APPROVED BLD2022-1227+Architectural_Plan+12.28.2022_9.55.25_AM+32874221 . CODE -INTERNATIONAL EX515TING BUILDING CODE (IEBC) 2018 EDITION. UNIFORM PLUMBING CODE (UPC)
20 18 EDITION. INTERNATIONAL FIRE CODE (IFC) 2016 EDITION. 2020 NATIONAL ELECT. CODE (NEC) � STATE
AMENDMENTS.
2. CONTRACTOR TO VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION.
3. DO NOT SCALE THESE DRAWINGS FOR CRITICAL DIMENSIONS. ALL DIMENSIONS TO FACE OF STUDS AND
FACE OF CONCRETE UNLESS OTHERWISE NOTED.
4. REPORT ERRORS AND / OR OMISSIONS TO THE DESIGNER IMMEDIATELY.
5. DO NOT VARY OR MODIFY THE WORK SHOWN, EXCEPT ON WRITTEN INSTRUCTION OF THE DESIGNER. ALL
WORK SHALL CONFORM TO ALL LOCAL AND STATE BUILDING CODES AND ORDINANCES AND BE ENFORCED BY
THE CONTRACTORS AT ALL TIMES.
G. GENERAL CONTRACTOR SHALL PROVIDE PEDESTRIAN PROTECTION BARRICADES AND / OR CANOPIES AS
REQUIRED BY THE LOCAL AUTHORITIES OR AS NECESSARY FOR PEDESTRIAN SAFETY.
7. DURING CONSTRUCTION CONTRACTORS SHALL PROVIDE AND MAINTAIN FIRE EXTINGUISHERS AS REQUIRED BY
THE LOCAL FIRE DEPARTMENT FIELD INSPECTOR.
8. CONTRACTOR TO BE RESPONSIBLE FOR FLK. PATCHING, LEVELING PREPARATION OF FLOOR FINISHES.
9. MAINTAIN A MINIMUM OF G" BETWEEN FINISH GRADE AND UNTREATED FRAMING MATERIALS.
10. FINISH GRADE SHALL SLOPE AWAY FROM BUILDING TOWARD DRAINAGE FACILITIES.
1 1. SLOPE ALL DECKS, WALKS AND PATIOS I/4"/FT. MIN. AWAY FROM BUILDINGS. iA separate Plumbing permit s
project.
12. ALL LUMBER MUST BEAR AN APPROVED GRADING STAMP. ■Please obtain the Plumbing pe m
13. ALL WOOD IN CONTACT WITH EARTH OR CONCRETE SHALL BE PRESSURE TREATED, Edmonds.
14. ALL EXPOSED EXTERIOR METAL SHALL BE PAINTED, GALVANIZED OR NONFERROUS. ■
15. ALL GLASS IN HAZARDOUS AREAS AND ALL GLASS WITHIN 1 8" OF FLOOR OK A DOOR OPENING SHALL BE
APPROVED SAFETY GLASS.
I G. INTERIOR WALL AND CEILING FINISH FLAME SPREAD RATINGS SHALL CONFORM TO THE IRC.
17. TOILET ROOM WALLS TO BE FINISHED WITH MOISTURE RESISTANT MATERIALS TO A MIN. HEIGHT OF 70"
ABOVE FLOOR. FLOOR AND WALLS SHALL HAVE SMOOTH NON ABSORBENT SURFACES.
16. ANY/ ALL NEW DUCT WORK SHALL BE CONSTRUCTED, ERECTED AND TESTED IN
ACCORDANCE WITH THE MOST RESTRICTIVE LOCAL REGULATIONS AND PROCEDURES DETAILED IN A5HRAE
HANDBOOK OF FUNDAMENTALS OR THE APPLICABLE STANDARDS ADOPTED BY THE SHEET METAL AND AIR
CONDITIONING CONTRACTORS NATIONAL ASSOCIATION.
19. MECHANICAL VENTILATION WILL BE A MINIMUM OF I 10 CFM FOR ALL FANS
20. EXHAUST DUCTS SHALL BE INSTALLED IN 2G GA. METAL DUCTS VENTED TO AN EXTERIOR TERMINAL WITH
APPROVED BACK DRAFT DAMPER (R-4 IN5UL.)
2 1. TOILET ROOMS TO INSTALL MECHANICAL VENTILATION CAPABLE OF PROVIDING 50 CFM AT 25 W.G.
22. THE DESIGNER DOES NOT ASSUME LIABILITY FOR UNSUITABLE SOIL CONDITIONS. THE OWNER SHALL
CONDUCT TESTS TO DETERMINE THE SUITABILITY OF 5UBGKADE SOILS FOR LOADS PROPOSED.
23. THE CONTRACTOR ASSUMES ALL RE51`01\15ABILITY FOR VERIFICATION OF BUILDING CODE REQUIREMENTS
AND ASSUMES ALL RE5PONSABILITY FOR CONSTRUCTION DETAILS ONCE PERMIT IS ISSUED.
2021 Wesfunpton state bterpy Cody - Resident
►rescr,ptive Energy Code Cwnpllance for AN CNsnet.Zones, in Washington
166119110 f -New • Additions folifecthee Follertain , Mill
The%v requrreelseesU apply to all IAC billki t types ieduef %details A one and two-farnHy,
durelllrsta and mw$Opie smile fansw dwolhWra (to&v&omsm)
pirepirr FteewnrWw r^ r..ereen dsesarf
04APU20 Way Eansonds WA M020 V4011learsillailitwirreft corn 42"7S4=
Insttuctloes thus sinta-farruhy protect v.dl use the requirements of the Prescr,ptrve Path be.ow and
'ncorporete the minimum values listed Based on the wo of the structure the appropriate number of
addAronal credets are chocked as chosen by the permit applicant
Provide a,l intorn,atwn blare the fnic a -- g tables as eu/arr permit drawmts Tabw W. 1 nsusacron and
Fenesvation RequremenH by ConliporsMlR, ToW R40&2 - fuel Normalrsatron Credits and aof, 3 1 nergy Credits
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DATUM POINT IS CITY -PROPERTY LINE, +/- 9G'- - -
SEWER AT +89 ELEVATION
Y V V V V V
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Side Setback
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1 EXISTING SEWER CLEAN
1 OUT, APPROX. 3' AWAY
11' - 4" 30' - 2" N
NEW PORCH
EXISTING FLOOR AREA
TO BE REMOVED
0
EXISTING HOUSE ch
NEW PROPOSED 15' - 1"
ADDITION TO
ENTRY WAY
0
PROPOSED _
COVERED `�"
PORCH >
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21'-0"
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10'-0"
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Side Setback
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PROPOSED
MASTER
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PROPOSED
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ADDITION
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BEDROOM ADDITION I
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26'-0
50
WATER METER/
WATER LINE
t
- - - -PROPERTY LINE, - 90- - - -
51TE PLAN
SCALE: I " = 10'-O"
PUGET WAY
2" x 2" WOOD/STEEL
FILTER FABRIC SECURED
TO 2" x 2' 14 GA
WIRE FABRIC EQUAL
\ FILTER SOCK WITH f
OVER FLOW HOLES
NATIVE BACKFILL MATERIAL
`- CATCH BASIN
FILTER FABRIC MATERIAL IN CONTINOUS ROLLS
USE STAPLES OR WIRE RINGS TO ATTACH
FABRIC TO WIRE
2' x 2" WOOD/STEEL POSTS
WIRE MESH FENCE
TO SUPPORT FILTER
FABRIC
NOTES:
LBURY BOTTOM OF FILTER
MATERIAL 8" TO 12"
1. CONTRACTOR/DEVELOPER SHALL MAINTAIN
6' MAX
THIS APPLICATION AT ALL TIMES DURING
CONSTRUCTION PERIOD.
2. ANY SEDIMENT IN CATCH BASIN INSERT
SHALL BE REMOVED WHEN INSERT IS
NOTES:
-
ONE-THIRD FULL.
1. CONTRACTOR/DEVELOPER SHALL MAINTAIN AND ENSURE PROPER
3. CITY INSPECTION REQUIRED ON ALL
EROSION CONTROL THROUGHOUT PROJECT. CITY
INSPECTION REQUIRED ON
EROSION CONTROL METHODS BEFORE
ALL
EROSION CONTROL METHODS
OTHER WORK CAN BEGIN.
2. SILT FENCE TO BE PLACED DOWNSLOPE OF CONSTRUCTION ACTMTY. BEFORE
OTHER WORK CAN BEGIN
FILTER FENCE
NTS
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EXISTING °
- G 4 .
CONCRETE ° q _ '
RIVEWAY AND 4-
UALKWAY 4 - I
a t;-
INSTALL FILTER SOCK OVER CATCH BASIN WEST OF
THE PROPERTY IN STREET TURNAROUND AREA.
CATCH BASIN REFERENCE NUMBER 8- 1 043
HEIGHT CALCULATION:
A = 8G.3'
B = 87.3'
C = 88.51
D = 8G.2'
A+B+C+D= 348.3/4 = 87.07' = AVERAGE GRADE
MAX HEIGHT ALLOWED = 87.07' + 25' = 1 12.071
NOTES:
-ALL DISTURBED AREAS TO DE COMPOST AMENDED PER
2014 SWMMWW BMP T.5. 1 3
-INSTALL AND MAINTAIN ALL TESC MEASURES
ACCORDING TO APPROVED PLANS, CITY OF EDMONDS
STANDARD DETAILS, AND ALL OTHER MEASURES THAT
MY BE REQUIRED DURING CONSTRUCTION
-NO EASEMENTS ON SITE
VICINITY MAP
Hindley Ln
Portofino
Restaurant & Bar
0 ,hWood(n Italian • SS
Bloom Early Education 19
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V q." r
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Puget Way rn
•848 Puget Way, �ej
Edmonds, WA 98020
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Hindley Ln s
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Grace Lutheran Church
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524
NICE RESIDENCE
PROPERTY ADDRESS: 848 PUGET WAY EDMONDS, WA 98020 PARCEL # 0049G00000 1100
PROJECT DESCRIPTION: REMODEL PARTS OF EXISTING INTERIOR. NEW MASTER BEDROOM ADDITION AND NEW
UPSTAIRS ADDITION.
LEGAL DE5CRPTION : LAURELHUR5T PARK BLK 000 D-00 - LOT I I
PROJECT TEAM
LOT SIZE: .28 ACRE
ZONING: R5-1 2
OWNER
LAND USE CODE: I I I SINGLE FAMILY RESIDENCE
- DETACHED
RYAN * TIFFANY NICE
S-T-R: 27-03-24 NW
848 PUGET WAY
EDMONDS, WA 98020
R40G.3 A RESIDENTIAL BUILDING SHALL COMPLY WITH SUFFICIENT OPTIONS
FROM TABLE R40G.2 SO AS TO ACHIEVE THE FOLLOWING
MINIMUM NUMBER
DRAWINGS
OF CREDITS:
ROBIN KEAK5LEY
1. SMALL DWELLING UNIT: 3.0 CREDITS DWELLING
UNITS LESS THAN 1 500
KEARSLEY HOMES INC.
SQUARE FEET IN CONDITIONED FLOOR AREA WITH
LESS THAN 300 SQUARE
GG3 I NORMA BEACH RED.
FEET OF FENESTRATION AREA. ADDITIONS TO EXISTING
BUILDING GREATER
EDMONDS, WA 9602G
THAN 500 SQUARE FEET OF HEATED FLOOR AREA
BUT LESS THAN 1 500
425-478-G380
SQUARE FEET
R@KEAR5LEYHOME5.COM
2015 ENERGY CODE INFORMATION
DESIGN CRITERIA
ENERGY CREDITS READ, PER R-40G.2,
2018 IKC, IMC, UPC.20 1 7 NEC, W5EC-R-201 7
1.3 - EFFICIENT BUILDING ENVELOPE OPTIONS
MIN. SNOW LOAD 25
PSF (NON -REDUCIBLE)
(0.5 CREDIT)
GROUND SNOW LOAD 25
PSF
3.1 -GAS FURNACE W/ MIN. 95% UEF (I .0
SEISMIC DESIGN CATEGORY D I (RESIDENTIAL)
CREDIT)
WIND SPEED 85
MPH (BASIC), I I OMPH (ULTIMATE)
5.3 - GAS WATER HEATER W/ MIN. 9 1 % UEF
WIND EXPOSURE B,C * D
(1.0 CREDIT)
WINTER DESIGN TEMP 27
DEGREES F (-3 DEGREE C)
7.1 - APPLIANCE PACKAGE OPTION, ENERGY
MEAN ANNUAL TEMP 50
DEGREES F (1 0 DEGREE C)
STAR RATED APPLIANCE (0.5 CREDIT)
PROPOSED K-27 INSULATED WALLS IN NEW
INSULATION VALUES
AREAS, CEILINGS R-49, FLOOR R-30
PER EFFICIENT BLDG. ENVELOPE
I A
TOTAL CREDITS: 3.0
GLAZING U-0.28
SKYLIGHT U-0.35
DEAD LOADS
CEILING (VAULT D) R-38
FLOOR- 12 PSF
CEILING (FLAT) R-49
ROOF= 15 PSF
EXTERIOR WALL R-2 1
EXT. WALL- 12 PSF
FLOOR K-38
1 NT. WALL= 10 PSF
SLAB ON GRADE R- 10 PEKMIETEK SLAB
FLOOR LIVE LOAD= 40 PSF
SLAB BELOW GRADE
R- 10 PERIMETER * SLAB
DECK LIVE LOAD- GO PSF
R-VALUES ARE MINIMUMS,
U-FACTORS ARE MAXIMUMS
EXISTING BUILDING HEIGHT • 17 1 "
NEW BUILDING HEIGHT: 23' 8"
MAX = 2 5' 0"
