use
1.9E Microllam (Fb = 2600 psi, Fc11=2510 psi, Fc?=750 psi, E=1.9x106 psi).
MORTAR: TYPE S. 1 PC. 1/2 LIME PUTTY, 4 SAND. GRADE 40 STEEL
GENERAL NOTES
CONTRACTOR SHALL VERIFY ALL EXISTING SITE CONDITIONS FOR COMPLIANCE WITH PLANS AND
SPECIFICATIONS SITE CONDITIONS INCLUDE, SOIL, TOPOGRAPHY, REQUIRED SETBACKS AND IF
APPLICABLE, THE DIMENSIONS OF EXISTING STRUCTURES AND THEIR STRUCTURAL AND MECHANICAL
COMPONENTS, THIS OFFICE SHALL BE NOTIFIED PRIOR TO CONSTRUCTION OF DISCREPANCIES
AMBIGUITIES OR OMISSIONS IN THE PLANS.
WRITTEN DIMENSIONS TAKE PRECEDENCE OVER DRAWING SCALE. DETAILS TAKE PRECEDENCE OVER
PLAN AND ELEVATION VIEWS.
ALL WORKMANSHIP, MATERIALS AND INSTALLED PRODUCTS SHALL MEET OR EXCEED THE ACCEPTED
INDUSTRY STANDARDS AND SHALL MEET OR EXCEED THE MINIMUM REQUIREMENTS OF THE CURRENT
CODE IN FORCE AND ALL APPLICABLE LOCAL CODES, WHICH TAKE PRECEDENCE OVER NOTES,
SPECIFICATIONS AND DRAWINGS.
WHERE CONSTRUCTION DETAILS ARE NOT SHOWN OR NOTED, THE PROCEDURE SHALL BE PREFORMED
TO STANDARD CONSTRUCTION PRACTICES.
UNLESS A PROFESSIONAL SURVEY ACCOMPANIES THE PLANS.THE PLOT PLAN WAS DRAWN FROM
GENERAL. SITE LANDMARKS AND IS NOT TO BE CONSTRUED AS A PROFESSIONAL SURVEY THE
CONTRACTOR SHALL TAKE FULL RESPONSIBILITY FOR OBTAINING A PROFESSIONAL SURVEY TO
DETERMINE SETBACKS AND/OR OTHER ZONING RESTRICTIONS. THE CONTRACTOR SHALL SECURE ALL
NECESSARY PERMITS AND INSPECTIONS AND SHALL NOTIFY THIS OFFICE, PRIOR TO CONSTRUCTION OF
ANY REVISIONS OR ADDED REQUIREMENTS REQUESTED BY THE BUILDING OFFICIAL HAVING
JURISDICTION.
THE CONTRACTOR SHALL VERIFY SIZE AND LOCATION OF ALL REQUIRED OPENINGS IN FLOORS. WALLS
AND ROOF WITH PROPOSED MECHANICAL, PLUMBING AND ELECTRICAL WORK. PREFABRICATED ITEMS
TO BE HANDLED AND INSTALLED PER MANUFACTURER'S RECOMMENDATIONS.
THE CONTRACTOR SHALL VERIFY ALL DOOR & WINDOW ROUGH OPENING DIMENSIONS WITH
MANUFACTURER PRIOR TO CONSTRUCTION.
ALL FRAMING ANCHORS, HOLDOWNS, & SHEARWALLS SHALL BE INSPECTED PRIOR TO COVERING.
ALL GLAZING TO COMPLY WITH WSEC.
WINDOWS SHALL BE INSTALLED AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER'S WRITTEN
INSTALLATION INSTRUCTIONS. WRITTEN INSTALLATION INSTRUCTIONS SHALL BE PROVIDED BY THE
MANUFACTURER FOR EACH WINDOW.
CAULK OR WEATHER-STRIP ALL JOINTS AND PENETRATIONS TO HEATING SPACES.
APPROVED NUMBERS (ADDRESS) SHALL BE PROVIDED IN A POSITION TO BE PLAINLY VISIBLE AND
LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST
WITH THEIR BACKGROUND. AND SHALL BE A MINIMUM OF 4 INCHES.
EGRESS DOORS SHALL BE READILY OPERABLE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR
EFFORT.
OUTDOOR LIGHTING R502.1.1.4 ADDITIONS: NEW LIGHTING SYSTEMS THAT ARE PART OF THE ADDITION
SHALL COMPLY WITH SECTION 404.1.
ALTERATIONS: R503.1.4 NEW LIGHTING SYSTEMS THAT ARE PART OF THE ALTERATIONS SHALL COMPLY
WITH SECTION R404.1. EXCEPTION: ALTERATIONS THAT REPLACE LESS THAN 50% OF THE LUMINARIES IN
A SPACE, PROVIDED THA SUCH ALTERATIONS DO NOT INCREASE THE INSTALLED INTERIOR LIGHTING
POWER.
