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APPROVED BLD ENG PLN STM_RESUB 2-Full Plan Set+6.8.2021_2.31.41_PM+2238651CODE REQUIREMENTS NOTES IRC R302 Building separation to be greater than 5 feet from property lines with no eaves closer than 3 feet. All roof eaves within 5 feet of property line or fire separation line are required to be 1 hour rated from the underside or alternatively unvented at gable end walls or eaves as excepted in table R302.1 footnotes a & b. IRC R302.7 Under -stair protection. Enclosed accessible space under stairs shall have walls, under -stair surface and any soffits protected on the enclosed side with % inch gypsum board. IRC R308.4 Glazing in hazardous locations in doors, within 24 in of doors, close to floors, within 60 in of stairs and less than 60 in above stair landings, near enclosures for tubs, showers, and pool enclosures and less than 60 in above any walkable surface must be approved safety glass. IRC R309 Garage seperated from living space at residence with min. 1/2" type Y' gwb at all walls and structure. Ceilings below habitable space above require 5/8" type 'x' gwb. Doors connecting to be min 1-3/8" thick solid core or 20 minute fire -rated. IRC R 309.3 Garage floor to be constructed of noncombustible material. IRC 310 Escape and rescue windows to have min 5.7 sq ft net clear open area with max sill ht of 44 in. Minimum clr open width is 20 in and min clear open ht is 24 in. IRC R311.5 Stair min width 36" finished dims with max 7 3/4" rise and min 10" run. 6' 8" min head room required with a graspable handrall between 34-38" and between 1.25" and 2" gripping dimension. IRC R311.7.8.2 Continuity. Handrails for stairways shall be continuous for the full length of the flight ... Handrail ends shall be returned or shall terminate in newel posts or safety terminals. IRC R312 Guard rails req'd for walks 30" above adjacent grade and to be min 36" ht. IRC R314 An 110v interconnected smoke detector with battery back up req'd in all sleeping rooms and outside sleeping areas, and all floors. Alarms must be clearly audible in all bedrooms. Alarms to be installed at highest ceiling in sleeping areas. IRC R315 Carbon monoxide alarms installed outside sleeping areas with fuel fired appliances and/or dwelling units with attached garages. Alarms listed to comply with UL 2034. IRC R330 Exterior doors must have security features including 1/2" minthrow dead bolt or latch, visitor observation port, and operable without key special knowledge or effort. Windows accessible within 10 ft of grade or deck must have locking latch. IRC R502.12, R602.8 Draft stop in all clg and floor assemblies so concealed space does not exceed 1000 sq ft. Fire blocks required at all occupancy seperations at floor levels and minimum 10 foot vertically in walls and at concealed spaces. provid 5/8" type Y gwb to protect all stair structure. IRC R807 Attic Access (if required) to be 22 x 30 in min with min 30 in head room at access hatch. Completely seal and weatherstrip access hatch to air and moisture vapor movement per 2015 WSEC. IRC R703.2, R903 Weather protection for all walls and opening to include weather resistant barrier, min 26 ga galv metal flashings at head and sill and appropriate seals and overlaps to allow water to drain out and away from the envelope. Per the 2015 WSEC a complete air and moisture barrier should be constructed continuously at the exterior envelope to protect and enhance the building materials within WAC 51-13 (formerly Wash State VIAQ code) Habitable rooms must have outside air supply and kitchens, bathrooms, laundry rooms, must be vented mechanically. Fans to be rated Energy Star compliant. IMC 23.44.008.H Exterior lighting shall be shielded & directed away from neighboring properties. CONSTRUCTION REQ'S NOTES VENT./MECH.REQ'S NOTES Project Data � - Sheet Index Lot B of separation BLA Foundations: Mechanical Equipment and Ventilation Requirements per IRC Architectural Ftgs must bear on undisturbed soil a minimum of 12" below Chapters Part V -- Mechanical chapters 12-23 Summary of Work A 0.1w cover sheet including project team, symbols key, project data, sheet index, general notes finish grade inclusive of deck supports. See structural notes Specific ventilation