APPROVED BLD PLN BLD2023-1601+Architectural_Plan+11.21.2023_4.51.55_PM+3914269Zone � RS-6 Corner
Setbacks: Required
Front 20'
Sides
5'
Rear
Other
Height
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APPROVED BY PLANNING
Jan 08 2024
City Of Edmonds
Building Department
Work PORCH ALTERATION
Address 748 15TH WAY SW
Owner JEZIERSKI
Approved Date 1 /02/2024
Building Official � lN• �
Permit Number BLD2023-1601
PROJECT DATA
PROJECT ADDRESS: 748 15TH WAY , EDMONDS, WA 98020
OWNER: TREVOR & MARY JEZIERSKI
JURISDICTION: CITY OF EDMONDS, WA
ZONE: RS-6
� YEAR BUILT: 1961
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�� i I A1.0 GENERAL NOTES
\ ��� � A2.0 FOUNDATION PLAN, FLOOR PLAN, &FRAMING PLAN
\ ��� ; A3.0 ELEVATIONS
A4.0 SECTIONS &DETAILS
I STRUCTURAL
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S2.1 FOUNDATION, WOOD FRAMING, AND ROOF FRAMING DETAILS
APPROVED
PLANS MUST BE
ON JOB SITE
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
OBTAIN ELECTRICAL
PERMIT FROM
STATE LABOR &
INDUSTRIES
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SCALE: 1 " = 20'-0"
REVISIONS
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Dec 14 2023
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ENERGY CODE
2018 WASHINGTON STATE ENERGY CODE / IECC (WSEC)
TABLE R402.1.1
INSULATION AND FENESTRATION REQUIREMENTS BY COMPONENT
CLIMATE ZONE 5 &MARINE 4
R-VALUE U-FACTOR
FENESTRATION (B) - 0.30
SKYLIGHT (B) - 0.50
GLAZED FENESTRATION SHGC (B) (E) -
CEILING (K) 49 -
WOOD FRAME WALL (G) (M) (N) 21 INT -
MASS WALL R-VALUE (I) 21 / 21 -
FLOOR 30 -
BELOWGRADE WALL (C) (M) 10/15/21 INT + 5TB -
SLAB R-VALUE &DEPTH (D) 10, 2 FT -
TABLE R402.1.1 FOOTNOTES
FOR SI: FOOT = 304.8 MM, CI =CONTINUOUS INSULATION, INT. =INTERMEDIATE
FRAMING.
(A) R-VALUES ARE MINIMUMS. U-FACTORS AND SHGC ARE MAXIMUMS. WHEN
INSULATION IS INSTALLED IN A CAVITY WHICH IS LESS THAN THE LABEL OR DESIGN
THICKNESS OF THE INSULATION, THE COMPRESSED R-VALUE OF THE INSULATION FROM
APPENDIX TABLE A101.4 SHALL NOT BE LESS THAN THE R-VALUE SPECIFIED IN THE
TABLE.
(B) THE FENESTRATION U-FACTOR COLUMN EXCLUDES SKYLIGHTS.
(C) "10/15121+TB" MEANS R-10 CONTINUOUS INSULATION ON THE EXTERIOR OF THE
WALL, OR R15 ON THE CONTINUOUS INSULATION ON THE INTERIOR OF THE WALL, OR
R-21 CAVITY INSULATION PLUS A THERMAL BREAK BETWEEN THE SLAB AND THE
BASEMENT WALL AT THE INTERIOR OF THE BASEMENT WALL. "10115/21 +5TB" SHALL BE
PERMITTED TO BE MET WITH R13 CAVITY INSULATION ON THE INTERIOR OF THE
BASEMENT WALL PLUS R-5 CONTINUOUS INSULATION ON THE INTERIOR OR EXTERIOR
OF THE WALL. "5TB MEANS R5 THERMAL BREAK BETWEEN FLOOR SLAB AND BASEMENT
WALL.
(D) R-10 CONTINUOUS INSULATION IS REQUIRED UNDER HEATED SLAB ON GRADE
FLOORS. SEE SECTION R402.2.9.1.
(E) FOR SINGLE RAFTER - OR JOIST -VAULTED CEILINGS, THE INSULATION MAY BE
REDUCED TO R-38 IF THE FULL INSULATION DEPTH EXENDS OF THE TOP PLATE OR THE
EXTERIOR WALL.
(F) R7.5 CONTINUOUS INSULATION INSTALLED OVER AN EXISTING SLAB IS DEEMED
TO BE EQUIVALENT TO THE REQUIRED PERIMETER SLAB INSULATION WHEN APPLIED TO
EXISTING SLABS COMPLYING WITH SECTION R503.1.1. IF FOAM PLASTIC IS USED, IT
SHALL MEET THE REQUIREMENTS OF THERMAL BARRIERS PROTECTING FOAM
PLASTICS.
(G) FOR LOG STRUCTURES DEVELOPED IN COMPLIANCE WITH STANDARD ICC 400,
LOG WALLS SHALL MEET THE REQUIREMENTS FOR CLIMATE ZONE 5 OF ICC 400.
(H) INT. (INTERMEDIATE FRAMING) DENOTES FRAMING AND INSULATION AS
DESCRIBED IN SECTION A103.2.2 INCLUDING STANDARD FRAMING 16 INCHES ON
CENTER, 78 PERCENT OF THE WALL CAVITY INSULATED AND HEADERS INSULATED WITH
A MINIMUM OF R10 INSULATION.
INSULATION &MOISTURE PRO.
GENERAL:
UNLESS NOTED OTHERWISE, INSULATION SHALL CONFORM TO THE WASHINGTON
STATE ENERGY CODES. INSULATION BAFFLES TO MAINTAIN 1"CLEAR SPACE ABOVE
INSULATION. BAFFLES TO EXTEND 6" ABOVE BATT INSULATION & 12" ABOVE LOOSE FILL
INSULATION. INSULATE BEHIND BATHTUBS, SHOWERS, PARTITIONS AND CORNERS,
PROVIDE FACE STAPLED BATTS OR FRICTION FIT FACED BATTS. PROVIDE 4 MIL (0.004")
POLYETHYLENE VAPOR BARRIER AT WALLS OR USE PVA PAINT WITH A DRY CUP PERM
RATING OF ONE (MAX.). PROVIDE R-10 INSULATION UNDER ELECTRICL WATER
HEATHERS.
INFILTRATION CONTROL:
1. EXTERIOR JOINTS AROUND WINDOWS AND DOOR FRAMES, OPENINGS BETWEEN
WALLS AND FOUNDATIONS, BETWEEN WALLS AND ROOF AND BETWEEN WALL PANELS,
OPENINGS AT PENETRATIONS OF UTILITY SERVICE THROUGH WALLS, FLOORS, AND
ROOF, AND ALL OTHERS SUCH OPENINGS IN THE BUILDING ENVELOPE, INCLUDING
ACCESS PANELS INTO UNHEATED SPACES, SHALL BE SEALED, CAULKED, GASKETED OR
WEATHER-STRIPPED TO LIMIT AIR INFILTRATION.
2. ALL EXTERIOR DOORS, OTHER THAN FIRE -RATED DOORS, SHALL BE DESIGNED
TO LIMIT AIR INFILTRATION AROUND THEIR PERIMETER WHEN IN A CLOSED POSITION.
DOORS BETWEEN RESIDENCE AND GARAGE ARE NOT CONSIDERED 'FIRE -RATED' AND
MUST MEET THE ABOVE REQUIREMENT.
3. ALL EXTERIOR WINDOWS SHALL BE DESIGNED TO ADMIT AIR INFILTRATION INTO
OR FROM THE BUILDING ENVELOPE WHICH SHALL BE SUBSTANTIATED BY TESTING TO
STANDARD ASTM E 283.73. SITE BUILT AND MILLWORK SHOP MADE WOODEN SASH ARE
EXEMPT FROM TESTING BUT SHALL BE WEATHER-STRIPPED, CAULKED AND
MORE TIGHTLY FITTING.
