APPROVED BLD BLD2023-1036+Architectural_Plan+8.16.2023_11.37.55_AM+3729167I Special Inspections shall be performed for the foilrnvirg. I
Wood
Periodic inspection of anchor boltshold-downs. drag stun arwbchons. nailing size & spacing
■ Periodic verification of moisture content of wood studs. plates. beams, and joists. •
' Penodo inspection of 2v and 3x bottom plates and plate washers I
PREFABRICATED CONSTRUCTION. All prefabricated construction shall con'orm to the inspection requirements of the same maternal or constrichcr
■ type used for this project. I
' STRUCTURAL OBSERVATIONSWhen recuwrefd by the provisions of Section 1704.6.1. 1704.6.2, or 1704 6 3. the Owner or the Owners authonzed
agent shall employ the FOR to perform structural observations. Structural observations do not include or waive tie responsibility for Ine inspections n
■ IBC Sector 106 a the special inspections in Section 1705 or other sections in the code I
I The following structural observations are required to be completed by the FOR during construcnon The FOR is to be notified when elements listed
below are substantially complete and ready for observation. Contact the FOR a minimum of (2) business days par to covering the work. ■
■ • Substantial completion of Wall Framing Repairs
iAnyremoval/alteration made to the of fire rated I
(components shall be made know to Building ■
•Inspector and reconstructed as per the design
(permitted construction. •
City Of Edmonds
Building Department
Work REMODEL (WALL REPAIRS)
-------------------------
----------------------
Address 1110 5TH AVE S
-----------------------
-------------------------------------
Owner EDGEWOOD CONDOS
----------------------------------------
Approved Date 8/31/2023
--------------------------------
C • • Official i i i i i
-------------
Permit Number
BLD2023-1036
--------------------------
REVISIONS
DATE - PAGES - CHANGES
REV1
REV2
REVS
REV4
REV5
GENERAL NOTES:
1. Work shall conform with the requirements as set forth in International Building Code, latest edition, as amended by the
State of Washington and City of Edmonds. Mechanical, electrical and plumbing effected by the work shall conform
with local Code requirements. Owner shall pay for Building Permit. Contractor shall obtain and pay for all other
necessary permits and coordinate required inspections with appropriate authorities.
2. The Contractor shall verify dimensions and conditions at job site including building and site conditions prior to
commencing work. Discrepancies shall be immediately reported to the Architect before proceeding with work. Unless
expressly stipulated, no additional allowance will be made in Contractor's favor by virtue of errors or omissions which
should be discovered during the preparation of the bid, and directed to the attention of the Architect in a timely manner
for clarification.
3. Contractor shall provide temporary support and bracing as required until all permanent structural components have
been erected.
4. Contractor shall provide necessary means of access and loading as required to remove debris and stage new
products.
5. Contractor shall provide complete weather protection for duration of the project for building interiors and components.
Such protection shall include tarping, tenting, and temporary constructions as required. Interior areas shall be
constantly and completely protected from adverse weather conditions. Contractor shall provide damage protection for
the buildings and grounds during construction including tarping, barriers and temporary constructions such as chutes
and screens. Any item or component damaged during construction shall be replaced in like -kind by Contractor at no
additional charge to the Owner.
6. Contractor shall coordinate material, equipment, and dumpster layout areas with owner representative prior to
commencement of work. Layout areas shall be secured and safe from vandalism.
7. Contractor shall keep the site clean and free of debris. Trash and surplus materials shall be removed from the site
immediately. No build-up of debris on or around the site shall be allowed. Haul and dump materials in manner that
prevents spillage in conformance with local Ordinance.
8. Drive lanes, fire lanes, building entry, exterior exit ways and parking access shall be kept clear throughout course of
construction.
9. Contractor shall protect existing plantings and site constructions through course of construction. Landscaping or site
constructions damaged through course of construction shall be replaced in like -kind.
10. Means of egress shall be constantly and continuously maintained operational. This shall include corridors, stairways,
exit ways, walk paths and egress windows. Coordinate temporary constructions as required to maintain operation of
egress windows and exit doors.
11. Fire alarm systems shall be maintained operational through the course of the work. In the event either system cannot
be made operational by end of working day a fire watch shall be maintained until such systems are fully restored.
12. In areas where decay or defective construction is found beyond the sill plates and bottom 12" of studs, Contractor
shall contact Architect and/or Structural Engineer prior to proceeding with repairs. Unless otherwise indicated, decay
repairs shall be performed on a time and materials basis based on Architect's direction. Work shall be performed in
conformance with Code and shall be coordinated with local Inspector as required. Contractor shall photograph and
document conditions and work at such areas through daily logs or other approved method.
13. Repair/Restoration:
a. Where not otherwise indicated, Contractor shall repair and restore finishes to match existing conditions.
b. The areas of work shall be repaired/restored in conformance with current code, applicable industry standards
and manufacturer's published recommendations.
c. Existing items to be re -used shall be carefully removed and temporarily stored in a secure, dry area.