requirements are detailed within IRC Chapter New SF residence with attached garage in the City of Edmonds, including associated excavation, drainage, A 0.2 existing site plan, construction site plan, average grade calculation and details for all steel reinforcement and tie details as well as 15 Exhaust Systems and Chapter 16 Duct systems. landscaping, service features, and site work A0.3 Survey reference Y anchorage req's. (min 1/2 in x 10 in anchor bolts with 14 in Per M1507.4 Local Exhaust Rates A 1.1w foundation plan - west home, foundation details, notes thick 2 in x 2 in late washers at 6 ft on centers spacing and p p g Provide source specific ventilation in each kitchen, bathroom, water closet, laundry and other locations where excess vapor or Address & Legal Description Ian keynotes, plan notes A 2.1 w main floor plan -west home ,lower floor plan, p y within 12 in of sill joints. A 2.3w roof plan - west home, roof details, roof notes, attic venting calculation cooking odor is produced. The minimum effective ventilation See title Block and Refer to Site Plan and attached legal description A 3.1w south -front elevation -west home, west -side elevation, elevation keynotes, typ. construction assemblies Concrete IRC table R402.2 capacity for kitchens is 100 cfm if intermittent and 25 cfm if � A 3.2w north -alley elevation -west home, east -side elevation Soil types IRC table R401.4.1 Assumed 2000 sf bearing Yp p g continuous operation. For bathrooms, toilet rooms, laundry rooms, and spas, the min EVC is 50 cfm for intermittent and 20 Parcel Number Snohomish County Assessor Parcel Number: 00434211903000 A 3.3w south -north section a, east -west section b, construction assemblies A 4.1w window and door details, window schedule - west, door schedule - west unless in ECA or pre site visit requires otherwise. cfm for continuous. ` Permit and Code Information A 4.2w Energy code information, WSEC prescriptive credits, Heating system sizing, WSEC glazing schedule Wood/Earth Seperation: IRC R319.1 Pr tr wood or cedar req'd Each residence (primary &ADU in this case) required to have a whole house mechanical ventilation system which will be capable Current Permit Submittal: Civil -Site Improvement Plans - 323 Daley West for wood in contact with concrete or earth. At sill conditions of producing the volume of air in Table M1507.3.3 1 If the p g ()' Building permit application for new construction, along with any necessary, demolition, excavation, landscape, and 1 of 5 Cover Sheet provide closed cell foam sill gasket and sealant to create an system is intermittently operated it should be capable of � site improvements work. 2 of 5 T.E.S.C. effective air barrier and a good capillary break for moisture continuous operation and shall have a manual and an automatic 3 of 5 Site Improvement Plan migration. control and be increased in capacity per the ventilation rate p Y p Deferred Permits: f Constructi Details � - factors listed in Table M1507.3.3(2). Permits by others for bidder -design by plumbing, mechanical, and electrical prior to start of work from contractor or 5 of 5 Construction Details - 2)A Wood structural sizes and connections: See Engineering M1507.3.4. Whole House Ventilation Using Exhaust Fans These subcontractor companies. calculations notes and details for specifics of loading and homes (primary & ADU) will provide whole house ventilation using Structural - 323 Daley Street West Residence placement to resist gravity and lateral loads. exhaust fans. The fans shall have the req'd flow rating at .25 in Applicable Codes Zoning and Land Use S-1 Foundation Plan and Details water gauge and determined according to HVI 916 or AMCA 210. Edmonds Municipal Code and City Construction Codes as amended by the State of Washington Building Code S-2 Framing Plans S-3 Lateral Plans, Shearwall Schedule and Notes Metal fireplaces and chimneys: IRC R1002 Provide UL or ICC Noise ratings for the fan if located less than 4 ft from the grill must Council (SBCC)and the Edmonds Community Development Code (ECDC) S-4 Details approved prefab. mfr unit installed per mfr instructions and be 1.0 sone or lower measured at 0.1 in water gauge. City of Edmonds as follows: S-5 Details supplied with a min of 6 sq in outside air with seperate