APPROVED BLD BLD2024-1058+PLANS & Structural_Analysis_or_Calculations+8.13.2024_2.38.28_PM+4438290Property Line Approx 60 X 125 ft
FRONT OF BUILDING
I MADRONA LANE
Owner Name: RAMON FELIPE O &
VANDEGRIFT KAREN M
Address: 8624 MADRONA LN , EDMONDS,
WA 98026-8652
Parcel Number: 00504700201100
Legal Description:
MADRONA LANE ADD BLK 002 D-00 -
LOT 11
Notes:
Lightweight wood frame construction
"01,0001
LEGEND
INDICATES AREA OF SEISMIC
RETROFIT UPGRADE
(E) WALL ABOVE
ASSUMED (E) NA
VERIFY (E) 2x R.
FULL -DEPTH BLK
(E) 2x SILL PLA1
(E) FOUNDATION
DETAIL 1
Contractor options- OK to sub:
A35 for L70
Strongbolt2 for Titen HD
PROVIDE L70 CLIPS ® 16" o.c.
INSTALL W/ PALM NAILER
PROVIDE URFP ® 48" o.c.
(5)SDS'/4x3 SCREWS &
(2)1/2"0 TITEN HD CONC
SCREWS (31/2" CONC. EMBED)
(E) JOISTS & SHEATHING
SECTION III - GENERAL NOTES
A. PURPOSE
The intent of the Standard Earthquake Home Retrofit (SEHR) Plan is to promote public safety and welfare by reducing the
risk of earthquake -induced damage in existing wood home residential buildings. The requirements in this plan
define a minimum recommended standard for the retrofit of these existing buildings Damage to homes in past
earthquakes show that incorrect or incomplete retrofits ore as bad as having ro retrofit at all. Use of this standard
plan is intended to improve building performance dunrg earthquake shaking, but wall not necessarily eliminate
earthquake damage. The primory rwraose is to reduce the likelihood that these buildiras wall fall off their
foundations.
B. SCOPE
The standard plan applies to one, two and three story light wood -frame residential buildings sit raised wood
9oors meeting the following criteria as determined by the completion of the Hone Assessment Checklist
1 The maximum number of dwelling units and/or quest roams is four.
2 No portion of the building is constructed over a slope steeper than 3 horizontal to 1 vertical
3. The building is supported at its perimeter by a continuous concrete or reinforced masonry footing and stem wall
in good condition.
4 The pony wall heights do not exceed 48 inches in one or two story buildings and do not exceed 18-1/2 inches
height in three story buildings.
5. The pony walls are not sheathed with sufficient wood structural panels or daagoral sheathing.
C. GENERAL REQUIREMENTS
Permit requiremerts All work shown on these plans requires a building permit.
Inspection requirements: All work is subject to inspection by the local building inspector. In general, this will
involve two inspections, anchor bolt and panel installation. A final sign off by inspectors is required when the
work is complete. If new concrete foundations are involved, an additional inspection will be required after all
forming and placement of reinforcing, but before concrete pouring. In addition, if the contractor washes to discuss
construction specifics with the inspector, a separate Inspection may be necessary
D. DEFIWIM
Anchor side plate is a metal plate or plates used to connect the sill plate or floor framing to the side of a concrete
stem wall *her conditions prevent chemical anchor or expansion bolt installation vertically through the sill plate.
Approval is current product acceptance under on ICC (Intemotionol Code Council) evaluation repot or
equi vol en t.
Chemical anchor as a fastener placed in hardened concrete that derives its holding strength from a chemical
adhesive compound placed between the wall of the hole and the embedded potion of the anchor. Chemical
anchor compounds are organic compounds comprised of resin and hardener, that form adhesives when blended
I
ogether. Examples of chemical adhesive compounds include epoxies, polyurethane, polyesters, methyl
methocryfate and vinyl esters.
Embedment depth is the depth of the anchor into the concrete
Expansion bolt is a mechanical fastener placed in hardened concrete designed to expand in a pre -drilled hole of a
specified size and engage the sides of the hole an one or more locations to develop shear and/or tension resistance
to applied loads without grout, adhesive or drypack.
Holdown: Hardware used to resist overturning and tension forces Installed in pairs at the opposite ends of
structural panel framing, holdowrs connect the stud framing to the concrete foundation. Hddowns require chemical
anchoring and are not a replacement for typical foundation anchor bolts. The capacity to resist tension/uplift face
per hoklo*n must meet or exceed 3,000 lbs. Refer to manufacturer for additional requirements and installation
recommendations.
Installation torque is the minimum moment applied to a torque -set anchor that creates the degree of anchorage
required for full load values.
Me&onacal Anchor: A fastener placed an hardened concrete that derives its holding strength by a mechanical
interface between the anchor and the walls of the concrete hole without grout, adhesive, or drypack. Examples
of mechanical anchors include expansion bolts and screw anchors_
Mirimurn concrete edge distance is the measure between the free edge of the concrete and the centerline of the
bolt at which the concrete will not break away when the anchor is set or loaded in service. For minimum edge
distances for oncilors refer to manufacturer.
Oriented strand board (OSB) is a mat -formed wood structural parel composed of thin rectangular wood strands or
waters arranged in oriented layers and bonded with waterproof adhesive
Pony wall is a wood -framed stud wall exterding from the top of the foundation to the underside of the lowest
floor framing. Also tolled a cripple wall or a knee wall.
Screw Anchor: A mechanical fastener with hardened self- undercut tirg, threaded teeth, designed to screw into a
pre -drilled hole of a specific size in hardened concrete, achieving shear and/or tension resistance by a threaded
interlock between its teeth and the concrete hole without grout, adhesive, or drypock..
Snug tight is the condition when the full surface of the plate washer is in contact with the wood member and
begins to slightly indent the wood surface.
Structural panel in the standard plan refers to a product composed primarily of wood and meeting the
requirements of the applicable standard PS1 dr PS2 per IBC Section 2306.1, including all -veneer
plywood and OSB
Torque -set anchor is an expansion bolt whose wedge or sleeve engages the concrete base material in the dulled
hole by the application of torque and where the amount of toque applied controls the degree of anchorage.
E. MATERIALS
Adhesive packaging: The packaging for each adhesive shall be marked with the manufacture's rime and address,
lot number of date or packaging, shelf life our expiration date, name of the quality control agency, and instructions
for installation. No adhesive shall be used after its expiration date
Anchors, including chemical and mechanical all adhesive or mechanical anchors shall have a minimum normal load
capacity of 635 lbs. for 1/2 inch bolts and 980 lbs. tot 5/8 inch bolts in 2000 psi concrete at the installed edge
distance and depth of embedment. All proprietary anchors shall have current ICC or equivalent approval
Anchor side plate: All anchor side plates shall be galvanized when exposed to weather. The minimum seismic
adjusted load capacity for shear in the direction of the sill plate must meet or exceed a capacity of 1260 lbs when
substituted for 5/8 inch bolts and 840 lbs when substituted for 1/2 inch bolts. Other products with lower approved
capacities may be used if their required spacing is reduced proportionately by the ratio of their strength to the
strength requirement above. For example, (400 lbs/840 lbs) x 71 in. o.c. = 34 in o.c. instead of 72 in. o.c. for
one -stay using on anchor side plate with allowable values of 400 lbs instead of 840 lbs or greater. Anchor side plates
shall be attached to the concrete stem wall with a minimum of two 1/2 inch approved anchors. The number of
mechanical or adhesive anchors used must have a total shear capacity in concrete equal or greater to the value for
the foundation anchor requirement above.
Chemical anchor rod materials: All chemical anchors shall use all -thread rod manufactured from ASTM A36 or
SAE 1018 material to meet the mechanical requirements of ASTM A307. All thread rods shall be free of oil,
scale and rust. The use of smooth or partially threaded rods or bolts is prohibited
Concrete: All new concrete for replocernert footings stall be of 25M psi minimum compressive strength. No
special inspection is required.
Framing clips: All framing clips shall be of minimum 18 gouge galvanized steel and approved under ICC or equivalent
for wood frame construction. The seismic load capacity in the long direction must meet or exceed 450 lbs. in dry
lumber. The fasteners must be (12) 8d common x 1-1/2 inch nails unless otherwise approved 06 x 1-1/2 inch Plot
head wood screws may be used at existing rim joist, blocking or top plate connections.
Lumber All new lumber installed for joist blocking shall be a minimum of nominal two inch Hemfir J2 or better
as graded under Western Wood Products Grading Rules All lumber in contact with concrete shall be pressure
treated hem fir for new stem walls and for sill plate replacements over 10% of the wall length. Replacement of
sill plate less than 10% of the wall length may use the same lumber species as the existing materials. All existing
lumber shall be free of defects including dry rot, mildew, excessive wane, warping and insect infestation or
damage. Domoged lumber must be replaced and the source of water our insect intrusion removed.
SECTION III — GENERAL NOTES (continued)
Plate washers: 3/16 x 2 x 1 square plate washers are required per IEBC 2006 Table A3-AI Standard crculor cut washers
shag not be used to connect sill plates to concrete stem walls. Washes tumished with the proprietary anchors
shall not be used. Beveled washers shall be used on anchors drilled at an ongle exceeding 6 degrees from vertical
and shall be placed over the plate washers.
Reinforcing bar ASTM A615 Grade 40 or 60
Structural panels (Sheathing): All plywood shall be graded under United States Voluntary Product Standard & shall
meet IBC 2306.1. All structural panel sheathing used for wall bracing shall be nominal 1/2 inch (eg. 15/32 inch
plywood, 7/16 inch OSB) APA Rated Sheathing, or CDX. Sheathing of 4-ply or better is required. 7/16 inch Oriented
Strand Board (OSB) is acceptable provided studs ore spaced a maximum of 16 inch o.c or panels are installed with
the long dimension across studs.
Structural pane) fasteners Nails shall be 8d common (131 inch x 2-1/2 inch) with full heads (.181 inch).
F. REPLACEMENT OF EXISTING FOOTINGS do STEM WALLS
1. Deteriorated, cracked or unreinforced masonry footings may be replaced as sown on this pion provided
proper shoring is provided. The method of shoring and sequence of its construction shall be the responsibility of
the person performing the work and shall not weaken the structure so as to be a threat to the safety of its
occupants or passers nearby.
2. When existing footings and stem walls are repioced in sections, the person performing the work shall take care
to insure that all reinforcing steel shall be lopped a minimum of 24 inches and shall be doweled into the existing
concrete with adhesive or drypock a minimum of 8 inches.
3. The repair of damaged footings or stem walls or the continued use of archaic buiding materials such as
unreinforced masonry, requires that plans and colwloti ns be prepared by a licensed architect or engineer.
4 All food bearing concrete foundations shall have a minimum of 1- 14 horizontal rebars within the top 6' of
the wall, maintain a minimum of 1' seporotion between rebars, and maintain a minimum 3/4" of continuous
cement cover.
G. ANCHOR BOLT INSTALLATION
1. General Requirements
(a) Condition of existing concrete: All concrete shall be fully cured and hardened, not structurally weakened by
cracking and r sound condition. Concrete with excessive cracking, deterioration or damage shal' be replaced.
(b) Condition of existing anchor bolts: Existing sit plate anchor bolts cast in concrete and in sound condition shall
be permitted to provide all or a portion of the sill plate connection required If the anchor bolt diameter and
spacing meet or exceed the requiements in the Summary of Minimum Prescriptive Requirements and the sill plate
is connected to a snug tight condition under the torque test requirement.
(c) Drilling of the hole in concrete: The driled hole diameter and minimums for spacing, depth of hole and edge
distance must comply with an ACC Evaluation Report or equivalent approval and manufacturer's
recommendations. All holes shall be drilled with carbide -tipped drill bits conforming to ANSI Specification B94-
12-77 tolerances (1/2 = 0,520-0.530, 5/8 = 0.650-0.660 inches). Worn drill bits with reduced diameters below
the ANSI tolerance limits shall not be used. All holes shall be driven as perpendicular as possible to the concrete
surface.
(d) Choosing between mechanical or chemical anchors: Mechanical or chemical anchors may be used interchangeably
in concrete of average or better quality. Concrete of weaker quality may be indicated by spilling durinj drilling
or setting of expansion bolts or foiure of anchors to reach the minimum torque requied. Chemical anchors must
be used in weaker quality concrete This requirement does not waive the need to replace existing concrete
foundations when damaged, deteriorated, or of unsuitable qual"ty.
1. Requirements for Installing Chemical Anchors.
(a) Cleaning of the hole: The hole must be cleaned with a vacuum attachment, hole brush, and/or compressed
or. No debris or dust shol remain in the hole.
(b) Plocement of the adhesive: The resin, filler and hardener shall be thoroughly mixed before placement in the
hole unless approved to be mixed in the hole. Compounds dispensed through a static mixing nozzle must be
of uniform color. Ensure uniform color by extruding a small amount of adhesive until color uniformity is
achieved. Adhesive added to the hole shall be applied at a slow enough rate to prevent the formation of air
voids. Adhesives must be installed within the manufacturer's recommended temperature range for the err and
concrete.
(c) Placement of the threaded rod: The all thread rod, canpletely tree of rust, scale or oil, shall be installed to the
full depth of the hole. The rod shall be turned counter -clockwise sufficiently during installation for the
adhesive to engage the threads. The length of the rod shall extend a minimum of one rod diameter above the
nut after tightening.
(d) Adhesive setting time: No torquing of the anchors shall occur until the adhesive has cured for the
recommended time based on the temperature as shown in the manufacturer's instructions. Care must be
used to insure that the anchor bond is not disturbed until the adhesive has sufficiently cured.
(e) Torque requiements: A minimum torque setting of 30 ft lbs. for 1/2 inch anchors and 40 ft lbs. for 5/8 inch
anchors is required for al chemical anchors for the snug tight condition unless this value exceeds the
maximum torque allowed by the manufacturer specifications. In those cases, the torque shall be set to its
maximum allowable value.
3. Requirements for Installing Mechanical Anchors
(a) Drilling of the hole: Care must be used to insure that the drilled hole carefully matches the depth and diameter
requirements for the bolt type. The depth of the hole cannot exceed 2/3 of the concrete thickness in the
direction of the drilled hole. This is critical at the application of anchor side plates to full height concrete stem
walls,
(b) Cleaning of the hole Follow manufacturer's recommendations, The depth required for embedment must be free
of debris This rule does not apply to drop -in anchors that rely on the bottom of a clean drilled hole to set
the expansion dement.
(c) Torque requirements: A minimum torque setting equal to the installation torque or 30 ft lbs. for 1/2 inch bolts
and 40 ft lbs, for 5/8 inch bolts, which ever is greater, is required for all expansion bolts unless this value
exceeds the maximum torque allowed by the manufacturer specifications. In those cases, the torque shall be set
to its maximum allowable value
H. ANCHOR SIDE PLATE INSTALLTION
1. Anchor side plates may be substituted for vertically placed chemical or mechanical anchors only when conditions
prevent anchor or bolt installation vertically through the sill plate. This condition commonly occurs when there is no
pony wall or one of greatly reduced height.
2. A minimum of two anchor side plates must be installed on each piece of sill plate 32 inches or longer. The
nearest edge of the plate shall be installed a minimum of 9 inches but not more than 12 inches from the end of
the sit plate.
3. Instdlotion of the anchor bolts in the existing concrete shots follow the information in Section G except as
noted herein. Care shall be used to insure the dulled hole depth does not exceed 2/3rds of the stem wall
thickness. Cleaning of the hole is required.
4. Lag screws and wood screws used to attach anchor side plates shall be installed as follows:
(a) The log or wood screw shall be located at the center of the plate thickness and shall penetrate the sill plate
a minimum of 2-1/2 inches.
(b) Lead holes shall be pre-driled for the threaded portion of the screw as follows:
log screw. The pre-dr111 diameter for the lead hole shall not exceed 70% of the shank diameter and shall
be drilled to the full depth of penetration of the log screw. Use a 1/4 inch diameter drill bit for 3/8 inch
log screws and 1/8 inch drill bit for 1/4 inch log screws.
(c) Cleorarce hones shall dso be dulled for the solid portion of the shank as follows:
lag screw. The clearance hole shall be equal in depth and diameter to the solid portion of the shank.
(d) The threaded portion of the log or wood screw shall be inserted in its lead hole by turning with a wrench
and not by driving with a hammer or other blunt object.
(e) Soap or other lubricant shag be used on the lag or wood screws or in the lead holes for ease of installation
and to prevent damage to the log screw.
5. Wood shims may be required to fill the space between the inside edge of the sill plate and the edge of the
concrete stem wall. See manufacturer's instructions.
i. PONY WALL BRACING, WNTILATION do FRAMING CUP INSTALLATION
1. The length of the stucturd panels along the foundation shall be at least 48 inches or two times the height
of the wall, whichever is greater. Bracing is required at all exterior walls. Structural poneis installed on
individual pony wall sections shall be nearly equal in length and nearly equally spaced along the wall Nails
shall be 8d common with a minimum shank diameter of .131 nches.
1. Framing members or blocking shag be provided at the edge of o1 wood structural panels.
Seismic Design Tables
ASCE 7-16
Seismic Base Shear
Occupancy Category: II
Importance Factor 1.0
Site Class D
Building Weight:
roof
1 st floor
2nd floor
Vbase(v)
Wall Loading
North Wall
South Wall
West Wall
East Wall
DL (psf) sq ft w (Ibs)
22 1,600
22 1,600
22 0
sum(w)
V (Ibs)
10434 Ibs
5217
5217
5217
5217
wall length (ft) v (Ibs/ft)
Spacing Anchor Bolt FRFP
Walls 48 72
54
54
37
37
35200
35200
0
70400
96.6
96.6
141.0
141.0
pony wall nailing A35
4" edge / 12" field 16