4. RECESSED LIGHT FIXTURES TO LIMIT AIR LEAKAGE PER W.S.E.C. PIPING FOR
HOT WATER/ STEAM SYSTEMS OF PIPING FOR CONTINUOUSLY CIRCULATING HOT
WATER SERVICE IS REQUIRED TO BE INSULATED PER THE W.S.E.C.
SERVICE WATER PIPING SHALL BE INSULATED TO A MINIMUM OF R-3.
� ` ' �7:�:1I_1:7:71�:1.y[e]:��11L1IK�1�/�:�•�
AN APPROVED VAPOR BARRIER SHALL BE PROPERLY INSTALLED IN ROOF DECKS, IN
ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE
UNDERSIDE OF ROOF RAFTERS, AND AT EXTERIOR WALLS. INSET STAPLED BATTS WITH
A PERM RATING LESS THAN ONE MAYBE INSTALLED IF THE VAPOR BARRIER IS TO THE
WARM SIDE, STAPLES SHALL BE PLACED NOT MORE THAN 8" O.C. AND GAPS BETWEEN
THE FACING AND THE FRAMING SHALL NOT EXCEED 1/16".
VAPOR RETARDERS AT WALLS PER IRC R702.7
AGROUND COVER OF 6 MIL (0.006") BLACK POLYETHYLENE OR EQUIVALENT SHALL BE
LAID OVER THE GROUND IN ALL GROWL SPACES. THE GROUND COVER SHALL BE
OVERLAPPED ONE FOOT AT EACH JOINT AND SHALL EXTED TO THE FOUNDATION WALL.
WHOLE HOUSE VENTILATION
SPECIFICATIONS FROM THE 2015 IRC SECTION M1507.
SOURCE SPECIFIC VENTILATION REQUIREMENTS.
1. MINIMUM EXHAUST FAN REQUIREMENTS:
A. BATHROOMS, LAUNDRIES AND POWDER ROOMS -50 CFM @ 0.25 W.G.
B. KITCHENS -100 CFM @ 0.25 W.G. (RANGE HOOD OR DOWN DRAFT EXHAUST FAN
RATED AT MIN. 100 CFM @ 0.10" W.G. MAYBE USED FOR EXHAUST FAN REQUIREMENTS.
2. EXHAUST DUCT REQUIREMENTS:
A. INSULATED TO R-4 (MIN.) IN UNCONDITIONED SPACES.
B. EQUIP WITH A BACK DRAFT DAMPER.
C. TERMINATE OUTSIDE THE BUILDING
PRESCRIPTIVE REQUIREMENTS FOR: OPTION 1. INTERMITTENT WHOLE HOUSE
VENTILATION USING EXHAUST FANS (IRC M1507.3.4). OUTDOOR AIR SHALL BE SUPPLIED
TO ALL HABITABLE ROOMS AT FLOW RATES SPECIFIED IN TABLE M1507.3.3(1) ON THIS
SHEET, USING THE FOLLOWING METHODS:
1. ROOM OUTDOOR AIR INLETS SHALL COMPLY WITH THE FOLLOWING:
A. HAVE CONTROLLABLE AND SECURE OPENINGS.
B. BE SLEEVED OR DESIGNED SO AS TO NOT COMPROMISE THE THERMAL
PROPERTIES OF THE WALL OR WINDOW IN WHICH THEY ARE PALCED.
C. PROVIDE A MINIMUM OF FOUR SQUARE INCHES OF NET FREE AREA OF OPENING
FOR EACH HABITABLE SPACE.
D. PROVISIONS SHALL BE MADE TO ENSURE AIR FLOW BY THE INSTALLATION OF
DISTRIBUTION DUCTS, TRANSOMS, INSTALLATION OF GRILLES, UNDERCUTTING DOORS
A MINIMUM OF 1/2" ABOVE THE FINISHED FLOOR COVERINGS, OR SIMILAR MEANS.
2. WHOLE HOUSE EXHAUST FANS SHALL:
A. BE SIZED ACCORDING TO TABLE M150733(1) ON THIS SHEET.
B. BE FLOW RATED AT 0.25" W.G.
C. SOUND RATED AT 1.0 SONES MAXIMUM.
3. WHOLE HOUSE EXHAUST FAN CONTROLS:
A. BE CONTROLLED BY A 24-HOUR CLOCK TIMER
B. PROVIDE CAPABILITY OF CONTRINUOUS OPERATION MANUAL AND AUTOMATIC
CONTROL
C. THE 24-HOUR CLOCK TIMER SHALL BE READILY ACCESSIBLE.
D. AT THE TIME OF FINAL INSPECTION, THE AUTOMATIC CONTROL TIMER SHALL BE
SET TO OPERATE THE WHOLE HOUSE FAN ACCORDING TO THE SCHEDULE USED TO
CALCULATE THE WHOLE -HOUSE FAN SIZING.
E. A LABEL SHALL BE AFFIXED TO THE CONTROL THAT READS WHOLE -HOUSE
VENTILATION (SEE OPERATING INSTRUCTIONS)"
4. WHOLE HOUSE EXHAUST DUCTS:
A. BE INSULATED TO A MINIMUM R-4 IN UNCONDITIONED SPACES.
B. TERMINATE OUTSIDE THE BUILDING
MECHANICAL
GENERAL:
SOLID FUEL BURNING APPLIANCES INCLUDING AIRTIGHT STOVES, FIREPLACES STOVES,
ROOM HEATHERS, FACTORY BUILDIT FIREPLACES AND FIREPLACE INSERTS. ALL SOLID
FUEL BURNING APPLIANCES SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 24 OF
THE 2015 INTERNATIONAL RESIDENTIAL CODE.
HEATING:
EACH DWELLING UNIT SHALL BE PROVIDED WITH HEATING FACILITIES CAPABLE OF
MAINTAINING A TEMPERATURE OF 68 DEGREES FAHRENHEIT AT A HEIGHT OF 3'-0"
ABOVE THE FLOOR AND TWO FEET FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS
WHEN THE OUTSIDE TEMPERATURE IS AS SET FORTH IN THE 2015 W.S.C.
DEFINITION OF BUILDING ENVELOPE FROM THE 2015 WASHINGTON STATE ENERGY
CODE:
THE ELEMENTS OF A BUILDING WHICH ENCLOSE CONDITIONED SPACES THROUGH
WHICH THERMAL ENERGY MAY BE TRANSFERRED TO OR FROM THE EXTERIOR EXCEPT
AS EXEMPTED BY THE 2015 W.S.E.C.
1. FUEL BURNING APPLIANCES LOCATED WITHIN THE BUILDING ENVELOPE SHALL
OBTAIN AIR FROM OUTDOORS, MEETING THE PROVISIONS OF CHAPTER 24 OF THE 2015
IRC.
2. FUE BURNING APPLIANCES LOCATED OUTSIDE THE BUILDING ENVELOPE SHALL
MEET THE PROVISIONS OF CHAPTER 24 OF THE 2015 IRC.
3. DUCTWORK LOCATION AND SOURCE OF COMBUSTION AIR SHALL MEET THE
PROVISIONS OF CHAPTER 16 OF THE IRC.
ALL WARM AIR FURNACES SHALL BE LISTED AND LABELED BY AN APPROVED AGENCY
AND INSTALLED PER CHAPTER M1402 OF THE 2015 IRC.
NO WARM AIR FUNACE SHALL BE INSTALLED IN A ROOM USED OR DESIGNED TO BE
USED AS A BEDROOM, BATHROOM, CLOSET OR IN ANY ENCLOSED SPACE WITH ACCESS
ONLY THROUGH SUCH ROOM OR SPACE, EXCEPT DIRECT VENT FURNACE, ENCLOSED
FURNACES, AND ELECTRIC HEATING FURNACES.
NO WARM AIR FURNACE SHALL BE INSTALLED IN A CLOSET OR ALCOVE WITH A SPACE
LESS THAN 12" WIDER THAN THE FURNACE OR A CLEARANCE OF 3; ALONG THE SIDES,
BACK AND TOP.
LIQUEFIED PETROLEUM GAS BURNING APPLIANCES SHALL NOT BE INSTALLED IN A PIT,
BASEMENT OR SIMILAR LOCATION WHERE HEAVIER THAN AIR GASES MIGHT COLLECT.