exhaust Outdoor air shall be distributed to each habitable room b Y means Building Code 2015 International Residential Code equipped with manual or automatic back draft damper mechanism. such as individual inlets, separate duct systems, or a forced air Y s stem. Doors must be undercut a min of 1/2 in above the finish Structural Code 2015 International Building Code & IRC with Washington Amendments General Notes floor. Outdoor air inlets must meet the requirements of section Fire Code 2015 International Fire Code & NFPA Standards 1. Do not scale drawings. Written dimensions take precedence ENERGY CODE REQ'S NOTES M1507.3.4.4 Plumbing Code 2015 Uniform Plumbing Code 2. Drawings have been prepared on an original sheet size of 24" x 36". utdoor air inlet shall be loafed so as not to take air from the Mechanical Code 2015 International Mechanical Code 3. Horizontal dimensions shown customarily indicate face of (F.O.) concrete, F.O. Masonry, F.O. framing, WSEC R401.3 Mandatory Residential Energy Compliance Certificate complyingwith this section is required to be completed q p followingareas: Energy Codes 2015 Washington State Energy Code - Residential Provisions centerline of gridline as shown. Dimensions only indicate F.O. finish, and F.0 sheathing when the design professional or builder and permanently posted 1. Closer than 10 feet from an appliance vent outlet, unless such vent outlet is 3 feet above the outdoor air inlet Electrical Code 2020 National Electrical Code basis of NEC as adopted b Washington State WAC 296-46B ( p Y g ) specifically noted. 4. Information regarding existing conditions used to prepare these drawings has been provided by others. within within 3 feet of the electrical panel prior to final inspection. 2. Where it will pick up objectionable odors, fumes, or Zone -Land Use District Contractor to field verify existing conditions prior to commencing construction. Provide written flammable vapors notification to the architect of an discrepancies between existing conditions and the drawings. The Y p g g IRS 6 WSEC R402.4.1.2 Air leakage shall not exceed 5 (or lower if WSEC credits selected dictate - see below), air changes per hour and shall be tested as such. A written report of the test results shall be signed by the testing party and provided to the building inspector, prior to call for final inspection. The air leakage test result shall be documented on the form which is available online at http://www.energy.wsu.edu/BuildingEfficiency/EnergyCode.aspx WSEC R404.1 A minimum of 75 percent of all new permanently installed lamps in lighting fixtures shall be high -efficacy lamps. WSEC R406.2 Energy Credits options to be implemented: AIR LEAKAGE CONTROL & EFFICIENT VENTILATION 2a: Compliance based on R402.4.1.2: Reduce the tested air leakage to 3.0 air changes per hour max. & all whole house ventilation requirements as determined by section M1507.3 of the IRC shall be met with a high efficiency fan (max 0.35 watts/cfm) not interlocked with the furnace fan. ventilation systems using a furnace including an ECM motor are allowed, provided that they are controlled to operate at low speed in ventilation only mode. HIGH EFFICIENCY HVAC EQUIPMENT 3b: �~ Air -source heat pump with min HSPF of 9.0 To qualify to claim this credit, the building permit drawings shall specify the option being selected and shall specify the heating equipment type and the min. efficiency. This information will be provided by the mechanical subcontractor at application for the �. mechanical installation permit. EFFICIENT WATER HEATING 5a: Water heating system shall include one of the following: Gas, water heater with a minimum EF of 0.62 All showerhead and kitchen sink faucets installed in the house shall be rated at 1.75 GPM or less. All other lavatory faucets shall be rated at 1.0 GPM or less. see table footnote b To qualify to claim this credit, the building permit drawings shall specify the option being selected and shall specify the water heater equipment type and the minimum equipment efficiency and shall specify the maximum flow rates for all showerheads, kitchen sink faucets, and other lavatory faucets. EFFICIENT WATER HEATING 5c: Water heating system shall include one of the following: Gas, propane or oil water heater