SEE REV1 APPROVED BLD PLN BLD2021-1093 RESUB 1-Architectural_PlanGENERALNOTES
1. ALL CONSTRUCTION PER APPLICABLE CODES AND ORDINANCES.
2018 INT'L RESIDENTIAL CODE (IRC),
2018 WASHINGTON STATE ENERGY CODE
2. VERIFY ALL DIMENSIONS ON JOB SITE. BRING DISCREPENCIES TO THE ATTENTION OF
ARCHITECT.
3. ALL MATERIALS, SUPPLIES AND EQUIPMENT TO BE INSTALLED AS PER MANUFACTURE'S
SPECIFICATIONS AND AS PER LOCAL CODES AND REQUIREMENTS.
4. PREFABRICATED FIREPLACES AND FLUES ARE TO BE U.L. APPROVED AND INSTALLED AS
PER MANUFACTURE'S SPECIFICATIONS.
5. SHOP DRAWINGS FOR PRE-ENGINEERED FLOOR OR ROOF TRUSSES MUST BE ONSITE AT
TIME OF FRAMING AND HAVE AN ORIGINAL WASHINGTON SEAL AND SIGNATURE OF THE
DESIGNER.
6. SEPERATE PERMITS ARE REQUIRED FOR PLUMBING, MECHANICAL AND ELECTRICAL.
7. 1/2-INCH WATER RESISTANT GWB AROUND SHOWERS, TUBES AND WHIRLPOOLS.
8. PROVIDE FIRE BLOCKING AT ALL PLUMBING OPENINGS.
9. HOUSE ADDRESS NUMBERS SHALL BE MINIMUM 4-INCH HIGH WITH A MIN. STROKE WIDTH
OF 1/2-INCH AND BE ON A CONTRASTING BACKGROUND. IRC 319.
10. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED OR CEDAR.
11. PROTECTION FROM DECAY IS REQUIRED FOR ALL WOOD SIDING AND WALL FRAMING
LESS THAN 2-INCHES ABOVE CONRETE STEPS, PORCH SLABS, PATIO SLABS, AND SIMILAR
HORIZONTAL SURFACES EXPOSED TO WEATHER.
WINDOWS AND DOORS
1. VERIFY WINDOW ROUGH OPENING SIZES WITH WINDOW MANUFACTURE
2. ONE WINDOW PER BEDROOM SHALL MEET EGRESS CODE.
3. CAULK AND SEAL ALL WINDOW/DOOR AND EXTERIOR ENVELOPE PENETRATIONS.
4. S.G. = SAFETY GLASS.
5. SKYLIGHT GLAZING PER 2018 IBC.
FLASHING NOTES
APPROVED CORROSION -RESISTANT FLASHING SHALL BE APPLIED SHINGLE FASHION IN SUCH
A MANNER TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF
WATER INTO THE BUILDING STRUCTURAL FRAMING COMPONENTS. THE FLASHING SHALL
EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH. APPROVED CORROSION
RESISTANT FLASHING SHALL BE INSTALLED AT THE FOLLOWING LOCATIONS:
1. EXTERIOR WINDOW AND DOOR OPENINGS. FLASHING AT EXTERIOR WINDOW AND DOOR
OPENINGS SHALL EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH OR TO THE
WATER RESISTIVE BARRIER FOR SUBSEQUENT DRAINAGE.
2. AT THE INTERSECTION OF CHIMNEYS OR OTHER MASONRY CONSTRUCTION WITH FRAME
OR STUCCO WALLS.
3. UNDER AND AT THE ENDS OF MASONRY, WOOD, OR METAL COPINGS AND SILLS.
4. CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM.
5. WHERE EXTERIOR PORCHES, DECKS, OR STAIRS ATTACHED TO A WALL OR FLOOR
ASSEMBLY OF WOOD FRAME CONSTRUCTION.
6. AT WALL AND ROOF INTERSECTIONS
7. AT BUILT IN GUTTER.
HANDRAIL NOTES
1. HANDRAILS ARE REQUIRED ON ONE SIDE OF EACH CONTINUOUS RUN OF TREADS OR
FLIGHT WITH 4 OR MORE RISERS PER IRC R311.7.7.
2. HANDRAILS MUST BE LOCATED 34-38" ABOVE THE SLOPED PLANE ADJOINING THE TREAD
NOSING PER IRC R311.7.7.1
3. HANDRAIL ENDS MUST BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY
TERMINALS AND HAVE A SPACE OF NOT LESS THAN 1-1/2" BETWEEN THE WALL AND THE
HANDRAILS PER IRC R311.7.7.2
4. HANDRAILS MUST MEET THE GRIP DIMENSIONS OF AT LEAST 1-1/4" AND NOT GREATER
THAN 2" IN DIAMETER
2018 WASHINGTON STATE ENERGY CODE
PRESCRIPTIVE COMPLIANCE: ZONE 4 MARINE R402.1.1
Openings U-Values
Ceiling Insulation
Walls
Below Grade Walls
Slab
% Floor Area
Vertical
Overhead
attic
vaulted
Above Grade
interior
exterior
Floors
on Grade
Unlimited
9.39-
0.50
R49
R-3s
R49
R-21
+ R-12 ci
R-21 w/
thermal
break
R-10
R-10
0.22
R-38
ENERGY CREDIT OPTIONS - 3.0 CREDITS REQUIRED
OPTION 1.5 - Efficient Buildina Envelope 2.0 POINTS
• Vertical fenestration U = .22
• Ceiling and single -rafter orjoist-vaulted R49 advanced
• Wood frame wall R-21 interior plus R-12 ci
• Floor R-38
OPTION 5.3 - Efficient Water Heating 1.0 POINTS
• Energy Star rated gas or propane water heater with a minimum UEF of 0.91.
FACE MOUNT HANGERS
2x10 = U210
2x12 = U210
GLB 5-1/2" x 9" = HHUS5.50/10
SMOKE DETECTORS QSD
A SMOKE DETECTOR SHALL BE INSTALLED IN EACH HABITABLE ROOM.
A SMOKE DETECTOR SHALL BE CENTRALLY LOCATED ON EACH FLOOR.
AN ADDITIONAL SMOKE DETECTOR SHALL BE INSTALLED IN EACH
LOCATION WHERE THERE IS A CEILING HEIGHT CHANGE GREATER THAN
24".
SMOKE DETECTORS TO BE 110v HARDWIRED, INTERCONNECTED WITH
BATTERY BACKUP PER SRC R314.
CARBON MONOXIDE DETECTORS OCO
FOR NEW CONTRUCTION, AN APPROVED CARBON MONOXIDE ALARM
SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPING UNITS WITHIN
WHICH FUEL -BURNING APPLIANCES ARE INSTALLED AND IN DWELLING
UNITS THAT HAVE ATTACHED GARAGES PER SRC 315.
VENTILATION SCHEDULE
100 CFM ON SWITCH �2 50 CFM ON SWITCH
Q'33
WHOLE HOUSE FAN PER IRC M1507.3.3 : MIN. 210 CFM EXHAUST FAN
ON 24 HOUR TIMER THAT RUNS FAN 2 HOURS IN EVERY 4 HOUR
SEGMENT OF THE DAY. NOTE THAT WHOLE HOUSE FAN SERVES
WHOLE HOUSE.
MECHANICAL VENTILATING SYSTEMS IN BATHROOMS, LAUNDRY ROOMS
AND SIMILAR ROOMS SHOULD EXHAUST DIRECTLY TO THE OUTSIDE. THE
POINT OF DISCHARGE OF EXHAUST AIR SHALL BE AT LEAST 3 FEET FROM
ANY OPENING INTO THE BUILDING.
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VERIFY R.O.
1 4x12 HDR
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2x4 STUDS OK AT HOBBY
HOBBY 24
2x12 AT 16" O.C.
RIPPED 1/8" / FT.
2'-0" la 4'-2"
E PANEL
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24'-3"
16'-0"
VERIFY R
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16-Ox7-0 GARAGE DOOR
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SHEET INDEX
Al BASEMENT FLOOR PLAN, GENERAL NOTES
A2 FIRST FLOOR PLAN
A3 FOUNDATION PLAN
A4 ROOF PLAN
A5 EXTERIOR ELEVATIONS
A6 BUILDING SECTION, TYP WALL SECTION
S1 STRUCTURAL NOTES
S2 STRUCTURAL DETAILS
S3 STRUCTURAL DETAILS
S4 STRUCTURAL DETAILS
S5 STRUCTURAL DETAILS
S6 STRUCTURAL DETAILS
PROJECT NARRATIVE
8'-4"
30"
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1. GARAGE/HOBBY ADDITION AT BASEMENT LEVEL.
2. CONVERT EXISTING GARAGE TO HABITABLE SPACE.
3. NEW BEDROOM ADDITION OVER GARAGE.
4. NEW COVERED DECK OVER HOBBY ROOM.
5. KITCHEN ENLARGEMENT. AREAS OF WORK
6. REMODEL A PORTION OF FIRST FLOOR.
BASEMENT REMODEL: 576 S.F.
DEMOLITION NOTE: GARAGE/HOBBY ADDITION: 904 S.F.
THIS DRAWING DOES NOT CLAIM TO INDICATE ALL OF THE DEMOLITION THAT FIRST FLOOR REMODEL: 726 S.F.
WILL BE REQUIRED, BUT IS INTENDED TO ASSIST THE CONTRACTOR IN FIRST FLOOR ADDITION: 625 S.F.
DETERMINING THE EXTENT OF WORK INVOLVED. FIRST FL. COVERED DECK: 288 S.F.
SLIDER
EX. 4-Ox3-0
- -
9'-8"
PAGE FORMAT: 24"X3611 PAPER (D SIZE'
1
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AT CEILING, BEAM, AND
WARM WALLS, COVER WITH
5/8" TYPE 'X' GWB.
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Solid wood door not less than 1-3/8" in thickness, solid
or honeycomb -core steel doors not less than 1-3/8"
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Thick, or 20-minute fire -rated doors, equipped with a
>
self -latching hardware.
M
On the East-West walls between the new garage, and
Bedroom-4 and Mud Room, cover walls on both sides of
all walls with 2" GWB to satisfy IRC 302.6.
EX.5-Ox2-6 EX.5-Ox2-6
STORAGE
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LANCE C. RICHERT
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DRAWN BY LCR
DATE FEB. 1, 2021
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LANCE C. RICHERT
STATE OF WASHINGTON
DRAWN BY LCR
DATE FEB. 1, 2021
SHEET
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Lance Richert Architect
6240 - 127th AVE SE
Bellevue, WA 98006
www. LanceRichertArchitect.com
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425-443-2188
email:
LanceRichert@Gmail.com
INGOLD RESIDENCE ADDITION
AT
19111 - 92nd Ave. W.
Edmonds, WA 98020
ISSUE REVISION DATE
A ISSUE FOR PERMIT Aug. 8, 2021
B RESPONSE TO COMMENTS Sept. 28, 2021
PARCEL # 00434600002901
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EX. FLOOR JOISTS EX. FLOOR JOISTS
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LANCE C. RI / SWING T STATE OF WASHINGTON
AVERAGE GRADE: +3.5'
DRAWN BY LCR
DATE FEB. 1, 2021
SHEET
BASE GRADE AT GARAGE SLAB: +0.0'
A5
SOUTH ELEVATION
TYPICAL ROOF/CEILING
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FOOTING DRAIN.
INSTALL 4" MIN. SCHEDULE 40 PVC PERFORATED PIPE
PLACED ON A MIN. OF 2" OF WASHED GRAVEL OR
CRUSHED ROCK NOT LESS THAN ONE SIEVE SIZE
LARGER THAN THE PERFORATION OPENING AND
COVERED WITH NOT LESS THAN 6" OF THE SAME
MATERIAL EXTENDING 12" BEYOND THE PIPING
ENCLOSED BY FILTER FABRIC. CONNECT TO EX. FOOTING
DRAIN.
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ARCHITECT
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LANCE C. RICHERT
STATE OF WASHINGTON
■ DRAWN BY I LCR ■
DATE I FEB. 1, 2021
SHEET
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STRUCTURAL NOTES
CODE:
DESIGN IS N ACCORDANCE WITH THE 2018 NTERNATIONAL BUILDNG CODE
(I.B.C.) AS AMENDED BY THE LOCAL BUILDNG DEPARTMENT.
LIVE LOADS:
ROOF-------------------2 5 P S F
FLOOR ----------------- 40P S F
DECK ------------------- 60PS F
LATERAL
WIND ------------------ EXPOSURE B, 85MPH/1 IOMPH(ULT)/ WIND PER ASCE 7-18,
SECTION 28.5.3
SEISMIC -------------- SITE CLASS D. SEISMIC PER ASCE 7-18, SIMPLIFIED
LATERAL FORCE SYSTEM, SECTION 12.14.8.1
FOUNDATIONS:
EXTEND FOOTINGS TO FIRM UNDISTURBED SOIL, ASSUMED BEARING CAPACITY
OF 150OPSF. ALL EXTERIOR FOOTINGS SHALL EXTEND A MNIMUM OF 1'-6"
BELOW ADJACENT EXTERIOR GRADE.
CAST -IN -PLACE CONCRETE:
F'c=3000 PSI @ 28 DAYS. MINIMUM 5-1/2 SACKS OF CEMENT PER CUBIC YARD OF
CONCRETE AND MAXIMUM OF 6-3/4 GALLONS OF WATER PER 94# SACK OF
CEMENT. NO SPECIAL INSPECTION REQUIRED. CONCRETE SHALL COMPLY WITH
ACI 318-14 SECTION 26.4.2.1. MAXIMUM SLUMP IS 4 INCHES. ALL PHASES OF
WORK PERTAINING TO THE CONCRETE CONSTRUCTION SHALL CONFORM TO
BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE. ALL
REINFORCING STEEL, DOWELS, ANCHOR BOLTS, AND OTHER INSERTS SHALL BE
SECURED N POSITION PRIOR TO POURING CONCRETE. ANCHOR BOLTS FOR
PRESSURE TREATED SILL PLATES TO FOUNDATION WALLS TO BE 5/8 INCH
DIAMETER WITH 7 INCH MINIMUM EMBEDMENT INTO CONCRETE AND
MAXIMUM SPACING OF 2 FEET ON CENTER. MINIMUM 2 BOLTS PER SILL PLATE
PIECE. ONE BOLT TO BE PLACED WITHIN 6 INCHES OF EACH END OF THE SILL
PLATE. DIPPED GALVANIZED CONNECTORS SHALL CONFORM TO ASTM
STANDARD 153 AND HOT DIPPED GALVANIZED CONNECTORS SHALL CONFORM
TO ASTM A653M CLASS G-185. STAINLESS STEEL FASTENERS AND CONNECTORS
SHALL BE TYPE 304 OR 316. SIMPSON PRODUCT FINISHES CORRESPONDING TO
THESE REQUIREMENTS ARE ZMAX (HOT DIPPED GALVANIZED) AND SST 300
(STAINLESS STEEL). FASTNERS FOR PRESSURE TREATED AND FIRE -RETARDANT
TREATED WOOD SHALL BE ZMAX HOT DIPPED GALVANIZED (G185).
REINFORCING STEEL:
ALL REINFORCING STEEL SHALL BE PLACED N CONFORMANCE WITH THE
BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE AND THE
MANUAL OF STANDARD PRACTICE FOR REINFORCED CONCRETE CONSTRUCTION
BY CRSI. DEFORMED REINFORCING STEEL BARS SHALL CONFORM TO ASTM A-
615 GRADE 40 FOR #5 AND SMALLER REINFORCEMENT AND GRADE 60 FOR #6
AND LARGER. ALL REINFORCING BAR BENDS SHALL BE MADE COLD WITH A
MNIMUM RADIUS OF 6 BAR DIAMETERS (1'-7" MINIMUM). CORNER BARS (2'-0"
BEND) SHALL BE PROVIDED FOR ALL HORIZONTAL REINFORCEMENT. LAP ALL
BARS A MINIMUM OF 48 BAR DIAMETERS UNLESS NOTED OTHERWISE. UNLESS
NOTE OTHERWISE ON THE DRAWINGS REINFORCING STEEL SHALL HAVE THE
FOLLOWING MINIMUM COVER:
CONCRETE CAST AGAINST EARTH 3 INCHES
CONCRETE EXPOSED TO EARTH OR WEATHER:
#6 THROUGH #18 BARS 2 INCHES
#5 BAR AND SMALLER 1-1/2 INCHES
STRUCTURAL TIMBER:
ALL LUMBER SHALL CONFORM TO WWPA GRADING RULES FOR WESTERN
LUMBER, LATEST EDITION. PROVIDE CUT WASHERS UNDER ALL NUTS AND
BOLTS BEARING AGAINST WOOD. ALL WOOD N CONTACT WITH CONCRETE
SHALL BE PRESSURE TREATED N ACCORDANCE WITH AWPA U1 AND M4
STANDARDS. ALL STRUCTURAL LUMBER SHALL BE AS NOTED BELOW:
2X FLOOR JOIST
DOUG-FIR#2---------------- Fb=950
PSI
2X ROOF RAFTERS
DOUG-FIR#2---------------- Fb=950
PSI
4X BEAMS
DOUG-FIR/LARCH #2----- Fb=850PSI
6X BEAMS
DOUG-FIR/LARCH #2---- Fb=850PSI
LUMBER NOT NOTED
HEM -FIR #2------------------ Fb=850 PSI
MISCELLANEOUS HANGERS TO BE SIMPSON OR APPROVED EQUAL. ALL
HANGERS SHALL BE FASTENED TO WOOD WITH PROPER NAILS. ALL HOLES
SHALL BE NAILED. MACHINE BOLTS TO BE A-307. ANCHOR BOLTS INTO
CONCRETE SHALL BE 5/8 INCH DIAMETER WITH 7 INCHES OF EMBEDMENT INTO
CONCRETE UNLESS NOTED OTHERWISE ON THE PLANS. ALL NAILS SHALL BE
COMMON WIRE NAILS. NAILING SHALL BE N ACCORDANCE WITH THE CURRENT
I.B.C. SCHEDULE.
FLOOR SHEATHING:
SHEATHING SHALL BE NCH TONGUE AND GROOVE A.P.A. RATED SHEATHING.
SPAN RATING 48/24 WITH LONG DIMENSION PERPENDICULAR TO SUPPORTS.
UNLESS NOTED OTHERWISE NAIL WITH 8d COMMON NAILS AT 6 INCHES ON
CENTER AT SUPPORTED PANEL EDGES AND 10 INCHES ON CENTER AT
INTERMEDIATE SUPPORTS. THE FLOOR SHEATHING SHALL BE GLUED TO THE
JOIST AND THE TONGUE AND GROOVE JOINTS WITH AN APPROVED ADHESIVE.
WALL SHEATHING:
SHEATHING SHALL BE 7/16 INCH A.P.A. RATED SHEATHING, SPAN RATING 24/0.
PANEL END JOINTS SHALL OCCUR AT SUPPORTS. NAIL PANEL EDGES WITH 1 Od
NAILS AT 6 INCHES ON CENTER AND 10 INCHES ON CENTER AT INTERMEDIATE
SUPPORTS UNLESS NOTED OTHERWISE ON THE DRAWINGS.
GLU-LAMINATED TIMBER:
LAMINATED TIMBER SHALL BE DOUGLAS-FIR/LARCH KILM DRYED. STRESS
GRADE COMBINATION OF 24F-V4 FOR SIMPLE SPANS AND 24F-V8 FOR
CANTILEVER AND CONTINUOUS BEAMS.
ROOF SHEATHING:
SHEATHING SHALL BE 7/16 NCH A.P.A. RATED SHEATHING. SPAN RATING 32/16,
INSTALLED WITH LONG DIMENSION ACROSS SUPPORT. PANEL END JOINTS
SHALL OCCUR AT SUPPORTS. NAIL PANEL EDGES WITH 8d NAILS SPACED AT 4
INCHES ON CENTER AND 10 INCHES ON CENTER AT NTERMEDIATE SUPPORTS.
FLOOR FRAMING:
PROVIDE FULL DEPTH BLOCKING FOR JOIST AT THE SUPPORTS. FLUSH BEAMS
(FB) AND HEADERS NOT CALLED OUT ON THE PLANS SHALL BE (2)2X8. ALL
VERTICALLY LAMINATED COLUMNS AND HEADERS SHALL BE SPIKED
TOGETHER WITH 12d NAILS SPACED AT 12 INCHES ON CENTER.
BEARING WALL FRAMING:
ALL DOOR AND WINDOW HEADERS NOT CALLED OUT ON THE PLANS SHALL BE
(2) 2X8 HEM-FIR#2 WITH ONE CRIPPLE AND ONE STUD AT EACH END FOR
OPENINGS 4 FEET WIDE OR LESS. ALL COLUMNS NOT CALLED OUT ON THE
PLANS SHALL BE (2) STUDS SPIKED TOGETHER WITH 12d NAILS AT 12 INCHES ON
CENTER. PROVIDE 2 LAYERS OF BUILDING PAPER BETWEEN WOOD AND
CONCRETE. WALLS SHALL HAVE A SINGLE BOTTOM PLATE AND DOUBLE TOP
PLATE. END NAIL TOP PLATES AND BOTTOM PLATES TO EACH STUD WITH 2-16d
NAILS. FACE NAIL DOUBLE TOP PLATE WITH 1 Od NAILS AT 10 INCHES ON
CENTER. LAP AND FACE NAIL PLATES WITH 2-10d NAILS AT EACH SPLICE,
CORNER INTERSECTION. STAGGER SPLICES A MINIMUM OF 48 INCHES.
SHEAR WALL SCHEDULE
Shear
Wall
Dcsi nation
Nail
Size
Nail Spacing
ALLOWABLE SHEAR
Item -Fir #2
#/Ft
Edges
Studs
Top/13hu.
Plate
IBlocicing
RC 'd.
1' 1-6
8d
6"
12"
6"
Yes
210
P 1-4
8d
4"
12"
4"
Yes
310
PI-3
8d
3"
12"
3"
Yes
400
P1-2
8d
2"
12"
2"
Yes
525
P2-3
8d
3"
12"
3"
Yes
800
P2-2
8d
2"
12"
2"
Yes
1050
Shear Wall Notes:
1. I-11 - 7/16 A.P.A. rated Plywood or Orientated Strand Board (O.S.B.) on one side of wall.
P2 - 7/16 A.P.A. rated Plywood or Orientated Strand Board (O.S.B.) on each side of wall.
2. For P1-3, P1-2, P2-3, & P2-2 shear walls use 3x studs at adjoining panel edges. Nailing shall be staggered.
3. Nails shall be 8d common. (d = .131 inch)
4. Where plywood is installed on both sides of wall plywood joints shall fall on separate studs each side.
5. All panel edges backed with 2=inch nominal framing for P1-6 & P14 shear wall. All panels edges backed with 3x framing at
PI-3, P1-2,1312-3, & P2-2 shear walls. Install panels either horizontally or vertically. Space nails a 12 inches on center @
intermediate supports.
6. All anchor bolts shall be installed with hot dipped galvanized plate washers.
7. Refer to foundation plan for anchor bolt size, spacing and mudsill/rim connections.
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