GLAZING
NEW OR REPLACED WINDOWS TO
BE U-VALUE .28 MIN
WINDOWS= 0.30
DOORS= 0.30
TOTAL PROPOSED GLAZING =
APPKOX 339 5QFT
FENESTRATION U-FACTOR (B)= 0.30
5KYLIGHT5B) U-FACTOR= 0.50
GLA5ZED FENE5TRATION5HGC(13,E)= NR
EXISTING LOT COVERAGE
FOOTPRINT OF r1OU5E 4 GARAGE FOUNDATION
GARAGE
HOU5E
TOTAL
359 5QFT
2.013 5QFT
2.372 5QFT
2,372 5QFT - 12,197 sQFT = 1996
ADDITIONAL NEW LOT COVERAGE
NEW FOOTPRINT OF HOU5E * GARAGE FOUNDATION
GARAGE
HOU5E
TOTAL
193 5QF7
GO 50F7
794 5QFT
794 5QFT = 12,197 50F7
CEILING R-VALUE(K)= 49 % o
WOOD FRAME WALL(G, M, NJ K-VALUE= 21 INT
MASS WALL K-VALUE(I)= 2 1 /2 1 TOTAL LOT COVERAGE = 3, I GG 50FT
FLOOR K-VALUE= 30
BELOW-GRADE(C,M) WALL K-VALUE= 1 0/ 1 5/2 1
I NT+ B
5LAB(D) R-VALUE * DEPTH= 10, 2 FT
20 YARDS OF CUT, 20 YARDS OF FILL
NEW MAIN FLOOR AREA = GO 15QFT
NEW SECOND FLOOR AREA = 88G SOFT,,,,,,,,",",",",",",",",",",",",,,",
NEW GARAGE AREA = 193 5QFT REVIEWED
BY
NEW ENTRY PORCH = 84 5QFT CITY OF EDMONDS
3 BUILDING DEPARTMENT-!'
BLD2022-1227
SHEET INDEX
A 1.0 - SITE PLAN * TITLE SHEET
A 1 . 1 - 5WPPP
A2.0 - EXISTING MAIN FLOOR
A2. 1 - FOUNDATION PLAN
A2.2 - PROPOSED NEW MAIN FLOOR PLAN
A2.3 - NEW UPPER FLOOR PLAN * SCHEDULES
A3.0 - MAIN FLOOR FRAMING PLAN
A3. 1 - SECOND FLOOR FRAMING PLAN
A3.2 - ROOF FRAMING PLAN
A4.0 - NORTH � SOUTH ELEVATIONS
A4. 1 - EAST * WEST ELEVATIONS
A4.2 -BUILDING SECTIONS
A5.0 - GENERAL NOTES
EXI5TING IMPERVIOUS ARPA5
LOT COVERAGE
2,372 5QFT
ROOF OVERHANG
54 1 5QF7
DRIVEWAY
920 5QFT
TOTAL
3,833 5QFT
ADDITIONAL NEW IMPERVIOU5 AREA5
LOT COVERAGE
794 5QFT
ROOF OVERHANG
-G 5QFT
FRONT ENTRY PORCH
83 5QFT
REAR PORCH
24 5QFT
DRIVEWAY
0 5QFT
TOTAL
89550
TOTAL IMPERVIOUS AREA= 4,728 5QFT
EXISTING HARD5CAPE AREA
3,833 5QFT = 1 2,197 5QFT = 31 %
ADDITIONAL NEW HARD5CAPE AREA
895 5QFT '. 12,197 5QF7 - .07%
TOTAL HAR05CAPE AREA = 4,728 5QFT
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Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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DRAWN BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
AI .0
BEST MANAGEMENT PRACTICES:
BMP C 1 01 - PRESERVE EX15TING VEGETATION
BMP C 1 2 1 - MULCHING, FILL IN D15TUR13ED AREAS W/ AMENDED SOILS � MULCH
BMP T 101 - TREE PROTECTION
BMP C233 - 51LT FENCE
BMP C 123 - STOCK PILE MAAGEMENT, EXCAVATED MATERIAL COVERED W/ PLASTIC 5HEETHING
BMP C 105 - MANAGEMENT OF VEHICLE TRACKING OF SEDIMENT
BMP C220 - INLET PROTECTION
GENERAL CONSTRUCTION STORMWATER POLLUTION PKEVETION PLAN (SWPPP)
I) Preserve Vegetation/Cover Soils. A) Preserve as much native vegetation as possible. Be sure to observe clearing
and grading limits, and comply with all city vegetation preservation and stream/wetland setback requirements.
Time the clearing so it occurs no sooner than necessary for subsequent construction activities. B) Provide
temporary vegetation/cover as needed. Examples of this include: temporary seeding/ hydroseeding; mulch, such
as hay straw, or wood fiber; mats/blankets, such as jute mat excelsior; woven straw blanket; or netting; plastic
sheeting with anchors. C) Provide permanent vegetation cover as soon as earthwork is complete (seeding or
hydroseeding or sodding.
II) Control Runoff During Construction: Reduce runoff velocities. Techniques include: vegetating exposed soils
and ditches; riprap; check dams including straw bales, rocks, pea gravel bags, and sand bags; terracing or
contouring the site; and filter fabric fencing.
II0 Install and Maintain Sediment Controls. A) Install sediment controls such as: 1) lower cost (non -engineered),
filter fabric fence, check dams, rock berms, sediment traps, and catch basins and drain filters. 2) moderate cost
(engineered), intercepting ditches, cut-off trenches, level spreader, and gradient terracing/contouring. 3) Higher
cost (engineered), siItat] on/sedirrtentation pond, grass -lined swale or constructed wetland. B) Maintain sediment
controls by frequent inspection of control facilities to make sure they are working properly (trapping sediment on -
site, with water leaving site clear), and removing collected sediment as needed from sediment traps.
IV) Keep Fresh Concrete Mortar out of Storm Drains and Streams. A) Use designated wash -out areas. B) Take
care when building concrete aggregate driveways making sure to wash out the fines to the side, not down the
driveway. If the driveway is sloped, place straw bales at the bottom or divert flow to a safe sediment basin. C)
Never wash fresh concrete mortar into the storm drain or a stream.
V) Keep Business and Work Areas Clean and Maintain Catch Basins. Examples include: picking up litter,
sweeping surfaces which drain to storm drain, using a tarp to cover the ground when sanding to catch chips,
cleaning up all wastes at the work site, maintaining construction equipment to fix any oil leaks, installing and
maintaining an oil/water separator, covering all stock piled materials, and cleaning catch basins.
VI) Cover Containers and Materials. A) Cover all potentially polluting materials such as dumpsters, waste
container drums, tanks, boxes, chemicals, paints. solvents, stockpiles of lumber, other building material, metal
products, top soil, and landscaping materials. B) Cover adequately by developing good storage areas that keep
materials covered so pollutants can't wash away during rain or snow.
VH) Prepare For and Clean Up Spills. A) 'There are three overall practices to minimize pollution from spills: 1)
Handle materials carefully to avoid spills and leaks, 2) Prepare a clean up plan, and 3) Immediately clean up any
spills. When preparing a clean up plan make sure to: a) Establish who to notify in the event of a spill, b) Provide
specific clean up instructions, c) Assign a person to be in charge of clean up, and d) Prepare spill containment
and clean up kits which are easy to reach and use. Remember to clean up spills immediately, and observe clean
DRIP LINE
SET METAL "T"
POSTS @ 6-0" O.C.
AS FENCE SUPPORTS
11=1110imll
TREE PROTECTION NOTES
4' HEIGHT CHAIN LINK SAFETY
FENCING AT THE DRIP LINE OF
ALL EXISTING TREES TO BE
PROTECTED. IF FENCING CAN
NOT BE LOCATED AT DRIP LINE
AREA, EQUIVALENT TO THE SIDE
OF THE DRIP LINE MUST BE
PROTECTED.
1. EXISTING TREES SHOWN TO REMAIN ARE TO BE PROTECTED
DURING CONSTRUCTION. CHAINLINK FENCING (MIN. 4'-0"
HEIGHT) SHALL BE INSTALLED AT THE DRIP LINE OF ALL TREES
OR TREE GROUPS TO REMAIN. PARKING OF VEHICLES OR
PERFORMING WORK WITHIN THESE AREAS OTHER THAN
SHOWN ON THE PLAN, WILL NOT BE ALLOWED. THE TREE
PROTECTION SHALL REMAIN DURING CONSTRUCTION. OTHER
TREE PROTECTION MEASURES SHALL BE IN ACCORDANCE
WITH THE CITY'S STANDARDS AND ORDINANCES.
2 DISPOSAL OF ANY WASTE MATERIAL SUCH AS, BUT NOT
LIMITED TO. PAINT. ASPHALT. OIL SOLVENTS, CONCRETE,
MORTAR. ETC. WITHIN THE CANOPY AREA OF THE EXISTING
TREES SHALL NOT BE ALLOWED.
3. NO ATTACHMENTS OR WIRES OF ANY KIND, OTHER THAN
THOSE OF A PROTECTIVE NATURE. SHALL BE ATTACHED TO
ANY TREE.
4 NO FILL OR EXCAVATION OF ANY NATURE SHALL OCCUR
WITHIN THE DRIP LINE OF A TREE TO BE PRESERVED, UNLESS
THERE IS A SPECIFIED WELL OR RETAINING WALL SHOWN ON
THE GRADING PLAN.
5. NO MATERIALS SHALL BE STORED WITHIN THE DRIPLINE AREA
OF A TREE TO BE PRESERVED.
NOTES:
1. FENCE TO BE MAINTAINED AND REPAIRED AS NEEDED DURING CONSTRUCTION.
2. NO CONSTRUCTION TRAFFIC, GRADING. STORAGE OR WASTE DISPOSAL ALLOWED
WITHIN THE FENCED AREA AROUND TREES.
TREE PROTECTION DETAIL
NTS
"AS NECESSARY TO MEET TERRAIN AND SIGHT
DISTANCE REQUIREMENTS
GRAVEL BACKFILL 12" MIN
FOR WALLS (SEE NOTE 6)
EMBANKMENT HEIGHT 8' MAX r
r6
ROCKERY
HEIGHT
ORIGINAL
GROUND
KEYWAY ---Z L-- 4'.6--- I
PEDESTRIAN RAIL
SEE NOTE 3
No E1
SEE
GRAVEL BACKFILL
FOR DRAINS
SEE NOTE 2
-6-
- PERFORATED PIPE 6- MIN
CONNECT TO EXISTING
STORM DRAIN
- FILTER FABRIC
up plans and safety requirements. If there isn't a plan, take the following steps: 1) Stop or isolate the source of the
spill, 2) If there's a chance the spill could enter the storm drain or sewer, close drain inlet and divert any incoming
water. 3) Cover the spill with absorbent material(s) that can be easily swept or picked up such as kitty litter,
sawdust, or vermiculite (make sure that materials used for hazardous waste clean up are treated as hazardous
waste for disposal), and 4) Report spills to City of Edmonds Engineering Division, Hydraulics Engineer at 425-
771-0220: or for large spills, contact Department of Ecology at 425-649-7000.
VIII)Dispose of Wastes Properly. Proper waste disposal depends on both the properties and the amount of the waste.
To dispose of waste: 1) Identify if it is hazardous, 2) Estimate the amount in pounds, 3) Determine the disposal
method, and 4) If necessary, contact a hazardous waste service. This is a very broad subject and if you have any
questions about waste disposal contact the City of Edmonds Recycling Coordinator at 425-771-0235; or the
Snohomish County Household Hazardous Waste Disposal Station at 425-388-6050.
1X) Minimize Waste. Wastes can be minimized through good housekeeping, separating different wastes, substituting
non -hazardous materials in the place of hazardous ones, and maintaining products and construction equipment.
Reducing wastes reduces potential sources of pollutants to the drainage system and also preserves natural
resources. The following are a few ideas: 1) Use solvents more than once, 2) Buy the least toxic products
available, 3) Buy only what you need and use only what is needed, 4) Purchase products that last longer (better
quality), and 5) See if others can use your waste (use the services of the Industrial Materials Exchange 206-296-
4899), for more information contact the City of Edmonds Recycling Coordinator at 425-771-0235.
X) Recycle Unwanted Materials. Unwanted materials produced at Construction sites can often be recycled, at less
cost than conventional disposal methods. The City has recycling guides available regarding construction,
demolition, and land clearing (CDL) activities. The recycling guide lists sites that accept CDL materials, and
outlines how to se -up worksite recycling. Other ways to make recycling work are: 1) Purchase recycled products,
2) Separate wastes, 3) Avoid phenol, 4) Keep receipts, and 5) Recycle what you can.
Xl) Preserve/Enhance Streams, Wetlands, and Adjacent Vegetation. Protect streams and wetlands, remember,
stream and wetland protection is required by City of Edmonds Codes. Contact City of Edmonds, Plarming
Division at 425-771-0220 for more information.
X11) Educate Employees and Customers. Participate in workshops, courses, and knowledge transfer. Conduct
annual water quality training sessions for all employees. Include water quality training in new -employee
orientations and in written procedures. Make sure customers are aware of BMPs, and explain BMPs to peer
businesses. Remember, water quality is the responsibility of everyone.
MI
NOTES
1. FLATTER SLOPE MAY BE REQUIRED IN LESS STABLE SOIL.
2. SEE WSDOT 9-03.12(41,
3. A PEDESTRIAN RAIL, PER STND DWG 324, IS REQUIRED WHEN ROCKERY HEIGHT IS TOR GREATER, THE USAGE OF A CHAIN LINK FENCE
MAY BE APPROVED.
4. TRAFFIC BARRIERS MAY BE REQUIRED ON ROADS WITH SPEED LIMITS OF 30 MPH OR GREATER, WHERE ROCKERY HEIGHTS EXCEED 6'.
SEE CHAPTER 7 OF THE WSDOT DESIGN MANUAL.
5. ALL ROCKERIES OVER 4' IN HEIGHT ON PUBLIC OR PRIVATE PROPERTY SHALL REQUIRE STRUCTURAL REVIEW.
6. SEE WSDOT 9-03.12(2).
ROCK FACING - FILL SECTION
NTS
HOUSE
roof
downspout
serves up
to 700 s.f.
of roof
50' min.
vegetated
flow path
IIFC
OOC
�OOCC
O�OC
D�OC
OOC
C�OOC
OTC
CC)CC�C
splash
block Lr
downspout extension
NTS
splash
block
TYPICAL DOWNSPOUT 5P1_A5I1B1_0CK DISPERSION
NTS
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NOTES:
D
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SOIL STOCKPILE AREA TO BE
-USE EXISTING DOWNSPOUT (DS) AND
I
STABILIZED * COVERED
21' - 0"
SPLASH BLOCK LOCATIONS.
I
WITHIN 24 HOURS
X
I
-RELOCATE EXISTING DOWNSPOUT
AND SPLASHBLOCK LOCATIONS FOR
r--------------------
- I .
PROPOSED SPARE BEDROOM
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°S 10 0
LOCATIONS AND PROPOSED GARAGE
10'
- 0"
D5
-
ADDITIONS.
Side Setbac
-ADD NEW DOWNSPOUT LOCATION
F Side Setback
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FOR PROPOSED MASTER SUITE.
