APPROVED ENG BLD PLN RESUB1 BLD2023-1580+SITE & Architectural_Plan+1.22.2024_11.38.22_AM+4012304GENERAL NOTES
1. THE FOLLOWING NOTES REFER TO NEW CONSTRUCTION WORK TO BE
PERFORMED UNDER PERMIT FROM THE LOCAL JURISDICTION AS DESCRIBED
ON THE ATTACHED "CONSTRUCTION SET" DRAWINGS AND SPECIFICATIONS.
2. CONTRACTOR SHALL FIELD VERIFY ALL CRITICAL DIMENSIONS AND SITE
CONDITIONS INCLUDING LOCATION AND DISPOSITION OF EXISTING UTILITIES
BEFORE COMMENCING WORK AND BE RESPONSIBLE FOR SAME. NOTIFY
DESIGNER OF ANY DISCREPANCIES AND DO NOT PROCEED WITH ANY
RELATED WORK UNTIL DISCREPANCY HAS BEEN REMOVED.
3. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPLICABLE CODES.
WHERE CONFLICTS OCCUR BETWEEN METHODS OR STANDARDS OF
INSTALLATION AND CODES, OR IF MATERIALS DO NOT EQUAL OR EXCEED THE
REQUIREMENTS OF LAWS OR ORDINANCES, THE LAWS OR ORDINANCES
SHALL GOVERN. NOTIFY DESIGNER OF ANY CONFLICTS.
4. DO NOT SCALE THE DRAWINGS. THE CONTRACTOR(S) SHALL USE ACTUAL
FIELD DIMENSIONS OR DIMENSIONS SHOWN ON THE DRAWINGS. NOTIFY THE
DESIGNER OF ANY DISCREPANCIES AND DO NOT PROCEED WITH ANY
RELATED WORK UNTIL DISCREPANCY HAS BEEN RESOLVED.
5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY PRECAUTIONS AND
THE METHODS AND SEQUENCE OF CONSTRUCTION REQUIRED TO PERFORM
THE WORK.
6. SUB -CONTRACTORS SHALL VERIFY ROUGH -IN DIMENSIONS, REQUIREMENTS
FOR BACKING AND LOCATIONS OF ITEMS IN PARTITIONS AS REQUIRED FOR
INSTALLATION OF THEIR WORK. EACH INSTALLER SHALL BE RESPONSIBLE
FOR VERIFICATION AND COORDINATION WITH OTHER INSTALLERS TO SECURE
COMPLIANCE WITH THE CONTRACT DRAWINGS AND RELATED
SPECIFICATIONS. GENERAL CONTRACTOR SHALL COORDINATE INSTALLATION
OF EQUIPMENT, PLUMBING FIXTURES AND APPLIANCES INCLUDED IN THIS
CONTRACT OR FURNISHED BY OTHERS FOR INSTALLATION BY CONTRACTOR.
7. PRIOR TO SHOP FABRICATION OF MATERIALS OR EQUIPMENT OR ORDERING
OF MANUFACTURED ITEMS, RESPECTIVE SUB -CONTRACTOR OR SUPPLIER
SHALL PROVIDE SHOP DRAWINGS OR MANUFACTURER'S DATA FOR REVIEW
BY OWNER AND DESIGNER.
8. ANY ALTERATIONS TO STRUCTURAL ELEMENTS OR BUILDING SHELL DESIGN
SHALL NOT BE DONE WITHOUT PRIOR AUTHORIZATION FROM DESIGNER. ALL
CONTRACTOR INITIATED CHANGES SHALL BE SUBMITTED TO DESIGNER IN
WRITING FOR APPROVAL.
9. DEMOLITION CONTRACTOR IS RESPONSIBLE FOR LICENSED TESTING AND,
IF REQUIRED, ABATEMENT OF ANY HAZARDOUS MATERIALS DISTURBED
DURING SITE CLEARING AND PREPARATION.
10. SOIL CONDITIONS DISCOVERED DURING EXCAVATION WHICH APPEAR
INCONSISTENT WITH THE ALLOWABLE SOIL BEARING PRESSURE ASSUMED
SHALL BE REPORTED TO THE DESIGNER. THE ACTUAL ELEVATIONS OF THE
FOOTINGS WILL BE ESTABLISHED BY THE CONTRACTOR AND MUST BEAR ON
SOLID UNDISTURBED EARTH OR CONTROLLED AND COMPACTED STRUCTURAL
FILL. SEE STRUCTURAL NOTES FOR ADDITIONAL REQUIREMENTS.
11. CONTRACTOR SHALL PROVIDE ALL TEMPORARY SUPPORTS AND BRACING
AS REQUIRED. INSTALL TEMPORARY BARRIERS AS NECESSARY TO PROTECT
ADJACENT STREET RIGHT-OF-WAY AND NEIGHBORING PROPERTIES.