APPLIANCES SO FUELD SHALL NOT BE INSTALLED IN AN ABOVE GRADE UNDER FLOOR
SPACE OR BASEMENT UNLESS SUCH LOCATION IS PROVIDED WITH AN APPROVED
MEANS FOR REMOVAL OF UNBURNED GAS.
HEATING AND COOLING APPLIANCES LOCATED IN A GARAGE AND WHICH GENERATE A
GLOW, SPARK OR FLAME CAPABLE OF IGNITING FLAMMABLE VAPORTS SHALL BE
INSTALLED WITH THE PILOTS AND BURNERS OR HEATING ELEMENTS AND SWITCHES AT
LEAST 18" ABOVE THE FLOOR SURFACE.
FIRE DAMPERS NEED NOT BE INSTALLED IN AIR DUCTS PASSING THROUGH THE WALL,
FLOOR OR CEILING SEPARATING A RESIDENCE (GROUP B, DIVISION 3 OCCUPANCY)
FROM A GARAGE GROUP M, DIVISION 1 OCCUPANCY), PROVIDED SUCH DUCTS WITHIN
THE GARAGE ARE CONSIDERED A STEEL HAVING A THICKNESS NOT LESS THAN 0.019'
(N0.26 GALVANIZED SHEET GUAGE) AND HAVE NOT OPENINGS INTO THE GARAGE.
WARM AIR FURNACE INSTALLATIONS IN ATTICS OR CRAWL SPACES SHALL COMPLY
WITH M1402 OF THE 012 IRC.
EVERY APPLIANCE DESIGNED TO BE VENTED SHALL BE CONNECTED TO A VENTING
SYSTEM COMPLYING WITH CHAPTER 18 OF THE 2015 IRC.
EVERY FACTORY BUILT CHIMNEY, TYPE L VENT, TYPE B GAS VENT OR TYPE BW GAS
VENT SHALL BE INSTALLED IN ACCORDANCE WITH THE TERMS OF IT'S LISTING,
MANUFACTURERS INSTALLATION INSTRUCTIONS AND THE REQUIREMENTS PER
CHAPTER 10 OF THE 2015 IRC.
A TYPE B OR BW GAS VENT SHALL TERMINATE PER CHAPTER 24 OF THE 2015 IRC.
VENT CONNECTORS SHALL BE INSTALLED WITHIN THE SPACE OR AREA IN WHICH THE
APPLIANCE IS LOCATED AND SHALL BE CONNECTED TO A CHIMNEY OR VENT IN SUCH A
MANNER AS TO MAINTAIN THE CLEARANCE TO COMBUSTIBLES PER SECTION M1803 OF
THE 2015 IRC.
HEATING EQUIPMENT:
ALL HEATING EQUIPMENT SHALL MEET THE REQUIREMENTS OF THE 1987 NATIONAL
APPLIANCE ENERGY CONSERVATION ACT (NAECA) AND BE SO LABELED. EQUIPMENT
SHALL ALSO COMPLY WITH SECTION 1411 OF THE 2015 W.S.E.C.
DUCTWORK:
1. DUCT SYSTEMS OR FACTORY BUILT AIR DUCTS SHALL BE OF METAL AS SET
FORTH BY TABLE 1601.1.1 (1) & 1601.1.1 (2) OF THE 2015 IRC.
2. RECTANGULAR, FLAT, OVAL AND ROUND DUCT JOINTS AND SEAMS SHALL BE
AIRTIGHT PER SECTION M1601.4.1 OF THE 2015 IRC.
3. INSTALLATION OF DUCTS SHALL COMPLY WITH SECTION M1601.3 OF THE 2015
IRC.
4. DUCT INSULATION SHALL BE INSTALLED IN ACCORDANCE WITH SECTION M1601.3
OF THE 2015 IRC.
5. FINAL DUCT LEAKAGE AFFIDAVIT IS TO BE PROVIDED TO THE BUILDING
INSPECTOR PRIOR TO FINAL INSPECTION. DUCT LEAKAGE AND SEALING
REQUIREMENTS IN 2015 W.S.E.C. SECTION 503.10 TO BE MET.
DOORS, WINDOWS &SKYLIGHTS
GENERAL:
THE REQUIRED EGRESS DOOR MAY HAVE A MAXIMUM 7 3/4" STEP FROM TOP OF THE
THRESHOLD TO A MIMUM 36" DEEP LANDING ON THE EXTERIOR SIDE OF THE DOOR.
OTHER EXTERIOR DOORS MAY HAVE A MAXIMUM (2) 7 3/4" STEPS TO A MIN. 36" DEEP
LANDING. ALL GLAZING SHALL MEET THE REQUIREMENTS OF THE 2012 W.S.E.C. TABLE
6-1 UNLESS NOTED OTHERWISE. ALL SKYLIGHTS AND SKYWALLS SHALL HAVE
LAMINATED GLASS UNLESS NOTED OTHERWISE. ALL BEDROOM EMERGENCY EGRESS
WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET.
MINIMUM NET CLEAR OPERABLE WIDTH OF 20" AND A MINIMUM NET CLEAR OPENING
HEIGHT OF 24", MAXIMUM SILL HEIGHT OF 44' MEASURED FROM THE FINISHED FLOOR
TO THE BOTTOM OF THE CLEAR OPENING. OPERABLE WINDOWS WITH A SILL OF MORE
THAN 72" ABOVE FINISHED GRADE AND WITHOUT AN ADJACENT ROOF WITH MAX. 4:12
SLOPE, TO BE A MINIMUM OF 24" ABOVE ADJACENT FINISHED FLOOR.
SAFETY GLAZING LOCATIONS PER 2015 IRC SECTION R308.4
R308.4.1 GLAZING IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND
BI-FOLD DOORS.
R308.4.2 GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A
DOOR WHERE THE NEAREST VERTICAL EDGE IS WITHIN A 24 INCH ARC OF THE DOOR
IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE
THE FLOOR OR WALKING SURFACE.
R308.4.3 GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL THAT MEETS ALL OF
THE FOLLOWING CONDITIONS:
1. THE EXPOSED AREA OF AN INDIVIDUAL PANEL IS LARGER THAN 9 SQUARE FEET
2. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 18" ABOVE THE FLOOR
3. THE TOP EDGE OF THE GLAZING IS MORE THAN 36" ABOVE THE FLOOR
4. ONE OR MORE WALKING SURFACES ARE WITHIN 36" MEASURED HORIZONTALLY
AND IN A STRAIGHT LINE OF THE GLAZING.
R308.4.4 GLAZING IN GUARDS AND RAILINGS, INCLUDING STRUCTURAL BALUSTER
PANELS AND NONSTRUCTURAL IN -FILL PANELS, REGARDLESS OF AREA OR HEIGHT
ABOVE A WALKING SURFACE.
R308.4.5 GLAZING IN WALLS, ENCLOSURES OR FENCES CONTAINING OR FACING HOT
TUBS, SPAS, WHIRPOOLS, SAUNAS, STEAM ROOMS, BATHRUBS, SHOWERS AND
INDOOR OR OUTDOOR SWIMMING POOLS WHERE THE BOTTOM EXPOSED EDGE OF
THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING
OR WALKING SURFACE.
R308.4.6 GLAZING WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS
THAN 36 INCHES (914 MM) ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE
OF STAIRWAYS, LANDINGS BETWEEN FLIGHTS OF STAIRS AND RAMPS.
R308.4.7 GLAZING ADJACENT TO THE LANDING AT THE BOTTOM OF A STAIRWAY
WHERE THE GLAZING IS LESS THAN 36 INCHES ABOVE THE LANDING AND WITHIN 60
INCHES (1524 MM) HORIZONTALLY OF THE BOTTOM TREAD.
FOR EXCEPTIONS SEE IRC SECTION R308.4
CARPENTRY
GENERAL:
ALL FRAMING SHALL COMPLY WITH THE APPLICABLE SECTIONS) OF THE 2015 IBCI IRC.
PRESSURE TREATED WOOD REQUIRED IN LOCATIONS LISTED IN IRC R317.1
• 2"MINIMUM VERTICAL CLEARANCE BETWEEN WOOD &CONCRETE STEPS, PORCH
SLABS, PATIO SLABS &OTHER SIMILAR HORIZONTAL SURFACES EXPOSED TO THE
WEATHER.