PROPOSED
o
MASTER
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SUITE
"
11' - 4"
30'
- 2" N
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NEW PORCH
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105
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TO BE REMOVED
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EXISTING HOUSE
,
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EXISTING
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NEW PROPOSED
15' - 1"
21' - 5"
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STABILIZED
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COVERED WITHIN
o
PROPOSED SPARE
24 HOURS
BEDROOM ADDITIO
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26' - 0"
SILT FENCE: PROVIDE
CONT ROLL FABRIC
F
FENCE W/ 2"X2" STAKES
CU �
EXISTING
14 GAGE WIRE FABRIC
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CONCRETE
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OR EQUAL. PLACE 3/4" -
'
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DRIVEWAY AND
_
1 .5" WASHED GRAVEL IN
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—sF— — — �F
—WALKWAY—
F
TRENCE * @ BOTH
2
FILTER FABRIC FENCE
I
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I
SURFACE, SPACE
F
- - - - 88
l
SWPPP (TESIC)
SCALE: I " = 10'-0"
slacKea ugnuy
Notes.
1. Place curb type sediment barriers on gently sloping street segments, where water can
pond and allow sediment to separate from runoff
2 Sandbags of either burlap or woven 'geotextlle' fabric, are filled with gravel, layered
and packed tightly.
3. Leave a one sandbag gap In the top row to provide a spillway for overflow.
4. Inspect barriers and remove sediment after each storm event. Sediment and gravel
must be removed from the traveled way Immediately
CURB * GUTTER BARRIER
NTS
PUGET WAY
2" x 2" WOOD/STEEL
FILTER FABRIC SECURED
TO 2" x 2" 14 GA
WIRE FABRIC EQUAL
NATIVE BACKFILL MATERIAL
FILTER FABRIC MATERIAL IN CONTINOUS ROLLS
USE STAPLES OR WIRE RINGS TO ATTACH
FABRIC TO WIRE
2" x 2" WOOD/STEEL POSTS
tgi-WIRE MESH FENCE
TO SUPPORT FILTER
FABRIC
BURY BOTTOM OF FILTER
MATERIAL B" TO 12"
NOTES:
1. CONTRACTOR/DEVELOPER SHALL MAINTAIN AND ENSURE PROPER
EROSION CONTROL THROUGHOUT PROJECT. CITY INSPECTION REQUIRED ON
2. SILT FENCE TO BE PLACED DOWNSLOPE OF CONSTRUCTION ALL EROSION CONTROL METHODS
ACTIVITY. BEFORE OTHER WORK CAN BEGIN
FILTER FENCE
NTS
STAKES @ G' O" *INTO
GROUND 2' G"
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RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
DRAWN BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
AI.I
GENERAL NOTES GONT:
- GENERAL CONTRACTOR SHALL VERIFY AND COORDINATE ALL EXI5TIN6 AND NEW UTILITIES AND 51TE CONDITIONS BEFORE AND
DURING CONSTRUCTION. INFORM ARCHITECT/DESIGNER OF VARIATION5 BETWEEN CONTRACT DOGUMENT5 AND EXI5TIN6 CONDITIONS.
- DO NOT 50ALE DRAWIN65; VERIFY ALL DIMENSIONS ON THE JOB.
- DIMEN5ION5 ARE TO FACE OF FOUNDATION WALL5 AND FACE OF ROU6H FRAMING, UNLE55 NOTED OTHERWI5E.
- FLOOR -TO -FLOOR DIMENSIONS FROM TOP OF 5UBFLOOR TO TOP PLATES, UNLE55 NOTED OTHERWI5E.
- PROVIDE 50LIP BLOCKIN6 BEHIND ALL WALL HUN6 FIXTURES AND ACCESSORIES.
- PROVIDE 2" STRIP VENTS @ ALL GANTILEVERED AREAS.
- OPENIN65 SHALL BE CAULKED, SEALED, OR WEATHER5TRIPPED.
- SEAL TEARS AND JOINTS IN INSULATION WITH TAPE.
- SHOWER FLOW CONTROL LIMITED TO 2.5 GPM.
- M015TURE CONTROL TO BE PROVIDED PER WA5HIN6TON STATE ENERGY CODE.
- SERVICE WATER PIPES IN UNHEATED SPACES SHALL BE INSULATED PER WA5HIN6TON STATE ENER6Y CODE.
- MINIMUM 6 MIL V15OUEEN GROUND COVER REQUIRED IN CRAWL 5PAGE, LAPPED 12" AT JOINTS.
- PROVIDE FIRE BLOCKIN6, DRAFT5TOP5 AND FIRE5TOP5 PER THE INTERNATIONAL RESIDENTIAL CODE
- ALL NAILING/FA5TENER5 PER INTERNATIONAL RESIDENTIAL CODE
- PROVIDE APPROVED SECURITY AND LOGKIN6 DEVICES AT NEW DOORS AND WINOOW5 PER IRG
- VERIFY SMOKE DETECTORS INSTALLED PER IRG
- PROVIDE OUTSIDE AIR SOURCE WITH MINIMUM 4 SQUARE INCH VENTILATION INLET5 FOR EACH HABITABLE ROOM.
GENERAL NOTES:
I. CONTRACTOR SHALL VERIFY ALL NOTES, DIMENSIONS d CONDITIONS PRIOR TO CONSTRUCTION 12. VERIFY ALL GUTTER AND DOWNSPOUT LOCATIONS ON 51TE AT TIME OF CONSTRUCTION
2. ® INDICATES POINT LOAD SUPPORTED BY 5TRUCT POST TO FND 13. DOOR HEADERS ® 6-8"" AFF UNO
3. ALL FOOTINGS TO BEAR ON UND15TURBED 501L 14. WINDOW HEADERS ® b'-8" AFF UNO
4. ALL WOOD IN CONTACT WITH CONC. TO BE PRESSURE TREATED 15. TRUSSES PER MANUFACTURER SPECIFICATIONS
5. SOFFIT, VENT, d IN51JLATE CANTILEVERED AREAS Ib. WINDOW d DOOR HEADERS TO BE bX8 DF#2 ® SPANS b'-O" OR I F55
b. INSTALL HOLD DOWN5 PER STRUCTURAL IT EXTERIOR WALL5 TO BE 2Xb STUDS ® Ib" O.G., U.N.O.
1. STEP FOUNDATION PER 51TE CONDITIONS 18. PROVIDE FIRE BLOCKING ® ALL PLUMBING PENETRATIONS
8. 2,000 P.5.F. A55UMED 501L BEARING CAPACITY SHALL BE VERIFIED IN FIELD Iq. INSTALL 51MP50N COW, TO WOOD HOLDOWN5 1 1/2" FROM CORNERS d WINDOW
q. ALL CONSTRUCTION TO COMPLY THE 2018 IRG AND ALL STATE AND LOCAL CODES ROUGH OPENIW75 U.N.O., SEE MANUFACTURER'S 5PEC5
10. LOCATE HOLD DOWN ANCHORS TO COORDINATE WITH 5HEARWALL END MEMBERS ABV 20.5MOKE/CO DETECTORS SHALL BE IIOV INTERCONNECTED W/ BATTERY BACKUP, INSTALLED ON EACH
11. ALL DIMENSIONS ARE FRAMING TO FRAMING AND BASED ON ACTUAL MATERIAL THICKNE55 FLOOR d IN ALL BEDROOM5 d IN EACH LOCATION WHERE THERE 15 A CEILING CHANGE GREATER THAN 24"
!The construction project involves !
(demolition of a significant portion
Nof the existing structure. Structures
ithat are demolished to the level that)
,meets or exceeds 75% of the !
!replacement cost of the structure
'will not be allowed by y cit code to !
'
'be rebuilt except to full -on !
istandards for new construction.
,Reference Edmonds Community !
(Development Code section
19.00.045. Demolition of portions of
I !
!the structure is limited to that
-clearly shown on the approved
,permit plans, and will be verified by !
Ithe building inspector.
iA separate Plumbing permit is required for this '
■project. !
•Please obtain the Plumbing permit from the City of i
!Edmonds. !
T
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11'-4.
EXISTING MAIN 1=LOOK
SCALE: 114'' = 1 ' O"
624"
51-21
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RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
0
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DRAWN BY: I DATE:
REVISED BY: I DATE:
REVISED BY: I DATE:
REVISED BY: I DATE:
A2.0
1/2" CDX SHEATHING FOR NEW
EXTERIOR WALLS NAILING TO
BE 8d BOX NAILS @ G" O.C. AT
EDGES AND 1 2" O.C. IN THE
FIELD
2XG STUDS AT I G" O.C.
FOR NEW FRAMED WALLS
5/8 X 1 0" GALVANIZED
ANCHOR BOLT @ 3' O.C.
THROUGH 2XG PRESSURE
TREATED PLATES
(2) #4 REBAR @ TOP
#4 REBAR @
1 2" O.C.
EACH WAY
PROVIDE G MIL.
BLACK VISQUEEN IN
CRAWL SPACE
I
0'- 4" 0' - 8" ,0' - 4" CONTINUOUS
A
A2. I SCALE: 1 1 /2" = 1 ' 0"
(2) #4 REBAR CONTINUOUS
1'-4"
SCALE: 1 1 /2" = I ' 0"
iThe construction project involves
idemolition
of a significant portion
,of the existing structure. Structures
•that are demolished to the level that)
,meets or exceeds 75% of the
!replacement cost of the structure
'will not be allowed by y cit code to
'
be rebuilt except to full -on
standards for new construction.
,Reference Edmonds Community
(Development Code section
19.00.045. Demolition of portions of
I I
ithe structure is limited to that
•clearly shown on the approved
■
,permit plans, and will be verified by !
Ithe building inspector.
C�
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It
NOTES:
-PER R408. 1 VENTILATION OPENINGS SHALL HAVE A
GROUND COVER OF G MIL V15QUEEN OVER THE
GROUND. THE GROUND COVER SHALL BE OVERLAPPED
G" MIN AT THE JOINTS AND SHALL EXTEND TO THE
FOUNDATION WALL.
-PER R408.2 VENTILATION OPENINGS SHALL NOT BE
LE55 THAN 15QFT FOR EACH 150 5QFT OF UNDER-
FLOOR AREA.
11'-4"
EXISTING OUTSIDE FOUNDATION WALL
.EXISTING FLOOR AREA TO BE REMO\
PROVIDE 5IMP50N
POST BASES FOR
CONNECTION AT
CONCRETE TO WOOD
POST, TYP.
0 r------ i
PROVIDE 3G" X 30 X 1 2"
M 1 I CONCRETE FOOTING W/ #4
❑ REBAR @ G" O.C. EACH
1 I WAY
L------ J
30" X 30" X 1 2" CONCRETE
FOOTING W/ #4 REBAR @ G" O.C.
EACH WAY
-PROVIDE 4" X G" POST W/
SIMSPSON POST BASE INTO
CONCRETE
PROVIDE 30 X 3G" X 1 2"
CONCRETE FOOTING W/ #4
REBAR @ G" O.C. EACH
WAY
PROVIDE NEW G"X 1 2"
CONCRETE Fnn-Timc, W/ f9�
#4 REBAR
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PROVIDE 2' X 3' ACCESS
OPENING INTO EXISTING
CONCRETE WALL PER IRC
K40(5.4
A
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EXISTING OUTSIDE WALL LINE
10'-6" 10'-6"
01
CL
--------------------------------------------------
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I I I 1
I I I
I I 1
CRAWL SPACE W/ 4 1
MIL. VISQUEEN I I 1
I i I
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2' X 2' X 1 2"
CONCRETE FOOTINGS I 1
EACH W/ (3) #4 REBAR
1 EACH WAY 1
I I I
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PROVIDE (2) #4 REBAR INTO
EXISTING FOOTING * (2) #4
REBAR INTO EXISTING
FOUNDATION WALL
II
j i
8 X I G CONCRETE FOOTING 1
8" CONCRETE WALL 1
-
---------------------------------
G" X 1 2" CONCRETE FOOTING
1
PROVIDE HOLDOWNS FOR 51MP50N STRONG WALL 1
G" CONCRETE WALL
A j 1
PANELS @ EACH SIDE OF GARAGE DOOR OPENING
NEW OUTSIDE ENTRY WALL
A2.I j
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------------------------------------i
❑ i A2.1 i ❑
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------ ------
- --- SWI
-------------------------------- ------
SWI
2' - 9 1/2"
16' - 3" Rough Garage Opening 2'- 9 1/2"
51MP50N CBGG POST
B
co
BASE BRACKET
A2.1
o
°
24" n x 24 x 12 " N
i
EXISTING OUTSIDE CONCRETE
CONCRETE FOOTING
G�DE-
-
WALL
EXISTING CRAWL SPACE AREA
PROVIDE NEW ACCESS
' A
1 2" x 1 2" CONCRETE
OPENING, 24" X 30"
-COLUMN W/ (4) #4
VERTICAL REBAR
G" X 1 2" CONCRETE FOOTING
0
G" CONCRETE WALL
' ° a
a a
a
I 1 NEW OUTSIDE BEDROOM WALL
I I
NEW CRAWL SPACE AREA 1 1
I
-30" X 30" X 12"
in I I
1 1
CONCRETE FOOTING W/
i----------------------------
---------------------------J
as
a ' '
=(3) #4 REBAR EACH WAY,
-(2) #4 BAR VERTICLE
L----------------------------------------------------------------
0'-6"
1'-6"
10* 0'-6"
A
le
A2. I
SCALE: 1 112" = I ' 0"
MAIN (LOOK
fOU N DATI ON PLAN
SCALE: 114'' = 1 ' 0"
I
i
PROVIDE 2' X 3' ACCESS OPENING PER IRC
R408.4
8" X I G" CONCRETE FOOTING
8" CONCRETE WALL
PROVIDE 8" X I G"
FOUNDATION VENTS, TYP.
PROVIDE (2) #4 REBAR DOWELS INTO
EXISTING CONCRETE FOOTING * PROVIDE
(2) #4 REBAR DOWELS INTO EXISTING
CONCRETE FOUNDATION WALL, TYPICAL
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RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
DRAWN BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
A2. I
LEGEND
21'-0"
NOTE:
ALL EXT. HEADERS ARE TO BE INSULATED TO R-1 0 (MIN.)
ALL DIMENSIONS ARE WALL STUD FACE UNLESS NOTED OTHERWISE
ALL INTERIOR WALLS TO BE 2X4 DIMENSION LUMBER W/ %2" GWB EA.
SIDE, U.N.O.