CONTRACTOR SHALL BE RESPONSIBLE FOR STRENGTH AND SUITABILITY OF
TEMPORARY BARRIERS AND SUPPORTS PER CITY AND COUNTY STANDARDS.
ALL TEMPORARY WORK SHALL BE REMOVED AT THE END OF EACH SEQUENCE
OR AT COMPLETION OF THE CONTRACT WORK.
12. MECHANICAL AND ELECTRICAL TO BE BIDDER -DESIGN UNDER SEPARATE
PERMIT. CONTRACTOR SHALL SUBMIT PLANS TO DESIGNER FOR REVIEW
PRIOR TO CONSTRUCTION. CONTRACTOR SHALL VERIFY SIZES AND
LOCATIONS OF ALL OPENINGS FOR MECHANICAL WORK AND OBTAIN SHOP
DRAWINGS FOR REVIEW BY DESIGNER BEFORE PROCEEDING WITH THE
WORK.
13. PROTECT ALL NON -COMPATIBLE MATERIALS FROM GALVANIC ACTION.
14. REPETITIOUS DETAILS MAY BE CALLED OUT RARELY ON THE DRAWINGS
BUT SHALL BE PROVIDED AT ALL LOCATIONS WHERE THEY OCCUR.
15. ALL WORKMANSHIP SHALL BE OF THE HIGHEST QUALITY AND IN
ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS, INSTALLATION
INSTRUCTIONS AND RECOMMENDATIONS FOR USE. WORKMANSHIP QUALITY
SHALL BE JUDGED ACCORDING TO THE BEST ACCEPTED STANDARDS OF THE
BUILDING INDUSTRY. CONTRACTOR SHALL CORRECT ALL DEFECTIVE WORK
TO SATISFACTION OF OWNER AT CONTRACTOR'S EXPENSE AND IN A TIMELY
MANNER. A PUNCH LIST WILL BE ISSUED AT COMPLETION OF PROJECT.
NOTIFY DESIGNER AT SUBSTANTIAL COMPLETION.
16. ALL MATERIALS AND WORKMANSHIP SHALL BE GUARANTEED FOR A
PERIOD OF ONE YEAR FROM DATE OF ACCEPTANCE OF COMPLETED PROJECT
BY OWNER. ROOFING, WATERPROOFING, FLASHINGS AND ALL OTHER WORK
WHICH IS A COMPONENT PART OF THE ROOFING IS TO BE WEATHERTIGHT
UNDER ORDINARY WEAR AND USAGE FOR A PERIOD OF TWO YEARS FROM
DATE OF ACCEPTANCE, TO BE SUPPLEMENTED BY THE TERMS AND
CONDITIONS OF EXTENDED MANUFACTURER'S WARRANTIES. AT TIME OF
ACCEPTANCE OF COMPLETED PROJECT, CONTRACTOR SHALL FURNISH
OWNER WITH ALL NECESSARY MANUALS OF OPERATION AND MAINTENANCE,
WARRANTIES AND GUARANTEES FOR ALL EQUIPMENT INCLUDED IN THIS
CONTRACT.
17. ANY METAL IN CONTACT WITH TREATED WOOD MUST BE VERIFIED FOR
THAT USE OR ISOLATED FROM DIRECT CONTACT.
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BUILDING CODE INFORMATION
PROJECT DESCRIPTION
NEW DETACHED SHOP
APPLICABLE CODES
2018 INTERNATIONAL RESIDENTIAL CODE W/ STATEWIDE
AMENDMENTS
2018 INTERNATIONAL BUILDING CODE W/ STATEWIDE
AMENDMENTS
2018 INTERNATIONAL FIRE CODE
NATIONAL ELECTRICAL CODE
CONSTRUCTION TYPE V-B
ZONING INFORMATION
PARCEL NO.
JURISDICTION
ZONING
LEGAL DESCRIPTION
LOT AREA
BLDG HT
OCCUPANCY R-3
FLOOR AREA (EXT'G. HOUSE)
NAME
EXISTING
NEW
TOTAL
FIRST FLOOR
1040 S.F.
754 S.F.
1040 S.F.
SECOND FLOOR
754 S.F.
TOTAL CONDITIONED
1794 S.F.
1794 S.F.
ATTACHED GARAGE
462 S.F.
462 S.F.
DECK
220 S.F.
220 S.F.
DETACHED SHOP
432 S.F.
432 S.F.
. .. ..... . .... .... .... ...... .. ... .
IMPERVIOUS COVERAGE
NEW DRIVEWAY 721 SF
NEW SHOP 567 SF
TOTAL NEW 1297 SF
BUILDING HEIGHT
A = 456.5
B = 457.8
C = 454.1
D = 452.8
TOTAL = 1821.2
GRADE = 1821.2 / 4 = 455.3
ACTUAL = 469.4
MAXIMUM = 455.3 + 25 = 480.3
(AVERAGE GRADE +25')
2" x 2" WOOD/STEEL
FILTER FABRIC SECURED
TO 2" x 2" 14 GA
WIRE FABRIC EQUAL
N
NATIVE BACKFILL MATERIAL
0
I
N
FILTER FABRIC MATERIAL IN CONTINOUS ROLLS
USE STAPLES OR WIRE RINGS TO ATTACH
FABRIC TO WIRE
2" x 2" WOOD/STEEL POSTS
n
NOTES:
1. CONTRACTOR/DEVELOPER SHALL MAINTAIN AND ENSURE PROPER
EROSION CONTROL THROUGHOUT PROJECT.