• 6" MINIMUM CLEARANCE BETWEEN WOOD AND EARTH.
• 8" MINIMUM CLEARANCE BETWEEN UNTREATED MUSILLS AND EARTH.
• 12"MINIMUM CLEARANCE BETWEEN FLOOR BEAMS AND EARTH.
• 18"MINIMUM CLEARANCE BETWEEN FLOOR JOISTS AND EARTH.
LOADING:
ROOF15 PSF DEAD LOAD + 25 PSF LIVE LOAD = 40 PSF
FLOOR 10 PSF DEAD LOAD + 40 PSF LIVE LOAD = 50 PSF
CEILING 5 PSF DEAD LOAD + 10 PSF LIVE LOAD = 15 PSF
DECK 5 PSF DEAD LOAD + 40 PSF LIVE LOAD = 45 PSF
INTERIOR PARTITION = 7 PSF
EXTERIOR PARTITION = 10 PSF
WOOD BEARNING ON OR INSTALLED WITHING 1/2" OF MASONRY OR CONCRETE TO BE
TREATED WITH AN APPROVED PRESERVATIVE. SOLID BLOCKING OF NOT LESS THAN 2X
THICKNESS SHALL BE PROVIDED AT ENDS AND AT ALL SUPPORT OF JOISTS AND
RAFTERS. ANCHOR BOLTS TO BE PER SHEAR WALL SCHEDULE AND FOUNDATION IRC.
7" MINIMUM EMBEDMENT. ALL METAL FRAMING ANCHORS AND HANGERS SHOWN ON
DRAWINGS SHALL BE STRONG TIE CONNECTORS AS MANUFACTURED BY SIMPSON
COMPANY.
PROVIDE FIREBLOCKING IN CONCEALED SPACES OF STUD WALLS &PARTITIONS,
INCLUDING FURRED SPACES &PARALLEL ROWS OF STUDS OR STAGGERED STUDS AS
FOLLOWS:
1. VERTICALLY AT THE CEILING &FLOOR LEVELS.
2. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET.
I PROVIDE FIREBLOCKING AT OTHER LOCATIONS PER 2015 IRC R302.11
GENERAL
PLANS COMPLY TO THE 2015 INTERNATIONAL RESIDENTIAL CODE.
CONTRACTOR SHALL VERIFY ALL NOTES, DIMENSIONS AND CONDITIONS PRIOR TO
CONSTRUCTION. CONTRACTOR SHALL PROVIDE TEMPORARY BRACING AS REQUIRED
UNTIL ALL PERMANENT CONNECTIONS HAVE BEEN MADE. IT IS THE CONTRACTORS
RESPONSIBILITY TO IDENTIFY ALL DESCREPANCIES TO THE ARCHITECT AT THE TIME
THEY ARE NOTED. DIMENSIONS TAKE PRECEDENCE OVER SCALED DRAWINGS.
CODES:
ALL APPLICABLE COES AND AUTHORITIES HAVING JURISDICTION SHALL BE
FOLLOWED.
1. 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) WITH WASHINGTON STATE
AMENDMENTS (WSA) EXCEPT CHAPTERS 11 AND 25 THROUGH 42 ARE NOT
ADOPTED. WAC 51-51
2. 2015 INTERNATIONAL BUILDING CODE (IBC) WITH WASHINGTON STATE
AMENDMENTS (WSA) WAC 51-50
3. 2015 INTERNATIONAL MECHANICAL CODE (IMC) WITH WASHINGTON STATE
AMENDMENTS (WSA) WAC 51-52
4. 2015 UNIFORM PLUMBING CODE (UPC) WITH WASHINGTON STATE AMENDMENTS,
WAC 51-56
5. 2015 INTERNATIONAL FIRE CODE WITH WASHINGTON STATE AMENDMENTS, WAC
51-54A
6. 2015 WASHINGTON STATE ENERGY CODE, RESIDENTIAL PROVISIONS (WSEC),
WAC 51-11 R
BUILDING:
CONSTRUCTION TYPE: V-B
OCCUPANCY GROUP: R-3
LOCAL JURISDICTION REQUIRES DWELLING UNIT FIRE SPRINKLER SYSTEM PER IRC
APPENDIX R
YES
NO
CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA
WIND DESIGN SUBJECT TO DAMAGE FROM ICE
SEISMIC WINTER BARRIER AIR MEAN
GROUND DESIGN DESIGN UNDER- FLOOR FREEZING ANNUAL
SNOW LOAD CATEGORY TEMP LAYMENT HAZARDS INDEX TEMP
SPEED OPOGRAPHI FROST LINE REQUIRED
(MPH) � EFFECTS WEATHERING DEPTH TERMITE DECAY
25 PSF 110 - D MODERATE �8" MODERATOS MODERATOS - NO
SITE WORK
ALL FOOTINGS TO BEAR ON FIRM, UNDISTURBED EARTH BELOW ORGANIC SURFACE ALL
BACK FILL MATERIAL SHALL BE THOROUGHLY COMPACTED. FOUNDATION VENTS SHALL
NOT INTERFERE WITH THE DIRECT LOAD PATH OF COLUMNS.
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KEYNOTES
A NEW EXTERIOR INFILL WALL PER SCHEDULE
B SOLID CORE WOOD EXTERIOR DOOR CONFIRM SIZE /FINISH
WITH OWNER
EXISTING
FOUNDATION TO
REMAIN
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CONFIRM EXTENT OF Tv��,,
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CONC. SLAB ON GRADE PATH
WITH OWNER PRIOR TO
(V.I.F.) � �
CONSTRUCTION.
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� PRIOR TO CONSTRUCTION.
LEGEND
----------- CONSTRUCTION ABOVE
NEW CONSTRUCTION
EXISTING CONSTRUCTION TO REMAIN
GENERAL NOTES WALL TYPE SCHEDULE
1. CONTRACTOR SHALL VERIFY ALL NOTES, DIMENSIONS &CONDITIONS PRIOR TO CONSTRUCTION. TYPE DESCRIPTION
2. DIMENSIONS ARE FROM FACE OF STUD. EXTERIOR INFILL
3. PROVIDE SOLID BLOCKING OVER SUPPORTS. � SIDING (TO MATCH EXISITNG)
4. WINDOW &DOORS ARE SHOWN & NOTED AS NOMINAL SIZES. W.R.B.
5. ALL WOOD IN CONTACT WITH CONC. TO BE PRESSURE TREATED. 15/32" APA RATED PLYWOOD W/ 8d @ 6" O.C. PANEL EDGES & 8d @ 12" O.C.
6. SEE GENERAL NOTES FOR ADDITIONAL NOTES. WOOD STUDS TO MATCH EXISTING @ 16" O.C.
7. ALL EXTERIOR WALLS TO BE NAILED PER SHEARWALL SCHEDULE.
8. ALL BMS / HDRS LONGER THAN 6'-0" TO BE SUPPORTED W/ (2) TRIMMERS. VAPOR BARRIER (WARM SIDE)
9. WATER RESISTIVE TYPE "X" GYPSUM WALL BOARD AT ALL WET AREAS. 1l2" GYPSUM WALL BOARD
10. INSTALL SHEAR WALLS & / OR BLOCKING IN ROOF STRUCTURE BEFORE INSTALLING FINISH ROOFING. FINISH PER OWNER
;Insulation to meet the 2018 �
iWSEC.
�2x4 to be a minimum R15 ;
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:2x6 to be a minimum R-21
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HEIGHT
FULL HEIGHT
1
A3.0
1 2
A4.0 A3.0
FOUNDATION PALN 2 FLOOR PLAN 3 ROOF FRAMING PLAN
�'� SCALE: 3/8" = 1 ' 0" z A2.0 SCALE: 3/8" = 1 '-0" z A2.0 SCALE: 3/8" = 1 ' 0" z
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FLOOR PLANS
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NEW FASCIA BD. &CONCEALED GUTTER
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� T.O. SLAB
� T.O. FTG.