with a minimum EF of 0.91 or Solar water heating supplementing a minimum standard water heater. Solar water heating will provide a rated minimum savings of 85 therms or 2000 kWh based on the Solar Rating and Certification Corporation (SRCC) Annual Performance of OG-300 Certified Solar Water Heating Systems or Electric heat pump water heater with a minimum EF of 2.0 and meeting the standards of NEEA's Northern Climate Specifications for Heat Pump Water Heaters To qualify to claim this credit, the building permit drawings shall specify the option being selected and shall specify the water heater equipment type and the minimum equipment efficiency and, for for solar water heating systems, the calculation of the minimum energy savings. 3. a hazardous or unsanitary location Architect will Issue a written directive If further clarification is required. Occupancies 5. Contractor to field verify all dimensions, datum, levels, and conditions pertaining to the work prior to 4. a room or space having any fuel -burning appliances Y p 9 therein 5. closer than 10 feet from a vent opening of a plumbing drainage system unless the vent opening is at least 3 feet above the air inlet -6 Attic, crawl spaces, orgara;es CZin 7. Asphalt roofs unless it is shown that no other location missible. In such cases the inlet opening shall be located a f 2 ft from the nearest surface of the asphalt roofing. `i vv`_ v'' '�� -v�� GARAGE -DWELLING FIRE SEPARATION REQ'S IRC R302.5 Dwelling -garage opening & penetration protection. Openings & penetrations through the walls or clgs separating the dwelling from the garage shall be in accordance with sections R302.5.1 through R 302.5.3. Doors shall be solid wood min 1-3/8" thick or solid or honeycombed steel doors not less than 1-3/8' thick or 20 minute fire rated doors equipped with a self closing device. IRC R302.6 Dwelling -garage fire separation. The garage shall be separated as required by Table R302.6. Openings in garage walls shall comply with Section R302.5. Attachment of gypsum board shall comply with Table R702.3.5. Requirements as follows from the Table: A min of 1/2" GWB from the residence walls & attics A min of 5/8" Type X GWB from habitable rooms above the garage All structures supporting floor/clg assemblies used for separation a min of 1/2" GWB ADU FIRE SEPARATION REQ'S IRC R302.3 Two-family dwellings. Dwelling units in two-family dwellings shall be separated from each other by wall and/or floor assemblies having not less than a 1 hour fire -resistance rating when tested in accordance with ASTM E 119 or UL263. Fire -resistance -rated floor/ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Exceptions: 1. A fire -resistance rating of % hour shall be permitted in buildings equipped throughout with and automatic sprinkler system installed in accordance with NFPA 13. 2. Wall assemblies need not extend through attic spaces when the ceiling is protected by not less than 5/8-inch Type X gypsum board and an attic draft stop constructed as specified in Section R302.12.1 is provided above and along the wall assembly separating the dwellings. The structural framing supporting the ceiling shall also be protected by not less than 1/2-inch gypsum board or equivalent. R302.3.1 Supporting construction. When floor assemblies are required to be fire -resistance rated by section R302.3, the supporting construction of such assemblies shall have an equal or greater fire -resistance rating. Protect all dwelling unit rated penetrations per section R302.4 R302.5 Dwelling/garage open inglpenetration protection. Openings and penetrations through the walls or ceilings separating the dwelling from the garage shall be accordance with Sections R302.5.1 through R302.5.3 R302.6 Dwelling/garage fire separation. The garage shall be separated as required by Table R302.6. Openings in garage walls shall comply with section 302.5. .ITIV Type of Construction Type VB Light wood frame, panel siding system applied over rain screen, slab on grade,engineered wood joists, and manufactured single ply roofing membrane system Fire protection Fire protection per applicable code SRC section R302 with modified 1 hour occupancy separations provided between garage and living spaces per SRC table R302.6. See adjacent notes