EXTERIOR STAIRWAYS AND LANDINGS MUST BE LIGHTED PER R303.8
A PRESSURE REGULATOR, PRECEDED BY A STRAINER SHALL BE READILY ACCESSIBLE, AND WILL BE
REQUIRED ON THE WATER SUPPLY TO THE HOUSE. THIS DEVICE SHALL BE LOCATED IN THE GARAGE
WITH THE BUILDING SHUT OFF VALVE FOR THE WATER PER UPC 608.2.
PROVIDE AN ADEQUATELY SIZED EXPANSION TANK AT THE HOT WATER TANK AS REQUIRED PER UPC
608.3.
WATER PRESSURE -ABSORBING DEVICES SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO ALL QUICK -
ACTING VALVES [HAMMER ARRESTORS, SHOCK ARRESTORS] (CLOTHES WASHERS, DISHWASHERS, ICE
MAKERS ETC.) PER UPC 609.10.
ALL HOT AND COLD WATER PIPING INSTALLED IN UNCONDITIONED SPACES SHALL BE INSULATED TO R-3
MINIMUM PER UPC SECTION 312.6.
LOTS SHALL BE GRADED SO AS TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE
GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET. (SECTION R401.3)
WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A
CLEARANCE OF LESS THAN 6 INCHES FROM THE GROUND OR LESS THAN 2 INCHES MEASURED
VERTICALLY FROM CONCRETE STEPS, SLABS, PATIOS, AND SIMILAR SURFACES EXPOSED TO THE
WEATHER,SHALL BE CEDAR OR WOOD THAT IS PRESERVATIVE -TREATED IN ACCORDANCE WITH AWPA U1
-NERAL CONSTRUCTION NOTES:
SITE CONSTRUCTION NOTES
IF SOIL CONDITIONS ENCOUNTERED UPON EXCAVATION DIFFER FROM THE SOIL BEARING CAPACITY OUTLINED
UNDER DESIGN LOADS' OR IF EXCESSIVE GROUND WATER IS PRESENT, CONTACT THIS OFFICE BEFORE PROCEEDING.
ALL FOOTINGS SHALL EXTENDED TO BELOW THE FROST LINE AND SHALL BEAR ON UNDISTURBED. NATIVE SOIL.
SOIL BEARING CAPACITY ASSUMED AT 1500 PSF IN PLANS OR PER REPORT BY QUALIFIED SOILS ENGINEER
EARTH PRESSURE ASSUMED AT 60 PCF EQUIVALENT FLUID PRESSURE FOR BASEMENT WALLS AND 50 PCF FOR
CANTILEVER RETAINING WALLS.
CONCRETE
3000 PSI MINIMUM COMPRESSIVE STRENGTH AT 28 DAYS, WHERE PLACEMENT IS EXPOSED TO WEATHER, GARAGE
AND CARPORT SLABS, PORCHES, STEPS AND RETAINING WALLS (TABLE R 4022.).
2500 PSI MINIMUM AT OTHER CONCRETE. NOT EXPOSED TO WEATHER.
EXTERIOR WALKS AND SLABS TO BE AIR ENTRAINED NOT LESS THAN 5% OR MORE THAN 7% MIX REQUIREMENTS:
5-1/2 SACK CEMENT PER CU YD. WITH MAXIMUM OF 6 GAL WATER PER SACK MAXIMUM SLUMP 4" MAXIMUM
AGGREGATE SIZE 1-1/2"
REINFORCING STEEL ASTM A-615 GRADE 40
POST FOOTINGS (UON), CENTER ALL. 2 INCH PLINTHS ADJACENT SLABS. 8 INCH PLINTHS AT OPEN EARTH (6 INCH IF
POST IS PRESSURE TREATED), AND INSTALL SILL. PLATES AT LEAST 6 INCHES ABOVE FINISHED GRADE OR 2 INCHES
ABOVE SLABS.
DAMP- PROOF EXTERIOR OF BASEMENT WALLS AND WALL S RETAINING EARTH ADJACENT. CRAWLSPACES WITH TWO
COATS OF ASPHALTIC EMULSION U.O.N.
INSTALL STEEL REINFORCING PER A.C.1 STANDARD PRACTICE. SPLICE CORNER AND CONTINUOUS BAR WITH A MIN. OF
30 BAR DIAMETERS. MINIMUM BAR CONCRETE COVER IS 3" TO EARTH. 2" TO WETHER, 1" TO OTHER.
ANCHOR BOLTS TO BE EMBEDDED A MINIMUM OF 7 INCHES, 4' OC, U.N.O. TWO BOLTS MIN. PER PLATE. PLACE
WITHIN 12" FROM ENDS BUT NOT LESS THAN 7 DIAMETERS TO END.
NEW FOOTING SHALL EXTENDED TO A DEPTH THAT WILL NOT IMPOSE LOADS ON NEW OR EXISTING BASEMENT OR
RETAINING WALLS UNLESS SPECIFICALLY DETAILED IN THE PLANS.
THE NEW FOOTINGS TO EXISTING FOOTINGS AT ALL INTERSECTIONS WITH A MINIMUM OF TWO # 4 PINS AT
FOOTING AND TWO #4 PINS AT WALL EMBED PINS 4 INCHES MINIMUM IN EPDXY GROUT.