Thoroughly clean items including sanding or stripping as required to remove rust or built-up debris. Prime and
paint galvanized finishes. At pre -finished items, touch-up with matching paint.
PROJECT INFORMATION:
PROJECT/OWNER: Edgewood Owners Association
c/o Ms. Sharon Stocker, BOD President
1110 5th Ave. S
Edmonds, Wa. 98020
ADDRESS 1110 5th Ave. S
Edmonds, Wa. 98020
ARCHITECT: The Soltner Group, Architects Inc.
1333 N. Northlake Way, Suite A
Seattle, WA, 98103
206.547.7288
Contact: Mr. Keith Soltner
CODE: 2018 IBC as amended by State of Washington and City of Edmonds
CONSTRUCTION TYPE: VA
LEGAL DESCRIPTION: NE1/4 SEC26 T27N R3E
LOT AREA: 15,840 SF - no change to building footprint or impervious areas
OCCUPANCY: Existing 20 Unit Condominium - no change in occupancy or building areas.
PARCEL NO.: 00665700010100
ZONING:
CITY
WORK: Targeted wall repair at South Elevation:
• Removal of stucco finish from wall at south elevation, approximately 35' by 12'
• Inspect underlying conditions. Repair base of wall framing per plans and other framing damage per Architect's or
Engineer's direction.
• Provide new batt insulation
• Install new plywood sheathing
• Install new gypsum sheathing
• Install new window in existing RO
• Provide new sheet metal transition flashings, self adhered flashings and weather resistive barrier over newly
sheathed areas.
• Install new FRC panel cladding with premanufactured aluminum trim over area of removed stucco.
132'-0"
0
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-011 0
Area of work r r
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bo
EDGEWOOD CONDOMINIUM
LO r i
► 1110 5th Ave S. Edmonds, WA 98020
' EAST 120' OF LOT6, BL1 SOUTH PEAK
ADDITION TO EDMONS
ZONE 6-1
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5TH AVE.
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ENERGY NOTES:.
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-No change to Property Line
-No change to building footprint or floor area
-No change to occupancy or use
-No change to exiting / egress
-No change to drive lanes or parking areas
-No change to landscape or hardscape areas
SITE PLAN
SCALE: 1" = 20'
1. All work shall conform with City of Edmonds Energy Code & Washington State Energy Code, 2018 edition.
2. Seal around all exterior openings. Insulate between window frame and rough opening.
3. Insulation: Remove and replace insulation in exposed framing cavities at all exterior walls. Provide high -density batt
insulation substantially in contact with all adjacent surfaces full cavity depth.
Existing 2x4 Wall: R-15
4. Vapor Barrier: Restore existing vapor barriers where encountered through course of the work. Provide PVA vapor
barrier primer at areas of interior wall repair.
5. Window: Provide new window at existing location in existing rough opening. New window shall be Low-E insulated glass
with argon gas in white vinyl frames. "Endurance" series as manufactured by VPI Quality Windows or approved equal.
Provide wire integral glass for security. Verify clear opening meets egress requirements. Provide screens at operable
units. Provide fresh air ports at one window in each habitable space. Windows minimum NFRC certified U-values and
performance rating shall be as follows:
U-Value: 0.30 max Design Pressure: 45 PSF min SHGC < 0.22
SHEET INDEX.
A1.0 - GENERAL INFORMATION
A2.0 - TYPICAL CLADDING DETAILS
A2.1 -TYPICAL WINDOW DETAILS
S1 - STRUCTURAL GENERAL NOTES & PLAN
S2 - STRUCTURAL SECTIONS & DETAILS
RCW 64.55.010 ITEM 10:
"The signed has provided building enclosure documents that in my
professional judgement are appropriate to satisfy the requirements of
RCW 64.55.005 - 64.55.090.
OLTNER GROUP
arcnitect.,:.:�_.,
1333 N Northlake Way
Seattle, Washington
Suite A
98103
phone
206 547
7288
4049
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TAMP
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Aug 17 2023
CITY OF EDMONDS
DEVELOPMENT SERVICE
DEPARTMENT
100
GENERAL INFORMATION
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run WRB around corner,
o/ SAM
SAM corner underlayment
- extend 6" ea. way
panel wall assy per
elevations
EZ1 pre -primed aluminum
reveal. Paint to match FC
board
wrap FRC panel around
corner 6" and transition
to stucco per
2.0
PANEL OUTSIDE 900
SCALE:3" = 1'-0"
exist'g retaining wall
repair studs
cont. 5/8" D x 3/8" W groove
cut in concrete
24ga metal flashing
-set into kerf cut in bed of sealant
cont. EZ 8 aluminum J trim
-set in sealant to concrete wall
WRB o/ 6" SAM over flashing
panel wall assy per elevation
PANEL TO RETAINING WALL
SCALE: 6" = 1'-0"
�21
iAny removal/alteration made to the of fire rated I
(components shall be made know to Building ■
Inspector and reconstructed as per the design
permitted construction.
rify/ provide backing
nt. 4" strip of SAM to
t'g
nt. WRB o/SAM
'7 & EZ6 pre -primed
iminum reveal
,_ _-nel wall assy per
elevation
PANEL VERT JNT.