PLUMBING WALLS TO BE 2XG
ROOF SYSTEM (UN -VENTED)
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING PAPER
OVER METAL FLASHINGS OVER �/2" PLYWOOD CDX SHEATHING OVER
ROOF FRAMING PER STRUCTURAL PLANS WITH 3" CLOSED CELL,
SPRAYED -IN INSULATION (K-1 95) WITH 8.5" BATT INSULATION (K-30)
OVER 5/8" GWB (AT INTERIOR SPACE) OK CLEAR OK `B' GRADE DF
T*G SHEATHING @ O.H.'S
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP SIDING OVER MOSITURE BARRIER; 30 LB. BUILDING
PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG STUDS @ I G"
O.C. WITH 2" FOAM INSULATION (R-1 3) OVER FIBERGLASS BIB
INSULATION R-1 3 (R-2G AT HEATED SPACES OVER %2" GWB)
UPPER FLOOR FRAMING
FINISH FLOORING OVER 3/4" T*G PLYWOOD OVER FLOOR JOISTS PER
STRUCTURAL PLANS W/ R-38 BATT INSULATION OVER 5/6" GWB
MAIN FLOOR SYSTEM
4" CONCRETE SLAB W/ R- 10 RIGID INSULATION, CONT. (AT HEATED
SPACES) OVER GMIL. VAPOR BARRIER
GARAGE FLOOR SYSTEM
4" CONCRETE SLAB W/ #3 KEBAR @ 24" O.C. EACH WAY OVER G MIL
POLY VAPOR BARRIER OVER 4" COMPACTED GRANULAR FILL
BUILDING CODE NOTES
WASHINGTON STATE ENERGY CODE REQUIREMENTS:
1. ALL SINKS SHALL BE EQUIPPED WITH HOT WATER FLOW
CONTROL DEVICES LIMITING FLOW TO 0.5 GPM, WHEN ENERGY
CREDIT 5A SELECTED.
2. EXTERIOR JOINTS AROUND WINDOWS, DOORS, WALL, AND
ROOF PENETRATIONS SHALL BE SEALED, CAULKED, GASKETED
OR WEATHER-STRIPPED TO LIMIT AIR LEAKAGE.
3. VAPOR BARRIERS WITH A MINIMUM 1.0 PERM RATING
SHALL BE INSTALLED ON THE WARM SIDE OF INSULATED
COMPONENTS.
4. CONTROLLED INDOOR MECHANICAL VENTILATION SYSTEMS
WITH FRESH AIR SUPPLY SHALL BE INSTALLED IN ALL
HABITABLE ROOMS.
5. HVAC SYSTEMS SHALL BE SIZED NO GREATER THAN 150 %
OF THE HEATING AND COOLING DESIGN LOADS. MIN.
OUTDOOR AIR QUANTITIES SHALL BE PROVIDED PER WSEC.
G. WHERE PRIMARY HEATING SYSTEM IS FORCED AIR
FURNACE, A PROGRAMMABLE THERMOSTAT SHALL BE
INSTALLED CAPABLE OF, AT MINIMUM, A 5-2 PROGRAMMABLE
SCHEDULE * BE CAPABLE OF AT LEAST 2 SETBACK PERIODS
PER DAY, PER R403. 1 . 1
7. A MINIMUM OF 90% OF PERMANENTLY INSTALLED LAMPS IN
LIGHTING FIXTURES SHALL BE HIGH -EFFICACY LAMPS.
ANCHORAGE OF APPLIANCES - APPLIACNES DESIGNED TO BE FIXED IN POSITION SHALL
AP BE SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALL BE DESIGNED AND
CONSTRUCTED TO SUSTAIN VERTICICAL AND HORIZONTAL LOADS WITHIN THE STRESS
LIMITATIONS SPECIFIED IN THE BUILDING CODE. IRC SECTION M 1307.2
EGRESS - ONE WINDOW OR DOOR IN THE BASEMENT AND IN EACH BEDROOM MUST
MEET THESE REQUIEMENTS;
-5.7 SQFT MIN. NET CLEAR OPEN AREA. 44" MAX
EG SILL HEIGHT
-20" MIN. CLEAR OPEN WIDTH, 24" MIN. CLEAR
OPEN HEIGHT, IRC R3 10.
GARAGE - FROM THE RESIDENCE AND ATTICS NOT LESS THAN 112" GYPSUM BOARD OR
EQUIVALENT APPLIED TO THE GARAGE SIDE. STRUCTURES SUPPORTING FLOOR/CEILING
ASSEMBLIES USED FOR SEPARATION REQUIRED BY THIS SECTION, NOT LESS THAN 1 /2"
GYPSUM BOARD OR EQUIVALENT PER TABLE R302.G.
GARAGE CEILINGS - FROM HABITABLE ROOMS ABOVE GARAGE NOT LESS THAN 5/8" TYPE
GC X GYPSUM BOARD EQUIVALENT PER TABLE R302.G.
GARAGE DOOR- 1 -3/8" THICK (MIN.) SOLID CORE OR 20 MIN. FIRE RATED DOOR
GD REQUIRED BETWEEN GARAGE AND DEWELLING W/ 20 MIN SELF -CLOSING OR AUTOMATIC -
CLOSING DEVICE PER IRC 302.5. 1.
HAND/GUARD RAIL - HAND RAILS SHALL BE PROVIDED ON NOT LESS THAN ONE SIDE OF
EACH FLIGHT OF STAIRS W/ 4 OR MORE RISERS. AT 34"-38" ABOVE TREAD NOSING AND
HR HANDRAIL GRASPING DIMENSION TO BE 1 1/4"-2" MAX 4" OPENING BETWEEN
INTERMEDIATE RAILS, PER IRC 31 1 .7.8 * IRC 31 1 .7.8. 1 � IRC K3 1 1.7.8.5
EXHAUST FANS - KITCHENS, BATHRROMS, LAUNDRY ROOMS MUST BE VENTED
EF MECHANICALLY. ALL EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING, PER IRC
M 1507.3 * M 1506. (FOR THIS PROJECT, ALL EXHAUST FANS TO BE 110 CFM MIN.)
ROOF VENTILATION - UNVENTED ROOF ASSEMBLY PER R80G.5 ALL ATTIC SPACE TO BE
WITHIN THERMAL ENVELOPE. AIR IMPERMEABLE INSULATION TO BE 5LA55 II VAPOR
RV RETARDER OR HAVE CLASS 11 VAPOR RETARDER COATING IN CONACT WITH INSULATION.
ASSEMBLY TO COMPLY WITH R80G.5. 1 * R80G.5.4.
R-3 R3 INSULATION - INSULATE ALL HOT * COLD WATER PIPES IN UNCONDITIONED AREAS
WITH R-3 INSULATION.
❑STAIRS - MIN. WIDTH = 30", MAX. 7 3/4" RISE, MIN. 10" RUN, MIN. G'8" HEAD ROOM,
S PER IRC R3 1 1.7.
SMOKE ALARMS AND CARBON MONOXIDE ALARMS - MUST BE POWERED BY
INERCONNECTED BUILDING WIRING AND HAVE BATTERY BACK-UP IN NEW CONSTRUCTION
CSD AND ADDTIONS. SD * CO ALARMS REQUIRED IN SLEEPING ROOMS, OUTSIDE BEDROOMS
AND ON OTHER FLOORS, INCLUDING BASEMENTS. ANY ALARM MUST BE CLEARLY AUDIBLE
IN ALL BEDROOMS, PER IRC R3 14.2.2, K3 14.3 * R3 14.5.
SAFETY GLASS - GLAZING IN OR ADJACENT TO DOORS (24"), GLAZING LESS THAN 18"
FROM THE FLOOR, GLAZING ADJACENT TO STAIRS AND STAIR LANDINGS, GLAZING OF AN
SG INDIVIUDAL PANE LARGER THAN 95QFT, GLAZING IS MORE THAN 30" ABOVE THE FLOOR,
F
GLAZING ONE OR MORE WALKING SURFACES ARE MIN 30" MEASURED HORIZONTALLY
AND IN A STRAIGHT LINE PER IRC R308.4.3
WHOLE HOUSE VENTILATION - EACH DWELLING UNIT SHALL BE EQUIPPED WITH A WHOLE
HOUSE VENITLATION SYSTEM WHICH SHALL BE CAPABLE OF PROVIDING THE VOLUME OF
WHMV OUTDOOR AIR SPECIFIED IN TABLE M 1508.2. INTERMITTENTLY OPERATED, WHOLE HOUSE
SYSTEMS SHALL HAVE THE CAPABILITY FOR CONTINUOUS OPERATION AND SHALL HAVE A
MANUAL CONTROL AND AN AUTOMATIC CONTROL AND SHALL BE SIZED ACCORDINGLY
PER IRC CHAPTER 15, M 1 507.3, M 1508.2 * M 1508.3.
FG FG - FIXED GLASS
23'-5"
14' - 11 1 /2"
5'31' 50P 33
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20 4'-0" 8'-0"
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EAT BAR
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20 D CFM VENTED TO OUTSIDE, PROVIDE
N MAKEUP AIR INTO KITCHEN AREA ONCE
RANGE HOOD FAN IS TURNED ON
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EXHAUST FAN
PATH OF VENTING
FOR EXHAUST FAN
41'-6"
16' - 0 1 /2"
PORCH
I G°G8 28
LIVING ROOM
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10' - 11"
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0
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2' - 4"00, GD N HOUSE VENTILATION SYSTEM
TTI
cuBBIEs NOTES
I I
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j=____-= UP FURNACE F
mmy WH
co - "- -
= 3�_ 6 — — 4'- 6" ' - 1 /2" 11'- 1 1 /2"
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HOT WATER TO BE 18" 122" X 30"
r ABOVE FLOOR ON A X
CO WOODEN BOLSTER. ATTIC
UP i PROVIDE B�
ALL15TER ACCESS
ih I I I A
� VENT FAN UP ANCHORED INTO CONCRETE 28' 8" CEILINGS
THROUGH SLAB TO PROTECT HOT SMOOTH FINISH
WATER TANK GARAGE
ROOF t HR CONCRETE SLAB
GC FFE = 221', TYP.
■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ °° E ---- -- EF 4 80 ROOMER LU
N N o
■ ' ---- O o
The construction project involves i
N 2G U EXI5TINGGARAGEFOUNDATIONLINE
_______ - -- -------------------------------------------
demolition of a significant portion • 34 EF o LINEN
of the existingstructure. Structures. 0 N STING FOUND IONLNW11-
04 --- N M
------ -
N � �
that are demolished to the level that I o 20° FG "' 20GO FGO5G CLOSET■meets or exceeds 75% of the I CLOSET o8-
• N 17 27 SG 27 �I u w
replacement cost of the structure I 8OG8 21 O _ I
will not be allowed b city code to O 4 SMOKE DET. 3 ENTRY PORCH
Y Y I O � M
'be rebuilt except to full -on SD 3 -0 3 -o
standards for new construction. I 5D ❑ ❑
■
,Reference Edmonds Community I 2'-101/2"
-------- ------ -1
1Development Code section ■
19.00.045. Demolition of portions of ! _ 15'-1"
o o BEDROOM # I BEDROOM #2 N
the structure is limited to that N � °°
co
clearly shown on the approved
.permit plans, and will be verified by j 2
the building inspector. A4.2
0
�■�■�■�■�■�■�■�■�■�■�■ter. 0 31
-------- ---- ----------- ---------------------------- v
EXISTING OUTSIDE WALL
T
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WINDOW SEAT WINDOW SEAT (o
G040 SLDR G040 SLDR
IP
31 O EG 31 EG O
10' - 10" 13' - 11 1 /2"
26'-0"
PROPOSED NEW MAIN I=LOOK
SCALE: 1 /4'' = 1 ' 0"
62'-6"
z8G8
13
16' - 0" 2'- 10 1 /2"
21'-5"
ELECTICAL VEHICLE OUTLET
PROVIDE A FULLY WIRED CIRCUT WITH A
LEVEL I I CHARGING RECEPTICAL THAT IS
240 WATTS. THIS INCLUDES A CONDUIT AND
WIRING AND THE ELECTRICAL SERVICE
CAPACITY NECESSARY TO SERVE THE
RECEPTACAL.
THIS WILL ALLOW FOR FUTURE INSTALLATION
OF AN ELECTRICAL VEHICLE CHARGING
STATION.
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RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
DRAWN BY: DATE:
REVISED BY: DATE:
REVISED BY: DATE:
NOTE:
AS PER ECDC 1 7. 1 15.020, PROVIDE BATTERY CHARGING REVISED BY: DATE:
STATION. AN ELECTRICAL COMPONENT ASSEMBLY OR
CLUSTER OF COMPONENT ASSEMBLIES DESIGNED
SPECIFICALLY TO CHARGE BATTERIES WITHIN ELECTRIC
VEHICLES, WHICH MEET OR EXCEED ANY STANDARDS,
CODES, AND REGULATIONS SET FORTH BY CHAPTER 19.28 A2.2
RCW AND RCW 19.27.540.
PROVIDE 240 VOLT OUTLET FOR ELECTRIC VEHICLE
PARKING
NOTE:
ALL EXT. HEADERS ARE TO BE INSULATED TO K- 10 (MIN.)
ALL DIMENSIONS ARE WALL STUD FACE UNLESS NOTED OTHERWISE
ALL INTERIOR WALLS TO BE 2X4 DIMENSION LUMBER W/ I/2" GWB EA.
SIDE, U.N.O.
PLUMBING WALLS TO BE 2XG
ROOF SYSTEM (UN -VENTED)
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING PAPER
OVER METAL FLASHINGS OVER 1/2" PLYWOOD CDX SHEATHING OVER
ROOF FRAMING PER STRUCTURAL PLANS WITH 3" CLOSED CELL,
SPRAYED -IN INSULATION (R- 1 95) WITH 8.5" BATT INSULATION (R-30)
OVER 5/8" GWB (AT INTERIOR SPACE) OR CLEAR OR `B' GRADE DF
T*G SHEATHING @ O.H.'S
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP SIDING OVER MOSITURE BARRIER; 30 LB. BUILDING
PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG STUDS @ I G"
O.C. WITH 2" FOAM INSULATION (K-1 3) OVER FIBERGLASS BIB
INSULATION K- 13 (K-2G AT HEATED SPACES OVER 1/2" GWB)
UPPER FLOOR FRAMING
FINISH FLOORING OVER 3/4" T*G PLYWOOD OVER FLOOR JOISTS PER
STRUCTURAL PLANS W/ K-38 BATT INSULATION OVER 5/8" GWB
MAIN FLOOR SYSTEM
4" CONCRETE SLAB WITH K- 10 RIGID INSULATION, CONT. (AT HEATED
SPACES) OVER GMIL. VAPOR BARRIER
GARAGE FLOOR SYSTEM
4" CONCRETE SLAB W/ #3 REBAK @ 24" O.C. EACH WAY OVER G MIL
POLY VAPOR BARRIER OVER 4" COMPACTED GRANULAR FILL
BUILDING CODE NOTES
ANCHORAGE OF APPLIANCES - APPLIACNES DESIGNED TO BE FIXED IN POSITION SHALL
AP BE SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALL BE DESIGNED AND
El
CONSTRUCTED TO SUSTAIN VERTICICAL AND HORIZONTAL LOADS WITHIN THE STRESS
LIMITATIONS SPECIFIED IN THE BUILDING CODE. IRC SECTION M 1307.2
EGRESS - ONE WINDOW OR DOOR IN THE BASEMENT AND IN EACH BEDROOM MUST
MEET THESE REQUIEMENTS;
-5.7 SQFT MIN. NET CLEAR OPEN AREA. 44" MAX
EG SILL HEIGHT
-20" MIN. CLEAR OPEN WIDTH, 24" MIN. CLEAR
OPEN HEIGHT, IRC K3 10.