FRAMING LUMBER TO BE KILN DRIED TO 19% MOISTURE CONTENT. GRADED PER STD. GRADING RULES PER W.C.L.IB.
CR W.W.P.A.AS APPLICABLE PROVIDED GRADE AND SPECIES AS PER FRAMING PLANS, GENERAL NOTES, AND DESIGN
LOAD CHART
SILL PLATES, DECK SUB- STRUCTURES. POSTS AND BEAMS
EXPOSED TO WEATHER AND WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED WITH AN APPROVED
PRESERVATIVE.
GLU- LAM BEAMS SHALL BEAR AN A.I.T.0 INSPECTION STAMP
FRAMING,
COLUMNS AND POSTS SHALL BE FRAMED TO TRUE AND BEARINGS WITH ADEQUATE ANCHORS AT TOP AND BOTTOM
TO PREVENT UPLIFT AND DISPLACEMENT.
PROVIDE LATERAL SUPPORT FOR BEAMS, RAFTERS AND JOISTS AND PROVIDE TEMPORARY BRACING AS REQUIRED
UNTIL ALL PERMANENT CONNECTIONS AND STIFFENERS ARE INSTALLED.
PROVIDE A MINIMUM JOIST BREAKING OF 1-1/2" ON WOOD, 3'' ON CONCRETE. WOOD ENTERING CONCRETE OR
MASONRY SHALL HAVE 1/2" NET AIRSPACE AT TOP, SIDES AND END.
BEAMS SHALL HAVE A CONTINUED HEADER WITH TWO PIECES,16" O.C. ALONG EACH SIDE, FASTNERS 16D (31/2 X
0.135") PER IRC table R602.3 (1) item 10
SOLID BLOCK W/ 2X AT MIDPOINT OF STUDS OVER 10 FEET. BELOW BERING PARTITIONS PERPENDICULAR TO JOIST
AND RAFTERS AT SUPPORT. DOUBLE JOIST UNDER PARALLEL BEARING PARTITIONS AND UNDER WINDOW CRIPPLES AT
OVERHANGING FLOORS.
FIRESTOP AND DRAFT STOP TO CUT OFF ALL CONCEALED HORIZONTAL AND VERTICAL OPENINGS AT CEILINGS.
FLOORS, AND ATTIC, PROVIDE VERTICAL FIRESTOPS AT 10' HORIZONTAL INTERVALS AT WALL FURRING VOIDS.
FIRESTOP TOP BOTTOM AND SIDES OF STAIRS WITH 2X NOMINAL LUMBER.
METAL CONNECTORS
ALL METAL CONNECTORS SHALL BE SIMPSON OR AN APPROVED EQUIVALENT.
FRAME NAILING SHALL COMPLY WITH IBC/ IRC R602.3.(1) (2) UNLESS NOTED OTHERWISE ON FRAMING PLANS OR
SHEAR WALL SCHEDULE ALL NAILS SHALL BE COMMON WIRE NAILS U.N.O.
USE CUT WASHERS AT BOLTED CONNECTIONS. ANCHOR BOLT WASHERS TO BE SQUARE 3" X 3" 1/4".CONNECTORS
EXPOSED TO WEATHER SHALL BE GALVANIZED WITH CORROSION- RESISTANT FASTENERS.
AC CD TREATED WOOD ( ALKALINE COPPER QUAT) REQUIRES CORROSION PROTECTED FASTENERS, BOLTS, AND
HARDWARE SUCH AS SIMPSON "ZMAX' OR HDG (HOT DIPPED GALVANIZED) OR SST300 ( STAINLESS STEEL).
PLYWOOD AND DIAPHRAGM NAILING.
ALL STRUCTURAL PLYWOOD SHALL HAVE A GRADING STAMP OF APA AND NAIL PER IBC/ IRC (602.3.(1).(2).
PROVIDE DIAPHRAGM SHEATHING, U.N.O,
FLOOR: 3/4" T&G CD-EXT-APA PLYWOOD WITH EXT GLUE, PL: 32/16. GLUE AND NAIL 10 d AT 6" O.C. EDGES, 10" O.C.
FIELD.
ROOF SHEATHING: SHALL BE 15/32" C-D-INT-APA PLYWOOD WITH EXTERIOR GLUE, PI: 24/0, OR 7/16" OSB NAIL 8d
AT 6" C.C. PANEL EDGES 12" O.C. FIELD.
SAFETY GLAZING
TEMPERED SAFETY GLASS SHALL BE INSTALLED IN HAZARDOUS LOCATIONS AND SUBJECT TO HUMAN IMPACT,
GLAZING IN DOORS, GLAZING WITHIN A 24" ARC OF CLOSED DOOR, GLAZED AREAS.> 9SQ. FT. WHEN LESS THAN 18"
ABOVE A WALING SURFACE, PER IBC/IRC R308.4.
SAFETY GLAZING IS REQUIRED TO BE PERMANENTLY MARKED PER IBC/IRC R308.1.