SCALE:3" = 1'-0"
panel wall assy per elevation
cut away bottom 12" of studs.
-patch and provide full height sister
lap WRB o/ SAM & flash'g
6" wide SAM o/ flash'g
replace base plate with PPT plate.
-fasten to slab per Engineer
EZ 10 aluminum "b" trim
cont pre -finished 4"
flashing over slab as required
edge and up wall slope
,12" SAM behind flashing action/
ctin/n for�ng
tight fit
TYP. BASE OF WALL
SCALE:3" = 1'-0"
exist'g 5/8" gypsum wall board
interior finish- repair on allowance
cement siding per elev's - remove
exist'g siding, trim & accessories
exist'g 2x framing @ 16" OC
(n) WRB weatherboard lapped
over sheathing
provide 5/8 DGG sheathing at
repaired exterior wall area
(n) 1 /2" plywood sheathing per
structrual
replace (e) insulation with new
R-15 batts where stud bay is
exposed
�repairs one hour rated per
GA File WP 8105
TYP FRC PANEL WALL ASSY
SCALE:3" = 1'-0"
(e) stucco remains
- cut back per elevation
L flashing along saw cut 211I
3/4"
cont. 24ga metal z-flash'g
- tuck under stucco above
4" v.i.f
cV 1 /2" drip w/
- r 3/8" hem
panel wall assy per elevation
-set in sealant to underside of
-11 flashing
I.
preserve (e) bldg paper 6" lap
over new WRB below
STUCCO TO PANEL HORI. JOINT
SCALE:3" = 1'-0"
(e) brick wall and lintel- no work
(e) concrete footing - no work
kerf cut asphalt next to footing and 2"
from wall to recieve flashings
ELEVATION
SCALE:1/4" = 1'-0"
1 stucco remains
:ut back per elevation
:serve (e) WRB 6" +/- for tie in
nt. 24 ga. pre -finished
sh'g - set in bed of
alant o/stucco 3 L (1/2" +/ )
al joint 1" w/ hem &
spring clip
nt. EZ 8 aluminum J trim
RB o/cont. 6" SAM flash'g
nel wall assy per elevation
STUCCO TO PANEL VERT. JOINT
2 piece galvanized iece 1
flashing set in asphalt 2
kerf cuts in traffic grade 1-3/4"
sealant 1"
-set piece two over piece piece 2
one in bed of sealant 1 1/2"
3/8"
TYP. BOW
SCALE:3" = 1'-0"
10
SCALE:3" = 1'-0"
repair studs
exist'g found. wall
exist'g insulation infill between
studpack and foundation wall
-remove as req'd to set flashing
24ga L metal flashing with end
dam for tight fit set in to gap
between foundation and stud
pack
back and seal joint
6" wide SAM o/ sheathing
3"
24 ga sheet metal 3/4"L
closure set in sealant 3/4"
to L metal
WRB o/ 6" SAM over metal
closure
typical cladding per 2 0
kerf cut concrete where no gap
exists
VERT FOUNDATION TRANSITION
SCALE: 6" = 1'-0"
OLTNER GROUP
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1333 N Northlake Way
Seattle, Washington
Suite A
98103
phone
206 547
7288
4049
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CITY OF EDMONDS
DEVELOPMENT SERVICE
DEPARTMENT
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TYPICAL CLADDING DETAILS
9" SAM stripped into RO at head
- lap over jamb SAM below
9" SAM stripped into RO at jamb
-lap over preformed corner
below
restore interior finishes per spec's/
details
provide plastic preformed inside
corner flash'g boots lapped o/ sill
flashing
lap jamb flashing over sill
flashing & SAM boot
9" SAM over head flashing
26 ga metal head flashing
hemmed end dams.