GARAGE - FROM THE RESIDENCE AND ATTICS NOT LESS THAN 112" GYPSUM BOARD OR
EQUIVALENT APPLIED TO THE GARAGE SIDE. STRUCTURES SUPPORTING FLOOR/CEILING
ASSEMBLIES USED FOR SEPARATION REQUIRED BY THIS SECTION, NOT LESS THAN 112"
GYPSUM BOARD OR EQUIVALENT PER TABLE K302.G.
GARAGE CEILINGS - FROM HABITABLE ROOMS ABOVE GARAGE NOT LESS THAN 5/8" TYPE
GC X GYPSUM BOARD EQUIVALENT PER TABLE K302.G.
GARAGE DOOR- 1 -3/8" THICK (MIN.) SOLID CORE OR 20 MIN. FIRE RATED DOOR
GD REQUIRED BETWEEN GARAGE AND DEWELLING W/ 20 MIN SELF -CLOSING OR AUTOMATIC -
CLOSING DEVICE PER IRC 302.5. 1.
HAND/GUARD RAIL - HAND RAILS SHALL BE PROVIDED ON NOT LESS THAN ONE SIDE OF
EACH FLIGHT OF STAIRS W/ 4 OR MORE RISERS. AT 34"-38" ABOVE TREAD NOSING AND
HR HANDRAIL GRASPING DIMENSION TO BE 1 1/4"-2" MAX 4" OPENING BETWEEN
INTERMEDIATE RAILS, PER IRC 31 1 .7.8 � IRC 31 1 .7.8. 1 � IRC R3 1 1.7.8.5
EXHAUST FANS - KITCHENS, BATHKROMS, LAUNDRY ROOMS MUST BE VENTED
EF MECHANICALLY. ALL EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING, PER IRC
M 1507.3 4� M 1506. (FOR THIS PROJECT, ALL EXHAUST FANS TO BE I 10 CFM MIN.)
ROOF VENTILATION - UNVENTED ROOF ASSEMBLY PER K80G.5 ALL ATTIC SPACE TO BE
WITHIN THERMAL ENVELOPE. AIR IMPERMEABLE INSULATION TO BE BLASS II VAPOR
RV RETARDER OR HAVE CLASS II VAPOR RETARDER COATING IN CONACT WITH INSULATION.
ASSEMBLY TO COMPLY WITH R80G.5. 1 * K80G.5.4.
El WITH
INSULATION - INSULATE ALL HOT * COLD WATER PIPES IN UNCONDITIONED AREAS
El
WITH R-3 INSULATION.
❑STAIRS - MIN. WIDTH = 3G", MAX. 7 3/4" RISE, MIN. 10" RUN, MIN. 08" HEAD ROOM,
S PER IRC R3 1 1.7.
SMOKE ALARMS AND CARBON MONOXIDE ALARMS - MUST BE POWERED BY
INERCONNECTED BUILDING WIRING AND HAVE BATTERY BACK-UP IN NEW CONSTRUCTION
C SD AND ADDTIONS. SD � CO ALARMS REQUIRED IN SLEEPING ROOMS, OUTSIDE BEDROOMS
AND ON OTHER FLOORS, INCLUDING BASEMENTS. ANY ALARM MUST BE CLEARLY AUDIBLE
IN ALL BEDROOMS, PER IRC R3 14.2.2, R3 14.3 * R3 14.5.
SAFETY GLASS - GLAZING IN OR ADJACENT TO DOORS (24"), GLAZING LESS THAN 1 8"
FROM THE FLOOK, GLAZING ADJACENT TO STAIRS AND STAIR LANDINGS, GLAZING OF AN
SG INDIVIUDAL PANE LARGER THAN 95QFT, GLAZING IS MORE THAN 3G" ABOVE THE FLOOK,
F
GLAZING ONE OR MORE WALKING SURFACES ARE MIN 30" MEASURED HORIZONTALLY
AND IN A STRAIGHT LINE PER IRC K308.4.3
WHOLE HOUSE VENTILATION - EACH DWELLING UNIT SHALL BE EQUIPPED WITH A WHOLE
HOUSE VENITLATION SYSTEM WHICH SHALL BE CAPABLE OF PROVIDING THE VOLUME OF
WHMV OUTDOOR AIR SPECIFIED IN TABLE M 1508.2. INTERMITTENTLY OPERATED, WHOLE HOUSE
SYSTEMS SHALL HAVE THE CAPABILITY FOK CONTINUOUS OPERATION AND SHALL HAVE A
MANUAL CONTROL AND AN AUTOMATIC CONTROL AND SHALL BE SIZED ACCORDINGLY
PER IRC CHAPTER 15, M 1 507.3, M 1508.2 � M 1508.3.
FG FG - FIXED GLASS
WASHINGTON STATE ENERGY CODE REQUIREMENTS:-
1. ALL SINKS SHALL BE EQUIPPED WITH HOT WATER FLOW
CONTROL DEVICES LIMITING FLOW TO 0.5 GPM, WHEN ENERGY
CREDIT 5A SELECTED.
2. EXTERIOR JOINTS AROUND WINDOWS, DOORS, WALL, AND
ROOF PENETRATIONS SHALL BE SEALED, CAULKED, GASKETED
OR WEATHER-STRIPPED TO LIMIT AIR LEAKAGE.
3. VAPOR BARRIERS WITH A MINIMUM 1.0 PERM RATING
SHALL BE INSTALLED ON THE WARM SIDE OF INSULATED
COMPONENTS.
4. CONTROLLED INDOOR MECHANICAL VENTILATION SYSTEMS
WITH FRESH AIR SUPPLY SHALL BE INSTALLED IN ALL
HABITABLE ROOMS.
5. HVAC SYSTEMS SHALL BE SIZED NO GREATER THAN 150 %
OF THE HEATING AND COOLING DESIGN LOADS. MIN.
OUTDOOR AIR QUANTITIES SHALL BE PROVIDED PER WSEC.
G. WHERE PRIMARY HEATING SYSTEM IS FORCED AIR
FURNACE, A PROGRAMMABLE THERMOSTAT SHALL BE
INSTALLED CAPABLE OF, AT MINIMUM, A 5-2 PROGRAMMABLE
SCHEDULE * BE CAPABLE OF AT LEAST 2 SETBACK PERIODS
PER DAY, PER K403. 1 . 1
7. A MINIMUM OF 90% OF PERMANENTLY INSTALLED LAMPS IN
LIGHTING FIXTURES SHALL BE HIGH -EFFICACY LAMPS.
Window Schedule
Type Mark Width Height Comments
20
2'-G"
I' -G"
20
2'-G"
I' -G"
24
3'-0"
2'-0"
27
2'-0"
G' -O"
27
2'-0"
G' -O"
29
5'-0"
4'-0"
29
5'-0"
4'-0"
29
5'-0"
4'-0"
29
5'-0"
4'-0"
31
G' -O"
4'-0"
31
G'-0"
4'-0"
31
G'-0"
4'-0"
31
G' -O"
4'-0"
32
G'-0"
5'-0"
33
5' - 0"
31- 1011
34
2'-0"
2'-G"
35
5'-0"
5'-0"
3G
3'-G"
5'-0"
40
5' - 0"
3- 0"
41
2' - 0"
3' - 0"
43
2'-G"
2'-G"
Door Schedule
Mark Width Height Comments
1
2'-4"
G'-8"
2
2'-G"
G'-8"
3
2'-G"
G'-8"
4
2'-G"
G'-8"
5
2'-4"
G'-8"
G
2'-4"
G'-8"
7
2'-4"
G'-8"
8
2'-8"
G'-8"
10
3'-0"
G'-8"
12
2'-G"
G'-8"
13
IG' -O"
7'-0"
14
2'-8"
G'-8"
17
8'-0"
G'-8"
18
3'-G"
G'-8"
19
2'-4"
G'-8"
20
2'-4"
G'-8"
21
"
8'-0
G'-8"
22
4'-0"
G'-8"
25
2'-4"
G'-8"
27
4'-G"
G'-8"
28
1G'-0 1/2"
G'-G 112"
29
2'-4"
G'-6"
30
"
8'-0
G'-8"
31
2'-4"
G'-8"
32
3'-G"
G'-8"
33
2'-G"
G'-8"
34
2'-8"
G'-8"
WHOLE -HOUSE VENTILATION NOTES:
-THE WHOLE -HOUSE VENTILATION SYSTEM SHALL CONSIST OF ONE OR MORE
SUPPLY OR EXHAUST FANS, OR A COMBINATION OF SUCH, AND ASSOCIATED
DUCTS AND CONTROLS. LOCAL EXHAUST OR SUPPLY FANS ARE PERMITTED TO
SERVE AS SUCH A SYSTEM. OUTDOOR AIR DUCTS CONNECTED TO THE
RETURN SIDE OF AN AIR HANDLER SHALL BE CONSIDERED AS PROVIDING
SUPPLY VENTILATION AS PER IRC M 1507.3. 1.
-THE WHOLE HOUSE MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED
WITH CONTROLS THAT ENABLE MANUAL OVERRIDE AS PER m 1507.3.2.
-THE WHOLE -HOUSE MECHANICAL VENTILATION SYSTEM SHALL PROVIDE
OUTDOOR AIR AT A CONTINOUS RATE OF NOT LESS THAN THAT DETERMINED
IN ACCORDANCE WITH TABLE M 1 507.3.3(I ).
EXCEPTION: THE WHOLE HOUSE MECHANICAL VENTILATION SYSTEM IS
PERMITTED TO OPERATE INTERMITTENTLY WHERE THE SYSTEM HAS CONTROLS
THAT ENABLE OPERATION FOR NOT LESS THAN 25% OF EACH 4-HOUR
SEGMENT AND THE VENTILATION RATE PKESCKIVE IN TABLE M 1 507.3.3(1) IS
MULTIPLIED BY THE FACTOR DETERMINED IN ACCORDANCE WITH TABLE
M 1507.3.3(2).
U
NEW UFFER ELOOK FLAN
SCALE: 1 /4'' = 1 ' 0"
TABLE M1507.3.3(1) CONTINUOUS WHOLE -HOUSE MECHANICAL VENTILATION SYSTEM AIRFLOW RATE REQUIREMENTS
DWELLING UNIT
FLOOR AREA
(square feet)
NUMBER OF BEDROOMS
4-5
Airflow in CFM
< 1.500
1,501 - 3.000
3,001 - 4,500
90
4,501 - 6,000
6,001 - 7,500
> 7.500
For SI 1 square foot = 0 0929 m2 1 cubic foot per minute = 0 0004719 m3is
HOUSE = 4,102 SQFT, AND HAS 4 BEDROOMS
BASED ON THE TABLE ABOVE THE MECHANICAL VENTALATION RATE FOR AIRFLOW IS 90 CFM.
25, _ 8,,
LEGEND
0
EXISTING WALL
0
NEW PROPOSED WALL
-----
BEAM
so
SMOKE DETECTOR
�So
COMBO SMOKE/CO
DETECTOR
0
WINDOW ID
0
DOOR ID
EF
EXHAUST FAN
PATH OF VENTING
FOR EXHAUST FAN
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CIO
RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
DRAWN BY: DATE:
REVISED BY: I DATE:
REVISED BY: I DATE:
REVISED BY: I DATE:
A2.3
4X8 P.T. BEAM 5/4" X G"
COMPOSITE
DECKING
NEW 2X8 DECK
JOISTS @ 1 2" O,C,
o _
5IMP50N GALV 2X8 HANGER
CONCRETE —FOOTING
BADE
2'-0"
GRADE
d
d
=ao_
do
� I —
EXISTING 3/4" SUB FLOOR
EXISTING FLOOR JOISTS
EXISTING CRAWL SPACE
CUT NEW 24" X 30" ACCESS OPENING
EXISTING CONCRETE FOOTING
* FOUNDATION WALL
—G RAD E
III
21'-0"
4X8 DF. BEAM
2X 10 FLOOR JOISTS @
I G" O.C. W/ 3/4" T*G
PLYWOOD SHEATHING
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IThe construction project involves
(demolition of a significant portion •
of the existing structure. Structures
that are demolished to the level that
,meets or exceeds 75% of the !
!replacement cost of the structure
'will not be allowed by Y cit code to !
'
'be rebuilt except to full -on !
-standards for new construction.
!Reference Edmonds Community !
(Development Code section
i19.00.045. Demolition of portions of
!
ithe structure is limited to that •
-clearly shown on the approved
!permit plans, and will be verified by !
Ithe building inspector.
26' - 0"
MAI N ELOOK f RAM I NG FLAN
SCALE: 114'' = 1 ' 0"
RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
DRAWN BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
A3.0
SPRAY FOAM INSULATION +/- 3"
ROOF SHEATHING
ROOFING FELT
ROOFING MATERIAL
RAIN GUTTER
MATCH EXISTING SOFFIT
EXISTING SIDING MATERIAL --->
EXISTING BUILDING WRAP
EXISTING WALL SHEATHING
Ill
EXISTING 2X4 RAFTERS
<-- ADD (1) 2X 12 AT EACH EXISTING RAFTER
PROVIDE 51MP50N 2X 12 JOIST
HANGER @ EACH RAFTER
ADD 2XG BLOCKING
112" OR 5/6" GWB PRIME W/ PVA
2 COATS PAINT
PROVIDE R-1 5 MIN.
INSULATION IN EXISTING 2X4
WALLS
2X 12 KOOf= DETAIL
SCALE: 3/4'' = 1 ' 0"
PROVIDE 51MP50N
H2.5A EACH SIDE
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MANUFACTURED
TRUSSES @ 24" O.C.