on ADU Fire separation reqs. Residence square footage summary See sheet A0.1 this sheet Construction Assemblies See sheet A3.1w and A3.1e for Typical and specific envelope and construction assemblies. Symbols Al revision number tag north arrow 4 drawin or detail title grid line jl�b building section A 3.2 designation over sheet number elevation detail tag designation over sheet number detail tag designation over sh number scale reference 0 2 4 8 16 bar PLAN SYMBOLS KEY: sD Smoke detector with audible alarm interconnected with building 110 v wiring with battery back up. co Carbon monoxide alarm approved & listed as complying with UL 2034 & installed per mfr Instructions. © Gas line piping and stub for future appliance HB Hose bib - freeze protected at exterior Energy Star fan suitable for noted capacity vented to outside & including back draft damper & weather flashing shroud. Thermostat control for mechanical heating system Ev Electrical vehicle charging station - provide conduit run to future location of new electrical panel sP Solar power conduit run for future solar panel installation APPROVED PLANS MUST BE ON JOB SITE City of Edmonds Building Department APPROVED Plans ALL WORK SUBJECT TO FIELD INSPECTION FOR CODE COMPLIANCE commencing construction. Provide written notification to the architect of any discrepancies with the documents. The Architect will issue a written directive if further clarification is required. 6. These drawings are the exclusive property of Cloward Sustainable Design and have been prepared for use in the execution of the enclosed project. Use or reproduction for any other purpose without the written permission of Brian Cloward Architect is prohibited. 323 Daley West Plan Primary residence main floor 1930 sf lower floor 984 sf residence living area 2914 sf MIL - adu at lower floor 346 sf Total l/ving area 3260 sf porch 52 sf covered deck 156 sf Garage 533 sf NOT AN ADU: ESTABLISHMENT OF ADU REQUIRES RESIDENT PROPERTY OWNER LAND USE DECISON Approved by Fire 06/17/2021 A F M tterer Approved. A residential fire sprinkler system is required. A recommended flow -through design will meet specifications and reduce equipment and continuing maintenance requirements. ECDC19.05.020C. Provide a minimum combination water service of one inch (1 ") meter and one and one half (11/2") service line, or show that domestic and fire protection needs can be met with a smaller service. Project Team Permit Agency: City of Seattle Seattle Department of Construction & Inspections 700 5th Avenue, Suite 2000 PO Box 34019 Seattle, WA 98103-4019 tel. (206) 684-8600 Owner: Dennis Parker - Daley Street Builders, LLC 528 Pine St #1 Edmonds, WA 98020 (425) 359-9189 dparker847@aol.com Consultants: Architecture Cloward Sustainable Design 630 NW 81 st Street Seattle, WA 98117 Brian Cloward (206) 755-0759 e-mail: briancloward@comcast.net General Contractor/Builder See owner above Premier Homes LLC Washington Contractor License # PREMIHL836RE Civil Engineer Litchfield Engineering Keith Litchfield, PE 12840 81 st Avenue NE Kirkland, WA 98034 (425) 821-5038 ka.litchfield@frontier.com Structural Engineer Reed & Associates, PS Civil & Structural Engineering Wendell Reed, PE 19626 76th Ave West - Suite'A' Lynwood, WA 98036-5877 Office (425) 778-2793 Attn: Wendell Reed, PE Coordination by Randall J. Munson Building Design 1621 Central Avenue South Suite 'i' Kent, Washington 98032 phone: (206) 349-4551 e-mail: randalljmunson@gmail.com City Of Edmonds Building Department Work SFR WITH ADU ---------------------- --------------------- Address --- 323 DALEY ST ----- - ----------------------------- Owner DENNIS PARKER-DALEY STREET BUILDERS LLC Approved Date Building Official Permit Number o6iiaizozi ----------------- /�eIP4 BLD2021-0170 ,s <z briancloward @comcast.net 630 nw 81st Street Seattle, wa 98117 206.755.0759 revisions Rev Date Description Q 2021-0422 city corrections 1 U ^I U) M O cv M O � cv W a E 0 >.,o O a ^, 3 WcoQU � 0 0 N U �w M � 3 N U) t M - (3 O E W U) O v (D 0 sheet contents sheet index, project team, project data, symbols legend, code notes, general notes professional stamp below jurisdiction stamp below RESUB Jun 09 2021 CITY OF EDMONDS DEVELOPMENT SERVICES DEPARTMENT permit review A 001W January 28, 2021