SKYLIGHTS
GLAZING SHALL BE INSULATED FULLY TEMPERED (TOP), LAMINATED GLASS (BOTTOM). PROVIDE A MINIMUM 4'' CURB
FLASHED AND COUNTER FLASHED AT TOP AND BOTTOM AND STEP -FLASH SIDE. THE UNIT SHALL HAVE A
CONDENSATION GUTTER AT THE LOWER END. INSTALL PER MANUFACTURER'S INSTRUCTIONS. FINISH AND FLARE
WELL TO CEILING PER PLANS.
PRE- FABRICATED TRUSSES SHALL BE DESIGNED BY A WASHINGTON STATE LICENSED STRUCTURAL ENGINEER AND IN
ACCORDANCE WITH THE PLAN REQUIREMENTS. SUBMIT COMPLETE SHOP DRAWING WITH ENGINEER'S SEAL FOR
APPROVAL PRIOR TO FABRICATION. TRUSSES MUST BE STAMPED BY AN APPROVED MANUFACTURE OR BY A QUALITY
FABRICATIONS COUNCIL.
CONTRACTOR TO VERIFY SPANS PRIOR TO FABRICATION.
APPROVED HANGERS MUST BE USED AT ALL CONNECTIONS OF RAFTERS, JACKS, OR HIP TRUSSES TO A MAIN GIRDER
TRUSS.
MINIMUM BEARING PARTITIONS BELOW TRUSSES SHALL BE SEPARATED FROM TRUSS WITH SIMPSON STC CLIPS.
TRUSSES SHALL BE BRACED TO PREVENT ROTATION AND PROVIDE LATERAL STABILITY AND INSTALLED IN
ACCORDANCE WITH THE INDIVIDUAL TRUSS DESIGN PROVIDED BY THE MANUFACTURER.
STAIR AND GUARDRAILS
STAIRWAYS SHALL HAVE A MIN. WIDTH OF 36". A RISER HEIGHT OF 7-3/4" MAX. A MIN. TREAD LENGTH OF 10" AND
3/8" MAXIMUM VARIATIONS.
A TREAD NOSING OF 3/4" TO 1-1/4" IS REQUIRED ON STAIRWAYS WITH SOLID RISERS UNLESS TREAD DEPTH IS 11" OR
GREATER.
HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF FLIGHTS WITH 4 OR MORE RISERS.
HANDRAILS SHALL BE PLACED 34'' TO 38" ABOVE THE NOSINGS AND SPACED 1-1/2" MIN. OF WALL WITH A 1-1/2" TO
2" DIAMETER, SMOOTH GRASP AND AT NEWEL OR 1-1/4" RETURNS AT ENDS.
PROVIDE 80" MIN. CLEAR HEADROOM ABOVE NOSINGS.
AREAS 30" ABOVE GRADE (WITHIN 3 FT) OR ADJACENT FLOORS PROVIDE GUARDRAILS WITH A MINIMUM HEIGHT OF
36" AND INTERMEDIATE BALUSTERS OR RAILS SPACED SO THAT A 4'' SPHERE CANNOT PASS THROUGH
ENCLOSED USABLE SPACE UNDER STAIRS SHALL HAVE FIRE TAPED 1/2" GWB ON WALLS AND SOFFITS. PROVIDE FIRE
BLOCKING IN CONCEALED SPACES BETWEEN STUDS ALONG AND IN LINE WITH RUN OF STAIRS.
MECHANICAL
WARM AIR FURNACE OR GAS H.W. TANKS SHALL NOT BE INSTALLED UNDER STAIRS AND SHALL HAVE PROPER VENTS AND
DIRECT OUTSIDE COMBUSTION AIR PER CODE AND MANUFACTURE'S SPECIFICATIONS.
GAS APPLIANCES IN GARAGE SHALL BE ON A 18" HIGH PLATFORM. IF APPLIANCE IS IN LINE OF VEHICLE TRAFFIC, PROVIDE A 3"
CONC FILLED STEEL BOLLARD.
AIR DUCT PENETRATING GARAGE TO HOUSE SEPARATION SHALL BE 26 GAUGE MIN. OR HAVE APPROVED DAMPERS.
DUCTING TO MEET MECHANICAL STDS AND SYSTEMS ARE TO BE BALANCED. CONTRACTOR SHALL PROVIDE MECHANICAL
DUCTING, EQUIPMENT SIZING, HEAT LOSS CALCULATIONS AND MANUFACTURE'S DATA ON EQUIPMENT EFFICIENCY FOR
BUILDING DEPARTMENT REVIEW.
BATHROOMS, LAUNDRY ROOMS, KITCHEN AND SPA ROOMS SHALL HAVE MECHANICAL EXHAUST, IN INSULATED, RIGID
DUCTING TO EXTERIOR, WITH A BACK DRAFT DAMPER, CAPABLE OF 5 AIR CHANGES PER HOUR.
DRYER EQUIVALENT EXHAUST DUCT LENGTH IS TO BE POSTED WITHIN 6 FT. OF DUCT CONNECTION.