ABOVE MASTER
BEDROOM
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2X 12 ROOF RAFTERS @
2X 10 FLOOR JOISTS @ 1 G"
z
EACH EXISTING 2XG RAFTER FOR NEW
CATHEDEKAL CEILING
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25'-81/2"
TT'U_
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NEW 2X 12 RAETER5 NAILED
TO EXISTING 2X4 KAETE IDS
SCALE: 3/4'' = 1 ' 0"
NEW 2X 12 RAFTERS \ EXISTING 2X4 RAFTERS
@ EACH EXISTING
2X4 RAFTER
2X BLOCKING
EXISTING OVERHANG
PROVIDE 51MP50N \ Xr
2X 12 JOIST w-
HANGERS, TYP.
�2, _ 0,.
NEW 2X 12 IAA ET E IDS NAILED
C TO EX 1 S T I N G 2 X 4 KAETE IDS
A3. I % SCALE: 3/4'' = 1 ' 0"
EXISTING 2X4 RAFTERS @ 24" O.C.
NEW 2X 12 RAFTERS @ 24" O.C.
NAILL TO EXISTING 2X4 RAFTERS
I'
MATCH EXISTING ROOF OVERHANG
26'-0"
0
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EX15TIN OUTSIDE WALL
RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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REVISED BY: I DATE: I
REVISED BY: I DATE: I
REVISED BY: I DATE: I
A3. 1
TYPICAL RAFTER SUPPORT DETAIL
A3.2 J SCALE 1 112" = I ' 0"
PROVIDE 51MF50N 2X 12
J015T HANGERS EACH
_-
4 \ CANTILEVERED ROOF DETAIL
A3.2 / SCALE 1 112'' = 1 ' 0"
nv i � oir��c
5 \ GLB UNDER RIDGE
N OTE5:
-ENCLOSED ATTICS AND ENCL05ED RAFTER SPACE FORMED WHERE CEILINGS ARE APPLIED DIRECTCLY TO
THE UNDER5IDE OF ROOF RAFTERS SHALL HAVE COR55 VENTILAITON FOR EACH SEPARATE SPACE BY
VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW PER IRC R80G. I
-THE MINIMUM NET FREE VENTILTING AREA SHALL BE 1/1 50 OF THE AREA OF THE VENTED SPACE PER IRC
R80G.2
-WHERE SAVE OR CORNICE VENTS ARE INSTALLED, BLOCKING, BRIDGING AND INSULATION SHALL NOT
BLOCK THE FREE FLOW OF AIR. NOT LE55 THAN A I -INCH (25MM) SPACE SHALL BE PROVIDED BETWEEN
THE INSULATION AND THE ROOF SHEATHING AND AT THE LOCATION OF THE VENT PER IRC R80G.3
-BUILDINGS WITH COMB1-15TI51LE CEILING OR ROOF CON5TRUCTION SHALL HAVE AN ATTIC ACCE55
OPENING TO ATTIC AREAS THAT HAVE A VERTICAL HEIGHT OF 30" OR GREATER OVER AN AREA OF NOT
LE55 THAN 30 5QFT. THE VERTICAL HEIGHT SHALL BE MEASURED FROM THE TOP OF THE CILING FRAMING
MEMBERS TO THE UNDERSIDE OF THE ROOF FRAMING MEMBERS PER IRC R807. 1
-THE ROUGH FRAMED OPENING SHALL NOT BE LE55 THAN 22" BY 30" AND SHALL BE LOCATED IN A
HALLWAY OR OTHER LOCATION WITH READY ACCE55 PER IRC R807. 1
in, - 1 1 /9"
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G 3/4" X 5 112" WOOD
POST, PROVIDE 51MP5ON
HUC BEAM BRACKET
SECOND ELOOK ROOF FRAMING PLAN
SCALE: 114'' = 1 ' 0"
2' - 0" ROOF
OVERHANG, TYP.
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CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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A3.2 / SCALE 1 112'' = I ' 0"
A3.2
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SOUTH ELEVATION
SCALE: 1 /4" = 1 ' 0"
NORTH ELEVATION
SCALE: 1 /4" = 1 ' 0"
0
En
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AVERAGE GRADE = 87.07'
HEIGHT CALCULATION POINT D AT
CORNER OF HOUSE = 86.2'
MAX HEIGHT ALLOWED
1� I IMILLM
NOTES:
5G - SAFETY GLA55
Top Plate
17'-3"
Upper Floor
N8' - 11 "
N
Main Floor
0'-0"
Garage F or
-1'-0"
Top Plate
Level 5
16'-3"
CO
Upper Floor
8' - 11 "
Main Floo01-0
Garage F or
-1' - 0"
ROOF SYSTEM (UN -VENTED) UPPER FLOOR FRAMING
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING PAPER OVER FINISH FLOORING OVER 3/4" TAG PLYWOOD OVER FLOOR JOISTS
METAL FLA5HING5 OVER I/2" PLYWOOD CDX SHEATHING OVER ROOF PER STRUCTURAL PLANS W/ R-38 BATT INSULATION OVER 5/8"
FRAMING PER STRUCTURAL PLANS WITH 3" CL05ED CELL, SPRAYED -IN GWB
INSULATION (R-1 95) WITH 8.5" BATT INSULATION (R-30) OVER 5/8" GW5
(AT INTERIOR SPACE) OR CLEAR OR `B' GRADE DF T*G SHEATHING @ MAIN FLOOR SYSTEM
0.H.15 4" CONCRETE SLAB WITH R-1 0 RIGID INSULATION, CONT. (AT
HEATED SPACES) OVER GMIL. VAPOR BARRIER
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP 51DING OVER M05ITURE BARRIER; 30 LB. BUILDING GARAGE FLOOR SYSTEM
PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG STUDS @ I G" O.C. 4" CONCRETE SLAB W/ #3 REBAR @ 24" O.C. EACH WAY OVER G
WITH 2" FOAM INSULATION (R-1 3) OVER FIBERGLASS BIB INSULATION MIL POLY VAPOR BARRIER OVER 4" COMPACTED GRANULAR FILL
R- 13 (R-2G AT HEATED SPACES OVER I/2" GWB)
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CITY OF EDMONDS
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DRAWN BY: I DATE: I
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A4.0
Top Plate
Level 5
16'-3"
Upper Floor
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SCALE: 1 /4" = I ' 0"
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5G - SAFETY GLA55
ROOF SYSTEM (UN -VENTED)
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING PAPER OVER
METAL FLASH I NG5 OVER i/2" PLYWOOD CDX SHEATHING OVER ROOF
FRAMING PER STRUCTURAL PLANS WITH 3" CL05ED CELL, SPRAYED -IN
INSULATION (R-1 95) WITH 8.5" BATT INSULATION (R-30) OVER 5/8" GW5
(AT INTERIOR SPACE) OR CLEAR OR `B' GRADE DF T*G SHEATHING @
0.H.'5
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP 51DING OVER MO5ITURE BARRIER; 30 LB. BUILDING
PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG STUDS @ I G" O.0
WITH 2" FOAM INSULATION (R-1 3) OVER FIBERGLASS BIB INSULATION
R- 13 (R-2G AT HEATED SPACES OVER �/2" GWB)
Top Plate AL
Level 5
16'-3"
Upper Floor
8' - 11 "
Main Floor
0'-0"
Garage F or
-1' - 0"
UPPER FLOOR FRAM I NG
FIN15H FLOORING OVER 3/4" TAG PLYWOOD OVER FLOOR JOISTS
PER STRUCTURAL PLANS W/ R-38 BATT INSULATION OVER 5/8"
GWB
MAIN FLOOR SYSTEM
4" CONCRETE SLAB WITH R-1 0 RIGID INSULATION, CONT. (AT
HEATED SPACES) OVER GMIL. VAPOR BARRIER
GARAGE FLOOR SYSTEM
4" CONCRETE SLAB W/ #3 REDAR @ 24" O.C. EACH WAY OVER G
MIL POLY VAPOR BARRIER OVER 4" COMPACTED GRANULAR FILL
RESUB
Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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A4. 1
NOTE:
ALL EXT. HEADERS ARE TO BE INSULATED TO R- 10 (MIN.)
ALL DIMENSIONS ARE WALL STUD FACE UNLE55 NOTED
OTHERWISE
ALL INTERIOR WALLS TO BE 2X4 DIMEN51ON LUMBER W/ I/2"
GWB EA. SIDE, U.N.O.
PLUMBING WALLS TO BE 2XG
ROOF SYSTEM (UN -VENTED)
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING
PAPER OVER METAL FLA5HING5 OVER %2" PLYWOOD CDX
SHEATHING OVER ROOF FRAMING PER STRUCTURAL PLANS
WITH 3" CL05ED CELL, SPRAYED -IN INSULATION (R-1 95)
WITH 8.5" BATT INSULATION (R-30) OVER 5/8" GWB (AT
INTERIOR SPACE) OR CLEAR OR15' GRADE DF T*G
SHEATHING @ O.H.'5
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP 51DING OVER M051TURE BARRIER; 30 LB.
BUILDING PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG
STUDS @ I G" O.C. WITH 2" FOAM INSULATION (R-1 3)
OVER FIBERGLASS BIB INSULATION R-1 3 (R-2G AT HEATED
SPACES OVER %2" GWB)
UPPER FLOOR FRAMING
FINISH FLOORING OVER 3/4" T*G PLYWOOD OVER FLOOR
JOISTS PER STRUCTURAL PLANS W/ R-38 BATT INSULATION
OVER 5/6" GWB
MAIN FLOOR SYSTEM
4" CONCRETE 5LA15 W/ R- 10 RIGID INSULATION, CONT. (AT
HEATED SPACES) OVER GMIL. VAPOR BARRIER
GARAGE FLOOR SYSTEM
4" CONCRETE SLAB W/ #3 REBAR @ 24" O.C. EACH WAY
OVER G MIL POLY VAPOR BARRIER OVER 4" COMPACTED
GRANULAR FILL
FLOORING NOTES:
-PER IRC 502. 1, WOOD * WOOD -BASED PRODUCTS USED
FOR LOAD -SUPPORTING P1JRP05E5 SHALL CONFORM TO THE
APPLICABLE PROVISIONS OF WOOD FLOOR FRAMING
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VARIATION +/- 3/8" MAX.
\RIATION +/- 3/8" MAX.
NDRAIL TO
=R CODE o
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1 1/4"
-PROVIDE HANDRAIL SUPPORT BRACKETS A5
NEEDED, IF HANDRAIL 15 MOUNTED ON WALL
-TOP OF HANDRAIL TO BE 34" MIN. ABOVE
STAIR N051NG, AND MAX 38"
Tread Run
10" Min.
Unit Run
N051NG
RISER -
TREAD
STRINGER
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RETURN HANDRAIL
TO WALL A5 PER
CODE
IF OPEN HANDRAILS ARE USED WITH
VERTICAL OR HORIZONTAL
MEMBERS, THEN SPACING TO HAVE
MAX 4" OPENING BETWEEN
MEMBERS.
TREAD LENGTH: 1 1 114"
FINISH FLOOR
5UBFLOOP,
ELEMENTS * REQUIRMENTS OF STAIR * HANDRAIL DESIGN
I - CROSS SECTION Of GARAGE AND UFFER FLOOR
SCALE: 1/4" = 1 ' 0"
2 - CROSS SECTION Of STAIRWAY
SCALE: 114" = 1 ' 0"
HANDRAIL NOTES:
-HANDRAILS SHALL BE PROVIDED ON NOT LE55 THAN ONE 51DE OF EACH FLIGHT OF STAIRS WITH FOUR OR MORE RISERS PER
IRC 3 1 1.7.8.
-HANDRAILS SHALL NOT PROJECT MORE THAN 4 1 /2" ON EITHER 51DE OF THE STAIRWAY PER IRC 3 1 1.7.8.2
-HANDRAILS ADJACANT TO A WALL SHALL HAVE A SPACE OR NOT LE55 THAN 1 1 /2" BETWEEN THE WALL AND THE HANDRAILS PER
IRC 31 1.7.8.3
-HANDRAILS SHALL BE CONTINUOUS FOR THE FULL LENGTH OF THE FLIGHT, FROM A POINT DIRECTLY ABOVE THE TOP RISER OF
THE FLIGHT TO A POINT DIRECTLY ABOVE THE LOWEST RISER OF THE FLIGHT. HANDRIAL ENDS SHALL BE RETURNED TOWARD A
WALL, GUARD WALKING SURFACE CONINUOU5 TO ITSELF, OR TERMINATE TO A POST.
EXCEPTIONS:
-HANDRAIL CONTINUITY SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL P05T AT A
TURN IN A FLIGHT WITH WINDERS, AT A LANDING OR OVER THE LOWEST TREAD.
-A VOLUTE, TURNOUT OR STARTING EA51NG SHALL BE ALLOWED TO TERMINATE OVER THE
LOWEST TREAD AND OVER THE TOP LANDING PER IRC 3 1 1.7.8.4
-REQUIRED HANDRAILS SHALL BE OF ONE OF THE FOLLOWING TYPE5 OR PROVIDE EQUIVALENT GRA5APABILITY.
-1 . TYPE I . HANDRAILS WITH A CIRCULAR CK055 SECTION SHALL HAVE AN OUT5IDE DIAMETER OF NOT LE55 THAN
1 114" AND NOT GREATER THAN 2". IF THE HANDRAIL 15 NOT CIRCULAR IT SHALL HAVE A PERIMETER OF NOT LE55 THAN 4" AND
NOT GREATER THAN G 1/4" AND A CROSS SECTION OF NOT MORE THAN 2 114". EDGES SHALL HAVE A RADIUS OF NOT LE55
THAN 0.0 1.
-2. TYPE II . HANDRAILS WITH A PERIMETER GREATER THAN G 1/4" SHALL HAVE A GRASPABLE FINGER RECE55 AREA ON
BOTH SIDES OF THE PROFILE. THE FINGER RECESS SHALL BEGIN WITHIN 3/4" MEASURED VERTICALLY FROM THE TALLEST
PROTION OF THE PROFILE AND HAVEA DEPTH OF NOT LE55 THAN 5/ 1 G" WITHIN 7/6" BELOW THE WIDEST PROTION OF THE
PROFILE. THIS REQUIRED DEPTH SHALL CONTINUE FOR NOT LESS THAN 3/8" TO A LEVEL THAT 15 NOT LE55 THAN 1 314" BELOW
THE TALLEST PROTION OF THE PROFILE. THE WIDTH OF THE HANDRAIL ABOVE THE RECESS SHALL BE NOT LE55 THAN 1 1/4" AND
NOT MORE THAN 2 3/4". EDGES SHALL HAVE A RADIUS OF NOT LE55 THAN 0.01 " PER IRC 3 1 1.7.8.5.