ing - snip and bend to 1/2"1
1-1 /2"
SAM wrapped into RO and
,d to L-flashing, lap o/ WRB below
WDO SILL FLASHING
SCALE:3" = 1'-0"
w/
ad
9" SAM stripped into sill pan
plastic pre -formed corners -
set into sealant
cutback existing finishes as
required and repaint
exist'g framing & sheathing
remain - replace where decayed
new vinyl window per spec's/
schedule- set frame in sealant to
flashing pan
insulate between frame and RO
9" SAM wrapped in to RO
9" wide SAM o/ window flange -
adhere to sheathing
3/8" joint - back & seal
cont. EZ 8 aluminum J trim
WRB paper over SAM &
window/SGD flange
panel wall assy per elevation
WDO JAMB
SCALE:6" = 1'-0"
cutback existing finishes as
required for new wdo backset
existing RO - verify proper size -
allow room to insulate between
RO and WDO frame
targeted WRB set below RO
- 26 ga. L metal flashing -snip
and bend to fit RO
��� 1/2"
1-1/2"
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3xist'g framing & sheathing remain -
,eplace where decayed
panel wall assy per elevations
a" wide SAM and WRB lapped over
lead flashing
a" wide SAM lapped over window
flange
EZ 10 aluminum "b" trim
26 GA prefinished head flashing-
E)xtend 3/8" beyond frame each side
3" 3/8" high folded
end dam
as req'd
1 /2" - verify
100 3/8" hem
new vinyl window per spec's/
schedule- set frame in sealant to
flashing pan
insulate between frame and RO
9" SAM wrapped into RO
cutback existing finishes as required and
repaint
WDO HEAD
SCALE:6" = 1'-0"
9" SAM o/head flash'g
9" SAM adhered to head flange -
extend beyond jamb flash'g
lap WRB o/ head flash'g & SAM
24 ga. prefinished head flash'g with
folded end dams - extend 3/8"
beyond each jamb
new wdo per schedule/notes- set
flange in sealant o/RO wrap
9" SAM (application #1) -
stripped into RO & o/ pan below
9" SAF (application #2) -
stripped onto nailing fin & sheath'g
WRB install weatherboard fashion &
sandwich between jamb flash'g
set rear of wdo frame in sealant to
L-angle
plastic pre -formed corners -set into
sealant
field fab drainage pan per 2 1
WRB lapped u/ sill flash'g
SAM @ sill & jamb
9" wide SAM wrapped into RO and
adhered to L-flashing, lap o/ WRB
below
WINDOW SEQUENCE
SCALE:1/2" = 1'-0"
.utback existing finishes as required
and repaint
iew vinyl window per spec's/
schedule- set frame in sealant to
lashing pan
eld fab sill flash'g pan per 2 1
/8" joint - back & seal
:ont. EZ 9 aluminum J trim
)anel wall assy per elevation
�xist'g framing & sheathing
emain - replace where decayed
12" SAM o/ WRB below
WDO SILL
SCALE:6" = 1'-0"
OLTNER GROUP
rc n I tects
1333 N Northlake Way
Seattle, Washington
Suite A
98103
phone
206 547
7288
4449
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CITY OF EDMONDS
DEVELOPMENT SERVICE
DEPARTMENT
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TYPICAL WINDOW DETAILS
STRUCTURAL NOTES
GENERAL REQUIREMENTS
BUILDING CODE & REFERENCE STANDARDS: The "International Building Code" (IBC), 2018 Edition, as adopted and modified by the City of
Edmonds, Washington, governs the design and construction of this project. Reference to a specific section in the Code does not relieve the contractor
from compliance with the entire materials reference standards noted below. The latest edition of the materials reference standards shall be used.
SCOPE OF STRUCTURAL WORK: Framing repairs to the existing first floor south wall framing
DEFINITIONS: The following definitions apply to these general notes:
• "Structural Engineer of Record" (EOR) - The Structural Engineer who is legally responsible for stamping & signing the structural documents
for the project. The FOR is responsible for the design of the aspects of the Primary Structural System impacted by this project.
• "Deferred Submittals - Deferred Submittal is engineering work to be designed -by -others or bidder -designed.
NOTE PRIORITIES: Notes on the individual drawings shall govern over these general notes.
SPECIFICATIONS:. Refer to these notes, structural drawings, and architectural drawings which serve as specifications for this project.
STRUCTURAL DETAILS: The structural drawings are intended to show the general character and extent of the project and are not intended to show all
details of the work.
ARCHITECTURAL DRAWINGS: Refer to the Architectural drawings for information including, but not limited to: dimensions, elevations, slopes, door and
window openings, curbs, drains, depressions, waterproofing, finishes and other nonstructural items.
STRUCTURAL RESPONSIBILITIES: The FOR is responsible for the strength and stability of the aspects of the Primary Structure impacted by this
project in their completed states.
CONTRACTOR RESPONSIBILITIES: The contractor is responsible for the means and methods of construction and all job -related safety standards such
as OSHA and WISHA. The contractor is responsible for the strength and stability of the structure during construction and shall provide temporary
shoring, bracing and other elements required to maintain stability until the structure is completed. It is the contractor's responsibility to be familiar with the
work required in the construction documents and the requirements for executing it properly.
DISCREPANCIES: In case of discrepancies between these general notes, the contract drawings, and specifications, and/or reference standards, the
FOR shall determine which shall govern. Discrepancies shall be brought to the attention of the FOR before proceeding with the work. Accordingly, any
conflict in or between the Contract Documents shall not be a basis for adjustment in the Contract Price.
SITE VERIFICATION: The contractor shall verify all dimensions and conditions at the site prior to fabrication and/or construction. Conflicts between the
drawings and actual site conditions shall be brought to the attention of the FOR before proceeding with the work. All underground utilities shall be
determined by the Contractor prior to excavation.
ADJACENT UTILITIES: The contractor shall determine the locations of all adjacent underground utilities prior to excavation. Any utility information
shown on the drawings and details is approximate and not necessarily complete.
DESIGN CRITERIA
CONSTRUCTION LOADS: Loads on the structure during construction shall not exceed the design loads or the capacity of the partially completed
construction.
DEAD LOAD:
Wood Floor = 30 psf
Wood Roof = 20 psf
WIND DESIGN: Wind load is determined using Chapter 26 to 30 of ASCE 7-16 in accordance with IBC Section 1609 with the following factors:
Basic Wind Speed (3-Second Gust) V = 97 MPH (Ultimate) / 75 MPH (ASD)
Wind Importance Factor Iw = 1.0 Risk Category = II
Exposure Category = B GCpi = ±0.18
Components & Cladding Pressure = 16 PSF (Ultimate) Components & Cladding End Zone Pressure = 22 PSF (Ultimate)
Kzt = 1.0
Analysis Procedure - Directional Procedure per ASCE 7, Table 27.2-1
SEISMIC DESIGN: Earthquake design is determined using Chapter 12 ASCE 7-16 in accordance with IBC Chapter 16 with the following factors:
Importance Factor le = 1.0 Risk Category= II
Ss = 1.28 g Sds = 1.025 g
S1 = 0.45 g Sd1 = 0.555 g
Site Class = D Seismic Design Category = D
Redundancy Factor, p = 1.0
Wood Structure
• Basic Seismic Force Resisting System: A-15 (Bearing Wall Systems) Light -framed walls with wood structural panels rated for shear
resistance.
• Analysis Procedure: Equivalent lateral force procedure, per ASCE 7-16, Section 12.8
• R = 6.5
• Cs = 0.158
• Cd=4
• 0=3
Seismic demands on nonstructural components, structural components engineered as part of deferred submittals, and connections of those
components to the primary structure shall be designed in accordance with the aforementioned building code, the general seismic criteria listed
above, and the requirements of ASCE 7-16.
DESIGN BASE SHEAR: Design Base Shear (Seismic Governed) (ASD), V = 185K
LIVE LOADS:
Roof (Snow) 25 PSF
Residential Floor 40 PSF
SUBMITTALS
ALTERNATES: Product or manufacturer components specified in these drawings are used as the basis of design for this project. Alternates for specified
items may be submitted to the FOR for review. However, contractor shall submit a current ICC-ESR/IAPMO-ER report identifying that an alternative
component has the same or greater load capacity than the specified item.
SHOP DRAWING REVIEW: Review by the Architect/EOR is for general compliance with the design concept and the contract documents. Dimensions
and quantities are not reviewed by the EOR, and therefore, must be verified by the General Contractor. Markings or comments shall not be construed as
relieving the contractor from compliance with the project plans and specifications, nor departures therefrom. The contractor remains responsible for
details and accuracy; for confirming and correlating all quantities and dimensions; for selecting fabrication processes; for techniques of assembly; and
for performing work in a secure manner. When shop drawings (component design drawings) differ from or add to the requirements of the Structural
drawings they shall be designed and stamped by the responsible SSE. Allow one week for FOR review time.
TESTS & INSPECTIONS
INSPECTIONS: All construction is subject to inspection by the Building Official in accordance with IBC Sec 110. The contractor shall coordinate all
required inspections with the Building Official. Submit copies of all inspection reports to the Architect/EOR for review. The Building Official may accept
inspection of and reports by approved inspection agencies in lieu of Building Official's inspections. The contractor shall obtain approval of Building
SPECIAL INSPECTIONS: In addition to the inspections required by IBC Sec 110, a Special Inspector shall be hired by the Owner as an independent
third -party inspector to perform the special inspections per IBC Ch. 17. Special inspections shall be performed by an approved testing agency as outlined
in the Special Inspection Schedule, the contract documents, and/or the project specification. Special Inspections shall meet the requirements outlines in
the specific materials sections of IBC Sec 1705. The contractor is responsible for scheduling the inspections, per the city/Building Official requirements.
Special Inspections shall be performed for the following:
Wood
Periodic inspection of anchor bolts, hold-downs, drag strut connections, nailing size & spacing
Periodic verification of moisture content of wood studs, plates, beams, and joists.
Periodic inspection of 2x and 3x bottom plates and plate washers.
PREFABRICATED CONSTRUCTION: All prefabricated construction shall conform to the inspection requirements of the same material or construction
type used for this project.
STRUCTURAL OBSERVATIONS: When required by the provisions of Section 1704.6.1, 1704.6.2, or 1704.6.3, the Owner or the Owner's authorized
agent shall employ the FOR to perform structural observations. Structural observations do not include or waive the responsibility for the inspections in
IBC Section 108 or the special inspections in Section 1705 or other sections in the code.
The following structural observations are required to be completed by the FOR during construction. The FOR is to be notified when elements listed
below are substantially complete and ready for observation. Contact the FOR a minimum of (2) business days prior to covering the work.
• Substantial completion of Wall Framing Repairs
REFERENCE STANDARDS: Conform to IBC Chapter 18 "Soils and Foundations."
DESIGN SOIL VALUES: (Assumed)
Allowable Soil Bearing Pressure
1500 PSF DL + LL
WOOD FRAMING
REFERENCE STANDARDS: Conform to:
(1) IBC Chapter 23 "WOOD."
(2) NDS and NDS Supplement - "National Design Specification for Wood Construction."
(3) BCSI 2013 "Building Component Safety Information."
ALTERNATES: Alternates for specified item may be submitted to the FOR for review. Contractor shall submit a current ICC-ESR/IAPMO-ER report
identifying that an alternative component has the same or greater load capacity than the specified item.
IDENTIFICATION: All sawn lumber and pre -manufactured wood products shall be identified by the grade mark or a certificate of inspection issued by the
Sawn Lumber: Conform to grading rules of WWPA, WCLIB, or NLGA. Finger jointed studs acceptable at interior non-structural walls only.
Member Use
Size
Species
Grade
Studs & Plates
2x,3x
DF
No. 2
PT Plates
2x, 3x
PT HF
No. 2
Posts
4x
DF
No. 2
Beams
4x
DF
No. 2
Beams
6x
DF
No. 1
Wood Structural Sheathing (Plywood): Wood APA-rated structural sheathing includes: all veneer plywood and wood -based material. Conform to Product
Standards PS-1 and PS-2 of the U.S. Dept. of Commerce and the American Plywood Association (APA)
Location Thickness
Walls 15/32"
Minimum APA Rating
Span Rating Plywood Grade Exposure
32/16 C-D 1
Joist Hangers and Connectors: Simpson Strong -Tie Company Inc. as specified in their latest catalogs was used as the basis of design for this project.
Alternate connectors by other manufacturers may be substituted provided they have current ICC-ESR/IAPMO-ER approval for equivalent or greater load
capacities and are reviewed and approved by the FOR prior to ordering. Connectors shall be installed per the manufacturer's instructions. Where
connector straps connect two members, place 1/2 of the nails or bolts in each member. Unless noted otherwise all nails shall be full length common. Nail
straps to wood framing as late as possible in the framing process to allow the wood to shrink and the building to settle.
Nails and Staples: Conform to IBC Sec 2303.6 "Nails and Staples." Unless noted on plans, nail per IBC Table 2304.10.1. Unless noted otherwise all
nails shall be common. Nail sizes specified on the drawings are based on the following specifications:
COMMON NAILS
Size
Length
Diameter
8d
2-1/2"
0.131"
10d
3"
0.148"
16d
3-1/2"
0.162"
16d Sinker
3-1/4'
0.148"
Lag Bolts/Thru-Bolts/Anchor Bolts: Conform to ASTM A307. Provide plate washers/BPS washers under the heads and nuts of all bolts and lag screws
bearing on wood.
NAILING REQUIREMENTS: Provide minimum nailing in accordance with IBC Table 2304.10.1 "Fastening Schedule" except as noted on the drawings.
Nailing for roof/floor diaphragms/shear walls shall be per drawings. Nails shall be driven flush and shall not fracture the surface of sheathing.
MOISTURE CONTENT: Wood material used for this project shall have maximum moisture content of 19% except for the pressure -treated wood sill plate
PRESERVATIVE TREATMENT: Wood materials are required to be "treated wood" under certain conditions in accordance with IBC Sec 2304.12
"Protection against decay and termites." Conform to the appropriate standards of the American Wood -Preservers Association (AWPA) for sawn lumber,
glued laminated timber, round poles, wood piles, and marine piles. Follow American Lumber Standards Committee (ALSC) quality assurance
procedures. Products shall bear the appropriate mark. Coat all ends of cut pressure treated framing with treatment complying with AWPA U1.
METAL CONNECTORS/PT WOOD: All metal hardware and fasteners in contact with pressure treated lumber shall be stainless steel Type 316L. At the
Owner's risk and discretion, hot -dipped galvanized metal hardware and fasteners may be investigated for use in lieu of stainless steel provided that the
finish has a minimum zinc content of at least 1.85 oz./SF and its use is coordinated by the Contractor and Wood Supplier for the expected environment
and moisture exposure for appropriate use based on the method of preservative treatment of the wood.
POST -INSTALLED ANCHORS: Provide post -installed anchors as specified in these drawings.
Use of alternate products, or of post -installed anchors at locations not shown in these drawings, is subject to the approval of the Architect/EOR. Submit
proposed anchors to the Architect/EOR with an ICC-ESR/IAPMO-ER report valid for the 2018 IBC or municipality where the building is to be constructed.
Submitted ICC/IAPMO reports shall demonstrate that the anchors are suitable for use in cracked concrete. Use acrylic anchors of equivalent strength
when base material falls below 40F. Install anchors in strict accordance with ICC-ESR/IAPMO-ER report and manufacturer's instructions. Where anchors
resist seismic loads, submitted ICC-ESR/IAPMO-ER reports shall demonstrate that the anchors are suitable for the resistance of seismic loads.
CONCRETE SCREWS: Concrete screws shall be SIMPSON Titen HD or FOR approved equal with current ICC-ESR/IAPMO-ER report. Install screws
in accordance with manufacturer's instructions. Embedment lengths shall be as shown on the drawings.
GENERAL WOOD REMEDIATION GUIDELINES
These guidelines outline provide general recommendations for the repair of untreated structural wood frame members that have limited wood decay and
deterioration due to water infiltration.
Temporary Shoring: Any structural framing that is unstable or suspect of collapse shall be shored immediately. Safety of the occupants are first priority
on the project site. The contractor is responsible for all temporary shoring of the structure.
Determine the magnitude of decay that penetrates into the structural framing members using a small flathead screwdriver or an awl as a test probe.
Expose the wood rot and decay to the fullest extent possible. Structurally competent wood should be resistant to the insertion of the tool.
Remove all decay from the wood framing or structural member
Wood Treatment: All structural framing with any of the following conditions should be treated with both a one-time surface growth cleaner and a
secondary preservative treatment to limit future growth: minor surface deterioration, significant moisture exposure (moisture content above 19%), or wet
surface. A surface growth cleaner, such as a 50/50 water -bleach mixture, should be sprayed or roller applied to the structural framing to kill surface
growth. A secondary wood preservative treatment that includes a long-term fungicide and growth inhibitor, such as Woodlife Co ercoat should then be
9 ry P 9 9 9 � pp ,
generously applied to the structural framing. The wood preservative treatment should be applied in accordance with the manufacturer recommendations.
Surface Growth: Framing members that have not experienced decay and are structural competent based upon test probing, but exhibit surface growth
may remain in place provided that the mold is removed through chemical treatment.
Replacement: Framing members that require removal and replacement based on the criteria below shall be replaced with new wood framing per the
WOOD FRAMING section of the General Structural Notes. Framing with exterior exposure and/or in contact with concrete shall be pressure -treated. All
metal hardware and fasteners in contact with pressure treated lumber be stainless steel Type 316L. At the Owner's risk and discretion, hot -dipped
galvanized metal hardware and fasteners may be investigated for use in lieu of stainless steel provided that the finish has a minimum zinc content of at
least 1.85 oz. /SF and its use is coordinated by the Contractor and Wood Supplier for the expected environment and moisture exposure for appropriate
use based on the method of preservative treatment of the wood.
Special Conditions: Where questions arise regarding the extent of deterioration or the mitigation, the structural FOR will make the final determination.
For unique conditions and areas of significant deterioration the structural FOR is to be contacted to assist in generating detailed recommendations.
PROJECT AND FRAMING SPECIFIC RECOMMENDATIONS
STUDS
Minor deterioration on the surface of the stud (up to 3/16" deep) will require removal of the surface rot through a mechanical effort treated with an
appropriate fungicide and with a wood preservative. The addition of a matching stud nailed alongside (sistered) with 10d (0.148"-diameter x 3"-long)
common nails @ 12"OC may be necessary to achieve a plumb surface for proper nailing of sheathing and wallboard.
Significant deterioration to the stud (more than 3/16" deep by up to one -quarter of its length) requires sistering or the removal and replacement of the
deteriorated stud. All abutting framing, whether wet or not is to be treated with an approved wood preservative. All studs with significant deterioration at
holdowns must to be addressed by the structural FOR on a case -by -case basis.
TOP AND BOTTOM PLATES
Replace all plates at bearing walls and/or shearwalls which show signs of deterioration with new material. All framing lumber in contact with concrete
shall be replaced with treated framing with an approved wood preservative. The degree of visible deterioration alone should not determine whether a
plate is to be replaced since the plate can trap water between surfaces where it is not readily visible. If decay is suspected, subsurface explorations
should be performed, or the plate should be removed and replaced.
Splice Sill plates to concrete by butting members together and strapping across the joint with a Simpson LSTA24 strap. Provide a minimum of two 5/8"
diameter anchor bolts in each section of the bottom plate. Provide one bolt within 12" of each end of the sill plate and provide a maximum bolt spacing
of 48" on center. An acceptable retrofit anchor bolt is a 5/8"-diameter x 8"-long Simpson TITEN HD with a 3x3 plate washer. Site specific conditions
should be reviewed by the structural EOR.
Top and Bottom Plates at shearwalls that are replaced are to be strapped to adjacent plates with a minimum Simpson LSTA24. Stagger the splice
location of the double top plates. New sections of top and bottom plates should be plate nailed to the rim joist with 16d (0.161 "-diameter x 3.5"-long)
nails at 4" (minimum, or to match existing) on center. Site specific conditions should be reviewed by the structural EOR.
0
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■
/Any removal/alteration made to the of fire rated I
components shall be made know to Building ■
Inspector and reconstructed as per the design
(permitted construction. ■
■ I
■
(E) BUILDING
SLAB —ON —GRADE
(E) WINDOW OPENING
7/S2
11/S2
(E) INTERIOR
BEARING WALL
(E) 2x6 WALL
TO BE REPAIRED
8/S2 (HIGH)
12/S2 (LOW)
SOUTH WALL PARTIAL REPAIR PLAN
SCALE:1/4" = 1'-0"
3'-0"
TY P
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(PROJECT)
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PROJECT #:
23-249
DRAWN BY:
BGJ
DESIGNED BY: MKW
DATE:
DESCRIPTION
08.14.2023
PERMIT
JURISDICTIONAL STAMP:
RECEIVED
Aug 17 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
SHEET TITLE:
STRUCTURAL
GENERAL NOTES
& PLAN
SHEET NUMBER:
S1
(E) DAMAGED S-
W/ DAMAGE REMO`
FULL -HT 2x S
PER 4,
SILL/BOT1
PER 4,
WINDOW FRAMING REPAIR ELEVATION
SCALE: 1 " = V-0"
(E) FLR SHTG
OLT/SHTG
(E) FLR JOIST
(E) FLR SHTG
(E) DBL TOP
OLT/SHTG
(E) HDR
(E) FLR JOIST
(E
REMOVE & REPLACE
WINDOW KING & TRIM IN
LIKE KIND (MIN (2) TRIM
& (1) KING, MATCH EXIST
DOUG-FIR STUD SIZE) OLB/(E) STUD BEYOND
REMOVE DECAY BELOV
(E) SILL FULL -HT STUD
DOUG-FIR S1
(2) ROWS 1Od @
(E) DAMAGED ST
(E) CRIPPLE W/
DAMAGE REMOVED PT SILL/BC
EXIST DOUG-FI
REMOVE &
CRIPPLE 2x6 IN 4'-C"
@ 16"OC
.9 Iu
PER
PLAN
)PNG
&
ND
LCE
POST CAP EA SIDE,
(2)
PER POST
TEMP POST
PER
PLAN, TYP
TEMPORARY 6x BEAM AT EXISTING WINDOW HEADER
SCALE: 1 " = V-0"
TEMP POST
PER PLAN
(E) CONC SOG
,�, T/S LAB
a a.
IN
(E) WALL FRMG
(E
TYPICAL WALL FRAMING REPAIR
SCALE: 1 " = V-0"
W,
(E) FLR SHTG
h T/SHTG
(E) FLR JOIST
(E) DBL TOP �
(E) WALL FRMG
(E) SHTG
(E) RIM JOIST
SPLICE SHTG
ON RIM
EN, TYP
1/2" PLY SHTG W/
8d @ 4"OC EDGE
& 12"OC FIELD
3"OxC TITEN HD W/ It WASHER
t%4'/2" SO @ 32"OC & WITHIN
OF EA SIDE OF EA RATE JOINT
1 (HDG)
TEMPORARY 4x BEAM AT EXISTING FLOOR
SCALE: 1" = V-0"
TEMP POST PER PLAN TEMP POST
PER PLAN
BC BASE, TYP
602 FLAT SLEEPER
DAMAGED x 1'-10", TYP
AREA TO BE (E) CONC SOG
REPAIRED
a
(E) CONC FNDN -----
TEMPORARY 46 SHORING SUPPORT
(E) WALL FRMG
DAMAGED
AREA TO BE
A34 @ EA UPPER TO REPAIRED
(LOWER SLEEPER, TYP
—BOTH SIDES
T/SLAB
4 °
(2) 602 FLAT SLEEPER
>< x 1'-8", TYP
a
E GRADE -
LEVEL & PACK
FOR SLEEPERS (E) CONC FNDN a
TEMPORARY 44 SHORING SUPPORT
SK-5
PER PLAN
LCE POST CAP EA SIDE,
(2) PER POST
TEMP POST
PER PLAN, TYP
SK-2A
TEMP POST
PER PLAN
BC BASE, TYP
FLAT SLEEPER
PER PLAN, TYP
(E) GRADE -
LEVEL & PACK
FOR SLEEPERS
SCALE: 1 " = V-0" �K % I I SCALE: 1" = V-0" SK-2e
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PROJECT #:
23-249
DRAWN BY:
BGJ
DESIGNED BY: MKW
DATE:
DESCRIPTION
08.14.2023
PERMIT
JURISDICTIONAL STAMP:
RECEIVED
Aug 17 2023
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
SHEET TITLE:
STRUCTURAL
SECTIONS
& DETAILS
SHEET NUMBER:
S2