RANGE HOODS IN EXCESS OF 400 CFM SHALL HAVE AUTO -CONTROLLED OUTSIDE MAKE-UP AIR.
VENTILATION AND ACCESS
VENTILATE CRAWL SPACES AND OVER HANGING FLOORS WITH SCREENED OPENINGS NOT LESS THAN 1 SQ.FT. NET CLEAR AREA
FOR EACH 300 SQ. FT. OF UNDER FLOOR AREA. DISTRIBUTE OPENINGS APPROXIMATELY EQUAL ALONG THE LENGTH OF LEAST
TWO OPPOSITE SIDES AND ONE OPENING WITHIN SQ FT. OF EVERY CORNER. COVER WITH 1/4" CORROSION -RESISTANT WIRE
MESH AT CRAWL SPACE OPENINGS.
CRAWL ACCESS: 18" X 24" MIN. CLEAR ACCESS THROUGH FLOOR OR 16" X24" THROUGH WALL TO UNDER FLOOR AREA.
VENTILATE ATTIC SPACES WITH NET CLEAR AREA EQUAL TO 1/150TH OF ATTIC AREA, EXCEPT THE NET AREA MAY BE1/300TH,
PROVIDED 50% TO 80% IS 36" ABOVE EAVES,WITH THE BALANCE IN THE EAVES. ATTIC ACCESS:BUILDINGS WITH COMBUSTIBLE
CEILING OF ROOF CONSTRUCTION SHALL HAVE AN ATTIC ACCESS OPENING TO ATTIC AREA THAT HAVE A VERTICAL HEIGHT OF
30"OR GREATER OVER AN AREA OF NOT LESS THAN 30 SQ FT. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF
THE CEILING FRAMING MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS.
ELECTRICAL
ALL ELECTRICAL SYSTEMS, LIGHTING, APPLIANCE AND OUTLETS SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH
CURRENT EDITION OF THE NATIONAL ELECTRICAL CODE AND THE INTERNATIONAL MECHANICAL CODE. ALL FIXTURES SELECTED
BY OTHERS.
VERIFY APPLIANCE AND MECHANICAL EQUIPMENT ELECTRICAL CONNECTION REQUIREMENTS AND LOCATIONS PRIOR TO START
OF WORK. ELECTRICAL CONTRACTOR SHALL ELEVATE AND DETERMINE ADEQUACY OF EXISTING AND PROPOSED ELECTRICAL
SERVICE.
A MINIMUM OF 75% OF ALL INTERIOR LUMINARIES INSTALLED, SHALL BE HIGH EFFICIENCY LUMINARIES WHOSE LAMPS
PROVIDE A MINIMUM EFFICIENCY AS FOLLOWS:
60 LUMENS PER WATT FOR LAMPS OVER 40 WATTS
50 LUMENS PER WATT FOR LAMPS OVER 15 WATTS TO 40 WATTS.
40 LUMENS PER WATT FOR LAMPS 15 WATTS OR LESS
ALL PERMANENTLY MOUNTED OUTDOOR LIGHTING SHALL BE HIGH EFFICIENCY LUMINARIES WHOSE LAMPS PROVIDE A
MINIMUM EFFICIENCY AS NOTED ABOVE, OR SHALL BE NON EFFICIENCY LUMINARIES CONTROLLED BY A MOTION SENSOR(S)
WITH INTEGRAL PHOTO CONTROL PHOTO SENSOR.
LINEAR FLUORESCENT FIXTURES SHALL BE FITTED WITH T-8 OR SIMILAR LAMPS.
INSTALL FIXTURES. SWITCHES AND OUTLETS IN ACCORDANCE WITH THE FOLLOWING TABLE ALL HEIGHTS LISTED SHALL BE
MEASURED FROM THE FINISHED FLOOR TO THE BOTTOM OF THE FIXTURE OUTLET UNLESS NOTED OTHERWISE:
EXTERIOR LIGHTS FIXTURES 72"
TYPICAL WALL OUTLETS 12"
TYPICAL WALL SWITCHES 44"
ABOVE COUNTER OUTLETS AT KITCHENS 44"
ABOVE COUNTER OUTLETS AT UTILITY ROOMS 44"
ABOVE COUNTER OUTLETS AT LAVATORIES AND BATHS 40"
WALL OUTLETS FOR MICROWAVE, RANGE HOODS ETC.PER MPGR.
SMOKE DETECTORS PER MFGR
WALL OUTLETS AT SERVICE AREAS 48"
DOOR DETECTORS PER MFGR
DOOR CHIMES FROM CEILING. 12"
PUSH BUTTONS 44"
THERMOSTATS 60"
LIGHTS BARS OVER VANITIES 84"
STEP LIGHTS ABOVE SKIRT BOARD 6"
UMBING
PLUMBING CONTRACTOR SHALL SIZE ALL LINES VENTS AIR GAPS, AND CLEAN -OUTS PER CODE.