RAILING NOTES:
-THE SPACE BETWEEN VERTICAL BALUSTERS OR HORIZONTAL RAILING MEMBERS TO BE NO MORE THAN FOUR INCHES.
-BALUSTERS OR RAILING MEMBERS TO RESIST UP TO 50 POUNDS OF PRE55URE EXERTED OVER A ONE 5QFT AREA.
4" CONCRETE SLAB
NOTES:
-PER IRC 31 1 .7. 1 STAIRWAYS SHALL NOT BE LE55 THAN
3G" IN CLEAR WIDTH * PER IRC 31 1 .7.2 THE HEADROOM
IN THE STAIRWAY SHALL NOT BE LE55 THAN G' 8"
-PER IRC 31 1 .7.8. 1 HANDRAIL HEIGHT SHALL NOT BE
LE55 THAN 34" AND NOT MORE THAN 38" AND SHALL NOT
PROJECT MORE THAN 4 112" ON EITHER 51DE OF
5TAI RWAY
-PER IRC 3 1 1 .7.G THERE SHALL BE A FLOOR OR LANDING
AT THE TOP AND BOTTOM OF EACH STAIRWAY.
ROOF SYSTEM (UN -VENTED)
STANDING SEAM METAL ROOFING OVER 1 5# FELT ROOFING PAPER OVER
METAL FLA5HING5 OVER %2" PLYWOOD CDX SHEATHING OVER ROOF
FRAMING PER STRUCTURAL PLANS WITH 3" CL05ED CELL, SPRAYED -IN
INSULATION (R-1 95) WITH 8.5" BATT INSULATION (R-30) OVER 5/8" GWB
(AT INTERIOR SPACE) OR CLEAR OR'15' GRADE DF T*G SHEATHING @
0.H.'5
EXTERIOR WALL SYSTEM
CEDAR I X8 LAP 51DING OVER M051TURE BARRIER; 30 LB. BUILDING
PAPER, OVER STRUCTURAL SHEATHING, OVER 2XG STUDS @ I G" O.0
WITH 2" FOAM INSULATION (R-1 3) OVER FIBERGLASS BIB INSULATION
R-13 (R-2G AT HEATED SPACES OVER %2" GWB)
DOF OVER BEDROOM #3
> 12 RAFTERS @ 24" O.C.
Top Plate
17'-3"
Lev 5
16'-3"
Upper Floor
8' - 11 "
Main Floor
0'-0"
Garage F or
-1'-0"
Ton Plate
17'-3"
Lev 5
16'-3"
Upper Floor
8' - 11 "
Main Floor AL
0'-0„
Garage F or
-1'-0"
UPPER FLOOR FRAMING
FINISH FLOORING OVER 3/4" T*G PLYWOOD OVER FLOOR JOISTS
PER STRUCTURAL PLANS W/ R-38 BATT INSULATION OVER 5/8"
GWB
MAIN FLOOR SYSTEM
4" CONCRETE 5LA13 WITH RADIENT TUBING OVER R- 10 RIGID
INSULATION, CONT. (AT HEATED SPACES) OVER GMIL. VAPOR
BARRIER
GARAGE FLOOR SYSTEM
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Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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4" CONCRETE SLAB W/ #3 REBAR @ 24" O.C. EACH WAY OVER G
MIL POLY VAPOR BARRIER OVER 4" COMPACTED GRANULAR FILL A4.2
SCALE: 112'' = 1 ' 0"
STANDARD STRUCTURAL SPECIFICATIONS -2016 IRC
INTRODUCTION
the following Standard Slawnii-al Specifications are gtudeluie. and .mictural requirements for the
construction of typical residential and commercial structures The intent of thus doctmlent is to pro%-ude
answers for coamwn structuual question. and to hold the btulder contractor accountable to satisfy the
nunuuttm strucrtual requtsenent; listed hereinPleaw familiarize vourseli with tiu; doctuneuts ptnor
to starling constriction C ontact the en_mneer of record with anti questions or concetus-
REFERENCE CODES & STANDARDS
• International Residential Code. IRC 20 18
• Nashington State Building Code
• National Design Specification for Wood Construction. NDS 201 8
• Nood Frame Construction Manual, AWC 201 8
• Building Code Requirements for Structural Concrete. ACI 318-11.
• Minimum Design Loads for Buildings .And Other Structures. ASCE 7-16
• Steel Construction Manual, 15th Edition, AISC 2015
CIT Y Of SHOREUNE. WASHINGT ON
Resiiill tnh l C6sam and C.eKraphic De-.ign C ntei to
IRC Tabk R30:. 1
Roof Snow Load
:S N s 4 ft
Rind S
115 =vh •. second eui-;
wind T a tic Effects
Yes
Seismic Dtsip Category
D2
Wosdwrial
Moderate
Frost Line DVth
12-
T er=tes
Slitit to \!ode131e
Decvv
Shirba to \1odeI3,t
t1'iater Jess ?c ^etatttre
'_' De Erees r
Ice Shield'. ade:13yment 1? _ cured
No
Flood Hazards
Cb4xw 16 S\IC
.air -reeze Index
113
\Sew Awunl :emponmre
53 Dorms F
Notes:
1 Vertical loads come from 2018 Rc Table R301.5. Minimum Uniformly Distnbuted
Live Loads
DEFLECTION LIMITS
STRUCTURAL MEMBER
LIVE
SNOW
LIVE+DEAD
Roof (plaster ceiling)
U360
U360
U240
Roof (non -plaster ceiling)
U240
U240
U180
Roof (not supporting ceiling)
U180
U180
U120
Ioor Members
U360
-
U240
onzontal Deflection (any case)
-
U200
arm Buildings 8 Greenhouses
U 180
ong Spans (-20 feet)
U480
riding Glass Doors
-
-
U600
Notes:
1 The above minimum deflection limits are required by the 201 6 iRc Table 1604.3
These deflection limits are used unless noted otherwise.
GENERAL REQUIREMENTS
Codes: All materials and work shall adnere to the minimum requirements of the Reference Codes
8 Standards listed above. Contractor shall be responsible to comply with OSHA. State Labor, and
Industry Standards Contractor assumes full responsibility of construction methods used. safety
provisions employed, and the finished condition of the structure.
Construction Personnel: Only competent personnel familiar with construction and safety practices
relevant to the project should be employed to assemble and construct the worm
Construction Methods and Project Safety: The project drawings and specificabons represent the
finished structure and do not indicate methods. procedures or sequence of construction The
builder must take necessary precautions to maintain and ensure the integrity of the structure
during construction Bradley Engineenng, Inc will not enforce safety measures or regulations. nor
will the owner or designer. Therefore, the contractor shall design. construct. and maintain all
safety devices and follow all pertinent regulations.
Temporary Support: The builder must provide adequate temporary support to all walls, roofs.
beams, and floors during construction Design of these supports are not included unless
specifically shown Contractor is responsible for the adequacy of all temporary support systems
Specifications: All notes, call -outs, and details included within this design package are required
unless specifically noted otherwise
Venfication, Venfy all dimensions elevations. and site conditions before starting work Notify the
owner of any discrepancies.
Conflicts Notes and details on the structural drawings take precedence over the Standard
Structural Specifications and typical details Wntten dimensions take precedence over scaled
drawing dimensions Structural notes and details on the structural drawings take precedence over
the architectural drawings
Errors: The contractor is responsible to check the plans and site conditions and to notify the
architecVdesigner/engineer of record of any errors or omissions prior to the start of construction
Changes, Written approval from the engineer of record is required for any structural changes to
the provided drawings. Changes may be made "in the field" with wntten consent of Bradley
Engineering_ Please provide a red -lined drawing or sketch of desired change(s) to provide content
and applicable information
Substitutions: Provide manufacturer's approved product evaluation reports and a list of all
proposed substitutions to the owner for approval before installation
Similar work: Where construction details are not shown or noted for any part of the project, the
area shall be constructed in the same manner as similar work shown on the drawings.
Modification of Structural Members: Cuts. notches, and holes bored in trusses, structural
composite lumber. glue -laminated members. or 1-joists are prohibited except where permitted by
the manufacturer's recommendations or as shown on this page. (See ALLOWABLE HOLES)
Scope of Work: The scope of work of Bradley Engineering. Inc. is limited to the vertical and lateral
analysis of the subject structure. Bradley Engineering, Inc takes no responsibility for items not
specifically addressed in the calculations. drawings, or call -outs
Completion of Work, Submittal of these structural drawings to the client completes the present
scope of work and budget of Bradley Engineering, Inc Other consultation, design. calculations.
sketches. inspection. etc. after submittal of this report shall be billed on an hourty basis
FOUNDATION
• Allowable Soil Bearing Pressure = 1,100 psf
• Frost Zone Depth = 18 inches (12" within City of Bellingham
Code Cast -in -place concrete sizing placing. and testing shall conform to IBC chapter 19 and ACI 318-1 1.
Geotechnical Report- Bradley Engineering strongly recommends that a geotechnical report be performed
by a quairfied geotechnical engineer for all land based construction projects. If this information is not
supplied to Bradley Engineering, footings are designed for 1.500 psf allowable soil bearing pressure.
Earthwork. Locate and protect underground or concealed conduit, plumbing and other utltties where new
work is performed Footings shall bear on undisturt>ed native soils and/or clean fill compacted in lifts of
one foot or less to 95% of a modified proctor per ASTM D1557. Soils shall be firm and unyielding All
organic and deleterious material beneath the footings foundations, and slabs to be removed and
replaced with 4' min. crushed rock compacted to 95% relative compaction. For sub -grade below slabs,
92% relative compaction is acceptable
Surface Drainage: Finished grades are to be at ►east 6' below wood siding. Lots shall be graded to drain
surface water away from foundation walls The grade shall fall a minimum of 6 inches within the first 10
feet. If 6 inches of fall is not possible impervious surfaces shall be sloped a minimum of 2 percent away
from the building
Footings: All footings shall conform to accompanying structural details Specified footing dimensions are
minimums unless noted otherwise Bottom of footings to be below frost zone (18").
Footing Drains: Footing drains shall be provided at the base of all footings and retaining walls which will
have earth placed against them. Washed drain rock must extend to within one foot of finished
grade. Footing drains shall be 4' perforated pipe routed down gradient to daylight, unless otherwise
specified
Concrete Mix and 28 day strength unless noted otherwise
• Basement walls, intenor slabs, and foundations not exposed to weather ............. 2.50.0 psi
• Garage slabs. porches, steps. and foundations exposed to weather .................... 3,000 psi
Reinforced Concrete Place all reinforcing per plans details, and applicable code requirements Lap all
continuous bars 24 X diameter minimum Reinforcing bars. bolts anchors etc shag be securely tied in
position pnor to concrete placement Reinforcing steel shall be free of rust and coatings which may inhibit
bonding.
Anchor Bolts.- Provide 1. x10" long we; -set or expansion anchor bolts g^t 4' O.0 and within 6-12' of comers
with 3"x3"xi" square washers.
Adhesive Anchors Epoxy anchors in concrete shall be Simpson SET-XP or HiltHIT-HY200-R or
equivalent installed per MFG's guidelines. For extreme temperature applications, when long-term
temperature exceeds 110"F or is less than 0'F, use Simpson Set-3G.
Concrete Per Pads Pre -cast concrete pier pads are an easily installed and low cost attemative to
sonotube foundations in certain low -load applications. Such pads may be substituted only if specifically
called out in structural drawings
YVaterproofing Waterproof all basement walls and crawl space foundations below grade
CRAWL SPACE
vapor Barrier: Cover entire crawl space with class I vapor retardant (e.g. 6 mil poly film). Extend 6' up
foundation walls
Access: Access shall be provided to all under -floor spaces. Access openings through the floor shall be a
minimum of 18 inches by 24 inches. Openings through a perimeter wall shall be not less than 16 inches
by 24 inches.
Foundation VenblatsonProvide a minimum of 1 square foot of crawl space ventilation per 150 square feet
of crawl space area Space vents evenly to provide cross venbtabon Cover with it corrosion resistant
mesh screen.
SLAB ON GRADE
Slabs on Grade: See foundation plan for concrete slab thickness. reinforcement, and finish requirements.
Garage Slabs: Unless noted otherwise garage slab shal be 4' concrete slab with 03 rebar at 24' O.C.
each way or 6x6x� woven wire mesh, over 6 mil poly vapor banner over 4" compacted crushed rock.
18" thickened slab with (1) 94 continuous rebar required at garage opening
Intenor Slabs: Unless noted otherwise, intenor slabs shall be 4" concrete stab with 6x6x� woven wire
mesh over 6 mil poly vapor bamer over 2' rigid insulation (where insulation is required) over 4'
compacted crushed rock
Reinforcing. Reinforcing bars or woven wire mesh shall be as noted on plans and shall be placed 1-1/2"
above the bottom of the slab.
Drainage Slabs that drain (garages porches) shall be sloped f-�' Per 1
Flatness Floor stabs shall be level to within .' in any ten foot length Flatness shall be checked with a 10
foot straight edge within 24 hours of placement.
Concrete Topping: If specified on drawings concrete topping may be installed over floor joists The
concrete topping on a floor shall be Installed per manufacturer's specifications The topping shale nct
ex ceed 1-112' in thickness and shall be less that 18 psf (12 psf per inch thick).
Connection to Interior Walls Interior walls shall be connected to concrete slab with J"x 10" long
anchor bolts @ 6' O.0 or 1/4" split pins @ 32' O C.
ALLOWABLE HOLES - TJI Joists & Rafters
Vir 26tarte tTor', Tatty! A
, : ride ma) tie tat in we
put -sloe tr Nxcroa zone
E• \
2 s D.
D•
cow) g6i o rmro
_
_ • _
_
nu. •clip
. r
ildes ary�c.�e�i�inea n
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haMataawea
me 7' � pe , FW.er
-reea rewwrer+tx'cr
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Table A
-
Minimum Hole Distance From
Support
,�„-
'EFT"
TjI•
ROLIUD HOLE SIZE
RECTANGULAR HOLE SIZE
r
31
4•
3-
4•
• :-
:30
t'i'
: -C'
: 4'
+
: z
y
1.1-01
.-4*
--4-
hull
.C.
-S.
:-0•
-C•
3.4.