NEW POSTS PER PLAN,
FINISH PER OWNER
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SOUTH ELEVATION
SCALE: 1 /4" = 1 '-0"
T.O. BEAM
B.O. SOFFIT
T.O. SLAB
T.O. FTG.
GENERAL NOTES
1. IT SHALL BE THE RESPONSIBILITY OF EACH RESPECTIVE CONTRACTOR TO COORDINATE WITH THE OTHER
TRADES, FAILURE TO DO SO WILL NOT CONSTITUTE GROUNDS FOR A CHANGE ORDER.
2. CONTRACTOR SHALL NOTIFY OWNER IMMEDIATELY OF ALTERATIONS TO EXTERIOR DESIGN.
LEGEND
EXISTING LAP SIDING
EXISTING ASPHALT SHINGLE ROOFING
// GLASS /WINDOW
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ELEVATIONS
2 WEST ELEVATION
A3.0 SCALE: 1 /4" = 1 ' 0"
A3.0
OVERHANG SOFFIT
PTD. MTL. 2X2 ANGLE
COVERED
ENTRY
EXPOSED GRADE 2X4 CEDAR I
SLAT WALL, FINISH PER I
OWNER
PT. 4X4 POST (BEYOND), I
WRAP IN SIDING AND PAINT
PER OWNER
PTD. MTL. 2X2 ANGLE
EXISTING BRICK PATIO TO
REMAIN
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SCALE: 1 -1 /2" = 1 ' -0"
STREET
PT. 4X4 POST PER PLAN,
WRAP IN SIDING AND PAINT
PER OWNER
PTD. 3" MTL. STRAP AT
CENTERLINE OF SLAT WALL (IF
NECESSARY TO PROVIDE STABILITY)
EXPOSED GRADE 2X4 CEDAR
SLAT WALL, FINISH PER
OWNER
SLAT WALL CENTERLINE
PTD. 4X2 MTL. POST
3" TYP.
COVERED
ENTRY
STREET
CTION � SCREEN WALL PLAN
SHED ROOF CONSTRUCTION
TORCH DOWN ROOFING (MATCH EXISTING)
W.R.B. UNDERLAYMENT (MATCH EXISTING)
PLYWOOD SHEATHING PER PLAN
2X JOIST PER PLAN
2X SOFFIT
SOFFIT FINISH PER OWNER
T.O. BEAM
B.O. SOFFIT
SOFFIT FINISH PER OWNER W/
RECESSED LIGHTS
T.O. SLAB
T.O. FTG.
PT POSTS PER PLAN, WRAP IN
CEDAR SIDING, PT. PER OWNER
NEW SLAB ON GRADE PER PLAN
T.O. FOUNDATION TO BE UNDER
BRICK PATIO, CONTRACTOR TO VERIFY.
SCALE: 1 -1 /2" - 1 ' -0"
BUILDING SECTION
SCALE: 1 /4" = 1 ' 0"
TORCH DOWN ROOFING PER
ELEVATIONS, TYP.
PLYWOOD SHF^Tuinir n�o
ROOF UNI
METAL EAVE FL
HEMMED EDGE BE
GUTTER STRAP @
MINIMUM
FASCIA BOARD,
CONFIRM PAINT
COLOR WITH
OWNER.
CONCEALED 6" P
METAL GUTTE
EXISTING, OVERL.
LEG OF EAVE FL
GUT -
FASCIA BOARD, CO
COLOR
SECONDARY (NON
ROOF EAVE
CONTRACTOR TO VERIFY NEW ROOF JOIST DOES
NOT CONFLICT W/ EXISTING SKYLIGHT TO REMAIN
FILL CAVITY W/ INSULATION
2X PT BLOCKING
SHED ROOF CONSTRUCTION
TORCH DOWN ROOFING (MATCH EXISTING)
W.R.B. UNDERLAYMENT (MATCH EXISTING)
PLYWOOD SHEATHING PER PLAN
2X JOIST PER PLAN
2X SOFFIT
SOFFIT FINISH PER OWNER
T.O. BEAM TO MATCH T.O. EXIST.
PLATE, CONTRACTOR TO VERIFY
T.O. BEAM
- B.O. SOFFIT
B.O. SOFFIT W/ RECESSED LIGHTS TO BE LOWER
THEN EXISTING FASCIA BD., CONTRACTOR TO VERIFY
PORTION OF EXISTING OVERHAND, 8c CONCEALED
GUTTER /DOWNSPOUT TO BE REMOVED, TYP.
T.O. SLAB
TYP. EL.: 0'-0"
T.O. FTG.
PT POSTS PER PLAN, WRAP IN CEDAR
SIDING, PT. PER OWNER, SECONDARY
(NON—STRUCTURAL) POST @ 10°
T.O. FOUNDATION TO BE UNDER BRICK PATIO,
CONTRACTOR TO VERIFY.
NEW SLAB ON GRADE PER PLAN
ROOF JOIST nrn ni nni
TORCH DOWN RC
UN[
PLYWOOD SHEATHING
PERIMETER 24 GA. PRE -FINISHED METAL
EAVE FLASHING WITH HEMMED EDGE
INSTALLED OVER UNDERLAYMENT, TO
MATCH EXISTING.
-ASCIA BOARD TO MATCH EXISTING, CONFIRM
PAINT COLOR WITH OWNER.
SOFFIT TO MATCH EXISTING, CONFIRM PAINT
COLOR WITH OWNER.
PT POST PER PLAN, WRAP IN SIDING AND
PAINT PER OWNER
ROOF RAKE
SCALE: 1 -1 /2" - 1 ' -0"
d
P.T. POST PER PLAN
WRAP POST IN SIDING, PT. PER OWNER
T.O. SLAB ON GRADE
EMBEDDED POST
a
FOOTING &REINFORCING 4/S2.1
FOUNDATION
SCALE: 1 " - 1 '-0"
BUILDING SECTION
SCALE: 1 /4" = 1 '-0"
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SECTIONS
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STRUCTURAL NOTES
C G
(THESE NOTES ARE TYPICAL UNLESS NOTED OR DETAILED OTHERWISE ON DRAWINGS)
CODE
ALL MATERIALS, WORKMANSHIP, DESIGN, AND CONSTRUCTION SHALL CONFORM TO THE DRAWINGS,
SPECIFICATIONS, AND THE INTERNATIONAL BUILDING CODE (IBC), 2018 EDITION. SPECIFICATIONS AND STANDARDS
WHERE REFERENCED ON THE DRAWINGS ARE TO BE THE LATEST EDITION.
DESIGN LOADS
DEAD LOADS:
ROOF 10 PSF
LIVE LOADS:
ROOF (SNOW LOAD) 25 PSF
(LIVE LOADS ARE REDUCED WHERE PERMISSIBLE PER IBC SECTION 1607.10).
EARTHQUAKE LOADS:
EQUIVALENT LATERAL FORCE PROCEDURE PER ASCE 7-16 SECTION 12.8.
SITE CLASS (ASSUMED) D
SHORT PERIOD SPECTRAL RESPONSE ACCEL (SS) 1.280
ONE SECOND SPECTRAL RESPONSE ACCEL (SI) 0.450
SHORT PERIOD DESIGN SPECTRAL RESPONSE ACCEL (SDS) 1.024
ONE SECOND DESIGN SPECTRAL RESPONSE ACCEL (SDI) 0.555
RISK CATEGORY II
SEISMIC IMPORTANCE FACTOR (IE) 1.0
SEISMIC DESIGN CATEGORY D
BASIC SEISMIC FORCE -RESISTING -SYSTEM CANTILEVER COLUMN/TIMBER FRAME
RESPONSE MODIFICATION FACTOR, (R) 1.5
REDUNDANCY FACTOR (p) 1.0
SEISMIC RESPONSE COEFFICIENT (CS) 0.683
W =TOTAL SEISMIC DEAD LOAD AS DEFINED PER ASCE 7-16 SECTION 12.7.2.
BASE SHEAR (V), V = CSW = RD I W
WIND LOADS:
BASIC WIND SPEED (3 SECOND GUST) 110 MPH
EXPOSURE B
KZT 1.0
SEE PLANS FOR ADDITIONAL DESIGN LOADS.
STATEMENT OF SPECIAL INSPECTIONS
SPECIAL INSPECTIONS ARE REQUIRED AS INDICATED IN THE FOLLOWING TABLE. THE CONTRACTOR SHALL SUBMIT A
WRITTEN STATEMENT OF RESPONSIBILITY TO THE BUILDING OFFICIAL AND OWNER PRIOR TO COMMENCEMENT OF
WORK IN ACCORDANCE WITH CHAPTER 1704.4 OF THE IBC.
STRUCTURAL OBSERVATION OF THE STRUCTURAL SYSTEM BY THE ENGINEER IS NOT REQUIRED.
FREQUENCY AND DISTRIBUTION OF REPORTS -INSPECTION REPORTS SHALL BE PROVIDED FOR EACH DAY ON SITE BY
SPECIAL INSPECTOR. STRUCTURAL OBSERVATION REPORTS SHALL BE PROVIDED AFTER EACH OBSERVATION. REPORTS
SHALL BE DISTRIBUTED TO THE CONTRACTOR, ARCHITECT, ENGINEER AND BUILDING OFFICIAL.
FOUNDATIONS: SPREAD FOOTINGS
SOILS REPORT: NOT AVAILABLE AT TIME OF DESIGN
ALLOWABLE SOIL PRESSURE: 1500 PSF (ASSUMED)
LATERAL BEARING PRESSURE: 200 PSF (ASSUMED)
FOOTINGS SHALL BEAR ON FIRM UNDISTURBED EARTH OR 12" OF COMPACTED STRUCTURAL FILL AS REQUIRED AND
AT LEAST 18" BELOW ADJACENT EXTERIOR GRADE. ANY FOOTING ELEVATIONS SHOWN IN THE DRAWINGS
REPRESENT MINIMUM DEPTHS AND ARE FOR BIDDING ONLY. ACTUAL FOOTING ELEVATIONS ARE SUBJECT TO SITE
CONDITIONS AND MUST THEREFORE BE ESTABLISHED BYTHE CONTRACTOR. FOOTINGS SHALL BE CENTERED BELOW
COLUMNS OR WALLS ABOVE, UNLESS NOTED OTHERWISE.
IMPORTED STRUCTURAL FILL AND BACI<FILL MATERIAL SHOULD CONSIST OF CLEAN, WELL GRADED GRANULAR
MATERIAL FREE OF DEBRIS OR ORGANICS WITH A MAXIMUM PARTICLE DIAMETER OF THREE INCHES AND NO MORE
THAN 10% FINES (PASSING THE #200 SIEVE).
FILL AND BACKFILL MATERIAL SHOULD BE PLACED IN LEVEL LIFTS NOT EXCEEDING TWELVE (12") INCHES IN LOOSE
THICKNESS AND COMPACTED TO A MINIMUM OF 95% OF ITS MAXIMUM DRY DENSITY AS DETERMINED BY ASTM
TEST METHOD D1557-00.
CONCRETE
ALL CONCRETE SHALL BE MIXED, PROPORTIONED, CONVEYED, AND PLACED IN ACCORDANCE WITH SECTION
CHAPTER 5 OF ACI 318 AND THE AMERICAN CONCRETE INSTITUTE'S SPECIFICATIONS FOR STRUCTURAL CONCRETE
FOR BUILDINGS (ACI 301).
ALL CONCRETE SHALL BE STONE -AGGREGATE CONCRETE HAVING A UNIT WEIGHT OF APPROXIMATELY 150 POUNDS
PER CUBIC FOOT.
CONCRETE STRENGTHS AT 28 DAYS (f'c) AND MIX CRITERIA SHALL BE AS FOLLOWS:
MAXIMUM
MIN CEMENT
TYPE OF CONSTRUCTION
f'c
WATER/CEMENT
CONTENT PER CUBIC
MAXIMUM
SHRINKAGE STRAIN
RATIO
YARD
* ALL CONCRETE
4000 PSI
0.50
5 1/2 SACK
N/A
THE MINIMUM AMOUNT OF CEMENT LISTED ABOVE MAY BE CHANGED IF A CONCRETE PERFORMANCE MIX IS
SUBMITTED TO THE ENGINEER AND THE BUILDING DEPARTMENT FOR APPROVAL TWO WEEKS PRIOR TO PLACING
ANY CONCRETE. THE 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 CHAPTER 5 OF ACI 318.
ALL CONCRETE EXPOSED TO WEATHER OR TO FREEZING TEMPERATURES SHALL BEAIR-ENTRAINED IN ACCORDANCE
WITH ACI 318 TABLE 4.2.1 FOR MODERATE EXPOSURE CONDITION.
*PROVIDE 4000 PSI MINIMUM CONCRETE STRENGTH AS REQ'D FOR CONCRETE DURABILITY REQUIREMENTS. 2500
PSI f'c CONCRETE MEETS STRENGTH REQUIREMENT FOR DESIGNED FOOTING, THEREFORE SPECIAL INSPECTION OF
CONCRETE MIXTURE AND PLACEMENT IS NOT REQUIRED. REFER TO THE SPECIAL INSPECTION TABLE ABOVE FOR
ADDITIONAL SPECIAL INSPECTION REQUIREMENTS.
REINFORCING STEEL
REINFORCING STEEL SHALL BE DEFORMED BILLET STEEL CONFORMING TO ASTM A615, AND SHALL BE GRADE 60 (Fy
= 60,000 PSI), UNLESS NOTED OTHERWISE. GRADE 60 REINFORCING BARS INDICATED ON DRAWINGS TO BE WELDED
SHALL CONFORM TO ASTM A706. REINFORCING COMPLYING WITH ASTM A615 MAY BE WELDED IF MATERIAL
PROPERTY REPORTS INDICATING CONFORMANCE WITH WELDING PROCEDURES SPECIFIED IN AWS D1.4 ARE
SUBMITTED.
WELDED WIRE FABRIC SHALL CONFORM TO ASTM A185. PROVIDE WELDED WIRE FABRIC IN SHEETS NOT ROLLS. LAP
WELDED WIRE FABRIC 12" AT SIDES AND ENDS.
REINFORCING STEEL SHALL BE DETAILED INCLUDING HOOKS AND BENDS IN ACCORDANCE WITH SP-66 AND ACI
318R, LATEST EDITIONS. UNLESS OTHERWISE NOTED, REINFORCING SPLICE LENGTHS AND DEVELOPMENT LENGTHS
SHALL BE PER SCHEDULE.
REINFORCING SHALL BE PLACED AND ADEQUATELY SUPPORTED PRIOR TO PLACING CONCRETE. WET -SETTING
EMBEDDED ITEMS IS NOT ALLOWED WITHOUT PRIOR ENGINEER APPROVAL. BARS PARTIALLY EMBEDDED IN
HARDENED CONCRETE SHALL NOT BE FIELD BENT UNLESS SO DETAILED OR APPROVED BY THE STRUCTURAL
ENGINEER. REFER TO CHAPTER 7 OF ACI 318 FOR OTHER REINFORCING STEEL REQUIREMENTS.
MINIMUM LAPS AND EMBEDMENT
UNLESS OTHERWISE NOTED, REINFORCING SPLICE LENGTHS AND DEVELOPMENT LENGTHS SHALL BE AS TABULATED
BELOW:
f'c = 4000 PSI
DEVELOPMENT LENGTH
LAP SPLICE
BAR
TENSION
COMPRESSION
TENSION
COMPRESSION
SIZE
TOP BARS
gARS
ALL BARS
TOP BARS
gARS
ALL BARS
#3
19
15
8
24
19
12
#4
25
19
10
33
25
15
#5
31
24
12
41
31
19
#6
37
29
15
49
37
23
#7
54
42
17
71
54
27
#8
62
48
19
81
62
30
NOTE:
1. ALL LENGTHS ARE IN INCHES.
2. ALL LAP SPLICES ARE CLASS B.
3. "TOP BARS" ARE HORIZONTAL REINFORCEMENT PLACED SUCH THAT MORE THAN 12 INCHES OF
CONCRETE IS CAST IN THE MEMBER BELOW THE BAR.
CONCRETE COVER ON REINFORCING
CONCRETE CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH:
3"
CONCRETE EXPOSED TO EARTH AND WEATHER:
#5 BARS AND SMALLER
1 1/2"
CONCRETE NOT EXPOSED TO EARTH OR WEATHER:
SLABS, WALLS AND JOISTS
3/4"
COLUMN TIES OR SPIRALS AND BEAM STIRRUPS
1 1/2"
CONCRETE GENERAL NOTES
VERTICAL BARS SHALL START FROM TOP OF FOOTING. HORIZONTAL BARS SHALL START A DISTANCE OF 1/2 THE
NORMAL BAR SPACING FROM TOP OF FOOTING AND TOP OF FRAMED SLABS. IN ADDITION, THERE SHALL BE A
HORIZONTAL BAR AT A MAXIMUM OF 3" FROM TOP OF WALL AND BOTTOM OF FRAMED SLABS.
ALL CONSTRUCTION JOINTS SHALL BE THOROUGHLY CLEANED AND PROPERLY PREPARED IMMEDIATELY PRIOR TO
POURING OF CONCRETE. DOWEL STEEL SHALL BE THE SAME SIZE AND SPACING AS MAIN REINFORCING DETAILED
BEYOND JOINT.
BARS PARTIALLY EMBEDDED IN HARDENED CONCRETE SHALL NOT BE FIELD BENT UNLESS SO DETAILED OR
APPROVED BYTHE STRUCTURAL ENGINEER.
SEE ARCHITECTURAL DRAWINGS FOR ALL GROOVES, NOTCHES, CHAMFERS, FEATURE STRIPS, COLOR, TEXTURE AND
OTHER FINISH DETAILS AT ALL EXPOSED CONCRETE SURFACES. PROVIDE 3/4" CHAMFER AT ALL CORNERS EXCEPT AS
NOTED.
LUMBER
ALL GRADES SPECIFIED ARE MINIMUM GRADES REQUIRED. ALL LUMBER SHALL BE IN ACCORDANCE WITH WWPA
GRADING RULES, KILN -DRIED TO MC 19 AND OF THE FOLLOWING MINIMUM STANDARDS:
SIZE CLASSIFICATION
SPECIES
GRADE
Fb (PSI)
Fc (PSI)
LIGHT FRAMING (STUDS)
HEM -FIR
STUD
675
800
2x JOISTS AND PLANKS
HEM -FIR
#2
850
-
PLATES AND BLOCKING
HEM -FIR
#2
850
-
6x AND LARGER BEAMS AND
STRINGERS
DOUG-FIR
#2
875
-
4x AND SMALLER BEAMS AND
STRINGERS
HEM -FIR
#2
850
-
ALL POSTS AND TIMBERS
DOUG-FIR
#1
1200
1000
REFER TO PLAN NOTES, SCHEDULES, AND DETAILS FOR MORE SPECIFIC LUMBER SIZE AND GRADE REQUIREMENTS.
UNLESS NOTED OTHERWISE IN THE PLANS, ALL WOOD AND WOOD -BASED MEMBERS EXPOSED TO WEATHER OR IN
CONTACT WITH CONCRETE, MASONRY, OR WITHIN 8" OF SOIL SHALL BE PRESERVATIVE -TREATED BY
VACUUM -PRESSURE IMPREGNATION IN ACCORDANCE WITH AWPA STANDARD U1.
NAILS, BOLTS, AND METAL CONNECTORS FOR WOOD
ALL NAILS SHALL CONFORM TO THE STANDARDS SET FORTH BYTHE NATIONAL DESIGN STANDARDS (NDS) FOR
WOOD CONSTRUCTION, LATEST EDITION. NAILING NOT SPECIFIED SHALL BE PER IBC TABLE 2304.9.1 NAILING
SCHEDULE. ALL NAILS CALLED OUT ON PLANS SHALL BE COMMON NAILS UNLESS NOTED OTHERWISE AND SHALL
MEET OR EXCEED THE FOLLOWING MINIMUM GUIDELINES:
NAIL
SHANK �
MIN LENGTH
8d COMMON
0.131Q�
2 1/2" SHANK
10d COMMON
0.1480
3" SHANK
12d COMMON
0.148Q1
3 1/4" SHANK
16d COMMON
0.162Q�
3 1/2" SHANK
10d BOX NAILS MAY BE SUBSTITUTED FOR 8d COMMON NAILS WITH NO CHANGE IN NAIL SPACING. FRAMING
MEMBERS MAY BE NAILED WITH 16d SINKERS (0.148"� x 3 1/4"), BUT ONLY 16d COMMON NAILS SHALL BE USED
WHERE 16d NAILS ARE INDICATED IN THIS DRAWING SET. ENGINEER MAY APPROVE OTHER NAILS IF NAIL LABELS
ARE SUBMITTED TO ENGINEER PRIOR TO START OF CONSTRUCTION.
ALL BOLTS IN WOOD MEMBERS SHALL CONFORM TO ASTM A307. PROVIDE WASHERS UNDER THE HEADS AND NUTS
OF ALL BOLTS AND LAG SCREWS BEARING ON WOOD. LEAD HOLES FOR LAG BOLTS SHALL BE BORED FOR THE
SHANK AND THREADED PORTIONS PER NDS 11.1.3.
CONNECTORS CALLED OUT BY LETTERS AND NUMBERS SHALL BE "STRONG -TIE" BY SIMPSON COMPANY, CATALOG
TO BE THE LATEST EDITION, OR ENGINEER APPROVED EQUAL. CONNECTORS SHALL BE INSTALLED IN ACCORDANCE
WITH THE MANUFACTURER'S RECOMMENDATIONS AND WITH THE NUMBER AND SIZE OF FASTENERS AS SPECIFIED
BYTHE MANUFACTURER. WHERE CONNECTOR STRAPS CONNECT TWO MEMBERS, PLACE ONE-HALF OF THE NAILS,
SCREWS, OR BOLTS IN EACH MEMBER.
INSTALL SOLID BLOCKING AT ALL BEARING POINTS. ALL SHIMS SHALL BE SEASONED, DRIED, AND THE SAME GRADE
(MINIMUM) AS MEMBERS CONNECTED.
GALVANIZATION
UNLESS NOTED OTHERWISE, STEEL CONNECTORS IN CONTACT WITH TREATED WOOD SHALL BE GALVANIZED
ACCORDING TO THE FOLLOWING TABLE:
GALVANIZATION
UNTREATED
WOOD
CCA-C
SBX
ACQ-C
ACQ-D
CBA-A
CA-B
OTHER
BORATE
ACZA
OTHER PT
WOOD
G90
X
X
X
G185
X
X
X
X
X
X
HDG
X
X
X
X
X
X
STT300
X
X
X
X
X
X
X
X
G90 = 0.90 OZ. OF ZINC PER SQUARE FOOT OF AREA
G185 = 1.85 OZ. OF ZINC PER SQUARE FOOT OF AREA
HDG =HOT DIP GALVANIZED
SST300 =TYPE 316E STAINLESS STEEL
RATED SHEATHING
RATED SHEATHING SHALL BE GRADE C-D INT-APA WITH EXTERIOR GLUE OR OSB SHEATHING WITH EXTERIOR GLUE
IN CONFORMANCE WITH IBC STANDARD 2303.1.4.
TYPICAL FRAMING NOTES
1. BEARING WALL FRAMING
2x STUDS @ 16" OC FOR ALL SHEAR AND/OR BEARING WALLS UNO.
REFER TO FRAMING PLAN NOTES FOR TYPICAL DOOR &WINDOW HEADERS NOT CALLED OUT ON THE PLANS.
HEADERS SHALL BE SUPPORTED BY A MINIMUM OF (1) CRIPPLE AND (1) FULL HEIGHT STUD UNO.
COLUMNS BELOW FLUSH MULTIPLE JOIST BEAMS SHALL BE EQUAL IN WIDTH TO THE BEAM. ALL COLUMNS NOT
CALLED OUT OTHERWISE SHALL BE TWO STUDS.
2. WALL BASE PLATE ON CONCRETE
WALL PLATES BEARING ON CONCRETE SHALL BE PRESSURE -TREATED. FOR ALL EXTERIOR AND INTERIOR WALLS,
BOLT PLATES OR SILLS TO CONCRETE WITH 5/8 INCH DIAMETER ANCHOR BOLTS WITH 7 INCH MINIMUM
EMBEDMENT. PLACE AT 5'-0" OC MAXIMUM FOR SHEAR WALLS, AND AT 6'-0" OC FOR BEARING WALLS AND OTHER
PARTITIONS. USE MINIMUM OF TWO ANCHOR BOLTS PER SILL AND PLACE ONE WITHIN 12 INCHES OF EITHER END
TYPICAL UNLESS NOTED OR DETAILED OTHERWISE. REFER TO SHEAR WALL SCHEDULE. AT ALL SILL PLATE ANCHOR
BOLTS, CONTRACTOR SHALL INSTALL 1/4" x 3" x 3" FLAT PLATE WASHERS.
3. ROOF AND FLOOR FRAMING
PROVIDE 1 1/2" BLOCKING FOR JOISTS AND RAFTERS AT ALL SUPPORTS AND AT 8'-0" OC MAXIMUM UNO. INSTALL
DOUBLE JOISTS UNDER PARTITIONS EXTENDING ONE HALF OR MORE OF THE JOIST SPAN.
4. DIAPHRAGM NAILING
ALL SHEAR WALLS, FLOOR AND ROOF DIAPHRAGM NAILINGS SHALL BE AS CALLED OUT ON SCHEDULES OR ON THE
PLANS. EXTERIOR WALLS NOT INDICATED AS SHEAR WALLS SHALL BE SHEATHED AND NAILED TO SUPPORTING
FRAMING WITH 8d NAILS AT 6" OC AT ALL PANEL EDGES AND 12" OC AT ALL INTERMEDIATE SUPPORTS.
THE USE OF NAIL GUNS WILL BE APPROVED IF NAILING INTO THE DIAPHRAGMS CAN BE INSTALLED FLUSH WITH
FACE OF SHEATHING. NAIL PENETRATIONS GREATER THAN 1/16" ARE NOT ACCEPTABLE.
5. ALLOWABLE STUD AND PLATE PENETRATIONS
CUTTING AND/OR NOTCHING OF WOOD STUDS OR PLATES SHALL NOT EXCEED 25% OF THE STUD/PLATE WIDTH IN
EXTERIOR AND BEARING WALLS AND SHALL NOT EXCEED 40% OF THE STUD/PLATE WIDTH IN ANY NON -BEARING
PARTITIONS. BORED HOLE DIAMETER IS LIMITED TO 40% OF STUD/PLATE WIDTH IN ANY STUD AND MAY BE 60% IN
NONBEARING PARTITIONS OR IF STUD IS DOUBLED. MAINTAIN 5/8" MINIMUM EDGE DISTANCE FROM HOLE EDGE.
6. GYPSUM WALLBOARD NAILING
ALL GYPSUM WALLBOARD SHALL BE NAILED TO ALL STUDS AND TOP AND BOTTOM PLATES WITH 6d COOLER NAILS
OR NO. 13 GAUGE x 1 5/8" @ 7" OC (5d COOLER NAILS FOR 1/2 INCH GYPSUM SHEATHING). TYPICAL UNLESS NOTED
OTHERWISE. INSTALLATION OF GWB SHALL BE SUCH THAT JOINTS ARE STAGGERED ON EACH SIDE OF A SINGLE
WALL.
EXISTING BUILDING
CONTRACTOR SHALL VERIFY ALL DIMENSIONS, MEMBER SIZES AND CONDITIONS OF THE EXISTING BUILDING
DEPICTED IN THE DRAWINGS, AND NOTIFY THE STRUCTURAL ENGINEER OF ANY DISCREPANCIES FOR POSSIBLE
REDESIGN.
CONTRACTOR RESPONSIBLE FOR COMPLETELY SEALING ALL AREAS WHERE EXISTING ROOF MATERIAL IS
PENETRATED OR REMOVED. PROVIDE WATER PROOFING AS REQUIRED BY THE ARCH.
GENERAL
STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION WITH ARCHITECTURAL DRAWINGS FOR BIDDING AND
CONSTRUCTION. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS FOR COMPATIBILITY BEFORE
PROCEEDING. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT BEFORE
PROCEEDING.
CONTRACTOR TO SEE ARCHITECTURAL DRAWINGS FOR SIZE AND LOCATION OF PIPE, VENT, DUCT AND OTHER
OPENINGS AND DETAILS NOT SHOWN ON THESE DRAWINGS.
CONTRACTOR SHALL BE RESPONSIBLE FOR ERECTION STABILITY AND TEMPORARY SHORING AS NECESSARY UNTIL
PERMANENT SUPPORT AND STIFFENING ARE INSTALLED.
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.
DRAWINGS INDICATE GENERAL AND TYPICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT
SPECIFICALLY INDICATED BUT ARE OF A SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF
CONSTRUCTION SHALL BE USED, SUBJECT TO REVIEW AND APPROVAL BY THE ARCHITECT AND THE STRUCTURAL
ENGINEER.
FOUNDATION PLAN NOTES:
1. UNLESS NOTED OTHERWISE, EXTERIOR FOOTINGS SHALL BEAR A MIN OF 1'-6" BELOW ADJACENT GRADE.
2. FOOTINGS AND SLAB ON GRADE SHALL BEAR ON FIRM NATIVE SOIL OR COMPACTED STRUCTURAL FILL.
3. PLACE ALL REINFORCEMENT PER THE STRUCTURAL NOTES AND FOUNDATION DETAILS. REFER TO SHEET 51.1
FOR ADDITIONAL CONCRETE DETAILING REQUIREMENTS.
4. CONTRACTOR SHALL VERIFY ALL DIMENSIONS, WALL LOCATIONS, AND CONCRETE ROUGH OPENINGS WITH
ARCHITECTURAL DRAWINGS AND NOTIFY ALL PARTIES OF ANY DISCREPANCIES.
TYPICAL ROOF FRAMING PLAN NOTES:
1. WALLS SHOWN ON ROOF FRAMING PLAN ARE WALLS BELOW ROOF FRAMING.
2. ROOF SHEATHING SHALL BE 1/2" PI 40/20 WITH 8d COMMON NAILS SPACED AT 6" OC AT ALL DIAPHRAGM
BOUNDARIES, PANEL EDGES, SHEAR WALLS, COLLECTOR TRUSSES, AND BLOCKING OR TRUSS BLOCKING
PANELS INDICATED ON PLANS. NAILING AT INTERMEDIATE FRAMING SHALL BE 8d COMMON NAILS @ 12" OC.
REFER TO DETAIL 1/52.1 FOR SHEATHING LAYOUT AND NAILING.
3. STUD WALL FRAMING SHALL BE 2x HF STUDS @ 16" OC FOR ALL STUD WALLS SHOWN ON THE PLAN.
4. REFER TO DETAIL 2/52.1 FOR CONSTRUCTION OF MULTIPLE STUD COLUMNS.
5. ALL DIAPHRAGMS UNBLOCKED UNO.
6. COLUMNS AND BEARING WALLS SHOWN ON PLAN SHALL BE CONTINUED DOWN TO THE FOUNDATION
UNLESS CARRIED BY A BEAM BELOW.
7. ATTACH ALL RAFTERS TO WALLS BELOW WITH SIMPSON H2.5 HURRICANE TIES.
8. UNLESS NOTED OTHERWISE, ALL JOIST -TO -BEAM CONNECTIONS SHALL BE SIMPSON HU SERIES FACE MOUNT
HANGERS WITH MAX NAILING.
9. UNLESS NOTED OTHERWISE, ALL BEAM -TO -POST CONNECTIONS SHALL BE SIMPSON CCQ OR ECCQ COLUMN
CAPS.
ENGINEERIIVC,
250 4TH AVE. S., SUITE 200
EDMONDS, WASHINGTON 98020
PHONE (425) 778-8500
FAX (425) 778-5536
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ENGINEERIIVC,
250 4TH AVE. S., SUITE 200
EDMONDS, WASHINGTON 98020
PHONE (425) 778-8500
FAX (425) 778-5536
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