FLOW RATES TO COMPLY WITH WAC 51-46 SECTIONS 407.2 and 408.2 TOILETS: 1.6 GPF (MAX), SHOWERS: 205 GPM (MAX),
LAVATORIES/FAUCT: 2.5 GPM (MAX)
HOT WATER TANK SHALL BE SIZED BY INDUSTRY STDS FOR PROPOSED USE AND BE LABELED NAECA APPROVED.
HOT WATER TANKS REQUIRE DUAL (HIGH AND LOW) SEISMIC STRAPS SECURED TO STUDS, EXPANSION TANK, AND A PRESSURE
RELIEF VALVE (PLUMBED TO EXTERIOR).
DISTURE CONTROL
SHOWERS SHALL HAVE A NON -ABSORBENT SURFACE TO A HEIGHT OF 72 INCHES ABOVE FLOOR.
PROVIDE WATERPROOF BOARD OR GLASS MESH MORTAR UNITS BEHIND TILE AT SHOWER SURROUNDS. TILE SHOWERS
WITH A SITE -BUILT PAN SHALL BE FILLED AND LEAK TESTED FOR 12 HOURS. PROVIDE MILDEW RESISTANT CAULK AT ALL TILE
ACCESSORIES.
ATTIC AND CRAWL SPACES ACCESS PANELS SHALL BE WEATHERS STRIPPED AND INSULATED TO A LEVEL EQUIVALENT TO THE
INSULATION ON THE SURROUNDING SURFACES. SEAL AROUND SOLE PLATES, WIRING, PLUMBING, DUCTS RIM JOISTS, MUD
SILLS FLUES, LIGHT FIXTURES AND EXTERIOR WALL STUD PENETRATIONS. PROVIDED A 6 MIL BLACK POLY GROUND COVER AT
ALL CRAWL. SPACES.
HINGED SHOWER DOORS SHALL OPEN OUTWARD DOORS AND SHOWER ENCLOSURES SHALL BE FULLY TEMPERED OR
LAMINATED SAFETY GLASS, MINIMUM THICKNESS = 1/8" TEMPERED, 1/4" LAMINATED.
FLOOR TILES AT SHOWERS AND WET AREAS SHALL BE SKID -RESISTANT. PROVIDE SECURE BLOCKING FOR ALL GRAB BARS PER
PLAN, CAPABLE OF SUPPORTING A 300 LB. IMPACT LOAD.
INSULATION R-VALUES AND INSTALATION:
CEILINGS: R -49
ALL BAFFLES SHALL BE INSTALLED TO MAINTAIN A MINIMUM OF 1" CLEAR SPACE ABOVE INSULATION
ALL BAFFLES SHALL BE EXTENDED A MINIMUM OF 6" ABOVE BATT INSULATION.
ALL BAFFLES SHALL BE EXTENDED A MINIMUM OF 12" ABOVE LOOSE FILL INSULATION.
VAULTED CEILINGS: R-38
WALLS� R-21
INSULATION SHALL BE PROVIDED BY FACE STAPLED BATT INSULATION OR FRICTION FIT UN FACED BATT INSULATION PROVIDING
THE FOLLOWING:
4 MIL POLY VAPOR BARRIER PVA PAINT WITH A DRY CUP PERM RATING OF 1
HEADERS OVER OPENINGS IN THE EXTERIOR WALL ASSEMBLY THAT ARE NOT STRUCTURALLY REQUIRED TO BE FULL WIDTH OF
THE STUD WALL SHALL BE PROVIDED WITH A MINIMUM OF R-10 INSULATION.
FLOORS OVER UNCONDITIONED SPACES R-30
SLAB ON GRADE (PERIMETER INSULATION) R-10
PERIMETER INSULATION SHALL BE PROVIDED BY USING ONE OF THE FOLLOWING METHODS:
ON INSIDE OF FOUNDATION WALL FROM THE TOP OF SLAB DOWNWARD AND THEN
HORIZONTALLY BENEATH THE SLAB FOR A TOTAL MINIMUM OF 24"
ON INSIDE OF FOUNDATION WALL FROM THE TOP OF SLAB DOWNWARD FOR A MINIMUM DISTANCE OF 241,
DUCT SYSTEM
ALL SUPPLY AIR DUCTS LOCATED OUTSIDE OF THE CONDITIONED SPACE SHALL HAVE ALL SEAMS AND JOISTS TAPED AND
SEALED, BOTH LONGITUDINALLY AND TRAVERSE.
ALL SUPPLY AND RETURN AIR DUCTS EXPOSED TO UNCONDITIONED SPACES SHALL BE INSULATED AS FOLLOWS:
DUCTS IN CONCRETE SLAB R-5
DUCTS IN UNCONDITIONED SPACES R-8
EXHAUST DUCTS LOCATED IN UNCONDITIONED SPACES R-4
(NOT REQUIRED FOR DRYER UNITS).