2. SILT FENCE TO BE PLACED DOWNSLOPE OF CONSTRUCTION
ACTIVITY.
`St. 18y-
CITY OF EDMOND
PUBLIC WORKS
DEPARTMENT
SETBACKS
00456500000200
CITY OF EDMONDS
RS-8
GLEN WOOD PARK BLK 000 D-00 -
LOT 2 EXC N 15FT THOF TGW
EQUAL & UNDIV INT IN TR A
0.19 ACRES (APPROX. 8276.4 SF)
25 FT
(ACCESSORY STRUCTURE 15 FT)
STREET 25 FT
SIDE 7.5 FT
REAR 15 FT (5 FT ACCESSORY BLDG.)
LOT COVERAGE
ALLOWED LOT COVERAGE 25 %
GROSS LOT AREA (.19 ACRES) 8276.4 SF
EXT'G. HOUSE & GARAGE 1502 SF
NEW DETACHED SHOP 432 SF
TOTAL LOT COVERAGE
% OF LOT COVERAGE
INSTALL AND MAINTIAN ALL 10
TESC MEASURES ACCORDING
TO APPROVED PLANS CITY OF
1934 SF
1934 / 8276.4 = 23.4 %
See Separate Site Plan
450 452 454 for all Civil requirements.
EDMONDS STANDARD DETAILS,
AND ALL OTHER MEASURES
THAT MAY BE REQUIRED
;
DURING CONSTRUCTION.
; 5.0
24.0
PROVIDE SILT FENCE
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AROUND PROJECT AREA'
DURING CONSTRUCTION
FOR EROSION CONTROL.
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DETAIL THIS SHEET.
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- 432 SF
CITY INSPECTION REQUIRED ON
ALL EROSION CONTROL METHODS
FILTER FABRIC FENCE
FILTRATION SYSTEMS
APPROVED BY: R. ENGLISH
REVISION DATE
JANUARY 2018
STANDARD
DETAIL
ER-900
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DRAWING INDEX
A1.1 PROJECT INFORMATION / SITE PLAN
A2.1 PLANS / ELEVATIONS / BUILDING SECTION / SCHEDULES
A3.1 WALL SECTIONS / DETAIL
S1 FOUNDATION / MAIN FLOOR LATERAL LOAD / ROOF FRAMING
GRAVITY LOAD PLAN
D1 STRUCTURAL DETAILS
N1 STRUCTURAL NOTES
CONTACT INFORMATION
OWNER /
PROPERTY
ADDRESS
DESIGNER
STRUCTURAL
ENGINEER
N N DR EWAY
ASPHALT
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N T Y
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GAS- GAS - GAS -
S GA:
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HOLLY & STEPHEN KEENAN
23716 91 ST PL W
EDMONDS, WA 98026
EMAIL: BUILDRESTORE@GMAIL.COM
AARON DUPONT
28809 40TH AVE S
AUBURN, WA 98001
206-348-4483
EMAIL: AKD.ARCHDESIGN@GMAIL.COM
ROUTLEY ENGINEERING INC.
1708 154th ST CT NW
GIG HARBOR, WA 98332
253-358-3729
CONTACT: JESSE ROUTLEY
EMAIL: JESSE@ROUTLEYENGINEERING.COM
N 31 °30'52" W
ARC LENGTH 17.28'
RADIUS 30.00'
LANDSCAIPE AREA 0
0
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N 23016'5$" W
ARC LENGTH 17.26'
RADIUS 20.00,
456
-- GAS - GAS - GAS AS GAS -
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LINE
(E)GARAGE I
ID (E)DRIVEWAY POWER SINE
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ENTRANCE PER ClT STANDARD DETAI 5 R-901 LINE
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ENTRY
(E)H6USE
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25.0
STREET
SETBACK
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N 89006'47" W 84.97'
SITE PLAN
1=10
N
0 5 10 20 40
Residential Designer
206.348.4483
akd.archdesign@gmail.com
KEENAN
NEW SHOP
23716 91 ST PL W
EDMONDS, WA 98026
Revision
Al REVISION 1/22/24
RESUB
Jan 22 2024
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
PROJECT
INFORMATION /
SITE PLAN
❑ Preliminary Design
❑ Progress Set
❑ Pricing Set
■ Permit Set
❑ Construction Set
Date:12/7/2023
Design: AD
Scale: AS NOTED
Sheet No.
Al
1
■