2.0
,
tom•
,-o
r•
:�
•4-
:30
300
`-4'
Gee•rai Not"
• DO NOT. ,roe• ar', cr. a -star f Colt ar -void" pin ls"?.:
• Laetle Vol wet: at 100 uta ww- Y ripe
• Rouno o►►em v;.. r Nee: akmeo &:cwaTta b Twe 1
• t•IQ't71aa -ce :ze • canetere.
• Pd► Wine ow S r"nrr 0%,br"-1 goaded 0= used r, PT::e-c a ace 'sr RJR : If
1prr rttl� as i! oeaeea at t1'e CNI� t✓ ire O =t • an P►pO10•d '.!U! n0 OV,M �101�{ �ppyr M Ora JO Kt
WOOD FRAMING
Default Aciod Types unless noted otherwise the maserial lv a str:.crural n•.ember is as shown
• Posts 8 Sawn Joists .................................. Douglas Fir tt2 (D.F.2)
• Beams ........................................................ 4X 10 Douglas Fir #2 unless noted otherwise
• Studs. Sills. b Plates .................................. Hem/Fir (H.F.) or Douglas Fir (D.F i
• Blocking 3 Rim Joists... .............................. HemlFir (H.F.) or floor joist materal
• Exposed Structural Members ..................... Pressure Treated (P.T. i or Cedar
• Glued -Laminated (dry -use) ......................... 24F-V4 (GLB)
• Glued -Laminated (wet -use) ...................... Rosboro Treated 'x-Beam'
Moisture Content: The max moisture content shall be 19% at the time of installation of connectors. nails
and bolts for framing members
Pressure Treated Lumber All members in contact with earth/concrete or exposed to the elements shall be
pressure treated (P.T.). Colorless end sealer shag be applied immediately to the ends of members after
fabrication and field trimming. Pressure treatment is not required for members protected by a roof or
overhang 02' minimum overhang required). Cedar may be used in lieu of typical pressure treated lumber.
• Rosboro Treated 'X-Beam' shall be used for all applications requiring P T glUlanl beams
• More info: httpJ virww rosboro.com
Blocking. Provide 2x or engineered lumber full depth solid olocking between joists and rafters at beam
and beanng wall locations. Trusses. structural composite lumber. gtued4aminated members, and 1-joists
shall be supported laterally as required by the manufacturer s recommendations
Bearing: Use a minimum 2-1/2' bearing length for wood framing members unless noted otherwise Use
enough studs to match or exceed beam width unless noted otherwise
Glued Laminated Members: Glulam beams (GLB) shall conform to the following standards U N.O
• Lumber ....................................................... Douglas Fir -Larch combination, 24F-'i4
• Laminations ................ .. 2' Nominal
• Conditions of Use ....................................... Dry -Use
• Adhesives .................................. .............. APA approved moisture -resistant
Engineered Lumber Engineered lumber offers certain structural ad'.antages over convenbonal sawn
lumber. All engineered lumber must be APA approved. Install per the aforementioned codes and relevant
manufacturer's installation guides for each type
• Wood I -Joists Used extensively in floor and roof framing (Tres Joist TJI's specified)
• Laminated Veneer Lumber (LVL): Built up on site to reduce heavy lifting (see note below)
• Parallel Strand Lumber (PSL): Ideal for long spans and cantilevers
• Laminated Strand Lumber (LSL): Strong and straight engineered lumber
L',1 Option to GLB and PSL's- Multi-pty L'.'L beams may be used in lieu of PSL or GLB provided that they
are installed according to the following standards
• 1-3/4" L'.'L's shall be fastened according to the usage, connector and connector spacing guidelines
considered in )ntemational Beams' Technical BuUebn (TB-LVL-2)
• Multi -ply LVL's shall be bolted together with min (3) rows 1/4" self -tapping screws @ 18" O.0 IS"
minimum embedment required in all members
• The width and height of the multi-oly L':'L beam must be equal or greater than the corresponding
dimensions called out on the engineer's structural drawings
Solid Sawn Lumber Option to I -,foists: Solid sawn lumber may be preferred over I -joists due to cost or
other reasons The following solid sawn lumber options may be used in lieu of engineering I -Joists (TJls i
without approval from the engineer of record. Maintain original spacing (e.g. 12', 16", or 24' O.C.)
• 2X10 D.F-2's may be used in lieu of 9 5' TJI 210's
• 2X12 D.F2's may be used in lieu of 11-7/8" TJI 210's
• Other options may be acceptable. but require approval from the engineer of record
Wood Structural Panels- APA rated sheathing is required for all wood structural panels. Unless noted
otherwise, the wood panel for each situation ,s
• Roof Sheathing: t/2" CDX (recommended) or OSB with ply clips or T&G 10d nails at 6'/12' O.C.. no
blocking required
• Prescriptive Exterior Wall Sheathing.- 7116' OSB or 15/32' CD ply 8d nails at 6"112" O.C., no blocking
• Exterior Shear Wall Sheathing: per shear wall plans.
• Interior lllt'all Sheathing: 1/2" Drywall, 10d nails at 6"M2" O.C., no blocking required
• Floor Sheathing: 3/4' CD or OSB, 8d nails at 6"/12' O.C., glued 8 nailed.
• Panel Adhesive- Per APA Spec AFG-01
Shear Waft 3/8" thick (minimum) APA rated sheathing is required for all extenor walls See shear wall
plans and shear wall table for sheathing grade, thickness and nail spacing
Stairs: Use (3) 2X12 D.F2 for stringers
Advanced Framing- Advanced framing is encouraged by B E. as a cost-effective and structurally adequate
alternative to convenbonal framing. Advanced framing shall conform to the construction standards outlined
in APA's Advanced Framing Construction Guide (available on www.apawood org).
Studs: For headers from 0-6' long. (2) studs are required (1 trimmer and 1 king stud). For spans over 6%
use (3) studs (2 trimmers and 1 king stud). Include additional trimmers as specified
Stud 'Falls 2x,6 exterior stud walls are typically desirable for insulationlenergy code reasons (i e. not
structural reasons). For walls less than 12' tall it is OK to use 2X4 studs with suitable insulation if
preferred by contractor and owner
Stud Holes & Notching. Notch and hole size may not exceed the following max percentage of stud width:
• Bearing walls Hole - 40% of total stud width, Notch - 25% of total stud width
• Non -bearing walls: Hole - 60% of total stud width Notch - 40% of total stud width
• In all cases. hole edges must be at least 518" from edge of the stud
• if these requirements cannot be met, an additional stud may be installed adjacent to the existing stud
and flush against the wall sheathing
DECKS & BALCONIES
Raton s. Guardrails must be 42' high min with max opening size so that a 4" sphere cannot pass through
Guardrails shall be designed to withstand a 200 lb point load applied in any direction and at any location
on the top rail and shall be designed to withstand a uniform load of 50 Ib1R applied hon_ontally to the top
rail
Attachment to House For decks over 30' above grace, a 1.500-lb deck tension tie is required at each end
of the deck: Typically. Simpson DTT2Z's are specified
ALLOWABLE HOLES - Headers and Beams
L.
8X diameter of the Hak*wd areas reoreseb-nr ai cwabM
�---ue irgW hole i rr%n) hob zones for neaoers and beams
I I rax "
Hods Sim: The no+e d►arneter should riot e=oeed I
or 1I101he beam Depth. wfwche•+er , s smatter
Genwal Notes
a T►'e:e auoe ^e: are wo caoe:c I;ueo-s•- xtes mitii u 4r arc er;eet ei rGer
• vo+ea -oe 2C^e a toe br ►eager: arc Dee- . -.rn uneortw boa" onh
• w ► ant T.eq%
• _n= not nctcn, ordr Y>e: r Ne30e- :e Cea^: W.eZ a: "OWCWRO r d:73 r
ABBREVIATIONS (Used
throughout structural drawings)
-E)
E►esting
D F
C)ougas F r
MA-
Ulaxtrr--
SPEC
SPA `C,3Qa'
(N)
New
06L
Dout; •e
MFG
Manvfacturer
STD
Stanaam
(R)
Resnc,•Rerrodel
EA
Each
V N
M-rltrnum
STRL
Structti-aI
A B
Anchor Boil
ELEV
=:evaton
N.A
Not Applicable
3 S
So;ect St►ucts:ral
ARCH"L
Archtectv►al
EXT
Extatenor
0 C
On Center
T 0
Tor, V
BLD'G
Butlang
PND
Fourioator•
Opp
oppostte
TJI
TPA Jost I Sens
BLK'G
Block v
FTG
Footing
OSS
creme 7MV •c4rj
TPL
Tnple
BM
Seam
GALV
aahranzea
P_
Pride
TYP
Typtcai
BTM
Bottom
GLB
Glulam Seam
PL r
°iyw000
UNF
U--,rn shec
CL'G
Ceding
,,A
Gauge
o T
pressure Treatea
U N 0
:Pwx%c c
CLR
Clear
G B
Gypsum Boaro
REINF
Romlorced
J B
Vapor 63rre-
: M J
Car+c trtasony utt
GE
Gable Eno
READ
Requma
:rERT
Vertcal
C NC
Concrete
HORIZ
4-4orzont31
3 F
Square Foot
W,
'eyIth
CC.`+T
Cont+wous
INSUL
ins.:iaton
SGL
Single
►'V O
1YthotA
CS
Clear Span
INT
.nte►tor
SIM
Sirmar
we
`Vooc
Manufactured Trusses Unless stick framing is specified On structural drawings, wood trusses are to be
engineered by a truss manufacturer (MFG'R). If truss layout is not provided by truss MFG'R the engineer
assumes that trusses all bear on exterior walls and do not bear on intenor walls.
Girder Trusses Truss MFG'R to be responsible for placement of girder trusses. Install triple studs (min)
directly below all girder trusses
Lateral BracingContractor to Install lateral bracing in roof as specified by truss MFG'R
Headers Beanng wall headers to be 4X10 or 6X8 D.F-2 min (double 2x10 or triple 2x8 OK1. Not required
for non -bearing wall headers.
Over -framing: Use 2X6 a 24' O.C_ for all non-structural over -framing U.N.O_
Access: Attic access shall be provided for attics with an area greater than 30 sq. ft and height greater than
30". The minimum opening size is 22"X30"
FRAMING CONNECTORS
Manufacturer Simp&cin Strong -Tie construction connectors are specified however any nationally
recognized brand (Silver, KC, etc) may be used provided that they are equivalent in their ability to carry all
applied loads in all orientations
Installabon. All prefabncated items shall be installed in stnct accordance with the manufacturer's
recommendations and requirements (locations. exposure, end and edge distances fasteners etc.).
Simpson Connectors Unless noted otherwise, the following Simpson Strong -Tie construction connectors
shall be used.
• Post Caps: CBTZ, PCZIEPCZ, BC/BCS
• Post Bases: CPTZ, PB/PBS, ABAIABUTABW
• Joist Hangers. LUC/LUAJIHU/HUC, HUTF/HUSTF (top -flange.
• 1-.foist Hangers IUS/MIU. ITS/MIT/HIT (top-flangei
• Beam Hangers: HU/HUCIHUCOiHGUS, LEG/MEG/EG (top -flange I
• Rafter Hangers: LSU/LSSU. LRUZ
• Truss and Rafter Connection: H 1. H2.5A, or SDWC 15600 at each heel to double plate
• Shearwall Holdowns- HDU/DTT with SSTBIPAB. STH014 or `_:THD14RJ strap -type hold-downs may
be used in lieu of aforemenboned holdowns
• Floor -to -floor Strap -Ties: HDU2. MST48
• Deck Tension Ties.- DTTZ
Fastener Requirements: The number and size of fasteners connecting wood members shah not be less
!han that set forth in IBC Table 2304.9.1.
Staples For roofs, floors and walls, the IRC permits 16 gage wire staples with a min 7/16' dia. crown (per
Table R602. 30 I footnote b ).
SPAN TABLES
The following joist and rafter span charts may be used to specify member sizes, provided that the
relevant loading conditions (below) are met. For questions on interpreting the charts or for
members which do not satisfy the charts' loading conditions. contact the engineer of record
FLOOR JOIST OR BEAM
BEARING WALL BEARING WALL r`
OR BEAM OR BEAM �
CLEAR SPAN
JE11`14nnoN of CLEAR SPAR [XSTA,tuCE FROM PC..OE OF BEAR NG POINT
TO i%SiOE OF c"r-cr•< e"NG P004T i.e LMU°PORTEO DISTAW-Ei
FLOOR
JOIST SIZING
MAX CLEAR SPAN
MEMBER
D.F.2
MAX CLEAR SPAN
WITHOUT GYPSUM LID
(WITH 5/8• GYPSUM UD)
MEAIBER
TJI
5%6'
- 2X4 D F.2
14'-2" (15'-5")
9-1.Q" TJ1 210
8'-Co'
2" D �.2
t T-1 • (18'-5" 1
11-7, 8' TJI 2 t 0
I V-a'
2X8 D F.2
1814r (10'-8")
11.7r8' TJI 360
14%9'
2X10 D F 2
' -4' (- '- "1
14- TJI 2/0
17'-8•
- 2X12 D P 2
20'-5" i2t'- '•}
- 14' TJI 360
'
'
1 20*-10'•-0' 1
Loading oondmons: Lure ►oad = 40 psf. dead oad = 10 psf: U480 TJ Pro Rabng = 42. Dry -use: 16" O.C. spacing
DECK JOIST SIZING
MAX CLEAR SPAN
MEMBER
5'-0'
2X4 P.T.
T-a'
- 2X8 P T.
10'-0'
2X8 P.T.
17-G'
- 2X 10 P T
15'-G'
2X12 P T
1 '-0' -~
2X 14 P.T
Loading conditions Live bad = 60 psf dead load = ' 0 psi L 480. Wet -use, 1 a" O.C. spa _ r D
ROOF RAFTER SIZING
tirAX CLEAR SPAN
D F 2
MEMBER
D.F.2
MAX CLEAR SPAN
TJI
MEMBER
TJI
8%10'
2X4 D.F 2
14'-0'
9i-112" TJI 2' C
10'-4'
2X6 D F.2
22'-3'
11-7f8" TJ1210
13'-2'
2X8 D.F.2
25'-0'
11-7,8" TJI 3a0
16'-3'
2X10 D.F.2
24'-3'
- 14" TJI 210
18'-10'
2X12 D.F.2
28'-0'
14" TJI 380
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Dec 28 2022
CITY OF EDMONDS
DEVELOPMENT SERVICES
DEPARTMENT
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DRAWN BY: DATE:
REVISED BY: DATE:
REVISED BY: I DATE:
REVISED BY: I DATE:
A5.0
Loading conditions Snow wad = 25 psf deaa :oao = 13 psf: L.•243 Ory-use. 24' O.0 spacing