HOT WATER PIPING
ALL HOT WATER SUPPLY PIPING LOCATED OUTSIDE OF THE CONDITIONED SPACE SHALL BE
WRAPPED WITH A MINIMUM THERMAL RESISTANCE OF R-3 EXCEPTION: PIPE INSULATION IS PERMITTED TO BE
DISCONTINUOUS WHERE IT PASSES THROUGH STUDS, JOISTS OR OTHER STRUCTURAL MEMBERS AND WHERE THE INSULATED
PIPES PASS THROUGH OTHER PIPING, CONDUIT OR VENTS, PROVIDED THE INSULATION IS INSTALLED TIGHT TO EACH
OBSTRUCTION.
EMERGENCY EGRESS
EVERY SLEEPING ROOM, BASEMENT, AND HABITABLE ATTIC SHALL HAVE ONE OPERABLE EMERGENCY ESCAPE AND
RESCUE OPENING. THE OPENING SHALL HAVE A MAXIMUM SILL HEIGHT OF 441, ABOVE THE FLOOR, A NET CLEAR
OPENING OF 5.7 SQ. FT MIN. CLEAR HEIGHT OF 24" MIN. CLEAR WIDTH OF 20" AND SHALL BE OPERABLE FROM THE
INSIDE WITHOUT SPECIAL TOOLS OR KEYS. GROUND FLOOR OPENINGS MAY HAVE NET CLEAR MIN. OPENING OF
5.OSQ FT.
SMOKE ALARMS AND CARBON MONOXIDE ALARMS CHANGED TO REFLECT R314.4
PER IRC, R314.3. (1)SMOKE ALARMS SHALL BE LOCATED IN EACH SLEEPING AREA, (2)OUTSIDE EACH SEPARATE
SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS, (3)ON EACH ADDITIONAL STORY OF THE
DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. IN DWELLINGS WITH SPLIT LEVELS AND WITHOUT AN
INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL
SUFFICE FOR THE ADJACENT LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY
BELOW THE UPPER LEVEL. (4) SMOKE ALARMS SHALL BE INSTALLED NOT LESS THAN 3 FEET HORIZONTALLY FROM
THE DOOR OPENING OF A BATHROOM THAT CONTAINS A BATHTUB OR SHOWER UNLESS THIS WOULD PREVENT
PLACEMENT OF A SMOKE ALARM REQUIRED BY SECTION R314.3.
PER IRC, R314.4 WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED WITHIN AN INDIVIDUAL
DWELLING UNIT IN ACCORDANCE WITH R314.3, THE ALARM DEVICES SHALL BE INTERCONNECTED IN SUCH A
MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE INDIVIDUAL
DWELLING UNIT. PHYSICAL INTERCONNECTION OF SMOKE ALARMS SHALL NOT BE REQUIRED WHERE LISTED
WIRELESS ALARMS ARE INSTALLED AND ALL ALARMS SOUND UPON ACTIVATION OF ONE ALARM. EXCEPTION:
INTERCONNECTIONS OF SMOKE ALARMS IN EXISTING AREAS SHALL NOT BE REQUIRED WHERE ALTERATIONS OR
REPAIRS DO NOT RESULT IN REMOVAL OF INTERIOR WALL OR CEILING FINISHED EXPOSING THE STRUCTURE
UNLESS THERE IS AN ATTIC, CRAWL SPACE OF BASEMENT THAT IS AVAILABLE THAT COULD PROVIDE ACCESS FOR
INTERCONNECTION WITH OUT THE REMOVAL OF INTERIOR FINISHES.
PER R314.5 COMBINATION SMOKE AND CARBON MONOXIDE ALARMS SHALL BE PERMITTED TO BE USED IN LIEU
OF SMOKE ALARMS. CARBON MONOXIDE ALARMS SHALL BE INSTALLED OUTSIDE AND IN THE IMMEDIATE
VICINITY OF SLEEPING AREAS, AND ON EACH LEVEL
CARBON MONOXIDE ALARMS SHALL BE INSTALLED OUTSIDE AND IN THE IMMEDIATE VICINITY OF SLEEPING AREAS,
AND ON EACH LEVEL.
SECURITY
PROVIDE SECURITY AT ENTRANCE AND GARAGE DOORS WITH A MINIMUM 1/2" THROW DEAD BOLT WITH LOCKS
OPERABLE WITHOUT SPECIAL KNOWLEDGE, KEYS OR EFFORT.
PROVIDE AN OBSERVATION PORT @ 54"-66" ABOVE THE FLOOR AT SOLID, UNGLAZED ENTRY DOORS.
GARAGE / DWELLING SEPARATION
GARAGE TO DWELLING SEPARATION SHALL CONSIST OF FIRE TAPED 1/21, GWB APPLIED TO THE GARAGE SIDE OF
ALL DWELLING'S LIVING, ATTIC AND CRAWL SPACES.
DOORS FROM GARAGE TO DWELLING SHALL BE 1-3/8"+ THICK, SOLID CORE, AND TIGHT FITTING.
GARAGE CEILINGS COMPOSED OF 2X+ SOLID- SAWN JOISTS AND SUPPORTING HABITABLE SPACE ABOVE, SHALL
HAVE ONE LAYER OF FIRE TAPED 5/8" TYPE "X" GWB. ALL GARAGE POST, BEAMS, SUPPORTING HABITABLE SPACE
ABOVE SHALL HAVE 2 LAYERS OF FIRE TAPED 1/2". TYPE "X" GWB MIN.
AIR DUCTS PENETRATING THE SEPARATION SHALL BE 26 GAUGE MINIMUM OR HAVE AN APPROVED DAMPER
FIREPLACES / STOVES (APPLIES ONLY TO SOLID FUEL APPLIANCES)
ALL FIREPLACES SHALL HAVE AN OUTSIDE SOURCE OF COMBUSTION AIR DUCTED DIRECTLY TO THE FIRE BOX. THE
DUCT SHALL HAVE A MINIMUM NET AREA OF 6 SQUARE INCHES AND SHALL BE TIGHTLY FITTING FLUE DAMPER
INSTALLED WITH A READILY ACCESSIBLE MANUAL OR AUTOMATIC CONTROL. ALL OPENINGS SHALL BE PROVIDED
WITH TIGHTLY FITTING GLASS OR METAL DOOR.
PREFABRICATED METAL FIREPLACES:
METAL FIREPLACES SHALL BE UL LABELED AND INSTALLED IN ACCORDANCE WITH CONDITIONS OF APPROVAL OR
THE MANUFACTURES INSTALLATION PROCEDURES AND SHALL COMPLY WITH WSBC STANDARD 41004.1.1 FACTORY
BUILT CHIMNEYS SHALL BE UL LABELED AND INSTALLED IN ACCORDANCE WITH CONDITIONS OF APPROVAL OR THE
MANUFACTURERS PROCEDURES AND SHALL COMPLY WITH SECTION R1005 OF THE IRC.
FIRE BLOCKING SHALL BE INSTALLED AT OPENING BETWEEN ATTIC SPACES AND CHIMNEY CHASES FOR FACTORY
BUILT CHIMNEYS, AND IN OPENINGS AROUND FIREPLACES AND CHIMNEYS AT CEILING AND FLOOR LEVELS PER IRC
SECTION R 1003.19
ENERGY CODE NOTES
This residential unit shall comply with the 51-11 R WAC, 2018 WSEC with State Amendments. The following items shall
apply to this project where applicable. Energy Credits specific to this project detailed in body of plan set. For entire list
of energy code inspection requirements, see 2018 WSEC SINGLE FAMILY COMPLIANCE CHECKLIST.
All relevant envelope and fenestration elements of project shall comply w/ table below per 2018 WSEC.
EXHAUST FANS
Intermittent /Continuous
Kitchen fan 100 CFM / 25 CFM
Bathroom fan 65 CFM / 20 CFM
Laundry fan 65 CFM / 20 CFM
WHOLE HOUSE FAN
Whole house fan Continuous Operation ONLY
90 CFM (2-4 bedrooms, <4000 SF)
Whole house fan must be minimum Sone rating of 1.0 or
lower, and must be labeled Whole House Ventilation and
must be listed and labeled for continuous use.
MECHANICAL
Provide blower door and duct testing certificate from testing Agency showing test results. Building leakage maximum
= .00030. Duct leakage per calculated value on checklist. Provide programmable T-stat w/ 5-2 schedule.
AIR LEAKAGE
THE BUILDING THERMAL ENVELOPE SHALL BE CONSTRUCTED TO LIMIT AIR LEAKAGE IN ACCORDANCE WITH
SECTION 402.4 WSEC.
AIR BARRIERS
Provide caulk/sealant at all joints, transitions in materials and penetrations of envelope. Window and door air leakage
measures shall be met as follows: Exteriorjoints sealed, caulked, GASKETED or WEATHERSTRIP. Standard air leakage is
complete and installed in the following:
between sole plate/sub floors
wiring/plumbing/duct register penetrations
rim joists/mud sills (heated lower floors)
partition stud penetrations
around window/door frames
LIGHTING
90% or more of lamps in permanently installed light fixtures must be high efficacy (lumen/watt ratio) - fluorescent,
screw in ok. Indoor lighting shall be 50% compact fluorescent (pin or screw) or T-8 lamps or smaller. All fluorescent
tubes must be T-8 or smaller. Outdoor fixtures attached to building must be pin -based fluorescent OR provide
motion sensor and photo -cell daylight control.
INSULATED HEADERS / BEAMS
POST ENERGY CODE COMPLIANCE CERT. WITHIN 3 FEET OF THE ELEC. PANEL (R401.3)
PROVIDE PROGRAMMABLE THERMOSTAT
PROVIDE DUCT SEALING TESTS WHERE APPLICABLE
PROVIDE DOOR BLOWER TEST AFFIDAVIT (R402.4.1.2) WHEN APPLICABLE RECEIVED
Oct 20 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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Edmonds, WA 98026 Revisions by: design@chermak.com
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Scale. 1 /2" = 1 ' AREA TO BE ALTERED
DATE:
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PAGE SIZE:
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RECEIVED
Oct 20 2023 SCALE:
CITY OF EDMONDS 1 /2 �� — 1
DEVELOPMENT SERVICES
DEPARTMENT
SHEET: