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Plan 012155 GL Elev ABC 2021 code Yelm 4-29-2025DESIGNER BROBST DESIGN WORKS CONTACT: DAN BROBST 206.409.6690 don@brobstdesignworks.com STRUCTURAL ENGINEER RB ENGINEERS, INC. 1312 2nd Street, Kirkland, WA 98033 Tel: (425) 822-3009, Fax: (425) 822-2679 Email: RBE1992@ GMAIL.COM PLAN DESCRIPTION FLOOR AREA: MAIN LEVEL: 991 S.F. UPPER LEVEL: 1164 S.F. TOTAL: 2155 S.F. GARAGE: 444 S.F. FRONT PORCH: 61 S.F. REAR STOOP: 16 S.F. OPT. COVERED PATIO: 100 S.F. SYMBOL AND ABBREVIATION KEY A.B. ABV. A.F.F. ALT. AVG AWN BLKG. BM. B.W. CFM DBL DEPT DIA DIM DISP DW EA E.N. FP GALV GL GWB HB HDR HORIZ. LB MAX. MECH MFD MFR MICRO MIN NTS ANCHOR BOLTS ABOVE ABOVE FINISHED FLOOR ALTERNATE AVERAGE AWNING BLOCKING BEAM BOTH WAYS CUBIC FEET PER MINUTE DOUBLE DEPARTMENT DIAMETER DIMENSION DISPOSAL DISHWASHER EACH EDGE NAILING FIREPLACE GALVANIZED GLUE LAMINATED GYPSUM WALL BOARD HOSE BIB HEADER HORIZONTAL POUNDS MAXIMUM MECHANICAL MANUFACTURED MANUFACTURER MICROWAVE MINUMUM NOT TO SCALE DETAIL LABEL CONSTRUCTION DETAIL CALLOUT D PAGE DETAIL IS LOCATED S1 "-" MEANS THIS PAGE 0/ OVER OX SLIDING WINDOW RIGHT OPERATES O.C. ON CENTER OH OVERHEAD PIC PICTURE WINDOW PLF POUNDS PER LINEAL FOOT PSL PARALLEL STRAND LUMBER R/A RETURN AIR REQ'D REQUIRED R&S ROD AND SHELF S.D. SMOKE DETECTOR S.F. SQUARE FEET SG SAFETY GLASS SHLV SHELVES SHWR SHOWER STD. STANDARD TB TOWEL BAR TP TOILET PAPER HOLDER TR TOWEL RING TYP TYPICAL VERT VERITCAL VTOS VENT TO OUTSIDE W/ WITH WC WATER CLOSET W/D WASHER DRYER WH WATER HEATER XO SLIDING WINDOW LEFT OPERATES CENTURY COMMUNITIES 16108 ASH WAY SUITE 201 LYNWOOD WA 98087 PLAN 012155 ELEVATION A 2021CODE - GARAGE LEFT SINGLE FAMILY RESIDENCE WOOD FRAME STRUCTURE STEM WALL /CRAWL SPACE FOUNDATION DETACHED RESIDENCE WITH ATTACHED 2 CAR GARAGE OPT. 3-CAR GARAGE BUILDING CODE / ENERGY COMPLIANCE 2021 INTERNATIONAL RESIDENTIAL CODE 2021 INTERNATIONAL BUILDING CODE 2021 INTERNATIONAL MECHANICAL CODE 2021 INTERNATIONAL LIRE CODE 2021 WASHINCTON STATE ENERGY 2021 UNIFORM PLUMBING CODE + WA. STATE AMMENDMENTS WALL BELOW (FLOOR FRAMING AND ROOF PLANS) WALL ABOVE (FLOOR FRAMING) DROPPED HE ABOVE (FLOOR PLANS) WALL ON FLOOR PLAN SHEAR WALL ON FLOOR PLAN SW-4 SHEAR WALL TYPE - SEE PAGE S1 FOR FULL INFORMATION FLOOR TRUSS _ GIRDER FLOOR TRUSS OR FLUSH BEAM - PER CALLOUT — —� DROPPED BEAM FLOOR JOIST OR ROOF RAFTER 0 \ PLUMBING FIXTURE ABOVE OVERFRAME AREA (ROOF PLAN) DROPPED CEILINGS (FLOOR PLAN) SECTION LABEL BUILDING SECTION CALLOUT A9 PAGE SECTION IS LOCATED YELM VERSION ISSUE 6.15.2024 - ORIGINAL 2021 CODE SET ENERGY CREDITS SEEPAGE N1.1 FOR SELECTED CREDITS AND UA ALTERNATIVE PATH BUILDING TYPE & CLASSIFICATION BUILDING TYPE: V-B BUILDING CLASSIFICATION: R3/U SHEET INDEX I CURRENT DATE COVER SHEET PLAN INFORMATION 1 6.15.2024 SHEET Al FOUNDATION /MAIN FLOOR FRAMING PLAN I 6.15.2024 UPPER LEVEL FLOOR FRAMING PLAN SHEET A2 MAIN & UPPER LEVEL FLOOR PLANS I 6.15.2024 SHEET A3 ROOF FRAMING PLANS 6.15.2024 SHEET A4.0 ELEVATIONS - 2-CAR GARAGE 6.15.2024 206.409.6690 dan@brobstdesignworks.com I 0 N O Z Q J z ¢O z cn C:)O:f W J J W ED >- SHEET A7 SECTION 6.15.2024 ti co 0 00 M 0 0 SHEET E1 MAIN & UPPER LEVEL ELECTRICAL PLANS 4.13.2025 W �D Z J CV Z W SHEET M1 DUCTWORK PLAN 6.15.2024 Wo � SHEET AD1 ARCHITECTURAL DETAILS 6.15.2024 U Q co Q 00 0 Iv - SHEET S1 RB ENGINEERS STRUCTURAL DETAILS 6.15.2024 co SHEET S2 RB ENGINEERS STRUCTURAL DETAILS 6.15.2024 SHEET S3 RB ENGINEERS STRUCTURAL NOTES 6.15.2024 REVISED SHEET N1 ENERGY V.I.A.Q & NOTE SHEET 6.15.2024 4.13.2025 SHEET N1.1 ENERGY COMPLIANCE FORMS 6.15.2024 SHEET N2 GENERAL NOTE PAGE 6.15.2024 1 /4"= 1'- 0" SCALE 6.15.2024 DATE PLAN 2155 COMPUTER FILE NAME COVERA SHEET NUMBER -zn' n" oe PT 44 ABOVE OMIT PADS AT PATIO PER OPT. W/ ABU44 9'-8 1 /2" 12'-11 3/4" — — — — — ®4. SLAB 241 W/ FIB'ERMEOSH RE NF.. 24 1� 1 0/ 2" GRAVEL BASE 1 DFT I SLOPEOMPACTED AWAY /4G/ I 21'-7" 1 4'-6" 1 12'-11" I J I IJ I o Q' 0 o TYP o I o V)o A l V)o I� V TYP o 0 A V)I V)Al S1 I N I N uo V) S1 L P PL L uo 2 10 DF#2 IJOISTS W16" O.C. o DBL. JOIST W/ OPT.7�4 III II II II II II II II II II II II 7' rF-- — iol ZII'I 0 o S D Li I �® 4x10 D� 2®� o -I -t—I g t—I T, 1� 1� 1 AD1 q I _ ES2 4 t - LUS210 TYP. T W/ OPT. ONLY - 6 IL B CK OLY IIVAPO BARRIER THROUGHOUT DBL. JOIST W/ OPT. LU 210-2 ® DBL. W%SOPT. ONLY I ,-O 2„ ' 1-11 / -7 2- 2- -0 2 1 -1 o A 10, � S1 TYP � -1 00 DF 2 _ L 18J TYP. 24 4 3 30 DBL S1 Z�v� STF_ SIMun 5 "' N DBL. L _I O� M' LUS210-2 ® DBL. o LUS210 TYP. rn L STHD14 S1 S1 SIM I I P � � I r4xl0 DF _F_ _ _7L A S1 TYP PL 181 18 P. 8 1 CONTROL JOINTS L BL 5'-0' N AS SHOWN 4" CONC. SLAB ON GRADE PL W/ FIBERMESH REINFORCEMENT 0/ 2" GRAVEL BASE 0/ 6 MIL POLY. V.B. o' 0/ COMPACTED GRADE SLOPE TOWARD DOOR L �J Al PT 4x4 ABOVE Ld K' o NIS NIS CONT. FOOTING W/ ABU44 V c~n uo canco D REFERENCE DETAIL R STHD14 IN CASE OF MISPLACED S2 D w N PT 44 ABOVE14 N S1 W/ ABU44 HOLD-DOWN, TYP. S1Ed N HTT5 MAY BE USED IN 2 ----------------- ---- 24 LIEU OF STHD14RJ 4" CONC. SLAB ON GRADE V) V) W/ FIBERMESH REINFORCEMENT 0/ 2" GRAVEL BASE 4 3 4" / 3 1 4" 8-11 1 4" 4 3 4" / / / 0/ COMPACTED GRADE SLOPE AWAY 1/4" / FT 2'-0' 16,_0„ 2'4' 9'-10" 9,-2" 20'-0" 19'-0oe 39'-0dooe FOUNDATION / MAIN LEVEL FLOOR FRAMING PLAN VENTILATION: R408.2 WITH WA. STATE AMMENDMENT PROVIDE 1 SQFT. VENTILATION PER 300 SQFT, UNDER FLOOR AREA 991 SQFi UNDERFLOOR AREA / 300 = 3.31 som VENTILATION REQUIRED 3.31 SQ Fi VENTING REQUIRED / .50 SQ Fi PER VENT = 6.62 TOTAL NUMBER OF 16"xB" PLASTIC VENTS REQUIRED PROVIDE A MINIMUM OF (7) 16"x8" FND VENTS (NET VENTING AREA = 73 SQ IN OR .50 SQFr) POINT LOAD NOTE: "PL" DESIGNATES POINT LOAD FROM ABOVE ON THE FOUNDATION PLAN. PROVIDE SOLID BLOCKING UNDER ALL LOCATIONS AND NO VENTS ARE ALLOWED BELOW PL FOOTING SCHEDULE: 2x6 @ 16" O.C. EXTERIOR WALLS TYP. U.N.O (2)2x6 HF#2 HDR., ET TYP UNO PER S2 PROVIDE DRAFT STOPPING THIS TRUSS WALL LINE R502.12 IRC F_ —1 1'-6"x1'-6"x8" DEEP Li e CONIC. FOOTING __1 ()#4EACH WAY, TYP. F 2'-0"x2'-0"x8" DEEP ® CONC. FOOTING W/ 24 (3)#4 EACH WAY, TYP. F2'-6"x2'-6"x8" DEEP ® CONC. FOOTING W/ (4)#4 EACH WAY, TYP. F_ —1 3'-0"x3'-0"x12" DEEP ® CONC. FOOTING W/ L36 (5)#4 EACH WAY, TYP. F —14'-0"x4'-0"x12" DEEP ® CONC. FOOTING W/ 48 �(7)#4 EACH WAY, TYP. T 2x4 @ 24" O.C. INTERIOR WALLS TYP. U.N.O. EXCEPT AT STAIRWELL & BEARING TO BE 2x4 @ 16" O.C. 2x4 @ 16" O.C. STUD WALL UPPER LEVEL FLOOR PLAN FRAMING PLAN PLUMBER NOTE: PROVIDE A MINIMUM OF 2" CLEARANCE AT ALL PLUMBING DRAINS FROM THE EDGE OF FLOOR TRUSSES, TYP. CONCEALED SPACE NOTE: PROVIDE DRAFT STOPPING ® CONCEALED FLOOR SPACES IN EXCESS OF 1000 S.F. R502.12 IRC SZM T�q�� i; s 24149IST 0� S ONAL � 1 EXPIRES 2/1/2024 dan@brobstdesignworks.com 206.409.6690 cn u— Z J OQ w O ^J �f LL CD z0 W 0 0- p� v z0 00 �O O J CV LL LL ti 0o O 00 cl 0 U � Z N J O N w H W u C/) Q U � U) Q 0o O qqr- c� REVISED 1 /4"= 1'— 0" SCALE 2.8.2021 DATE 2155-P COMPUTER FILE NAME Al SHEET NUMBER 39'-0" 10'-0" 12-10" 44 WRAPPED POSTS-/ OPTIONAL WITH OPT. COVERED PATIO COVERED PATIO HIGH EFFICIENT HVAC 3.6: 9'-7" 13' 0" 10'-0" 6'-5" AIR SOURCED HEAT PUMP MIN. HSPF2 OF 10.0 (HSPF OF 11) STEP CONC. STOOP [SW4 6O-Ox5 0 XO SW-4 SW-4 O x5 0 XO SW-4 10 6-Ox6-10 SGD (SG) HB o � 0 8'_ 0" I un 2x4 WALL BELOW o KITCHEN GREAT ROOM DINING 34-1/2" HIGH � o� 01 I =� o OPTIONAL R ELEC. FIREPLACE. INSTALL E >(Do AD1L PER CODE & MFR. SPECS. OF CAANTILEVER 17,000 +/- BTU L I mi 4'-3of 2„ R----- 4-1 5-2 3'-2" �2 2'-7 loe Ln Jo V) 2-8 `1 a---- HEAT I PHEAT UMP SW-4 SHELVES 0 cv PUMP H 110v 2-0 1-3/4" SOLID-CORELl ;r, I Z TIGHT FITTING DOOR W/ 1'-10' - SHELVES TP o ° AD1 20 MINUTE MIN. RATING 3' SQ. CONC. 2-8 W/ S.C. HINGES AND - PWDR S OOP W/ OPT. OPTIONAL TO BE SELF -LATCHING I ;` Y N L 4" STEEL PIPE BOLLARD I Qelf Of 2-4 Q N O I EFFICIENT WATER HEATING 5.6: (!)HEAT ALARM H❑ I � Q OPT. 2-6� I ELEC. HEAT PUMP W.H — w 3 / NEEA TIER II SPECIFIED 110v INTERCONNECT I J o ¢Z AD1 of N I "o3 \ OPT. 2-6 GARAGE up IFFOY R STUDY IAD1 I F 5/8" TYPE "X" G.W.B. oo I ON ALL WALLS I EMERGENCY EGRESS PER I AND CEILING, WRAP o NOTE #40 PAGE N2 EXPOSED POSTS & BEAMS FRI OO 4-Ox4-0 XO I 2'-0 16 -0 2 -01 3 1-10 S -11 6 - VW-4 8'-1" -lilt HB HB I 16-00-0 OHD sw-3 20'-0 Sw- PORCH N S1 S1 ❑® 19'-4" 10'-0" 9'-8" 39'-0" MAIN LEVEL FLOOR PLAN DENOTES MIN. 50 CFM EXHAUST FAN., UNO TYPICAL DETAILS NOTE: ALL FANS MUST VENT TO THE OUTSIDE REFERENCE DETAIL XX PAGE S2 FOR TYPICAL CORNER FRAMING REFERENCE DETAIL ZZ PAGE S2 FOR TYPICAL OPENING FRAMING 01 10v DENOTES SMOKE DETECTOR LOCATION ALL SMOKE DETECTORS TO BE 11 OV. ENERGY & BUILDING LEAKAGE 1 TESTING NOTES: INTERCONNECTED WITH BATTERY BACK-UP SEE PAGE N1 FOR COMPLETE INFORMATION CO CARBON MONOXIDE DETECTOR TO BE 11Ov WITH BATTERY BACK-UP SHEAR WALL NOTE: SW-X REPRESENTS SHEAR -WALL LOCATION AND TYPE. REFERENCE PAGE S1 FOR SHEAR -WALL SCHEDULE SAFTEY GLASS NOTE: (SG) DENOTES SAFETY TEMPERED GLASS BUNDLED STUD NOTE: SEE FLOOR FRAMING FOR BUNDLED STUD / POST LOCATIONS PLUMBING NOTE: CLOTHES WASHER AND DISH WASHER MUST BE INSTALLED WITH WATER -HAMMER PREVENTION DEVICES. FRAMING & ROUGH OPENING NOTES: -EXTERIOR HINGED DOORS (VERIFY W/ CONTRACTOR) FURR BOTTOM WITH 3-1/2" x WIDTH x 7/16" OSB SINGLE DOOR : WIDTH + 2" x 83" DOUBLE DOOR SET : WIDTH + 3" x 83" -INTERIOR HINGED DOORS SINGLE DOOR : WIDTH + 2" x 82-1/2" DBL. DOOR SET: WIDTH + 2" x 82-1/2" -BYPASS DOORS: WIDTH - 1" x 83" -SLIDING GLASS DOOR: WIDTH + 0" x 82-1/2" PLACE NERVASTROL PLASTIC UNDER DOOR WITH CAULKING UNDER AND OVER NERVASTROL. -ALL 8-0 DOORS (FRONT DOOR & FRENCH): WIDTH + 2" x 99" PROVIDE 2x BLOCKING AT THE FOLLOWING LOCATIONS: HANDRAIL BACKING 0 32" CENTERLINE TOWEL BAR BACKING 0 48" CENTERLINE TOWEL RING BACKING 0 60" TOILET PAPER BACKING ® 25" 5'-2" 3'-2" 2'- SHELVES {(` N PWDR TP 2-4 R&S CD ----- 4-0 BP 1 1 0 v BEDROOM 4 IT EGRESS PER NOTE , .' GE N2 44-Ox4-0 XO Lo I 00 i� 0 0 UPPER LEVEL FLOOR PLAN FLOOR AREA: MAIN LEVEL: 991 S.F. UPPER LEVEL: 1164 S.F. TOTAL: 2155 S.F. GARAGE: 444 S.F. FRONT PORCH: 61 S.F. REAR STOOP: 16 S.F. OPT. COVERED PATIO: 100 S.F. FRAMING & ROUGH OPENING NOTES: -EXTERIOR HINGED DOORS (VERIFY W/ CONTRACTOR) SINGLE DOOR : WIDTH + 2" x 83-1/2" DOUBLE DOOR SET : WIDTH + 3" x 83-1/2" -INTERIOR HINGED DOORS SINGLE DOOR : WIDTH + 2" x 82-1/2" DBL. DOOR SET: WIDTH + 2" x 82-1/2" -BYPASS DOORS: WIDTH - 1" x 82" PROVIDE 2x BLOCKING AT THE FOLLOWING LOCATIONS: TOWEL BAR BACKING 0 48" CENTERLINE TOWEL RING BACKING 0 60" TOILET PAPER BACKING ® 25" FIRE BLOCKING NOTE PROVIDE FIRE BLOCKING AT THE FOLLOWING LOCATIONS: - AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES. - IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS INCLUDING FURRED SPACES AT THE CEILING AND FLOOR LEVELS AND AT 10 FT. INTERVALS BOTH VERTICAL AND HORIZONTAL - IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN AND BETWEEN STUDS ALONG AND IN LINE WITH THE RUN OF STAIRS IF THE WALLS UNDER THE STAIRS ARE UNFINISHED -IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES AND SIMILAR OPENINGS THAT AFFORD PASSAGE FOR FIRE AT CEILING AND FLOOR LEVELS, WITH NONCOMBUSTIBLE MATERIALS. - AT OPENINGS BETWEEN ATTIC SPACES AND CHIMNEY CHASES FOR FACTORY BUILT CHIMNEYS. SZM i; s 24149 0 S ANAL 1 EXPIRES 2 1 2025 dan@brobstdesignworks.com 206.409.6690 U— J W LC� cn � Q CN J �Q 0 V 7 � Z W Q O 0 J O C:) Ulir- J O LL CV ti 0o 0 00 a� cl Q O U N J o N W H W Ov u) Q U � U) 00 0 qrl- 00 qrl- REVISED 1 /4"=1'- 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME SHEET NUMBER < 6" m J w � w I V) o N z z o Y F o O S'Ld Q x �/ SIM o N Q o N II � W J > o z N w a w w > p oaf z m o z D S1 GABLE END TRUSS F w o � CD O II � (2)A35 BM. TO WALL F S1 SIM S1 SIM 5� LC114 III (2)A35 BM. TO WALL 2x12 LEDGER W/ (5)16d @ 16" O.C. TO EACH STUD & 16d ® 4" O.C. TO 2x BLOCKING BETWEEN STUDS RJ qN�/ IO� W f(y X MONO �RUSSES @ 'I, O.C. N )2x4 C48 (3): i 4 (3y2x4 II II 3-1/1 x12 G� (FULL WIDTH) II II 44 PT POST W/ ACE4 CAP, TYP. (3)2x6 (3)2x6 2x10 LEDGER W/ (4)16d ® 16" O.C. & 16d @ 4" O.C. TO 2x BLOCKING BETWEEN STUDS 1 a'_ N RJ 1-4+11 N� o LT o � x GABLE END TRUSS EAVE VENTS ALLOWED AT THIS ROOF LOWER ROOF FRAMING PLAN 4 3/4" (2)2x6 HUC48 PT 44 POST TYP M (2)A35 BM. TO POST, TYP. INSULATION NOTE: FILL TRUSS CAVITY AS MUCH AS POSSIBLE AT PINCHED AREAS OF TRUSSES MAINTINING A 1" MINIMUM AIR SPACE ABOVE WITH BAFFLES & ADD ADDITIONAL INSULATION IN AREAS WITH MORE SPACE AVAILABLE TO COMPENSATE FOR THE LESSER AREAS, TYP. BOTH AT SCISSOR AND STANDARD TRUSSES. _0 2x6 @ 16" O.C. EXTERIOR WALLS TYP. U.N.O PROVIDE STC CLIP CONNECTION AT TOP PLATE OF ALL NON -BEARING WALLS TO BOTTOM CHORD OF TRUSS. INSTALL PER MFR.'S INSTRUCTIONS, TYP. TYP CONT. METAL GUTTER, TYP. DS 4x10 DF 2 4x DF 2 x8 DF DS N cn RJ cn LOW � U-iZ N_ Z w w Q__j II II II II II II I II II D. STANDARD IITRUSSES II II II II II II 24 0.APRVE . AFTEY�ANCHOR H TYP s, TYP 2x4 @ 24 O.C. INTERIOR WALLS M TYP. U.N.O. EXCEPT AT STAIRWELL TO BE 2x4 0 16" O.C. ¢ Q ATTIC VENTILATION: MINIMUM ATTIC VENTILATION SHALL BE 1/300 OF THE ATTIC PLAN AREA. UPPER VENTING SHALL BE PROVIDED BY AF-50 ROOF JACKS LOCATED ABOVE THE MIDPOINT OF THE ROOF WITHIN 3'-0" OF THE RIDGE LINE EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK LOWER VENTING SHALL BE PROVIDED BY LOWER VENTING SHALL BE EAVE VENT BLOCKS W/ (4) 2" DIA SCREENED HOLES AND / OR AF-50 ROOF JACKS LOCATED AS SHOWN EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK MAINTAIN 1" CLEAR AIR -SPACE ABOVE INSULATION AT EAVES PROVIDE ROOF JACKS FOR SUPLIMENTAL VENTILATION AS REQ'D BY CALCS. PROVIDING A NET VENT AREA OF 7.068 SQIN.=0.0492 SQ FT NOTE: IF FOR ANY REASON THE HOUSE IS PLACED 5'-0" OR CLOSER TO THE PROPERTY LINE, EAVE VENTS ARE PROHIBITED AND ARE TO BE SUBSTITUTED ROOF JACKS PLACED BELOW THE HALF WAY POINT. BAYS TO BE FILLED WITH TIGHT FITTING, 2x BLOCKING. RJ DENOTES ROOF JACK LOCATION -ROOF COVERING SHALL BE ANCHORED AND DESIGNED FOR HIGH WIND AND DRIFTING SNOW. UPPER ROOF: 1198.0 SQ. FT ATTIC AREA / 300 = 4.0 SQFT. VENT'G REQ'D 2.00 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND 2.00 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: 2.00 SQ. FT. / .34 PER VENT = 5.88 : PROVIDE (6) ROOF JACKS LOWER VENTING: (30) MAX. EAVE VENTS : (30) x .049 PER VENT = 1.47 S.F. 2.0 SQ. FT. - 1.47 SQ. FT PROVIDE _ .53 REMAINING .53 SQ. FT. / .34 PER VENT = 1.55 PROVIDE (2) ROOF JACKS LOWER ROOF: 296.0 SQ. FT ATTIC AREA / 300 = .99 SQFT. VENT'G REQ'D .50 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .50 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .50 SQ. FT. / .34 PER VENT = 1.47 : PROVIDE (2) ROOF JACKS .50 SQ. FT. / .049 PER VENT = 10.5 : PROVIDE (11) EAVE VENTS OPT. PATIO ROOF: 100.0 SQ. FT ATTIC AREA / 300 = .34 SQFT. VENT'G REQ'D .17 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .17 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .17 SQ. FT. / .34 PER VENT = .5 : PROVIDE (1) ROOF JACKS LOWER VENTING: .17 SQ. FT. / .049 PER VENT = 3.47 : PROVIDE (4) EAVE VENTS m cn J J ~ L�l w 0 V) z Z o Z Y u U � O OJ m J X N F__ im Z J W O > N ¢� im w W1 j Oof Z 0- 4x8IQF#2 nl nl nl IW TYP DS 5.12 W Of LOW RJ 5:12 7 LRJl L (2)2x6 HF#2 HDR. s2 TYP UNO PER IDS GABLE END TRUSS TYP. OVERFRAME NOTE: PROVIDE 2x6 HF#2 @ 24" O.C. RAFTER & RIDGE BRACE TO TRUSSES BELOW W/ 2x4 BRACE @ 48" O.C. EACH WAY, EACH MEMBER, TYP. ALL CONNECTIONS PER MINIMUM NAILING REQUIREMENTS OF IBC TABLE 2304.10.1 ALL END MEMBERS SHALL BE SCREWED TO FRAMING BELOW W/ 1 /4"x4-1 /2" SDS SCREWS ® 12" O.C. PROVIDE CONT. ROOF SHEATHING UNDER OVERFRAME PROVIDE 22"x3O" ACCESS OPENING UPPER ROOF FRAMING PLAN TABLE R03.2.1(1) EXTERIOR WALLS EXTERIOR WALL ELEMENT FIRE -RESISTANCE RATING SEPARATION DISTANCE WALLS FIRE -RESISTANCE RATED 1HOUR- TESTED IN ACCORDANCE WITH ASTME 119 OR UL 263 WITH EXPOSURE FROM BOTH SIDES < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 2 FEET PROJECTIONS FIRE -RESISTANCE RATED 1 HOUR ON THE UNDERSIDE °' b > OR = 2 FEET TO < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 3 FEET OPENING IN WALLS 25% MAXIMUM OF WALL AREA 0 HOURS 3 FEET UNLIMITED 0 HOURS 5 FEET PENETRATIONS ALL COMPLY WITH SECTION R302.4 NONE REQUIRED < 3 FEET 3 FEET N/A = NOT APPLICABLE. a. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE IF FIREBLOCKING IS PROVIDED FROM TEH WALL TOP PLATE TO THE UNDERSIDE OF THE ROOF SHEATHING. B. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE PROVIDED THAT GABLE VENT OPENINGS ARE NOT INSTALLED. TYP H S1 TYP TYP m (10 J � Q w 0 �Z z c-D O Z p Y uj o Q J J m QX N � 0 w J > O N > w 0 w > O C) Z � SZM T�q�� 1 �S24149 IST1� SjONAL EXPIRES 2/1 /2025 dan@brobstdesignworks.com 206.409.6690 CD � Z W Q J � N V O 1 W Q 0 J 0 LL CU LL CNII O O N 0 ti co 0 00 cl O O U � Z N J � r o N w 0 = WU � U � U) Q 00 0 qqr- C� REVISED 1 /4"= 1'- 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME A3 SHEET NUMBER LEFT SIDE ELEVATION PLAN 2155 - ELEVATION A RIGHT SIDE ELEVATION REAR ELEVATION FIBER CEMENT PANEL SIDING W/ 1x2 BATTENS 0 16" O.C. 5/48 BAND W "Z" FLASHING P. BAND TRIM 2x8 BARGE BOARD W/ GALV. EDGE FLASHING PROVIDE "Z" FLASHING AT ALL HEAD TRIM LOCATIONS 5/44 WINDOW TRIM, TYP. 5/44 CORNER BOARDS, TYP. CONT. METAL GUTTERS DOWNSPOUTS PER ROOF PLAN (26 FASCIA FRONT ELEVATION) FIBER CEMENT SIDING 8" EXPOSURE +/- PER MFR. SLOPE FINISHED GRADE AWAY FROM HOUSE 1 /4" / FT. 5/4 WOOD WRAP POST 5/44 TOP TRIM & 5/46 CEDAR BASE TRIM HOLD UP 1/4" ABOVE CONC., CAULK W/ BACKER ROD 5/46 GARAGE TRIM, TYP. dan@brobstdesignworks.com 206.409.6690 LL LLJ J LLJ Q r z Q N O o o � 7 Q w W J � O CL LU U N O N 00 O 00 �u O Wz � N J O CV W H Wuu c/) Q U � Q 00 O qqr- to IT - REVISED 1 /4"=1'-0" SCALE 6.15.2024 DATE PLAN 2155 COMPUTER FILE NAME .A4 SHEET NUMBER Q m V) V) J � Q w p VLLJ z � o Z Y o O J J m Qx N Z > O w w > p w> O af z CL Q m N N J Q L�l w p �Z o z p Y uj o O J J m Qx CV p Z J w O > N w w > p w-> o Cl z 0- TYP w GABLE END TRUSS F w o � CD 0 II � (2)A35 BM. TO WALL F S1 SIM S1 SIM 5� LC114 III (2)A35 BM. TO WALL 2x12 LEDGER W/ (5)16d @ 16" O.C. TO EACH STUD & 16d ® 4" O.C. TO 2x BLOCKING BETWEEN STUDS (3)2z4 p S1 S1 TYP 44 PT POST W/ ACE4 CAP, TYP. (3)2x6 (3)2x6 2x10 LEDGER W/ (4)16d ® 16" O.C. & 16d @ 4" O.C. TO 2x BLOCKING BETWEEN STUDS II fv AWg6SSES I I p @24"O.C. �Q III N II II II II II N Ld )2x4 V cj R� I III II II II = w _ i N 3-1/ x12 GL (FULL WIDTH) II (II N o 5:12 o 17 w p � 00 I x GABLE END TRUSS EAVE VENTS ALLOWED AT THIS ROOF LOWER ROOF FRAMING PLAN 4 3/4" (2)2x6 HUC48 PT 44 POST TYP M (2)A35 BM. TO POST, TYP. INSULATION NOTE: FILL TRUSS CAVITY AS MUCH AS POSSIBLE AT PINCHED AREAS OF TRUSSES MAINTINING A 1" MINIMUM AIR SPACE ABOVE WITH BAFFLES & ADD ADDITIONAL INSULATION IN AREAS WITH MORE SPACE AVAILABLE TO COMPENSATE FOR THE LESSER AREAS, TYP. BOTH AT SCISSOR AND STANDARD TRUSSES. _0 2x6 @ 16" O.C. EXTERIOR WALLS TYP. U.N.O H TYP S1 TYP 2x4 @ 24" O.C. INTERIOR WAL TYP. U.N.O. EXCEPT AT STAIRWE TO BE 2x4 0 16" 0. ATTIC VENTILATION: MINIMUM ATTIC VENTILATION SHALL BE 1/300 OF THE ATTIC PLAN AREA. UPPER VENTING SHALL BE PROVIDED BY AF-50 ROOF JACKS LOCATED ABOVE THE MIDPOINT OF THE ROOF WITHIN 3'-0" OF THE RIDGE LINE EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK LOWER VENTING SHALL BE PROVIDED BY LOWER VENTING SHALL BE EAVE VENT BLOCKS W/ (4) 2" DIA SCREENED HOLES AND / OR AF-50 ROOF JACKS LOCATED AS SHOWN EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK MAINTAIN 1" CLEAR AIR -SPACE ABOVE INSULATION AT EAVES PROVIDE ROOF JACKS FOR SUPLIMENTAL VENTILATION AS REQ'D BY CALCS. PROVIDING A NET VENT AREA OF 7.068 SQIN.=0.0492 SQ FT NOTE: IF FOR ANY REASON THE HOUSE IS PLACED 5'-0" OR CLOSER TO THE PROPERTY LINE, EAVE VENTS ARE PROHIBITED AND ARE TO BE SUBSTITUTED ROOF JACKS PLACED BELOW THE HALF WAY POINT. BAYS TO BE FILLED WITH TIGHT FITTING, 2x BLOCKING. RJ DENOTES ROOF JACK LOCATION -ROOF COVERING SHALL BE ANCHORED AND DESIGNED FOR HIGH WIND AND DRIFTING SNOW. UPPER ROOF: 1198.0 SQ. FT ATTIC AREA / 300 = 4.0 SQFT. VENT'G REQ'D 2.00 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND 2.00 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: 2.00 SQ. FT. / .34 PER VENT = 5.88 : PROVIDE (6) ROOF JACKS LOWER VENTING: (30) MAX. EAVE VENTS : (30) x .049 PER VENT = 1.47 S.F. 2.0 SQ. FT. - 1.47 SQ. FT PROVIDE _ .53 REMAINING .53 SQ. FT. / .34 PER VENT = 1.55 PROVIDE (2) ROOF JACKS LOWER ROOF: 296.0 SQ. FT ATTIC AREA / 300 = .99 SQFT. VENT'G REQ'D .50 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .50 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .50 SQ. FT. / .34 PER VENT = 1.47 : PROVIDE (2) ROOF JACKS .50 SQ. FT. / .049 PER VENT = 10.5 : PROVIDE (11) EAVE VENTS OPT. PATIO ROOF: 100.0 SQ. FT ATTIC AREA / 300 = .34 SQFT. VENT'G REQ'D .17 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .17 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .17 SQ. FT. / .34 PER VENT = .5 : PROVIDE (1) ROOF JACKS LOWER VENTING: .17 SQ. FT. / .049 PER VENT = 3.47 : PROVIDE (4) EAVE VENTS m cn J J ~ w L�l 0 V) z z o o Z Y u U � O 0 m J x N � p Z J w O > N > w im o of z 0- PROVIDE STC CLIP CONNECTION AT TOP PLATE OF ALL NON -BEARING WALLS TO BOTTOM CHORD OF TRUSS. INSTALL PER MFR.'S INSTRUCTIONS, TYP. TYP CONT. METAL GUTTER, TYP. DS -1L2x GL 4x DF 2 48 DF 2 DS (2) 2.5 II (3)2�6 3)2x6 (3)2x� II (2)H2.5 N NLli IIN N "' MFD. TRUSSES @ 24" 0.APRVE Vic' AFTEY�ANCHOR T Q III � III R� ❑ RJ RIDGE 'Yf In LOW F�oo III II I�N '�olll II II X II II II II I III I �Q LH III II II II II II �� (3)2x6 li 8 F#2 ` (2)H2jp II Im TYP DS H2.5 TYP. OVERFRAME NOTE: PROVIDE 2x6 HF#2 @ 24" O.C. RAFTER & RIDGE BRACE TO TRUSSES BELOW W/ 2x4 BRACE @ 48" O.C. EACH WAY, EACH MEMBER, TYP. ALL CONNECTIONS PER MINIMUM NAILING REQUIREMENTS OF IBC TABLE 2304.10.1 ALL END MEMBERS SHALL BE SCREWED TO FRAMING BELOW W/ 1 /4"x4-1 /2" SDS SCREWS @ 12" O.C. PROVIDE CONT. ROOF SHEATHING UNDER OVERFRAME PROVIDE 22"x3O" ACCESS OPENING UPPER ROOF FRAMING PLAN TABLE R03.2.1(1) EXTERIOR WALLS GIIIRDER TR�UgS w p Of �Ljnz.j LOW R� 5LTJ EXTERIOR WALL ELEMENT FIRE -RESISTANCE RATING SEPARATION DISTANCE WALLS FIRE -RESISTANCE RATED 1HOUR- TESTED IN ACCORDANCE WITH ASTME 119 OR UL 263 WITH EXPOSURE FROM BOTH SIDES < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 2 FEET PROJECTIONS FIRE -RESISTANCE RATED 1 HOUR ON THE UNDERSIDE °' b > OR = 2 FEET TO < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 3 FEET OPENING IN WALLS 25% MAXIMUM OF WALL AREA 0 HOURS 3 FEET UNLIMITED 0 HOURS 5 FEET PENETRATIONS ALL COMPLY WITH SECTION R302.4 NONE REQUIRED < 3 FEET 3 FEET N/A = NOT APPLICABLE. a. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE IF FIREBLOCKING IS PROVIDED FROM TEH WALL TOP PLATE TO THE UNDERSIDE OF THE ROOF SHEATHING. B. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE PROVIDED THAT GABLE VENT OPENINGS ARE NOT INSTALLED. DS GABLE END TRUSS (2)2x6 HF#2 HDR. TYP UNO PER TYP H S1 TYP TYP m (10 J � Q w 0 (Z z c-D O Z p Y uj O O J J m Qx N � 0 w J > (10 > w 0 w > o C) Z � SZM T�q�� 1 �S24149 IST1� SjONAL EXPIRES 2/1 /2025 dan@brobstdesignworks.com 206.409.6690 W Q J � Lo N Q r Z 0 � z W Q 0 J 0 LL CU LL o C) N O 00 O 00 cl O U N J � r N w W Ov u) Q U � U) Q 00 0 qqr- C� REVISED 1 /4"=1'- 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME A311 SHEET NUMBER LEFT SIDE ELEVATION PLAN 2155 - ELEVATION B RIGHT SIDE ELEVATION REAR ELEVATION COMPOSITION SHINGLE ROOFING FIBER CEMENT SHINGLE SIDING 5/48 BAND W "Z" FLASHING P. BAND TRIM 2x8 BARGE BOARD W/ GALV. EDGE FLASHING PROVIDE "Z" FLASHING AT ALL HEAD TRIM LOCATIONS 5/40 WINDOW TRIM, TYP. 5/40 CORNER BOARDS, TYP. CONT. METAL GUTTERS DOWNSPOUTS PER ROOF PLAN (26 FASCIA FRONT ELEVATION) FIBER CEMENT SIDING 8" EXPOSURE +/- PER MFR. SLOPE FINISHED GRADE AWAY FROM HOUSE 1/4" / FT. 5/4 WOOD WRAP POST 5/44 TOP TRIM & 5/46 CEDAR BASE TRIM HOLD UP 1/4" ABOVE CONC., CAULK W/ BACKER ROD 5/46 GARAGE TRIM, TYP. dan@brobstdesignworks.com 206.409.6690 LLJ J � U-5 m � z Q N O o O 1 7 Q w W J � O CL LU U 0 N ti 00 C=) 00 a� O O u W z N J CD C'4 W H Wuu c/) Q U � Q 00 0 lqr- to REVISED 1 /4"=1'-0" SCALE 6.15.2024 DATE PLAN 2155 COMPUTER FILE NAME .A5 SHEET NUMBER Q m V) V) J Q w 0 VLLJ z � OZ Y o O J J m Qx N Z > O w w >o w> O af z CL Q m cn N J Q L�l w 0 �Z z � o z Y uj O O J J m Qx CV o Z J w O > cn w w > 2 w-> o Cl Z 0- TYP w GABLE END TRUSS F w o � CD O II � (2)A35 BM. TO WALL F S1 SIM S1 SIM 5� LC114 III (2)A35 BM. TO WALL 2x12 LEDGER W/ (5)16d @ 16" O.C. TO EACH STUD & 16d ®4 O.C. TO 2x BLOCKING BETWEEN STUDS (3)2z4 p S1 S1 TYP (3)2x6 (3)2x6 'CL" RJ Cn LN � M III II�¢¢�I II II NOT SSES �Q C�24"O.C. III N II II II II II N _ Lh )2x4 II II II II �� 3-1/Wx12 G� (FULL jWIDTH) II EAVE VENTS ALLOWED AT THIS ROOF LOWER ROOF FRAMING PLAN 44 PT POST W/ ACE4 CAP, TYP. 2x10 LEDGER W/ (4)16d ® 16" O.C. & 16d @ 4" O.C. TO 2x BLOCKING BETWEEN STUDS 4 3/4" (2)2x6 HUC48 EACH END PT 44 POST TYP M (2)A35 BM. TO POST, TYP. INSULATION NOTE: FILL TRUSS CAVITY AS MUCH AS POSSIBLE AT PINCHED AREAS OF TRUSSES MAINTINING A 1" MINIMUM AIR SPACE ABOVE WITH BAFFLES & ADD ADDITIONAL INSULATION IN AREAS WITH MORE SPACE AVAILABLE TO COMPENSATE FOR THE LESSER AREAS, TYP. BOTH AT SCISSOR AND STANDARD TRUSSES. _0 2x6 @ 16" O.C. EXTERIOR WALLS TYP. U.N.O H TYP S1 TYP 2x4 @ 24" O.C. INTERIOR WAL TYP. U.N.O. EXCEPT AT STAIRWE TO BE 2x4 0 16" 0. ATTIC VENTILATION: MINIMUM ATTIC VENTILATION SHALL BE 1/300 OF THE ATTIC PLAN AREA. UPPER VENTING SHALL BE PROVIDED BY AF-50 ROOF JACKS LOCATED ABOVE THE MIDPOINT OF THE ROOF WITHIN 3'-0" OF THE RIDGE LINE EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK LOWER VENTING SHALL BE PROVIDED BY LOWER VENTING SHALL BE EAVE VENT BLOCKS W/ (4) 2" DIA SCREENED HOLES AND / OR AF-50 ROOF JACKS LOCATED AS SHOWN EACH JACK VENT PROVIDES .34 SF OF VENTING PER JACK MAINTAIN 1" CLEAR AIR -SPACE ABOVE INSULATION AT EAVES PROVIDE ROOF JACKS FOR SUPLIMENTAL VENTILATION AS REQ'D BY CALCS. PROVIDING A NET VENT AREA OF 7.068 SQIN.=0.0492 SQ FT NOTE: IF FOR ANY REASON THE HOUSE IS PLACED 5'-0" OR CLOSER TO THE PROPERTY LINE, EAVE VENTS ARE PROHIBITED AND ARE TO BE SUBSTITUTED ROOF JACKS PLACED BELOW THE HALF WAY POINT. BAYS TO BE FILLED WITH TIGHT FITTING, 2x BLOCKING. RJ DENOTES ROOF JACK LOCATION -ROOF COVERING SHALL BE ANCHORED AND DESIGNED FOR HIGH WIND AND DRIFTING SNOW. UPPER ROOF: 1198.0 SQ. FT ATTIC AREA / 300 = 4.0 SQFT. VENT'G REQ'D 2.00 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND 2.00 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: 2.00 SQ. FT. / .34 PER VENT = 5.88 : PROVIDE (6) ROOF JACKS LOWER VENTING: (30) MAX. EAVE VENTS : (30) x .049 PER VENT = 1.47 S.F. 2.0 SQ. FT. - 1.47 SQ. FT PROVIDE _ .53 REMAINING .53 SQ. FT. / .34 PER VENT = 1.55 PROVIDE (2) ROOF JACKS LOWER ROOF: 296.0 SQ. FT ATTIC AREA / 300 = .99 SQFT. VENT'G REQ'D .50 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .50 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .50 SQ. FT. / .34 PER VENT = 1.47 : PROVIDE (2) ROOF JACKS .50 SQ. FT. / .049 PER VENT = 10.5 : PROVIDE (11) EAVE VENTS OPT. PATIO ROOF: 100.0 SQ. FT ATTIC AREA / 300 = .34 SQFT. VENT'G REQ'D .17 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND .17 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT. UPPER VENTING: .17 SQ. FT. / .34 PER VENT = .5 : PROVIDE (1) ROOF JACKS LOWER VENTING: .17 SQ. FT. / .049 PER VENT = 3.47 : PROVIDE (4) EAVE VENTS m cn J J ~ w 0 V) z z o o Z Y u U 2� O o m J x N F__ Im Z J w O > V) > w Im Oof z 0- PROVIDE STC CLIP CONNECTION AT TOP PLATE OF ALL NON -BEARING WALLS TO BOTTOM CHORD OF TRUSS. INSTALL TYP PER MFR.'S INSTRUCTIONS, TYP. CONT. METAL GUTTER, TYP. DS -1L2x GL 4x DF 2 48 DF 2 DS (2) 2.5 II (3)2�6 3)2x6 (3)2x� II (2)H2.5 N ptN IIN N "' MFD. TRUSSES HII �Q �❑ 0@1 24" 0. Vic' A PROVED; V)N AFTEY�ANCHO Q III R� RJ RIDGE R� ❑ Fl tiq � LOW T-0 III II 00 I�N II II VV'�olll w Cv X II II II II I III I u III II II II II II 00 �� (3)2x6 x8 F#2 (2)H2 II GIRDER TRUSS l25 3LHX2 DS 2 2 H2.5 - - - HIP MASTER 2 26 IRDER TRUSS 2 H2.5 F S1 5:12 LOW 5 R� TYP F FD. HI SE T TRUS ES tiA TYP 24 O.C. DS IDS TYP. OVERFRAME NOTE: PROVIDE 2x6 HF#2 @ 24" O.C. RAFTER & RIDGE BRACE TO TRUSSES BELOW W/ 2x4 BRACE @ 48" O.C. EACH WAY, EACH MEMBER, TYP. ALL CONNECTIONS PER MINIMUM NAILING REQUIREMENTS OF IBC TABLE 2304.10.1 ALL END MEMBERS SHALL BE SCREWED TO FRAMING BELOW W/ 1 /4"x4-1 /2" SDS SCREWS @ 12" O.C. PROVIDE CONT. ROOF SHEATHING UNDER OVERFRAME PROVIDE 22"x3O" ACCESS OPENING UPPER ROOF FRAMING PLAN TABLE R03.2.1(1) EXTERIOR WALLS EXTERIOR WALL ELEMENT FIRE -RESISTANCE RATING SEPARATION DISTANCE WALLS FIRE -RESISTANCE RATED 1HOUR- TESTED IN ACCORDANCE WITH ASTME 119 OR UL 263 WITH EXPOSURE FROM BOTH SIDES < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 2 FEET PROJECTIONS FIRE -RESISTANCE RATED 1 HOUR ON THE UNDERSIDE °' b > OR = 2 FEET TO < 5 FEET NOT FIRE -RESISTANCE RATED 0 HOURS > OR = 5 FEET NOT ALLOWED N/A < 3 FEET OPENING IN WALLS 25% MAXIMUM OF WALL AREA 0 HOURS 3 FEET UNLIMITED 0 HOURS 5 FEET PENETRATIONS ALL COMPLY WITH SECTION R302.4 NONE REQUIRED < 3 FEET 3 FEET N/A = NOT APPLICABLE. a. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE IF FIREBLOCKING IS PROVIDED FROM TEH WALL TOP PLATE TO THE UNDERSIDE OF THE ROOF SHEATHING. B. ROOF EAVE FIRE -RESISTANCE RATING SHALL BE PERMITTED TO BE REDUCED TO 0 HOURS ON THE UNDERSIDE OF THE EAVE PROVIDED THAT GABLE VENT OPENINGS ARE NOT INSTALLED. (2)2x6 HF#2 HDR. TYP UNO PER TYP H S1 TYP m (10 J � Q w 0 cn z z c-D O Z Y uj O Q J J m Qx N � 0 w J > O > w 0 w > o C) Z � SZM T�q�� 1 �S24149 IST1� SjONAL EXPIRES 2/1 /2025 dan@brobstdesignworks.com 206.409.6690 U � Z W Q J � Lo N Q r Z 0 � z W Q 0 J 0 LL CU LL o C) N O 00 O 00 cl O O U N J � r N w W Ov u) Q U � U) Q 00 0 qqr- C� REVISED 1 /4"=1'- 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME ■ SHEET NUMBER LEFT SIDE ELEVATION PLAN 2155 - ELEVATION C RIGHT SIDE ELEVATION REAR ELEVATION [K�L�L't�I►y11[�LI►y:ll►[el��:i�I�l�l►[e7 FIBER CEMENT PANEL SIDING W/ 1 x2 BATTENS ® 16" O.C. 5/48 BAND W "Z" FLASHING P. BAND TRIM PROVIDE "Z" FLASHING AT ALL HEAD TRIM LOCATIONS 5/44 WINDOW TRIM, TYP. 5/44 CORNER BOARDS, TYP- CONT. METAL GUTTERS DOWNSPOUTS PER ROOF PLAN (2x6 FASCIA FRONT ELEVATION) FIBER CEMENT SIDING 8" EXPOSURE +/— PER MFR. SLOPE FINISHED GRADE AWAY FROM HOUSE 1/4" / FT. 5/4 WOOD WRAP POST 5/40 TOP TRIM & 5/46 CEDAR BASE TRIM HOLD UP 1/4" ABOVE CONC., CAULK W/ BACKER RO 5/46 GARAGE TRIM, TYP. dan@brobstdesignworks.com 206.409.6690 u— W J W U-5 U Z Q N O � o 1 7 Q W Q Lu � J J CL LU U N O N ti 00 0 00 a� O O u W z N J O CV W H Wuu c/) Q U � Q 00 0 qqr- to REVISED 1 /4"=1'-0" SCALE 6.15.2024 DATE PLAN 2155 COMPUTER FILE NAME .A6 SHEET NUMBER ROOF CONSTRUCTION COMPOSITION ROOF ON 30# FELT o/ 7/16" OSB o/ 2X RAFTERS OR PRE -MANUFACTURED TRUSSES o/ R-60 INSULATION, R-23 MIN. AT EAVES 1/2" G.W.B. CEILING F 00 EXTERIOR WALL CONSTRUCTION SIDING o/ 7 1/2# FELT OR BREATHABLE HOUSE -WRAP o/ 7/16 OSB o/ 2x6 STUDS PER PLAN R-23.0 INSULATION w/ V.B. o/ 1/2" G.W.B. WINDOWS U VALUE = 0.25 SECTION AA FLOOR CONSTRUCTION FINISH FLOOR o/ 22/32" T & G OSB o/ JOISTS / TRUSSES PER PLAN o/ R-38 INSULATION ABOVE NON -HEATED AREAS STAIR CONSTRUCTION 2x12 STRINGERS 1-1/8" ENGINEERED WOOD TREADS 1/2" GWB @ USEABLE SPACE UNDER STAIRS FIREBLOCK BETWEEN STUDS ALONG RUN AND @ MID POINT BETWEEN STRINGERS R-10 RIGID INSULATION AT 4x HEADERS PREMANUFACTURED ROOF TRUSSES PER PLAN R-60 INSULATION, R-23 MIN. AT EAVES 1/2 G.W.B. @ INTERIOR WALLS & CEILINGS R-23 INSULATION, TYP. ALL EXTERIOR WALLS 18" MANUFACTURED OPEN WEB FLOOR TRUSSES 5/8" TYPE Y' DRYWALL ON NLL WALLS, POSTS, BEAMS & CEIUNG N GARAGE, TYP. 3/4" T&G PLWYOOD, GLUE & NAIL R-38 INSULATION MAIN FLOOR & UNDERSIDE OF UPPER FLOOR @ GARAGE SEE DETAIL Q/AD1 FOR CRAWL INSULATION DETAIL 2x FLOOR SYSTEM PER PLAN 4" PERF. DRAIN PIPE W/ FREE DRAINING MATERIAL FILTER FABRIC COVER CONNECT TO STORM SYSTEM 6 MIL BLACK POLY VAPOR BARRIER dan@brobstdesignworks.com 206.409.6690 LL w J LJJ 0 L,n Q r Z V O ' Z w Q CU C) J w o CL cn U N O N ti 00 O 00 O O W Z N J O CV ZW wo Q U � Q 00 0 qqr- to REVISED 1 /4"=1'-0" SCALE 6.15.2024 DATE PLAN 2155 COMPUTER FILE NAME .A7 SHEET NUMBER nA tk� A6 11) TA6 6 OPTIONAL ELEC FIREPU PER CODE & 17,000 +/- MAIN LEVEL ELEC. PLAN - OPT. GUEST SUITE VERIFY POWER NEEDS FOR VENT HOOD 2021 CODE NOTES ALL OUTLETS TO BE PLACED PER CODE AND IN AREAS AS REQUESTED BY CONTRACTOR DENOTES MIN. 50 CFM EXHAUST FAN., UNO ALL FANS MUST VENT TO THE OUTSIDE O1 10v DENOTES SMOKE DETECTOR LOCATION ALL SMOKE DETECTORS TO BE 110V. INTERCONNECTED WITH BATTERY BACK-UP LOCATED NOT LESS THAN 3' FROM ANY BATHROOM CONTAINING A BATHTUB OR SHOWER CO CARBON MONOXIDE DETECTOR TO BE 11Ov WITH BATTERY BACK-UP ANY RECESSED LIGHT FIXTURE IS TO HAVE PROPER PROTECTION SO THAT THE FIXTURE WILL NOT BECOME OVERHEATED (SEE PAGE N1 AND N2 FOR ADD'L INFORMATION) - HVAC CONTROLS WITH PROGRAMMABLE SCHEDULE PER WSEC 403.1.1 - ALL PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL BE HIGH -EFFICACY PER R404.1 UPPER LEVEL ELEC. PLAN ELECTRICAL LEGEND STANDARD SWITCH WP WEATHER-PROOF DUPLEX OUTLET 3 TWO-WAY SWITCH ©0 CARBON MONOXIDE DETECTOR DIMMER SWITCH ® SPECIAL PURPOSE CONNECTION CEILING MOUNT FIXTURE EXHAUST FAN E HIGH EFFICACY WALL LIGHT WHOLE HOUSE FAN PENDANT LIGHT FIXTURE b TELEPHONE JACK E HIGH EFFICACY CEUNG LIGHT No MULTI -FUNCTION JACK DIRECTIONAL RECESSED CAN E❑ TELEVISION (CO -AXIAL CABLE) WALL MOUNTED FIXTURE 0 NETWORK DATA JACK -��-0 SMALL BAR LIGHT T REMOTE BUTTON C) C) C) 0 Q LARGE BAR LIGHT OT THERMOSTAT UNDER CABINET LIGHTS 6 DOOR BELL RINGER 8 110v DUPLEX OUTLET o PHOTO -EYE AT GARAGE DOOR 220V OUTLET (D110v SMOKE DETECTOR W/ BATTERY BACK-UP 6GFI 110v GA DUPLEX OUTLET HALF -HOT DUPLEX OUTLET CENTER OVER SINGLE SINK IF DOUBLE IS NOT SELECTED dan@brobstdesignworks.com 206.409.6690 LL z Lu Q J Lu um> J 0 u":ll � J Q Q � � z W Q 0 �U U L.I..I O J cN W ti 00 O co cl Q 0 O un N J O N _Z w 0ZD Wu c/) U c0 O O REVISED 4,13.2025 1 /4n=1'— 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME El SHEET NUMBER T 1 11— —111 II II IL�Lt� II II II I II �I II /ILL Vu�lvvvl%� TO BE LOCATE WARM SIDE OF INSULATION WI_ CAVITY, TYP. DUCT -WORK LAYOUT IN UPPER FLOOR FRAMING RETURN AIR PLAN 18"0 FLEX LINE TO FURNACE dan@brobstdesignworks.com 206.409.6690 L~L J z W LC� Q N � Q � U O � z O W Q 0 J O � U U � N M O N ti 00 0 co a� cl Q O O U z N J O N W H W u C/) Q U � U) Q 00 0 qqr- REVISED 1 /4"=1'- 0" SCALE 6.15.2024 DATE 2155-P COMPUTER FILE NAME m 1 SHEET NUMBER FLOOR MEMBER PER PLAN • HEAD OSB SHEATH II WINDOW NG II OSB SHEATH I N. HG A3 CLIP EA. STRINGER 11$" II II I I W%5 TICO NAILS II II I I 1 x KICKBOARD U.N.O II SILL II I su I CARPET &PAD 1$" 10" MIN dan@brobstdesignworks.com II II II II 206.409.6690 AFTER SILL STRIP IS IN PLACE, ATTACH JAMB STRIPS INSIDE OF ATTACH A SILL STRIP OF FLASING MATERIAL AT LEAST 12" WIDE ° WITH THE TOP EDGE EVEN WITH THE TOP EDGE OF THE ROUGH OPENING AT LEAST 12" WIDE WITH INSIDE EDGE OF FLASHING EVEN A° SILL. EXTEND THIS SILL STRIP AT LEAST 12" BEYOND THE EDGE WITH EDGE OF WINDOW OPEINING. START JAMB STRIPS 1" BELOW \�`� OF THE ROUGH OPENING FOR WINDOW. ATTACH FLASHING WITH THE SILL STRIP AND EXTEND JAMB STRIPS 6" ABOVE THE LOWER 1-1/8" BULLNOSE GALVANIZED ROOFING NAILS OR RUST -RESISTANT STAPLES. EDGE OF THE HEADER TOP OF WINDOW OPENINGS. GARAGE DOOR PLYWOOD TREADS �` "SUPER 60" 1 HOUR FORTIFIBER SK PERMEABLE BLDG. PAPER 77 77 777 77 xx xxSTOP J FLASHING BLOCK a 2x6 RIM ` X WINDOW FLANGE — — 5/4x4 CORNER BOARDS 1 x4 TRIM ` 2x6 CLEAT .� M �` uj 2 — —------- — SIDING PER ELEVATIONS HORIZONTAL LAP SIDING O.S.B SHEATHING 3)2x12 STRINGERS \ W/ �x4 STRONG —BACK \�`.\ O.S.B SHEATHING 3/4" PLYWOOD RISERS O 0 J SINGLE LAYER APPLY A BEAD OF CAULKING TO THE BACK SURFACES OF THE STARTING AT THE BOTTOM OF THE WALL (SOLE PLATE), LAY 1/2" TYPE G.W.B. WATER RESISTANT PAPER UNDER THE SILL STRIP. CUT ANY 2x4 BLOCK WINDOW, THEN PLACE THE WINDOW INTO THE ROUGH OPENING EXCESS WATER RESISTANT PAPER THAT MAY EXTEND ABOVE WITH FLANGES OVER THE INSTALLED FLASHING STRIPS. AFTER WINDOW IS PLACED, INSTALL THE HEAD FLASING OVER THE THE SILL FLANGE ON EACH SIDE OF THE OPENING, (SHOWN IN A3 CLIP EA. STRINGER TICO DIAGRAM AS SHORT DASHED LINES), INSTALL SUCCEEDING W%5 NAILS WINDOW FLANGE. THIS IS ANOTHER STRIP OF FLASING AT LEAST 12" WIDE. COURSES OF WATER RESISTANT PAPER OVER JAMB AND HEAD IFLANGES IN SHINGLE-BOARDw A I WINDOW FLASHING DETAIL NONE B CORNER TRIM DETAIL C DGE DETAIL @ GARAGE DOOR F TYPICAL STAIR DETAIL 3/4" = 1' 1-1/2" =1' 1-1/2" =1' W 00 INSULATION PER PLAN STUD WALL PER PLAN Q GYP. BOARD 7/16" O.S.B OR UPPER AF-50 ROOF JACK SIDING PER ELEVATIONS 1/2" CDX PLYWOOD LOCATED WITHIN 3'-0" OF RIDGE (OPT. PRESSURE TREATED) 12" (2)LAYERS GRADE D SEE ROOF PLAN FOR QUANTITY AND LOCATION OF JACKS MIN. 2" MAX. 11" M N. BUILDING PAPER WEATHER RESISTANT BARRIER ATTIC INSULATION PER PLAN 2x10 FLAT BLK'G INSTALL BAFFLES AT ALL RIM VENTS HARDWOOD HAND —RAIL CONTINUOUS & CORROSION RESISTANT LOWER AF-50 ROOF JACK VENT PER PLAN TO BE INSTALLED qT A 30' ANGLE PER WSEC 40.2.7 2 PARALLEL TO (GALVANIZED) METAL LATH LOCATED IN THE BOTTOM HALF HANDRAIL OF THE ROOF, MIN. 2" CLEARANCE ABOVE INSULATION SIMULATED STONE VENEER x Q (ADHERED) ROOF TRUSS AND SHEATHING PER TYP. M 00 TYPE "N" MORTAR JOINT AND SEATING BED SOLID 2x BLKG. SOLID BRASS HANDRAIL PROVIDE LOOSE STRING LINE TO SUPPORT INSULATION BRACKETS— ATTACH TO M WALL W/ LAG BOLTS TO BLOCKING. PROVIDE 26 GA. GALVANIZED CORROSION - RESISTANT WEEP SCREED. OVERLAP BUILDING PAPER LATH TO COVER o I` - — — A MET L SLEEVES AT LAG BOLT ATTACHMENT7 &TERMINATED ON FLANGE 00 O NOTE: ONLY NATURAL STO7E' 00 O1'77 Q • HANDRAIL SHALL BE CONTINUOUS THE FULL MANUFACTURED STONE DES - - LENGTH OF THE STAIRS. ENDS SHALL TERMINATE FOR GROUND CONTACT TO EXTEND —M-m-m-mmmmmmmm IN NEWEL POSTS SAFETY TERMINALS OR QUARTER TURN TO WALL. Q BELOW GRADE 0 0 DISTANCE OF GRADE TO SIMULATED 0 STONE PER MANUFACTURER'S SPECS. �/ W N J G INSULATION BAFFELS @ RIM VENTS 3/4" =1' H HANDRAIL AT WALL NONE R ADHERED STONE VENEER DETAIL SS ROOF VENT DIAGRAM 3/4" = 11 N _ 1"-_1'-o" - w 4" MIN, 12" MAX. W u c/) SIDING PER ELEVATIONS GYPSUM WALL BOARD 1" CLEARANCE ABOVE FLASHING WOOD STUDS & 1/4"x2-1/2" LAG BOLTS Q U CORROSIVE RESISTANT "Z" FLASHING WALL INSULATION EDGE OF THERMAL ENVELOPE Q HEAD TRIM �� TOP OF INSULATION TO BE IN CONTACT W/ BOTTOM OF 00 o BOTTOM EDGE OF JOIST FLOOR SHEATHING cD �� WINDOW PER PLAN R-38 FIBERGLASS BATT INSULATION 4" DIA. STEEL PIPE LISTED AND RECOGNIZED SESMIC STRAPPING EQUALLY SPACED CIRCLING TANK FROM BOTH SIDES WATER HEATER 1" CLEARANCE ABOVE FLASHING CORROSIVE RESISTANT FLASHING � o FLEXIBLE WATER CONNECTIONS a a CONC. SLAB FLEXIBLE WATER CONNECTIONS TRIM BAND PER ELEVATIONS �� a BOTTOM EDGE OF FIBERGLASS GATT REV)SED PROVIDE LOOSE STRING LINE UPPER STRAP TO BE LOCATED WITHIN -_ TO SUPPORT INSULATION TOP 1/3 OF TANK OSB SHEATHING 0 — ^a a a a WATER HEATER 1 CLEARANCE ABOVE FLASHING l I I i1 —1 I I1 I I1 I Ii I I= I i1 I I1 I I1 I I1 I I1 I I1 I I1 I I1 I I� i i= -III- PPROVED AND RECOGNIZED SEISMIC STRAPS SCALE CORROSIVE RESISTANT III=III=III=III—III F BOTTOM STRAP TO BE LOCATED WITHIN "Z" FLASHING PARALLEL W/ JOISTS PERPENDICULAR W/ JOISTS CONC. FOOTING M 4" CLEARANCE ABOVE ANY CONTROLS. THE BOTTOM 1/3 OF TANK, ING 6.15.2024 DATE BELLY BAND PER ELEVATIONS APPROVED WATER TANK STAND v 8" MIN 18" ABOVE GARAGE SLAB 2021 CODE COMPUTER FILE NAME -EE] FLASHING IS REQUIRED ABOVE ALL ALL PROJECTING EXTERIOR TRIM CONC. SLAB W "Z" FLASHING DETAILS (� R-38 UNDERFLOOR INSULATION SUPPORT Y I STEEL PIPE BOLLARD - BUMPER GUARD Z WATER HEATER SEISMIC STRAPPING SHEET NUMBER 3/411 = 1t 3/411 = 11 16d @ 3" O.C. STAGGER 8d @ 6" O.C. 2x6 P.T. MUDSILL W/ A.B. PER SHEARWALL SCHEDULE 12" MIN. AT MUDSILL ENDS & JOINTS, WITH 7" MIN. EMBED. W/ 3"x3"x1/4" PLATE WASHERS FLOOR JOIST PER PLAN --\ HOOK VERTICAL REBAR, ALTERNATE SIDES 6 MIL. BLACK POLY VAPOR BARRIER UNYIELDING SOIL X/ SHEATHING EDGE NAILING FULL WIDTH 2x P.T. MUDSILL W/ A.B. TO EA. STUD, TYP. SHEATHING EDGE NAILING PER SHEARWALL SCHEDULE CONT. SHEATHING TO SILL 12" MIN. AT MUDSILL ENDS & TO EA. STUD, TYP. (2)2X6 AT HOLD—DOWN JOINTS, WITH 7" MIN. EMBED. W/ CONT. SHEATHING TO SILL STHDRJ HOLDDOWN, FILL ALL 3"x3"x1/4" PLATE WASHERS NAIL HOLES TO DBL. STUD2X6 AT HOLD—DOWN AT STRAP LOCATION (PER PLAN) TOP FLANGE HANGER ST D HOLDDOWN, FILL ALL EDGE NAILING (OPT: GLUE JOIST IN HANGER PER S.W. SCHED. HANGER W/ TYP. SHEATHING NAIL HOLES TO DBL. STUD AT STRAP LOCATION (PER PLAN) 16d @ 3" O.C., STAGGER 2x10 RIM BOARD ADHESIVE TO REDUCE o SQUEEKING NOT REQUIRED) 8d @ 6" O.C. o uJ EDGE NAILING FLOOR JOIST PER PLAN EDGE NAILING z z PER S.W. SCHED. a PER S.W. SCHED. Q ° b or m 17 °z° z ° FINISH NII GRADE W (2)LAYERS OF GRADE x M ° z x o 1— Q 30# FELT BETWEEN ° 1 °III III x o w z J WOOD AND CONC. #4 CONT. @TOP a c� - #4 CONT. @ TOP Z J Q o III #4 @ 24" OC o m v o HOOK VERTICAL REBAR, °° III I #4 @ 24" OC o of Q Y ow o III VERT. @ OF WALL - - z Q `` ALTERNATE SIDES V m m III VERT. @ OF WALL I Z 0 TYP. 6 MIL. BLACK III = TYP. `� 0° u- POLY VAPOR BARRIER III —III- 00 Q °L II- 0 Q UNYIELDING SOIL °L - w N —III III w _ w 1n - - ,#4 HORIZ. BARS (2)#4 CONT. BOTTOM 4 HORIZ. BARS- @ 10 O.C., TYP UNO GR. 40, TYP. @ 10'# O.C., TYP UNO 3" 6" S,00 (2)#4 CONT. BOTTOM GR. 40, TYP. NOTE: FOR UNBLANCED BACKFILL ° ° NOTE: FOR UNBLANCED BACKFILL 4 OF 2'-7" - 4'-0" USE 4 OF 2'-7" - 4'-0" USE ALTERNATE FOOTING DESIGN ° ° 4 ° ° ALTERNATE FOOTING DESIGN ° v ° ° ° 4 a 4„ 8„ 4„ 4" 8„ 4" ALTERNATE FOOTING 1'4„ ALTERNATE FOOTING 0 EXTERIOR SHEARWALL 0 CRAWL SPACE Al EXTERIOR SHEARWALL- (-9 CRAWL- SPACE 3/4 1 0 2x6 P.T. MUDSILL W/ A.B. PER SHEARWALL SCHEDULE 12„MIN. AT MUDSILL ENDS & JOINTS, WITH 7" MIN. EMBED. W/ 3%3%1 /4" PLATE WASHERS #4 CONT. EXPANSION JOINT d ° d #4 024" O.C. RT. —III=III ° tT. HOOKS III=III ° 4 #4 @ 10" O.C. HORZ. -1ISI ° °° I 1=I 11 ° -III-I I ° UN -YIELDING SOIL I I=III — JOISTS ON TOP OF STEM WALL \ PLY. EDGE NAILING @ HOLDOWN STUD (2)2x STUDS AT HOLD-DOWNS ST D14 w 38-2 1 / 2x .148 STRAP LOCATION v PER PLAN z EDGE NAILING Q FINIS GRADE z z or x w�-- a I II QZ-J� fr 0 �I =111= cO zQ o =)m u- - J (2)#4 CONT. Q w 3„ 6>. 3» w N ° ° a NOTE: FOR UNBLANCED BACKFILL ° °° ° OF 2'-7" - 4'-0" USE ALTERNATE FOOTING DESIGN [4"[ 8" [4"[ 1'-4" ALTERNATE FOOTING Oil EXT. SHEARWALL @ SLAB 3/4" V 0" PLATE NAILING PER TRU! 3/4"1'0" PER PLAN CAVE @ ROOT 3/4"1'0" JOISTS HANGING EROV STEM WALL SIMPSON H1 EA. END/ EA. TRUSS/ RAFTER PLY. EDGE NAILING 2x BLOCK w/ 1 1/2" REQUIRED w/ (2)16d T.N. EA. TRUSS/ EA. END EDGE NAILING 2x STUD @ 16" O.C. PLY. PER SCHEDULE DOUBLE PORTAL FRAME NGLE PORTAL FRAME SHEATHING FILLER IF NEEDED °°°°°°°°°° ui 3"x111/4"MIN. HDR. i°°i°°°°°°°iu ,I , , I, , (BUILT-UP, SOLID SAWN, i° °i u1 ° ° ° ° ° ° ° 1° ° LGL, ETC.) 1u °1 ° ° ° ° ° ° ° 1u L------------I 0 0 _o o ° _o 0 1° ° o ;T - - STA18 —L---- ° °1 ° ° ° ------� ° ° ° o ° _To 07° 11 1 STRAP °r°r II ° II °I°I I°I °I°I I°I° °I° ON 1°lo L1 FASTEN T.PL. TO HDR. W/ 2 ROWS OF ulul d H. lulu I 1 olol I,I° 16D SINKERS @3" o.c. (TYP.), 16D- I I I I I I 1 1 SINKERS olol N °1°1 1°;° 2 ROWS 0101 1':' MSTC28 STRAP OPPOSITE SHEATHING 3" o.c. ul I lolo AS SHOWN (SEE SECTION A -A) (TYP.) TYPICAL olol lolo 1 11 POST FRAME 11 11 ,i,i 11 11 CONSTRUCITON 0 11 i,i, 11 7/16" MIN. olol lolo olol lolo THICKNESS ,i,i FASTEN SHEATHING TO HDR. W/ BD COMMON ,I,I I,i, WOOD STRUCTURAL 1 1 1 1 ON NAILS IN 3" GRID PATTERN AS SHOWN AND 3" ox. uiui iuiu PANEL I,I, IN ALL FRMNG. (STUDS & SILLS) TYP. u1°ro o-o 0 0-- o7u1u u1°ro o_o 0 0_0 o7u1u ,i,i P. FOR FRAMES OVER 8", PANEL SPLICE (IF NEEDED) ,i,i i,i, 7/16" MIN. uiui i°i° SHALL OCCUR WITHIN 24" OF MID -HEIGHT. BLOCKING uiui iuiu THICKNESS 1 1 1 1 IS REQUIRED. IF 2X_ BLOCKING IS USED THEN IT 1 1 1 1 WOOD °i°i i°i° °1°I MUST BE STITCH NAILED W/ 1 ROW OF 16D SINKERS STHD8 min. °i°i °I°I i°i° STRUCTURAL I°I° ® 3' o.(`.. I°I° PANEL olol lolo 11 DOWN STRAP olol 11 lolo 11 o1lo1 l W. DBL. 2x_ POST I I I I 2X_ FRAMING ° I I °I° °i° STHD14 HOLD DOWN STRAP APPLIED u1u °1° OVER SHEATHING INSTALLED IN CONCRETE °i° °i° PER MANUFACTUREERS INSTRUCTION °I° °I° ulu oLo 0 0 0 0 0_ 5/8" DIA. ANCHOR BOLT W/ 7" MIN. 3" ° i a °i i EEMBEDDMENT @8" ox.& 3"xx1 4" PLT. WASHER Id d ° LJ ° LJ° °4 ° ° ° ° ° 4 °d ° ° 4 ° 4 d ° FRONT ELEVATION ,MIN. LATERAL PANG END OF PLATE iP PLATE STUDS i i i i i I P a I I I I J Is I I °I j� I I ° I I I I v d A A PANEL EDGE NAILING PER SHEARWALL SCHEDULE 2x10 RIM----\ PLYWOOD SPLICE- 2x4 RIM PANEL EDGE NAILING PER SHEARWALL SCHEDULE 7/16" O.S.B. SHEAR PANEL MSTC28 HDR. STRAP SECTION A A SIDE ELEVATION PLATE NAILING PER SHEARWALL SCHEDULE FLOOR SHEATHING o/ MANUFACTURED TRUSSES TRUSS PER PLAN TRUSS PERPENDICULAR TO EXT. WALL NOTE: SPLICE AND NAIL TOP PLATES AS SHOWN @ ALL EXTERIOR WALLS, SHEAR WALLS, & AT EACH FLOOR LEVEL AND AT ROOF. EXTERIOR PLYWOOD ELEVATION 12d 04"O.C. DBL. TOP PLATE SPLICE 8d @ 6" O.C. 3/4"1'O SUBFLOOR� EDGE NAIL PREMANUFACTURED FLOOR TRUSS PER PLAN SECTION gd @ 6" O.C. SUBFLOOR (TYP.) 2x BLOCKING SHEARWALL SCHEDULE v 2x10 BLOCKING @ STUDS PLATES 0 EA. PANEL PLYWOOD SPLICE 2x4 RIBBON SUPPLIED @ HOEDOWN ® HOLDOWN EDGE NAILING 7 BY TRUSS MFR. TRUSS PER PLAN 3/4" T&G PLYWOOD SUBFLOOR PLYWOOD SPLICE w/ EDGE NAILING TO BLOCKING PANEL BELOW (2) CS16 STRAP/ FILL ALL HOLES 8d @ 6" O.C. PANEL EDGE NAILING PER w/ NAILS ALL EDGES SHEARWALL SCHEDULE END TRUSS PER - 7/16" O.S.B. MANUFACTURER °2 BLOCKING ATTACHED STIFFNER w/ 7/16" O.S.B. SHEAR PANEL BY TRUSS MFR. 8d @ 4' O.C. PLATE NAILING PER SHEARWALL SCHEDULE (MIN. 16d @ 6" O.C.) 2x4 RIBBON SUPPLIED BY TRUSS MFR. SHEATHING FILLER PIECE (2)2x STUDS ALL EDGES 2x4 BLOCKING (4 SIDES) w/ FOR SHEARWALL TYPE 4 @ HOLDOWN 12d @ 14" O.C. ALL EDGES USE A35F CLIP @ 12" O.C. EDGE NAIL 2x4 STUDS @ 16" O.C. (3)16d TO PLATES TYP. EACH PANEL SECTION TRUSS PARALLEL TO EXTERIOR WALL 3/4"1'0" STRAP HOLDOWN AT FLOOR ELEVATION �12d @ 4" O.C. 1 3/4"xFULL DEPTH" LSL O.S.B. STIFFNER 7/16" PLY. SHEAR PANEL EDGE NAIL 2ONT. RIM OR TRUSST-UP w/ 2x4 EACH SIDE w / 12d @ 4" O.C. 7/16" O.S.B./ PLYWOOD NAIL PLY. w/ 8d @ 4" O.C. PER SCHEDULE (TYP.) 0 NAILING DETAIL @ CANT. FLOOR TRUSS DBL. 2x TOP PLATE TRUSS / DRAG STRUT DESIGN FOR 240#/FT LATERAL LOAD EDGE NAIL-4 PLYWOOD' PER SCHED. PARALLEL @4"OC PLYWOOD A35 @ 16" OC SHEARWALL PER PLAN NT. SHEARWALL TO FLOOR ABV. L PLY. TO STUD STUDS H HOLDOWN PER PLAN SIMPSON CS16 STF FILL HOLES W/ NAILS AS SHC `BEAM PER PLAN STRAP HOLDOWN AT HDR 2021 CODE VERSION SHEARWALL SCHEDULE: SW-4 INDICATES SHEARWALL w/ SHEATHING ONE SIDE 1. SHEATHING: 1/2" PLYWOOD or 7/16" O.S.B., ONE SIDE, BLOCKED, NAIL w/ 8d @ 4"o.c. ALL EDGES & 12"o.c. FIELD. 2. BOLT SILL PLATE TO CONCRETE w/ 5/8 0 x 10" ANCHOR BOLTS @ 32"o.c. 3. NAIL BOTTOM PLATE TO FRAMING BELOW w/ 16d @ 3"o.c. 4. FASTEN DOUBLE TOP PLATE TO JOIST or BLOCKING ABOVE PER DETAILS AS PROVIDED. SW-3 INDICATES SHEARWALL w/ SHEATHING ONE SIDE 1. SHEATHING: 1/2" PLYWOOD or 7/16" O.S.B., ONE SIDE, BLOCKED, NAIL w/ 8d @ 3"o.c. ALL EDGES & 12"o.c. FIELD. 2. c. BOLT (3)2x SILL PLATE TO CONCRETE w/ 5/8 4 x 12" ANCHOR BOLTS @ 16"o.c. PER DETAIL D/S1 2. b. BOLT (2)2x SILL PLATE TO CONCRETE w/ 5/8 0 x 12" ANCHOR BOLTS @ 16"o.c. 3. NAIL BOTTOM PLATE TO FRAMING BELOW w/ 16d @ 4"o.c. 4. FASTEN DOUBLE TOP PLATE TO JOIST or BLOCKING ABOVE PER DETAILS AS PROVIDED. 5. USE 3x OR (2)2x @ ALL FRAMING MEMBERS RECEIVING END NAILING FROM ABUTTING PANELS. sw-2 INDICATES SHEARWALL w/ SHEATHING ONE SIDE 1. SHEATHING: 1/2" PLYWOOD or 7/16" O.S.B., ONE SIDE, BLOCKED, NAIL w/ 8d @ 2"o.c. ALL EDGES & 12"o.c. FIELD. 2. BOLT (2)2x SILL PLATE TO CONCRETE w/ 5/8 0 x 12" ANCHOR BOLTS @ 16"o.c. 3. FASTEN DOUBLE BOTTOM PLATE TO FRAMING BELOW w/ 2-LAYERS 16d @ 3"o.c. 4. FASTEN DOUBLE TOP PLATE TO JOIST or BLOCKING ABOVE w/ SIMPSON LTP4 @ 10"o.c. PER DETAILS AS PROVIDED. 5. USE 3x OR (2)2x @ ALL FRAMING MEMBERS RECEIVING END NAILING FROM ABUTTING PANELS. TYPICAL ROOF SHEATHING: 7/16" O.S.B., INDEX 40/20, UNBLOCKED, w/ FACE GRAIN PERPENDICULAR TO FRAMING BELOW. NAIL AS FOLLOWS: DIAPHRAGM BOUNDARY, OVER EXTERIOR WALLS, SHEAR WALLS, & DRAG STRUTS: 8d @ 6"o.c. ALL SUPPORTED EDGES: 8d @ 6"o.c. FIELD: 8d @ 12"o.c. TYPICAL FLOOR SHEATHING: 3/4" T&G O.S.B., INDEX 40/20, UNBLOCKED, LAID UP w/ FACE GRAIN PERPENDICULAR TO FRAMING BELOW STAGGER END JOINTS, GLUE & NAIL AS FOLLOWS: DIAPHRAGM BOUNDARY, OVER EXTERIOR WALLS, SHEAR WALLS, & DRAG STRUTS: 8d @ 6"o.c. ALL SUPPORTED EDGES: 8d @ 6"o.c. FIELD: 8d @ 10"o.c. NOTES: 1. USE 3"x3"xl/4" PLATE WASHERS ON ALL ANCHOR BOLTS. 2. THE PLATE WASHER SHALL EXTEND TO WITHIN 1/2" OF THE EDGE OF THE BOTTOM PLATE ON THE SIDE(S) w/SHEATHING PER NDS 2021 EDITION (SDPWS) 4.3.6.4.3 3. EXPANSION BOLTS MAY BE USED IN LIEU OF ANCHOR BOLTS w/ SAME SPACING, DIAMETER & 4 1/2"min. EMBEDMENT. 4. ALL POWDER DRIVEN NAILS SHALL BE 2 3/4" LONG(min.) x 0.156 SHANK 0. w/ MINIMUM 1 1/4" PENETRATION. 5. USE 20d NAILS @ 3x FRAMING MEMBERS. 6. c. 8d NAILS SHALL BE .131 x 2 1/2" LONG b. 10d NAILS SHALL BE .148 x 3" LONG C. 16d NAILS SHALL BE .162 x 3 1/2" LONG J. 20d NAILS SHALL BE .192 x 4" LONG ti a0 O a0 O Q up 0 b Z_ "' ti co N 00 0 U) > N J c Cuui X Cu w Y LL z Y N N M W m Z N Of CO .. WN GO.' N N E M CIO�W J Q CNLJLJ cn O 0 Z z Q J J U is Project FILE NUMBER DRAWN BY Date 6.15.2024 Sheet sl 3;III : 8d @ 4" O.C. PLY. TO BLOCK (2)2x6 BLOCK (6) 12d BRACE TO BLOCK �1 (2)A35 CLIPS ®®W)2x6 DIAGONAL "T" BRACE RIDGE AND ® 10'-0" O.C. MAX. (VERIFY w/ TRUSS MFGR.) 2x6 CONT. 12d 0 6" O.C. 2x6 CONT. TO TOP PLATE TYP. GABLE TRUSS DETAL 3/4" 1' 0" 2x TRUSSES ® 24" O.C. 2x OUTRIGGER (OPTIONAL) EGDE NAILING DBL. TOP CHORD o HORZ. WEB BRACING BY TRUSS MFGR. PER T.P.I. SPECS. NAIL TO ALL TRUSSES 12d ® 6" O.C. (2)2x6 CONT. ® GABLEEND TRU MID HEIGHT STRUCTURAL TRUSS w/ 2x4 FLAT INLET STUDS ® 24" O.C. (2)A35 CLIPS (ONE EA. SIDE) 12d @ 6" O.C. (TRUSS TO 2x6) EDGE NAILING 7/16" O.S.B. OR 1/2" PLYWOOD CONT. PLY ROOF TO F 8d@15"o. c. 16d*4"o. c. A35 CLIPS ROOF PLY. EDGE NAILING MONO TRUSSES PER PLAN TRUSS HANGER 2x10 LEDGER PER PLAN w/(7) 16d®16"c EDGE NAILING PLY PER PLAN 2xBLOCKING 2xSTUDS ® 16"o.c. 2x LEDGER w/(3) 16d®16"o.c. ® EA. 2x STUD (TYP.) JOIST _AN _IP 0 16"o.c. IS 0 16"o.c. TRUSS TO WALE CONNECTION (2) 2x TOP PLATE, U.N.O 2x CRIPPLE STUDS 0 16" O.C. WHERE HEADER IS NOT TIGHT TO PLATE (2) 2x HEADER OR BEAM SIZER PER PLAN 2 ROWS OF 16d NAILS ® 8" O.C. ALTERNATE NAILING FORM EACH SIDE 7/16" OSB SPACER R-10 RIGID INSULATION (PER ARCH) BU LT UP HEADER z I H TT5 HOLDOWN ANCHOR FILL ALL HOLES w/ NAILS (2)2x STUDS EDGE NAILING PLY. TO EACH DOUBLE STUD 5 8" DIA. THREADED ROD I SIMPSON EPDXY- TIE 22 ADHESIVE SYSTEM OR EQUIVALENT PER MFGR. RECOMMENDATION CONC. FOUNDATION TYP. HOCOWN TO EXISTING TOOTING 3/4" 1 ' 0" TO BE USED IN CASE OF A MISPLACED HOLD-DOWN 2x F.J'S PER PLAN 2x BLKG W/ 16d LAPE 6" W/ (4) 16d TOE NAILS ® 6" O.C.1 1 F FACENAILS 20 CLEAT EA. SIDE SIMPSON A35 TWO SIDES PT 44 POST z_ PT 46 ® BM. SPLICE FOOTING AND REBAR PER PLAN PER PLAN o ° T a I n4 n° n G O CPOST / PAD=11ICIONINECCON 2x STUD, TYP. 2x4 STUD 2x4 STUD W NAILING, PLAN VIE TYP. CORNER DETAIL (4)16d (2)16d TOES 2x CRIPPLE PER SCHED. (2)16d EA. STUD SILL WHEN APPLICABLE DOUBLE TOP PLATE 16d ® 12" O.C. SEE SCHEDULE FOR CRIPPLE & KING STUD INFORMATION SNUG FIT (1) 2x 8'-0" MAX 2 2x OVER 8'-0" I'I (2)16d TOENAIL TOP & BOTTOM BEARING OPENING WALL OPENING FRAMING SCHEDULE (UNO ON PLAN) WIDTH OF OPENING CRIPPLES KINGS COMMENTS SILL 0 — 4'-0" MAX. 1 1 (4)16d EA. KING STUD TO HDR. 4'-1"— 5'-6" MAX. 2 1 (4)16d EA. KING STUD TO HDR. 5'-7" — 8-0" MAX. 2 2 (4)16d EA. KING STUD TO HDR. & (1)LTP4 HDR TO EA. KING STUD 8'-1" & OVER SEE PLANS SEE PLANS SEE PLANS 2021 CODE VERSION TYP. INTERIOR NON —BEARING OPENING (NOT AT GARAGE TO HOUSE MAN DOOR) NOTES: 1. ALL HEADERS PER PLAN 2. PROVIDE (2)2x6 HDR. ® BEARING OPENINGS & BELOW STRUCTURAL GIRDER END TRUSSES 3. SEE PLANS FOR INFORMATION NOT NOTES WALL OPENING DETAIL ti a0 O a0 O 0 W � � Z J N w w � � U Q � C/� Q 00 O co SZM T A� jONAL EXPIRES 2/2025 U Z_ "3 ti CO N � � 0 �V) aQ .�. 1..� > N a W CU x c� w Y LL V Z Y N o _Y) �i'� cM W V.r v m ZCl)0 It a 0 W N ' N N E M CIO�W L.0 Cl) L-W) J N w m O J Z� J Ulqr— Project FILE NUMBER DRAWN BY Date 6.15.2024 Sheet S2 (TYPICAL) E s GENERAL STRUCTURAL NOTES $ (The following applies unless specifically indicated otherwise on the plans.) o� uJ 1. ALL MATERIALS & WORKMANSHIP, DESIGN, & CONSTRUCTION SHALL CONFIRM TO THE REQUIREMENTS OF THE DRAWING SPECIFICATIONS, THE INTERNATIONAL BUILDING CODE, 2021 EDITION. 2. DESIGN CRITERIA ROOF LIVE LOAD (SNOW) 25 psf PHOTOVOLTAIC PANEL SYSTEM 4 psf & 175 Ib INVERTER LOAD ON 4 SOFT EVERY 1000 SOFT SPRINKLERS 1.5 psf (IF APPLICABLE) FLOOR LIVE LOAD (RESIDENTIAL) 40 psf FLOOR LIVE LOAD (DECK) 60 psf (1.5x AREA SERVED) HANDRAILS & GUARDS RAIL LINE LOAD: 50 psf RAIL CONCENTRATE LOAD: 200# STAIR & CORRIDOR LIVE LOAD 100 psf MECHANICAL UNITS WEIGHTS AS FURNISHED BY MFG. WIND 100mph (BASIC WIND SPEED) EXPOSURE 'B' (RISK CATEGORY II) Kzt = 1.2 S 1 EARTHQUAKE S =1.60 S =.57 (CLASS 'D') LIGHT FRAMED SHEAR WALL R=6.5 ALLOWABLE SOIL PRESSURE 2,000 psf. (NATURAL SOILS or COMPACTED) SEE PLANS & COMPUTATIONS FOR ADDITIONAL LOADING CRITERIA PER I.B.C. SECTION 1605-1609. 3. STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION w/ ARCHITECTURAL DRAWINGS FOR BIDDING CONSTRUCTION. CONTRACTOR SHALL VERIFY DIMENSIONS & CONDITIONS FOR COMPATIBILITY & SHALL NOTIFY THE ARCHITECT & STRUCTURAL ENGINEER, OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION TO ALLOW ARCHITECT & ENGINEER TO COMPLETE PROPER REVISIONS TO THE WORK. 4. DEMOLITION: CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS BEFORE COMMENCING ANY DEMOLITION. SHORING SHALL BE INSTALLED TO SUPPORT EXISTING CONSTRUCTION AS REQUIRED & IN A MANNER SUITABLE TO THE WORK SEQUENCES. DEMOLITION DEBRIS SHALL NOT BE ALLOWED TO DAMAGE OR OVERLOAD THE EXISTING STRUCTURE. LIMIT CONSTRUCTION LOADING (INCLUDING DEMOLITION DEBRIS) ON EXISTING FLOOR SYSTEMS TO 40 psf. CONTRACTOR SHALL VERIFY ALL EXISTING DIMENSIONS, MEMBER SIZES, & CONDITIONS PRIOR TO COMMENCING ANY WORK. ALL DIMENSIONS OF EXISTING (e) CONSTRUCTION SHOWN ON THE DRAWINGS ARE INTENDED AS GUIDELINES ONLY & MUST BE FIELD VERIFIED. 5. CONTRACTOR SHALL PROVIDE TEMPORARY BRACING & SHORING FOR THE STRUCTURE & STRUCTURAL COMPONENTS UNTIL ALL FINAL CONNECTIONS HAVE BEEN COMPLETED IN ACCORDANCE WITH THE PLANS. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL REQUIRED SAFETY PRECAUTIONS & THE METHODS, TECHNIQUES, SEQUENCES & PROCEDURES REQUIRED TO PERFORM HIS WORK. 7. CONTRACTOR -INITIATED CHANGES SHALL BE SUBMITTED IN WRITING TO THE ARCHITECT & THE STRUCTURAL ENGINEER FOR APPROVAL PRIOR TO FABRICATION OR CONSTRUCTION. CHANGES SHOWN ON SHOP DRAWINGS ONLY WILL NOT SATISFY THIS REQUIREMENT. 8. DRAWINGS INDICATE GENERAL & TYPICAL DETAILS OF CONSTRUCTION. WHERE CONDITIONS ARE NOT SPECIFICALLY INDICATED BUT ARE OF SIMILAR CHARACTER TO DETAILS SHOWN, SIMILAR DETAILS OF CONSTRUCTION SHALL BE USED, SUBJECT TO REVIEW & APPROVAL BY THE ARCHITECT & STRUCTURAL ENGINEER. 9, ALL STRUCTURAL SYSTEMS WHICH ARE TO BE COMPOSED OF COMPONENTS TO BE FIELD ERECTED, SHALL BE SUPERVISED BY THE SUPPLIER DURING MANUFACTURING, DELIVERY, HANDLING, STORAGE & ERECTION IN ACCORDANCE WITH INSTRUCTIONS PREPARED BY THE SUPPLIER. 10. SHOP DRAWINGS FOR STRUCTURAL STEEL, GLUED LAMINATED MEMBERS, OPEN WEB WOOD TRUSSES, & PLYWOOD WEB JOISTS SHALL BE SUBMITTED TO THE ARCHITECT & STRUCTURAL ENGINEER FOR REVIEW TWO WEEKS PRIOR TO FABRICATION OF THESE ITEMS. 11, SHOP DRAWINGS REVIEW: DIMENSIONS & QUANTITIES ARE NOT REVIEWED BY THE ENGINEER OF RECORD, & THEREFORE MUST BE VERIFIED BY THE CONTRACTOR. CONTRACTOR SHALL REVIEW & STAMP DRAWINGS PRIOR TO REVIEW BY ENGINEER OF RECORD. SUBMISSIONS SHALL INCLUDE A REPRODUCIBLE & ONE COPY; REPRODUCIBLE WILL BE MARKED & RETURNED. SHOP DRAWINGS SUBMITTALS PROCESSED BY THE ENGINEER ARE NOT CHANGE ORDERS. THE PURPOSE OF SHOP DRAWING SUBMITTALS BY THE CONTRACTOR IS TO DEMONSTRATE TO THE ENGINEER THAT THE CONTRACTOR UNDERSTANDS THE DESIGN CONCEPT, THAT HE DEMONSTRATES HIS UNDERSTANDING BY INDICATING WHICH MATERIAL HE INTENDS TO FURNISH & INSTALL & BY DETAILING THE FABRICATION & INSTALLATION METHODS HE INTENDS TO USE. IF DEVIATIONS, DISCREPANCIES, OR CONFLICTS BETWEEN SHOP DRAWING SUBMITTALS & THE CONTRACT DOCUMENTS ARE DISCOVERED EITHER PRIOR TO OR AFTER SHOP DRAWING SUBMITTALS ARE PROCESSED BY THE ENGINEER, THE DESIGN DRAWINGS & SPECIFICATIONS SHALL CONTROL & SHALL BE FOLLOWED. GEOTECHNICAL 12. FOUNDATION NOTES: SUB -GRADE PREPARATION INCLUDING DRAINAGE, EXCAVATION, COMPACTION, & FILLING REQUIREMENTS, SHALL CONFORM STRICTLY WITH RECOMMENDATIONS GIVEN IN THE SOILS REPORT JN23021 BY GEOTECH CONSULTANTS, INC DATED ON JAN 30, 2023, FOOTINGS SHALL BEAR ON SOLID UNDISTURBED EARTH (CONTROLLED, COMPACTED STRUCTURAL FILL or BOTH) AT LEAST 18" BELOW LOWEST ADJACENT FINISHED GRADE. FOOTING DEPTHS/ELEVATIONS SHOWN ON PLANS (or IN DETAILS) ARE MINIMUM & FOR GUIDANCE ONLY; THE ACTUAL ELEVATIONS OF FOOTINGS MUST BE ESTABLISHED BY THE CONTRACTOR IN THE FIELD WORKING WITH THE TESTING LAB & SOILS ENGINEER. BACKFILL BEHIND ALL RETAINING WALLS WITH FREE DRAINING GRANULAR FILL & PROVIDE FOR SUBSURFACE DRAINAGE. STRUCTURAL FILL: AS APPLICABLE PER SITE CONDITIONS OR AS DIRECTED BY THE SOILS ENGINEER. FOLLOW ALL RECOMMENDATIONS & SPECIFICATIONS AS GIVEN PER THE SOILS REPORT. CONCRETE 13. CONCRETE SHALL ATTAIN A 28 DAY STRENGTH OF f'c= 2,500 psi & MIX SHALL CONTAIN NOT LESS THAN 5 1/2 SACKS OF CEMENT PER CUBIC YARD & NO MORE THAN 6 GALLONS OF WATER PER SACK OF CEMENT. ALL CONCRETE EXPOSED TO WEATHER SHALL BE AIR -ENTRAINED WITH AN AIR -ENTRAINING AGENT CONFORMING TO I.B.C. THE AMOUNT SHALL BE 4% + 1% BY VOLUME. f'c = 3,000 psi. 14. REINFORCING STEEL SHALL CONFORM TO ASTM A615, (INCLUDING SUPPLEMENT S1) GRADE 60, fy = 60,000 psi. EXCEPTION: COLUMN TIES, BEAM STIRRUPS, BARS TO BE FIELD BENT, BARS TO BE WELDED & ANY OTHER BARS SPECIFICALLY SO NOTED ON THE DRAWINGS SHALL BE GRADE 40, fy = 40,000 psi REINFORCING COMPLYING WITH ASTM A706 (S1) MAY BE WELDED ONLY IF MATERIAL PROPERTY REPORTS INDICATING CONFORMANCE WITH WELDING PROCEDURES SPECIFIED IN A.W.S. D1.4 ARE SUBMITTED. NO REINFORCING SHALL BE WET -SET UNLESS SPECIFICALLY SO DETAILED. WELDED WIRE MESH SHALL CONFORM TO ASTM A-185. 15. REINFORCING STEEL SHALL BE DETAILED (INCLUDING HOOKS & BENDS) IN ACCORDANCE WITH ACI 318-19. LAP ALL CONTINUOUS REINFORCEMENT 58 BAR DIAMETERS (2'-6" min.). PROVIDE CORNER BARS AT ALL WALL INTERSECTIONS. LAP CORNER BARS 30 BAR DIAMETERS (2'-6" min.). LAP ADJACENT MATS OF WELDED WIRE FABRIC TWO SQUARES (min. OF 12") AT SIDES & ENDS. NO BARS PARTIALLY EMBEDDED IN HARDENED CONCRETE SHALL BE FIELD BENT UNLESS SPECIFICALLY SO DETAILED OR APPROVED BY THE STRUCTURAL ENGINEER. 16. CONCRETE PROTECTION (COVER) FOR REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS & OTHER UNFORMED SURFACES, EARTH FACE 3" FORMED SURFACES EXPOSED TO EARTH (i.e. WALLS BELOW GROUND) OR WEATHER #6 BARS OR LARGER 2" #5 BARS OR SMALLER 1 1/2" COLUMN TIES OR SPIRAL & BEAM STIRRUPS 1 1/2" SLABS & WALLS (INTERIOR FACE) 3/4" CAST -IN -PLACE CONCRETE: SEE ARCHITECTURAL DRAWINGS FOR EXACT LOCATIONS & DIMENSIONS OF DOOR & WINDOW OPENINGS IN ALL CONCRETE WALLS. SEE MECHANICAL DRAWINGS FOR SIZE & LOCATION OF MISCELLANEOUS MECHANICAL OPENINGS THROUGH CONCRETE WALLS. SEE ARCHITECTURAL DRAWINGS FOR ALL GROOVES, NOTCHES, CHAMFERS, FEATURE STRIPS, COLOR, TEXTURE, & OTHER FINISH DETAILS AT ALL EXPOSED CONCRETE SURFACES, BOTH CAST -IN -PLACE & PRECAST. 17. NON -SHRINK GROUT (3,000psi MINIMUM STRENGTH) SHALL BE FURNISHED BY AN APPROVED MANUFACTURER & SHALL BE MIXED & PLACED IN STRICT ACCORDANCE WITH THE MANUFACTURE'S PUBLISHED RECOMMENDATIONS. CTF-_ F:_I 18. STRUCTURAL STEEL DESIGN, FABRICATION, & ERECTION SHALL BE BASED ON ON THE A.I.S.C. "SPECIFICATION FOR THE DESIGN, FABRICATION, & ERECTION OF STRUCTURAL STEEL BUILDINGS", LATEST EDITION, PLUS ALL REFERENCES CODES. 19. STRUCTURAL WIDE FLANGE SHAPES TO CONFORM TO ASTM A992, Fy = 50 ks OTHER STRUCTURAL STEEL INCLUDING PLATES SHALL CONFORM TO ASTM A36, Fy = 36 ksi STEEL PIPE SHALL CONFORM TO ASTM A-53, TYPE E, OR S, GRADE B, Fy = 35 ksi STRUCTURAL TUBING SHALL CONFORM TO ASTM A500, Fy = 46 ksm BOLTS SHALL CONFORM TO ASTM A307 (CONNECTION BOLTS A325-N) EXPANSION SHALL BE "PARABOLT" or APPROVED EQUAL INSTALLED IN STRICT ACCORDANCE WITH THE MANUFACTURER'S PUBLISHED RECOMMENDATION. EXPANSION BOLTS SHALL ALSO BE SIMPSON STRONG BOLT INSTALLED PER ICC-ESR REQUIREMENTS OR EQUAL. 20. ALL WELDING SHALL BE IN CONFORMANCE WITH A.I.S.C. & A.W.S. STANDARDS & SHALL BE PERFORMED BY W.A.B.O. CERTIFIED WELDERS USING E70XX ELECTRODES. ONLY PRE -QUALIFIED WELDS (AS DEFINED BY A.W.S.) SHALL BE USED. WELDING OF GRADE 40 REINFORCING BARS (IF REQUIRED) SHALL BE PERFORMED USING E70XX ELETRODES & PER ASTM A706. WELDING WITHIN 4" OF COLD BENDS IN REINFORCING STEEL IS NOT PERMITTED. SEE REINFORCING NOTE FOR MATERIAL REQUIREMENTS OF WELDED BARS. STEEL FABRICATION GENERAL: ALL WELDING IS REQUIRED TO BE DONE BY A WABO CERTIFIED WELDER & HAVE SPECIAL INSPECTIONS BY WABO CERTIFIED INSPECTION AGENCY, OR BE DONE IN A WABO CERTIFIED FABRICATION SHOP. HAVE EITHER THE SPECIAL INSPECTION REPORT OR WABO FABRICATION SHOP CERTIFICATION AVAILABLE ON SITE FOR THE BUILDING INSPECTOR. 21. WELDING: 1) WELDING SHALL CONFIRM TO AWS D1.1 & VISUALLY CONFIRM TO AWS SECTION 6 & TABLE 6.1. FABRICATION/ERECTION INSPECTIONS BY THE CONTRACTOR PER AWS D1.1 SECTION 6, SHALL BE BY ASSOCIATE/CERTIFIED INSPECTORS (AWI/CWI) PER AWS QC1 OR AWS B5.1. SPECIAL INSPECTIONS (VERIFICATION INSPECTIONS SHALL BE BY A CERTIFIED WELDING INSPECTOR (WI) OR SENIOR WELDING INSPECTOR (SWI) PER AWS B5.1 2) WELDERS SHALL BE QUALIFIED FOR THE SPECIFIC PRE -QUALIFIED JOINTS REQUIRED BY THE DESIGN & CERTIFIED IN ACCORDANCE WITH WABO REQUIREMENTS. 3) WELDING SHALL BE DONE IN ACCORDANCE WITH APPROPRIATE WELD PROCEDURE SPECIFICATIONS (WPS's). WELDERS SHALL BE FAMILIAR WITH THE APPLICABLE WPS's. 4) WELDING SHALL BE DONE WITH AWS PRE -QUALIFIED WELDING PROCESSES UNLESS OTHERWISE APPROVED. 5) WELDER QUALIFICATIONS & WPS's SHALL BE MAINTAINED AT THE SITE OF THE WORK & SHALL BE READILY AVAILABLE FOR INSPECTION UPON REQUEST, BOTH IN THE SHOP & IN THE FIELD. 6) USE E70 OR E71T, 70ksi STRENGTH ELECTRODES APPROPRIATE FOR THE PROCESS SELECTED. 22. FABRICATION: 1) CONFORM TO AISC 303, SECTION 8 & AISC 360 SECTION M2 & M5. 2) STRUCTURAL WELDING & QUALIFICATIONS SHALL CONFORM TO THE AWS D1.1 23. VERIFICATION INSPECTION: 1) STRUCTURAL WELDING INSPECTIONS & QUALIFICATIONS SHALL CONFIRM TO THE AWS D1.1. SEE WELDING NOTES & SPECIAL INSPECTIONS FOR STRUCTURAL STEEL. 2) SPECIAL INSPECTOR SHALL REVIEW THE PROCEDURES FOR COMPLETENESS & ADEQUACY RELATIVE TO THE CODE & THE WORK. FURTHER SHOP SPECIAL INSPECTIONS MAY BE WAIVED IF THE FABRICATOR IS "AISC CERTIFIED" OR OTHERWISE "APPROVED" BY THE AUTHORITY HAVING JURISDICTION PER IBC SECTION 1704.2.2 SEE SPECIAL INSPECTIONS FOR STRUCTURAL STEEL. 24. ERECTION: 1) CONFIRM TO AISC 303, SECTION 7 "ERECTION", SECTION 8 "QUALITY ASSURANCE." & AISC 360, SECTION M4. 2) THE ERECTOR SHALL MAINTAIN DETAILED FABRICATION & ERECTION QUALITY CONTROL PROCEDURES THAT ENSURE THAT THE WORK IS PERFORMED IN ACCORDANCE WITH AISC 360 SECTION M, AISC 303, & THE CONTRACT DOCUMENTS. 3) STEEL WORK SHALL BE CARRIED UP TRUE & PLUMB WITHIN THE LIMITS DEFINED IN AISC 303, SECTION 7.13. 4) STRUCTURAL WELDING TO CONFORM TO THE AWS D1.1 & APPLICABLE WELDING NOTES ABOVE. 5) SPECIAL INSPECTOR SHALL INSPECT THE STEEL FRAMING TO VERIFY COMPLIANCE WITH THE DETAILS SHOWN ON THE CONTRACT DOCUMENTS INCLUDING MEMBER SIZE, LOCATION, BRACING & THE APPLICATION OF PROPER JOINT DETAILS AT EACH CONNECTION. 25. BRACING & SAFETY PROTECTION: THE CONTRACTOR SHALL PROVIDE TEMPORARY BRACING & SAFETY PROTECTION REQUIRED BY AISC 360 SECTION M4.2 & AISC 303 SECTION 7010 & 7.11. 26. PROTECTIVE COATING REQUIREMENTS: 1) SHOP PAINTING: CONFORM TO AISC 360 SECTION M3 & AISC 303 SECTION 6.5 UNLESS A MULTI -COAT SYSTEM IS REQUIRED PER THE PROJECT SPECIFICATIONS. 2) INTERIOR STEEL: a. UNLESS NOTED OTHERWISE, DO NOT PAINT STEEL SURFACES TO BE, 1. WELDED; IF AREA REQUIRES PAINTING, DO NOT PAINT UNTIL AFTER WELD INSPECTION & NON-DESTRUCTIVE TESTING REQUIREMENTS, IF ANY, ARE SATISFIED. b. INTERIOR STEEL, EXPOSED TO VIEW, SHALL BE PAINTED WITH ONE COAT OF SHOP PRIMER UNLESS OTHERWISE INDICATED IN THE PROJECT SPECIFICATIONS. FIELD TOUCH-UPS TO MATCH THE FINISH COAT OR AS OTHERWISE INDICATED IN THE PROJECT SPECIFICATIONS. 1f►riTil5l 27. FRAMING LUMBER SHALL BE KILN DRIED OR MC-15 (MC-192), & GRADED & MARKED IN CONFORMANCE WITH W.C.L.B. STANDARD GRADING RULES FOR WEST COAST LUMBER NO. 16 (172), LATEST EDITION. FURNISH TO THE FOLLOWING MINIMUM STANDARDS: JOISTS (2x MEMBERS) HEM -FIR #2 BEAMS & STRINGERS DOUGLAS FIR #1 POSTS & TIMBERS DOUGLAS FIR #1 STUDS, PLATES & MISC. LIGHT FRAMING DOUGLAS FIR or HIM -FIR STAND. GRADE TOP & BOTTOM PLATES @ BEARING & SHEAR WALLS DOUGLAS FIR #2 or CONST. GRADE BOLTED STUDS, LEDGERS & PLATES HEM -FIR #2 or CONST. GRADE 2 2x6 STUDS HEM -FIR #2 or HEM -FIR CONST. GRADE 2 28. GLUE -LAMINATED MEMBERS SHALL BEAR AN AITC IDENTIFICATION MARK & SHALL BE ACCOMPANIED BY AN AITC CERTIFICATION OF CONFORMANCE. ALL SIMPLE SPAN BEAMS SHALL BE DOUGLAS FIR COMBINATION 24F-V4, Fb= 2,400 psi, Fv = 240 psi. ALL CONT. & CANTILEVER BEAMS SHALL BE DOUGLAS FIR COMBINATION 24F-V8, Fb = 2,400 psi, Fv = 240 psi. 29. LAMINATED VENEER LUMBER SHALL BE FABRICATED IN CONFORMANCE WITH ICC-ES ESR-1387. EACH MEMBER SHALL BEAR AN IDENTIFICATION MARK. ALL BEAMS SHALL BE WESTERN SPECIES, GRADE 1.8E, Fb = 2,600 psi, Fv = 285 psi. 30. LAMINATED STRAND LUMBER (TIMBERSTRAND LSL) SHALL BE FABRICATED IN CONFORMANCE WITH CODE EVALUATION ICC ES ESR-1387. EACH MEMBER SHALL BEAR AN IDENTIFICATION MARK. ALL BEAMS SHALL BE WESTERN SPECIES, GRADE 1.55E, Fb = 2,325 psi, Fv = 310 psi. 31. PARALLEL STRAND LUMBER SHALL BE FABRICATED IN CONFORMANCE WITH ICC-ES ESR-1387. EACH MEMBER SHALL BEAR AN IDENTIFICATION MARK. ALL BEAMS SHALL BE DOUGLAS FIR, GRADE 2.OE, Fb = 2,900 psi, Fv = 290 psi 32. [DEFERRED SUBMITTAL:] PREFABRICATED OPEN WEB WOOD TRUSSES (or COMBINATION WOOD & METAL) SHALL BE DESIGNED BY THE MANUFACTURER FOR THE SPANS & CONDITIONS SHOWN ON THE PLANS & SHALL BE FURNISHED & INSTALLED IN CONFORMANCE WITH THE MANUFACTURER'S PUBLISHED SPECIFICATIONS. ALL NECESSARY BRACING, BRIDGING, BLOCKING, PRE -NOTCHED PLATES ETC., SHALL BE DETAILED & FURNISHED BY THE MANUFACTURER. SUBMIT SHOP DRAWINGS & DESIGN CALCULATIONS (COMPLETE WITH STRESS DIAGRAMS) TO THE ARCHITECT & THE STRUCTURAL ENGINEER FOR REVIEW TWO WEEKS PRIOR TO FABRICATION. DESIGN SUBMITTALS SHALL BEAR THE STAMP OF A REGISTERED PROFESSIONAL ENGINEER, STATE OF WASHINGTON. PERMANENT & TEMPORARY BRIDGING & BRACING SHALL BE INSTALLED IN CONFORMANCE WITH MANUFACTURER'S SPECIFICATIONS. 33. PLYWOOD SHEATHING SHALL BE GRADE C-D EXTERIOR GLUE or STRUCTURAL II, EXTERIOR GLUE ORIENTED STRAND BOARD OF EQUIVALENT THICKNESS, EXPOSURE 1 RATING & PANEL INDEX MAY BE USED IN LIEU OF PLYWOOD. SEE PLANS FOR THICKNESS, PANEL IDENTIFICATION INDEX & NAILING REQUIREMENTS. STRUCTURAL WOOD SHEATHING PANELS SHALL HAVE APA GRADE TRADEMARK OF THE AMERICAN PLYWOOD ASSOCIATION. 34. ALL WOOD PLATES & BLOCKING IN DIRECT CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE -TREATED WITH AN A. W.P. A. APPROVED PRESERVATIVE. PROVIDE 2-LAYERS OF ASPHALT IMPREGNATED BUILDING PAPER BETWEEN UNTREATED LEDGERS, BLOCKING, ETC., & CONCRETE OR MASONRY. 35. TIMBER CONNECTORS CALLED OUT BY LETTERS & NUMBERS SHALL BE BY SIMPSON COMPANY, AS SPECIFIED IN THEIR CATALOG. EQUIVALENT DEVICES BY OTHER MANUFACTURERS MAY BE SUBSTITUTED, PROVIDED THEY HAVE ICC APPROVAL FOR EQUAL or GREATER LOAD CAPACITIES. PROVIDE NUMBER & SIZE OF FASTENERS AS SPECIFIED BY MANUFACTURER. CONNECTORS SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. WHERE CONNECTORS STRAPS CONNECT TWO MEMBERS, PLACE HALF OF THE NAILS or BOLTS IN EACH MEMBER. ALL BOLTS IN WOOD MEMBERS SHALL CONFORM TO ASTM A307. PROVIDE WASHERS UNDER THE HEADS & NUTS OF ALL BOLTS & LAG SCREWS BEARING ON WOOD UNLESS NOTED OTHERWISE. ALL NAILS SHALL BE COMMON. ALL SHIMS SHALL BE SEASONED & DRIED & THE SAME GRADE (MINIMUM) AS MEMBERS CONNECTED. ALL JOISTS SHALL BE CONNECTED TO FLUSH BEAMS WITH "U" SERIES HANGERS. ALL DOUBLE JOIST BEAMS SHALL BE CONNECTED TO FLUSH BEAMS WITH "U" SERIES HANGERS. ALL TRIPLE JOIST BEAMS SHALL BE CONNECTED TO FLUSH BEAMS WITH "U" SERIES HANGERS. TJI JOIST HANGERS PER MANUFACTURER TJI SHOP DRAWINGS (U.N.O.) 36. PROTECTION OF CONNECTORS IN CONTACT WITH PRESSURE TREATED WOOD ALL BOLTS, NAILS, JOIST HANGERS & ANY OTHER CONNECTORS SHALL BE HOT DIPPED GALVANIZED FASTENERS RECOMMENDED TO CONFORM WITH ASTM STANDARD A-153 & HOT DIPPED GALVANIZED CONNECTORS SHOULD CONFORM TO ASTM A165, CLASS G-183. STAINLESS STEEL FASTENERS & CONNECTORS SHOULD BE TYPE 304 OF 316 SIMPSON PRODUCT FINISHES CORRESPONDING TO THESE REQUIREMENTS ARE ZMAX 9158 (HOT DIPPED GALVANIZED) & SST3000 (STAINLESS STEEL). 37. ALL WOOD FRAMING DETAILS - THE FOLLOWING APPLY UNLESS OTHERWISE SHOWN ON THE PLANS. A. MINIMUM NAILING REQUIREMENTS: UNLESS OTHERWISE NOTED, MINIMUM NAILING SHALL BE IN ACCORDANCE WITH TABLE 2304.10.1 OF THE INTERNATIONAL BUILDING CODE. B. AT SAWN TIMBER JOIST AREAS: PROVIDE CROSS -BRIDGING @ 8'-0"o.c. max. SPACING & SOLID BLOCKING AT BEARING POINTS. PROVIDE DOUBLE JOISTS UNDER ALL PARTITIONS. PROVIDE DOUBLE JOISTS EACH SIDE OF OPENINGS UNLESS DETAILED OTHERWISE. C. PROVIDE DOUBLE JOIST UNDER ALL PARALLEL PARTITIONS THAT EXTEND MORE THAN HALF THE JOIST LENGTH & DOUBLE JOIST HEADERS & DOUBLE JOISTS EACH SIDE OF ALL OPENINGS IN FLOORS & ROOFS UNLESS DETAILED OTHERWISE. COORDINATE SIZE & LOCATION OF ALL OPENINGS WITH ARCHITECTURAL & MECHANICAL DRAWINGS. D. PROVIDE TWO 2x10 HEADERS OVER & DOUBLE STUDS EACH SIDE OF ALL OPENINGS IN STUD BEARING WALLS NOT DETAILED OTHERWISE. E. PROVIDE SOLID BLOCKING FOR WOOD COLUMNS & MULTIPLE STUD POSTS THROUGH FLOORS TO SUPPORTS BELOW. F. PROVIDE CONTINUOUS SOLID BLOCKING AT MID OF ALL STUDS OVER 10' IN HEIGHT. G. TOENAIL JOISTS TO SUPPORTS WITH 2-16d NAILS. ATTACH ALL BEAMS AT THE ROOF EXCEEDING 8'-0" IN LENGTH TO SUPPORTS WITH ST22 STRAP EACH END. H. ATTACH TIMBER JOISTS TO FLUSH HEADERS AND BEAMS WITH "U" SERIES METAL JOIST HANGERS TO SUIT THE JOIST SIZE I. WALL FRAMING ALL STUD WALL SHOWN & NOT OTHERWISE NOTED SHALL BE 2x4 STUDS @ 16"o.c. AT INTERIOR WALLS & 2x6 STUDS @ 16" o.c. AT EXTERIOR WALLS. J. NOTATIONS ON DRAWINGS RELATING TO FRAMING CLIPS, JOIST HANGERS, & OTHER CONNECTING DEVICES REFER TO CATALOG NUMBERS OF CONNECTORS MANUFACTURED BY SIMPSON STRONG -TIE COMPANY OR EQUIVALENT DEVICES BY OTHER MANUFACTURES MAY BE SUBSTITUTED. PROVIDED THEY HAVE ICC-ES APPROVAL FOR EQUAL LOAD CAPACITIES. K. INDIVIDUAL MEMBERS OF BUILT-UP POSTS & BEAMS SHALL EACH BE ATTACHED WITH 16d NAILS @ 6"o.c. STAGGERED. L. ALL WOOD STUDS WALLS SHALL HAVE LOWER WOOD PLATE ATTACHED TO WOOD FRAMING BELOW WITH 16d NAILS @ 6" o.c. STAGGERED UNLESS SHOWN OTHERWISE. M. ALL WOOD FRAMING DETAILS NOT SHOWN OTHERWISE SHALL BE CONSTRUCTED TO MINIMUM STANDARDS OF THE INTERNATIONAL BUILDING CODE. N. PLYWOOD ROOF SHEATHING & FLOOR SHEATHING UNLESS OTHERWISE NOTED ON PLANS SHALL BE LAID UP WITH FACE GRAIN PERPENDICULAR TO SUPPORTS & NAILED WITH 8d NAILS @ 6" o.c. TO FRAMED PANEL EDGES & OVER STUD WALLS SHOWN ON PLANS & @ 12"o.c. (10"o.c. AT FLOORS TO INTERMEDIATE SUPPORTS. PROVIDE APPROVED EDGE CLIPS @ 16"o.c. AT UNBLOCKED ROOF SHEATHING EDGES. PROVIDE SOLD BLOCKING AT LINES OF SUPPORT AT FLOORS. TOENAIL BLOCKING TO SUPPORTS WITH 16d NAILS @ 12"o.c. UNLESS OTHERWISE NOTED IN THE SHEAR WALL SCHEDULE. 0. PLYWOOD WALL SHEATHING SHALL HAVE SOLID BLOCKING AT ALL EDGES. P. ALL WOOD STUD WALLS SHALL HAVE LOWER WOOD PLATE ATTACHED TO WOOD FRAMING BELOW WITH 16d NAILS AT 6"o.c. STAGGERED or BOLTED TO CONCRETE WITH 5/8" DIA. ANCHOR BOLTS @ 4'-0"o.c. UNLESS SHOWN OTHERWISE. Q. PLYWOOD NAILING: (USE UNLESS GREATER NAILING IS DETAILED OR SPECIFIED) 8d @ 6"o.c. AT SHEET EDGES 8d @ 12"o.c. AT INTERMEDIATE BEARING POINTS R. 1. PROVIDE ABU POST BASE @ ISOLATED POSTS TO CONCRETE CONNECTION 2. PROVIDE (2)A35 CLIPS @ TOP & BOTTOM OF ALL POST TO OTHER FRAMING MEMBERS 3. PROVIDE AC or ACE POST CAP @ ISOLATED POSTS TO BEAM CONNECTIONS 4. PROVIDE MIN. (2)A35 CLIPS @ POST TO BEAM CONNECTION (U.N.O.) 5. PROVIDE (2)CS16 x 30" AT ALL CUT DOUBLE TOP PLATES, TYPICAL. S. PROVIDE (2)CS16 x 36" AT ALL CUT DOUBLE TOP PLATE, TYP. T. ANCHORAGE: EPDXY -GROUTED ITEMS (THREADED RODS OR REINFORCING BAR) SPECIFIED ON THE DRAWINGS SHALL BE INSTALLED USING "SET-XP" HIGH STRENGTH EPDXY AS MANUFACTURED BY THE SIMPSON STRONG -TIE COMPANY. INSTALL IN STRICT ACCORDANCE WITH ICC-ES REPORT NO. ESR-2508. MINIMUM BASE MATERIAL TEMPERATURE IS 507. RODS SHALL BE ASTM A-36 UNLESS OTHERWISE NOTED. PERIODIC SPECIAL INSPECTION OF INSTALLATION IS REQUIRED TO VERIFY ANCHOR OR EMBEDDED BAR TYPE & DIMENSIONS, LOCATION, ADHESIVE IDENTIFICATION & EXPIRATION, HOLE DIMENSIONS, HOLE CLEANING PROCEDURE, ANCHOR EMBEDMENT & ADHERENCE TO THE INSTALLATION INSTRUCTIONS. CONTINUOUS SPECIAL INSPECTION IS REQUIRED FOR HORIZONTAL & OVERHEAD INSTALLATIONS. EPDXY -GROUTED ITEMS (THREADED RODS OR REINFORCING BAR) SPECIFIED ON THE DRAWINGS SHALL BE INSTALLED USING "AT-XP" AS MANUFACTURED BY SIMPSON STRONG -TIE COMPANY. INSTALL IN STRICT ACCORDANCE WITH IAMPO REPORT NO. ER-0281. MINIMUM BASE MATERIAL TEMPERATURE IS 147. RODS SHALL BE ASTM A-36 UNLESS OTHERWISE NOTED. PERIODIC SPECIAL INSPECTION OF INSTALLATION IS REQUIRED TO VERIFY ANCHOR OR EMBEDDED BAR TYPE & DIMENSIONS, LOCATIONS, ADHESIVE IDENTIFICATIONS & EXPIRATION, HOLE DIMENSIONS, HOLE CLEANING PROCEDURE, ANCHOR EMBEDMENT, & ADHERENCE TO THE INSTALLATION INSTRUCTIONS. CONTINUOUS SPECIAL INSPECTION IS REQUIRED FOR HORIZONTAL & OVERHEAD INSTALLATIONS. 2021 IBC CODE VERSION d ZMCC) o _N M rn O U) 04 j J t N Q W�i� c v� W "� Z Yvirn r� M � W V N Z -oc_ �M W N N Lo N E M v W M W � � -6-0 O z CU L V L v) 00 0 co ICU CF) L O rn V O Z W J AW-Fj o N W LU 0 WQU >_ U C0 00 0 24149 IST�� ONAL' EXPIRES 2 2025 Project Project No. Drawn By Date 6.15.2024 S3 12%18" PLOT = 1/2 SCALE 2021 IRC WHOLE HOUSE VENTILATION INFORMATION WASHINGTON STATE AMENDED WHOLE HOUSE VENTILATION SYSTEM IRC M1505.4 WHOLE HOUSE VENTING USING EXHAUST FANS WHOLE HOUSE VENTILATION RATE: 65 CFM. FROM TABLE M1505.4.3(1) CONTINUOUS OPERATION SEE CHART BELOW FOR ADJUSTED CFM 2018 TABLE M1505.4.3(2) WHOLE HOUSE VENTILATION QUALITY ADJUSTMENT (Cq) SYSTEM TYPE DISTRIBUTED NOT DISTRIBUTED MIN. ADJUSTED FAN SIZE (CFM) BALANCED 1.0 1.25 NOT BALANCED 1.25 1.5 97.5 KEY REQUIREMENTS OF EACH SYSTEM: A CLEARLY VISIBLE LABEL SHALL BE AFFIXED TO THE CONTROLS THAT READS "WHOLE HOUSE VENTILATION (SEE OPERATING INSTRUCTIONS) IRC M1505.4.1.1: WHOLE HOUSE VENTILATION SUPPLY AND EXHAUST FANS SHALL HAVE A MINIMUM EFFICACY AS PRESCRIBED IN THE WA STATE ENERGY CODE WHOLE HOUSE FANS SHALL BE RATED AT NO LESS THAN THE MINIMUM AIRFLOW RATE REQUIRED BY SECTION M1505.4.3.1 VENTILATION FANS SHALL BE RATED FOR SOUND AT A MAXIMUM OF 1.0 SONE IRC M 1505.4.1.2 EXHAUST FANS SHALL BE DUCTED OUTSIDE DIRECTLY EXHAUST FANS SHALL TO LIMIT THE PRESSURE DIFFERENCE TO THE OUTSIDE AND EQUIPPED WITH BACK DRAFT DAMPERS PER WA STATE ENERGY CODE EXHAUST FANS SHALL BE RATED AND TESTED IN ACCORDANCE WITH THE AIRFLOW AND SOUND RATING PROCEDURES OF THE HOME VENTILATING INSTITUTE IRC M1505.4.1.3: SUPPLY FANS SHALL SUPPLY OUTDOOR AIR FROM INTAKE OPENINGS IN ACCORDANCE WITH IMC SECTIONS 401.4 AND 401.5 IRC M1505.4.2: WHOLE HOUSE VENTILATION SYSTEM SHALL BE CONTROLLED WITH SWITCHES, TIMERS OR OTHER MEANS THAT PROVIDE AUTOMATIC OPERATION OF THE VENTILATION SYSTEM WITH READY ACCESS BY THE OCCUPANT. CONTROLS SHALL PROVIDED TO OVERRIDE SYSTEM IN TIMES OF POOR AIR QUALITY. CONTROLS SHALL INCLUDE PERMANENT TEXT OR A SYMBOL INDICATING THEIR FUNCTION. SUGGESTED "LEAVE ON UNLESS OUTDOOR AIR QUALITY IS VERY POOR" MANUAL CONTROLS SHALL BE READILY ACCESSIBLE. WHOLE HOUSE VENTILATION SYSTEMS SHALL BE CONFIGURED TO OPERATE CONTINUOUSLY EXCEPT WHERE INTERMITTENT OFF CONTROLS AND SIZING ARE PROVIDED PER SECTION M1505.4.3.2 NOTE: THE ABOVE NOTES ARE EXCERPTS FROM THE CODE. FOR COMPLETE DETAILS, YOU MUST REFER TO THE CODE SECTIONS FOR TOTAL COMPLIANCE. THE REQUIRED WHOLE -HOUSE MECHANICAL VENTILATION SYSTEM CERTIFICATE TO BE COMPLETED BY A MECHANICAL CONTRACTOR, TEST AND BALANCE CONTRACTOR, OR OTHER APPROVED PARTY, LISTING THE TYPE OF SYSTEM USED AND THE DELIVERED AIRFLOW AS INSTALLED AND POSTED IN AN APPROVED LOCATION PER M1505.4.1.7 WHOLE HOUSE VENTILATION SIZING INFORMATION TABLE M1505A.3(1) WHOLE HOUSE MECHANICAL VENTILATION (FT BEDROOMS0) 0-1 2 3 4 5 OR MORE <500 30 30 35 45 50 500-1000 30 35 40 50 55 1001-1500 30 40 45 55 60 1501-2000 35 45 50 60 65 2001-2500 40 50 55 65 70 2501-3000 45 55 60 70 75 3001-3500 50 60 65 75 80 3501-4000 55 65 70 80 85 4001-4500 60 70 75 85 90 4501-5000 65 75 80 90 95 TABLE M1505AA.1 MINIMUM LOCAL EXHAUST RATES AREA TO BE VENTILATED VENTILATION RATES INTERMITTENT CONTINUOUS OPEN KITCHENS IN ACCORDANCE WITH SECTION M1505AA.3 NOT PERMITTED ENCLOSED KITCHENS IN ACCORDANCE WITH SECTION M1505AA.3 5 ACH BASED ON KITCHEN VOLUME BATHROOMS - TOILET ROOMS 50 CFM 20 CFM REFFANNREQUIREMENTSIA�NDDUCTSYSTEEXHAUST MECHANICAL SYSTEMS Electrical 60. Electrical Connections. Equipment electrical connection shall be regulated in accordance with the adopted state electrical code. Exceptions: 1. Means of disconnect. Independent means of disconnect for the electrical supply to each piece of equipment shall be provided in sight of the equipment served when the supply voltage exceeds 50 volts. 2. Service Receptacle. A 120-volt service receptacle shall be located within 25 feet of, and on the same level as, the equipment. 3. Illumination. Permanent switch controlled lighting shall be installed for maintenance of equipment. The lighting shall provide sufficient illumination to safely approach the equipment and perform maintenance. Control of the lighting shall be provided at the access entrance. Equipment 61. Mechanical Equipment.. Equipment shall be approved by the building official for safe use or comply with applicable nationally recognized standards as evidenced by the listing and label of an approved agency. Listed appliances. The installer shall leave the manufacturer's installation and operating instructions attached to the appliance. Clearances of listed appliances from combustible materials shall be as specified in the listing or on the rating plate. 62. Water Heaters. Fuel burning water heaters shall not be installed in bathrooms or in a closet with access only through a bedroom or bathroom. Exceptions: 1. Water heaters installed having direct vent systems. 2. Water heaters installed in a closet that has a weather-stripped solid door with an approved door closing device, and designed exclusively for the water heater and where all air for combustion and ventilation is supplied from the outdoors. 3. Water heaters of the automatic storage type installed as a replacement in a bathroom, when specifically approved, properly vented and supplied with adequate combustion air. Heating system Water heaters shall be installed in accordance with the manufacturers installation instructions and the requirements of this code. Water heaters shall be anchored against movement and overturning in accordance with M1307.2. Gas -fired water heaters shall conform to the requirements in Chapter 24. with UL 174. Oiled -fired water heaters shall comply with UL 732 Prohibited locations: Fuel -fired water heaters shall not be installed in a room used as a storage closet. Water heaters located in a bedroom or bathroom shall be installed in a sealed enclosure so that combustion air will not be taken from the living space. Installation of direct -vent water heaters within an enclosure is not required. M2005.2. 64. Listing Required. All furnaces shall be listed and labeled by an approved agency and installed to listed specifications. Location 65. Installation Per Listing. Equipment shall be located as required in Section M1307 & M1308, IRC, specific requirements elsewhere in the IRC and the conditions of the equipment's approval. 66. Prohibited Location. Fuel -burning equipment shall not be installed in a closet, bathroom or a room readily usable as a bedroom, or in a room, compartment or alcove opening directly into any of these, except direct vent equipment, electric heat furnaces and other conditions noted in In areas subject to flooding, equipment which would be damaged or create hazardous conditions if subjected to inundation shall not be installed at or below grade unless suitably protected by elevation or other approved means. 67. Liquefied petroleum gas burning appliances shall not be installed in a pit, an underfloor space, below grade or similar location where vapors or fuel might unsafely collect unless an approved method for the safe collection, removal and containment or disposal of the vapors or fuel is provided. 68. Clearances. Furnaces within compartments or alcoves shall be accessed by an opening or door and an unobstructed passageway measuring not less 24" wide and large enough to allow removal of the largest appliance in the space, provided there is a space 30" deep & the height of the appliance but not less than 30" at the front or service side with the door open. Section M 1305.1.1, IRC. 70. Support. Appliances designed to be in a fixed position shall be securely fastened in place. Supports for appliances shall be designed and constructed to sustain vertical and horizontal loads within the stress limitations in the building code. Section M1307.2, IRC. 71. Mechanical System in Garage. A. Protection from damage. Equipment shall not be installed in a location where it is subject to mechanical damage unless protected by approved, substantial barriers. Section M1307.3.1. B. Elevation of ignition source. Heating or cooling equipment located in a garage and which generates a glow, spark, or flame capable of igniting flammable vapors shall be installed with the pilots and burners or heating elements and switches at least 18 inches above the floor level. Section M 1307.3 Venting and Combustion Air 73. All fuel burning equipment shall be provided with combustion air. Appliances located within the building envelope shall obtain combustion air from outdoors. Heating equipment located within the Building Envelope shall be thermally isolated from the heated area. Chapter 17 IRC 74. Every appliance designed to be vented shall be connected to a venting system complying with Chapter 18, IRC. 75. Every factory -built chimney, Type L vent, Type B gas vent, or Type BW gas vent shall be installed in accordance with the terms of its listing, manufacturer's instructions, and the applicable provisions of Chapter 18, IRC. 76. Vent connectors shall be installed within the space or area in which the appliance is located and shall be connected to a chimney or vent in such a manner as to maintain the clearance to combustibles per Section M1803.3.4 and Table M1306.2 IRC. and Figure M1306.1 IRC 77. Type B or BW. Type B or BW gas vent shall terminate per M1804 IRC Duct work 78. Duct systems shall be of metal as set forth in Table M1601.1.1(2) IRC factory made air ducts complying with Chapter 16, IRC. Joints and seams shall be substantially airtight by means of tapes, mastics, gaskets or other means. 2021 WASHINGTON STATE ENERGY CODE: E1. Access Hatches and Doors. Access doors from conditioned spaces to unconditioned spaces (e.g., attics and crawl spaces) shall be weather-stripped and insulated to a level equivalent to the insulation on the surrounding surfaces. Access shall be provided to all equipment which prevents damaging or compressing the insulation. A wood framed or equivalent baffle or retainer must be provided when loose fill insulation is installed. Section R402.2.4. WSEC INSULATION: All insulation materials, including facings such as vapor barriers or breather papers, installed within floor/ceiling assemblies, roof/ceiling assemblies, walls, crawl spaces, or attics shall have a flame -spread rating not to exceed 25 and a smoke density not to exceed 450 Exceptions: 1. Foam plastic insulation shall comply with Section R316, IRC. 2. When such materials are installed in concealed spaces, the flame spread and smoke -developed limitations do not apply to the facing, provided that the facing is installed in substantial contact with the unexposed surface of the ceiling, floor, or wall finish. 3. Cellulose insulation shall comply with Section R302.10.3 IRC E2. Insulation Clearances. Where required, insulation shall be installed with clearances according to manufacturer's specifications. Insulation shall be installed so that required ventilation is unobstructed. For blown or poured loose fill, clearances shall be maintained through installation of a permanent retainer. E3. Roofs/Ceilings. Open blown or poured loose fill insulation may be used where the slope of the ceiling is not more than 3:12 and there is more than 30 inches from the top of the ceiling framing to the underside of the roof sheathing at the roof ridge. When eave vents are installed, baffling of the vent openings shall be provided so as to deflect the incoming air above the surface of the insulation. Baffles shall be rigid material, resistant to wind driven moisture. Section R402.2.1.1 WSEC Refer to Section R806 IRC for additional information. E4. Walls. Insulation installed in exterior walls shall comply with the provisions of this section. All wall insulation shall fill the entire framed cavity. Exterior wall cavities isolated during framing shall be fully insulated to the levels of surrounding walls. All faced insulation shall be face stapled to avoid compression. Table R402.4.1.1 WSEC Vapor retarders shall be installed on the warm side (in winter) of the insulation Section IRC R702.7 E5. Floors. Floor insulation shall be installed in a permanent manner in substantial contact with the surface being insulated. Insulation supports shall be installed so spacing is no more than 24 inches on center. Foundation vents shall be placed so that the top of the vent is below the lower surface of the floor insulation. Section R402.2.7 WSEC E6. Slab on grade floors. The minimum thermal resistance (R-Value) of the insulation around the perimeter of unheated or heated slab -on -grade floors shall be as specified in Table R402.1.1. The insulation shall be placed on the outside of the foundation or on the inside of the foundation wall. The insulation shall extend downward from the top of the slab for a minimum distance as shown in the table or to the top of the footing, whichever is less, or downward to at least the bottom of the slab and then horizontally to the interior or exterior for the total distance shown in the table. A two inch by two inch (maximum) pressure treated nailer may be placed at the finished floor elevation for attachment of interior finish materials. Radiant Slabs. The entire area of a radiant slab shall be thermally isolated from the soil with a minimum of R-10 insulation. The insulation shall be an approved product for its intended use. ET Below Grade Walls. Below grade exterior wall insulation (cold side of the wall) shall extend from the top of the below grade wall to the top of the footing and shall be approved for below -grade use. Above grade insulation shall be protected. Insulation used on the interior (warm side of the wall) shall extend from the top of the below -grade wall to the below -grade floor level. Section R402.2.8 WSEC E8. Roof/Ceiling assemblies where the ventilation space above the insulation is less than an average of 12 inches shall be provided with a vapor retarder. Faced butt insulation where used as a vapor retarder shall be face stapled. Single rafter joist vaulted ceiling cavities shall be of sufficient depth to allow a minimum one inch vented air space above the insulation. Vapor retarders are not required where the ventilation space above the insulation averages 12 inches or greater or where the insulation is installed between the roof membrane and the structural roof deck. E9. Walls separating conditioned space shall have a vapor retarder installed. Faced butt insulation shall be face stapled. E10. Floors separating conditioned space from unconditioned space shall have a vapor retarder installed with a one perm dry cup (4 ml.) rating or less. El 1. Ground cover of six mil (0.006" thick) black polyethylene or approved equal shall be laid over the ground within crawl spaces. The ground cover shall be overlapped 12" minimum at the joints and shall extend to the foundation wall. Exception: The ground cover may be omitted in crawl spaces if the crawl space has a concrete slab floor with minimum thickness of 3-1/2 inches. E12. Air Leakage Control. Seal all exterior openings Section R402.4 A. Exterior doors and windows shall be designed to limit air leakage into or from the building envelope, except for assemblies that are required to be of fire -resistive construction. B. Exterior joints around windows and door frames, openings between walls and foundation, between roof and wall panels; openings at penetrations of util ity services through wall, floors and roofs; and all other openings in the building envelope shall be sealed, caulked, gasketed, or weather stripped. All other openings shall be sealed , caulked, gasketed or weather-stripped to limit air leakage. C. Site constructed doors and windows are not required to be tested, but shall be made tight fitting. Fixed lights shall be stopped with salient all around. Operating sash shall have weather-stripping working against overlapping trim, and a latch which will hold the sash closed. D. Recessed Light Fixtures. When installed in the building envelope, recessed lighting fixtures shall be an Type IC rated and certified under ASTM E283 as having an air leakage rate not more than 2.0 cfm (0.944 L/s) when tested at a 1.57 pdf (75 Pa) pressure differential and shall have a label attached showing compliance with this test method all recessed luminaires shall be sealed with a gasket or caulk between the housing and the interior wall or ceiling covering. WSEC R402.4.3 E14. Duct Construction. All duct work shall be constructed in accordance with standards RS-15, RS-16, RS-17, RS-18, RS-19, or RS-20, as applicable, and the International Mechanical Code. Section R403.3 WSEC E15 R403.1 At least one thermostat shall be provided for each separate heating and cooling system. Programable per R403.1.1 ENERGY NOTES: - DUCT TESTING REQUIRED PER WSEC R403.3.5 - BUILDING AIR LEAKAGE TESTING REQUIRED PER WSEC R402.4.1.2 (SEE NOTE THIS PAGE) - HVAC CONTROLS WITH PROGRAMMABLE SCHEDULE PER WSEC R403.1.1 - ALL PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL BE HIGH -EFFICACY PER R404.1 - INSULATION MARKERS SHALL BE PLACED EVERY 300 S.F. IN THE ATTIC AND FACE TOWARD THE ATTIC ACCESS PER WSEC R401.3: A CERTIFICATE IS TO BE POSTED IN SPACE THE SPACE WHERE THE FURNACE IS LOCATED, UTILITY ROOM OR ON AN APPROVED LOCATION INSIDE THE BUILDING. WHEN LOCATED ON THE ELEC. PANEL, THE CERTIFICATE SHALL NOT COVER OR OBSTRUCT THE VISIBILITY OF THE CIRCUIT DIRECTORY LABEL, DISCONNECT LABEL OR OTHER REO'D LABELS. 1. R-VALUES OF ALL INSULATION INSTALLED (ATTIC, FLOOR, WALLS, DUCT WORK OUTSIDE OF CONDITIONED SPACE, ETC.) 2. U-FACTORS AND SOLAR HEAT GAIN COEFFICIENT (SHGC) OF FENESTRATION 3. RESULTS FROM ANY REQ'D DUCT SYSTEM & BUILDING ENVELOPE AIR LEAKAGE TESTING 4. RESULTS FROM THE WHOLE -HOUSE MECHANICAL SYSTEM FLOW RATE TEST 5. TYPES, SIZES AND EFFICIENCIES OF HEATING, COOLING, WHOLE HOUSE VENTILATION AND SERVICE WATER HEATING APPLIANCES 6. WHERE ON -SITE PHOTO VOLTAIC PANEL SYSTEMS HAVE BEEN INSTALLED THE ARRAY CAPACITY, INVERTER EFFICIENCY, PANEL TILT, ORIENTATION AND ESTIMATED ANNUAL ELECTRICAL GENERATION SHALL BE NOTED ON CERTIFICATE 7. THE CODE EDITION UNDER WHICH THE STRUCTURE WAS PERMITTED AND THE COMPLIANCE PATH USED. ALL CERTIFICATES LOCATED AT: hftps://www.energy.wsu.edulbuildingefficiency/energycode.aspx ALL HEADER MEMBERS ARE TO BE INSULATED WITH R-10 RIGID INSULATION UNLESS THE HEADER MEMBER IS 5-1/2" IN WIDTH FRESH AIR IN HABITABLE ROOMS SHALL BE PROVIDED THROUGH WINDOWS, DOORS, SKYLIGHTS, LOUVERS OR OTHER APPROVED OPENINGS TO THE OUTDOOR AIR. SUCH OPENINGS SHALL BE PROVIDED WITH READY ACCESS OR SHALL OTHERWISE BE READILY CONTROALLABLE BY THE BUILDING OCCUPANTS. THE OPENABLE AREA TO THE OUTDOORS SHALL NOT BE LESS THAN 8% OF THE FLOOR AREA BEING VENTILATED. R303.1 ALL DOORS ARE TO BE UNDERCUT 1/2" WHERE SEPARATED FROM EXHAUST SOURCE WALL CORNER INSULATION: CAVITIES WITHIN CORNERS AND HEADERS OF FRAME WALLS SHALL BE INSULATED BY COMPLETELY FILLING THE CAVITY WITH A MATERIAL HAVING A THERMAL RESISTANCE OF R-3 PER INCH, MINIMUM. NO VOIDS PIPE INSULATION NOTE INSULATION FOR HOT WATER PIPES, BOTH WITHIN AND OUTSIDE THE CONDITIONED SPACE, SHALL HAVE A MINIMUM THERMAL RESISTANCE OF R-3 EXCEPTION: PIPE INSULATION IS PERMITTED TO BE DISCONTINUOUS WHERE IT PASSES THROUGH STUDS, JOISTS OR OTHER STRUCTURAL MEMBERS AND WHERE THE INSULATED PIPES PASS OTHER PIPING, CONDUIT OR VENTS, PROVIDED THE INSULATION IS INSTALLED TIGHT TO EACH OBSTRUCTION. dan@brobstdesignworks.com 206.409.6690 w w o H O Q Z U � cii Q U � IT- Qf N W o N Z w REVISED SCALE 6.15.2024 DATE 2021 CODE COMPUTER FILE NAME N1 O LU C0 Q 00 O IT- <0 IV - SHEET NUMBER W 3v Code Ce-z once Catustor. 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Am l'e • Err.+We new lei Bnlldtlig and Duct boat Load I rr'L Neu Hou Fw euca mmod a+ u.ear./ened paw fen. of waft" wee �nw • - ' f.0 mae=-m aw Jh mngetmw W-4 a Ads %A.," rlwlaA 1 1Aa1[Mnnea !feat F*W- rent 011111 d Hour &AM" awe oma r.ar tMe A 1 23 Ilia lns P1•1rw �aw) 7A IS* b.f l-e -a ❑-I .r L ae A 1 /d Iba d I ta/ -PAN r+ 1.9641 K 137 17 ROW to WSEC R4e2I RWW WNE.0 R482.1 a -t-r; NZ::. F-L17 i ZA _CC. dan@brobstdesignworks.com 206.409.6690 r` 00 0 00 M O U W N Z � J r F� O W Wo C/) U � 17 Q 00 r r REVISED SCALE 6.15.2024 DATE 2021 CODE COMPUTER FILE NAME N1 11 SHEET NUMBER 2021 IRC CODE GROUP R-3 OCCUPANCY Wind and Snow load factors may vary based on geographical location. GENERAL DEFINITION: Habitable Space (room) is space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet compartments, closets, halls, storage or utility space and similar areas, are not considered habitable space. Section R202, IRC 1. Ceiling Heights. IRC R305.1 Habitable rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms and basements shall have a ceiling height of not less than 7 feet. The required height shall be measured from the finished floor to the lowest projection from the ceiling. Exceptions: 1. Beams and girders spaced not less than 36" on center may project not more than 78" from finished floor 2. Ceilings in basements without habitable spaces may project to within 6'-8" of the finished floor, and beams, girders, ducts or other obstructions may project to within 6'-4" of the finished floor. 3. Not more than 50% of the required floor area of a room or space is permitted to have a sloped ceiling less than 7 feet in height, with no portion of the required floor area less than 5 feet in height. 4. Bathrooms shall have a min. ceiling height of 6'-8" over the fixture and at the front clearance area for fixtures. A shower or tub equiped with a showerhead shall have a min. ceiling height of 6'-8" above a min. area 30"x30" at the showerhead. LIGHT, VENTILATION AND SANITATION 1. All habitable rooms shall be provided with aggregate glazing area of not less than 8% of the floor area of such rooms. Natural ventilation shall be through windows, doors, louvers or other approved openings to the outdoor air. Such openings shall be provided with ready access or shall otherwise be readily controllable by the occupants. IRC Section R303.1 Exceptions provided per IRC Section R303.1 2. Ventilation. Group R Occupancies shall be provided with ventilation systems which comply with Section 303 The point of discharge for mechanical ventilating systems shall be at least 3 feet from any opening which allows air entry into occupied portions of the building. M1506.3 Refer to additional exhaust ventilation requirements in Section R303.3 for bathrooms and water closets. See Chapter 15 for kitchens & laundry room requirements. 3. Range & Dryer Vents. Ducts used for domestic kitchen range ventilation and clothes dryers exhaust shall be of metal and have smooth interior surfaces. Ducts shall be substantially airtight and shall comply with the provisions of Chapter 15, IRC. Exhaust ducts shall terminate outside the building and be equipped with back draft dampers. IRC Sections M1501, M1502 & M1503 4. Moisture Exhaust Ducts. Moisture exhaust ducts for domestic clothes dryers shall terminate on the outside of the building and shall be equipped with a back -draft damper. Screens shall not be installed at the duct termination. Ducts for exhausting clothes dryers shall not be connected or installed with sheet metal screws or other fasteners which will obstruct the flow. Clothes dryer moisture exhaust ducts shall not be connected to a gas vent connector, gas vent or chimney. Clothes -dryer moisture exhaust ducts shall not extend into or through ducts or plenums. Length Limitation. Unless otherwise permitted or required by the dryer manufacturer's installation instructions and approved by the building official, domestic dryer moisture exhaust ducts shall not exceed a total combined horizontal and vertical length of 35 feet, with reductions for elbows per IRC TABLE M1502.4.6.1 IF FITTINGS ARE USED, THE MAX. LENGTH SHALL BE REDUCED TO BE PER DRYER OR THE DRYER EXHAUST DUCT POWER VENTILATOR MANUFACTURER'S INSTALLATION THE DUCT SHALL BE A MINIMUM OF 4" DIAMETER, 0 FMETAL OR APPROVED MATERIAL WITH SMOOTH SURFACE 5. Water Closet Space Requirements. The water closet stool in all occupancies shall be located in a clear space not less than 30 inches in width, with a clear space in front of the stool of not less than 24" 6. Tub & Shower Walls. When gypsum is used as a base for tile or wall panels for tub, shower or water closet compartment walls, water-resistant gypsum backing board shall be used. Regular gypsum wallboard is permitted under tile or wall panels in other wall and ceiling areas Bathtub and shower floors and walls above bathtubs with installed shower heads and in shower compartments shall be finished with a nonabsorbant surface. such wall surfaces shall extend to a height of not less than 6 feet above the floor Water-resistant gypsum board shall not be used in the following locations: a) Over a vapor retarder. b) In areas subject to continuous high humidity, such as saunas, steam rooms or gang shower rooms. c) On ceilings where frame spacing exceeds 12 inches on center. FOUNDATIONS 7. Slope Limits. Cut slopes for permanent excavations shall be not steeper than 2 horizontal to 1 vertical and slopes for permanent fills shall be not steeper than 2 horizontal to 1 vertical unless substantiating data justifying steeper slopes are submitted. Deviation from the foregoing limitations for slopes shall be permitted only upon the presentation of a soil investigation report acceptable to the building official. 8. Setbacks from Slopes. Foundation setbacks from ascending and descending slopes shall comply with IRC Figure R403.1.7.1 9. Stepped Foundations. Foundations for all buildings where the surface of the ground slopes more than 1 foot vertical in 10 feet horizontal shall be level or shall be stepped so that both top and bottom of such foundation are level. IRC Section R403.1.5 10. Pier Footings. Individual concrete pier footings shall project minimum of 8 inches above exposed ground unless the columns or posts are of approved wood of natural resistance to decay or of treated wood. Exterior concrete piers shall be 12" minimum below grad or to bearing soil whichever is greater 11. Column and Posts Supports. Columns and posts located on concrete or masonry floors or decks exposed to the weather or to water splash or in basements and which support permanent structures shall be supported by concrete piers or metal pedestals projecting above floors unless approved wood of natural resistance to decay or treated wood is used. The pedestals shall project at least 6 inches above exposed earth and at least 1 inch above such floors. 12. Under -floor Clearance & Access. When wood joists or the bottom of wood structural floors without joists are located closer than 18 inches or wood girders are located closer than 12 inches to exposed ground in crawl spaces or unexcavated areas located within the periphery of the building foundation, the floor assembly, including posts, girders, joists and subfloor, shall be approved wood of natural resistance to decay as listed in IRC Section R317.1 or treated wood. Min. 8" clear exposed ground to wood framing members that rest directly on concrete R317.1(2) When the above under -floor clearances are required, the under -floor area shall be accessible. Accessible under -floor areas shall be provided with a minimum 18 inch-by-24 inch opening unobstructed by pipes, ducts and similar construction. All under -floor access openings shall be effectively screened or covered. Pipes, ducts and other construction shall not interfere with the accessibility to or within under -floor areas. IRC Section R408.4 13. Under -floor Ventilation. Under -floor ventilation, minimum net area of 1 square foot for each 150 square feet of under floor area, one opening shall be located within 3' of each corner of the building and shall provide cross ventilation. The openings shall be covered with one -quarter inch corrosion resistant wire mesh. IRC Section R408.2 FRAMING 14. Quality & Identification. All lumber, wood structural panels, particleboard, structural glued -laminated timber, end -jointed lumber, fiberboard sheathing (when used structurally), hardboard siding (when used structurally), piles and poles regulated by this chapter shall conform to the applicable standards and grading rules specified in the UBC and shall be so identified by the grade mark or a certificate of inspection issued by an approved agency. All preservative treated wood required to be treated under Section R317 shall be identified by the quality mark of an approved inspection. 15. Foundation Cripple Walls. Foundation cripple walls shall be framed of studs not less in size than the studding above with a minimum length of 14 inches, or shall be framed of solid blocking. When exceeding 4 feet in height, such walls shall be framed of studs having the size requirements for an additional story. Solid blocking or wood structural panels may be used to brace cripple walls having a stud height of 14 inches or less. Cripple walls having a stud height exceeding 14 inches shall be braced in accordance with Section R602.9, IRC. 16. BEARING: the ends of each floor joist shall have not less than 1-1/2 inches of bearing on wood or metal, nor less than 3 inches on masonry except where supported on a 1 x 4 ribbon strip nailed to adjoining stud. Section R502.6, IRC. 17. Supporting Bearing Partitions. Supporting bearing partitions perpendicular to floor joists shall not be offset from supporting girders, walls, or partitions more than floor joist depth. Floor joists under and parallel to bearing partitions shall be doubled. 18. Cutting, Notching and Boring. A. Notches on ends of rafters and ceiling joists shall not exceed one-fourth of the depth. Holes bored in rafters or ceiling joists shall not be within 2 inches of the top or bottom, and their diameter shall not exceed one-third the depth of the member. Notches in the top or bottom of the rafter or ceiling joist shall not exceed one -sixth the depth and shall not be located in the middle third of the span. Sections R602.6, IRC. B. In exterior walls and bearing partitions, any wood stud may be cut or notched to a depth not exceeding 25% of its width. Cutting or notching of studs to a depth of 40% of the stud width is permitted in non -bearing partitions. Section R602.6, IRC. C. Notches in sawn lumber beams shall not exceed one -sixth the beam depth of the member and shall not be located in the middle third of the span. Notches at the ends shall not exceed one-fourth the beam depth. The tension side of sawn lumber beams of 3-1/2 inches or greater thickness shall not be notched except at the ends. D. Manufactured glue laminated beams may not be notched, cut or bored without submission and approval of substantiating calculations from a licensed Structural Engineer. Cutting, Drilling, Notching Structural members shall not be cut, bored or notched in excess of the limitations specified in IRC Sections: R502.8.1, R602.6, R802.7 19. Bridging and Blocking Wall Framing. Bridging. Unless covered by interior or exterior wall covering or sheathing meeting the minimum requirements of this code, all stud partitions or walls with studs having a height -to -least thickness ratio exceeding 50 shall have bridging not less than 2 inches in thickness and of the same width of the studs fitted snugly and nailed thereto to provide adequate lateral support. Floor Joists. Blocking. Floor joists shall be blocked when required by the provisions R502.7.1 IRC Roof Framing. Blocking. Roof rafters and ceiling joists shall be supported laterally to prevent rotation and lateral displacement. R802.10.3 IRC 20. Post -Beam Connections. Where post and beam or girder construction is used, the design shall be in accordance with the provisions of this code. Positive connection shall be provided to ensure against uplift and lateral displacement. 21. Manufactured Roof Trusses --Sections R802.10.1, IRC. A. Trusses. Stress analysis and drawings/details shall be stamped by an approved State of Washington Registered Engineer. Drawings/details shall be on job site for framing inspection. Pre -manufactured trusses shall be identified by manufacturer's stamp. Girder and field identification of light metal plate connected trusses is required. Information branded, marked, or otherwise permanently affixed to each truss shall contain the following: 1) identification of the truss manufacturing company; 2) the design load; and 3) the truss spacing. Engineering data and details shall be approved by the building official before any field cuts or truss alterations. All roof trusses shall be so framed and tied into the framework and supporting walls so as to form an integral part of the whole building. Roof trusses shall have joints well fitted and shall have all tension members well tightened before any load is placed upon the truss. Diagonal and sway bracing shall be used to brace all roof trusses. B. Girder and Field Assembled Truss. Engineered stress analysis and details shall be submitted to building division for approval. C. Use approved/applicable truss support hangers. 22. Wood Exposed to Weather. All wood exposed to weather, such as wood used for deck framing including decking, railings, joists, beams, and posts shall be naturally durable wood or wood that is preservative treated in accordance with AWPA U1. Section R317, IRC. 23. Guardrails. When decks, landings, stairs, ramps or porches are more than 30 inches above grade or floor below, the building shall be protected by a guardrail not less than 36 inches high with intermediate members spaced such that a sphere 4 inches in diameter cannot pass through. Section R312, IRC 24. Decks. Decks 30 inches or more above grade require a permit. All decks must be designed and constructed in accordance with Section R507 IRC Solid Sheathed Decks and Roofs. Solid sheathed decks and roofs shall be sloped a minimum 1 /4 " per foot. When decks or roofs are not sloped to drain over deck or roof edges, roof drains in combination with overflow drain(s) and/or scupper(s) shall be installed. R903.4, R903.4.1 IRC 25. Roofs. Application of roof covering materials shall be in accordance with Section R903 IRC. 26. Roof Ventilation. The net free ventilating area of enclosed rafter or attic spaces shall be not less than 1/150 of the area of each space to be ventilated, except that the area may be 1 /300, provided that 50% of the required ventilating area is located at least 3 feet above eave or cornice vents with the balance being provided by the eave or cornice vents, or if a vapor retarder not exceeding a 1 perm rating is installed on the warm side of the attic insulation. The openings shall be covered with corrosion -resistant metal mesh with mesh openings of 1 /4 inch max. & 1 /16 inch min. Section R806, IRC 27. Flashing & Counter -flashing. At the juncture of the roof and vertical surfaces, flashing and counterflashing shall be provided per the roofing manufacturer's instructions and , when of metal, shall not be less than 0.019- inch (No. 26 ga. galvanized sheet) corrosion -resistant metal. Section R903.2, R903.2.1, R903.2.2 IRC. 28. Attic Space Access Opening. Attic spaces with 30 inches or more in vertical height and an area of 30 square feet or greater. shall be provided with an access opening 22 inches by 30 inches. The opening shall be located in a corridor, hallway or other readily accessible location and have at least 30 inches head room. Section R807.1 IRC EXTERIOR WALLS 29. Exterior Wall Coverings. Exterior wood stud walls shall be covered on the outside with materials and in the manner specified in Section R703, IRC 30. All weather -exposed surfaces shall have a weather -resistive barrier to protect the interior wall covering. Section R703.1 IRC 31. Anchored veneer shall comply with the provisions of Section R703.8, and Table R703.8(1) & (2), Figure R703.8 32. Veneer support shall conform to all standards in Section R703.8.2 IRC GARAGE / CARPORT (occupancy separation) 33. The garage shall be separated from the residence and its attic area by not less than 1 /2" type 'Y' gypsum board applied to the garage side. Garages beneath habitable rooms shll be separated from all habitable rooms above by not less than 5/8" Type X gypsum board or equivalent. Where the separateion is a floor -ceiling assembly, the structure supporting the separateion shall also be protected by not less than 1 /2" gypsum board or equivalent. 34. Doors between the garage and residence shall be equipped with solid wood doors not less than 1-3/8" in thickness, solid or honeycomb core steel doors not less than 1-3/8" thick, or 20-minute fire -rated door. Door shall be equipped with self closing hinges 35. In areas where motor vehicles are stored or operated, floor surfaces shall be of noncombustible materials & slope to move liquid away. 36. An occupancy separation need not be provided between residence and a carport having no enclosed uses above, provided the carport is entirely open on two or more sides. MEANS OF EGRESS DEFINITIONS: A means of egress is an exit system that provides a continuous, unobstructed and undiminished path of exit travel from any occupied point in a building or structure to a public way. Such means of egress system consists of three separate and distinct elements: 1.) The exit access, 2.) The exit, and 3.) The exit discharge. Public way is any street, alley, or similar parcel of land essentially unobstructed from the ground to the sky that is deeded, dedicated or otherwise permanently appropriated to the public for public use and having a clear width of not less than 10 feet. 37. Exterior Exit Door. Buildings or structures used for human occupancy shall have at least one exterior exit door with dimensions of 3 feet by 6 feet, 8 inches. Sections R311.2, IRC. 38. Hallways. Width. Hallways shall not be less than 36 inches wide. Section R311.6, IRC. 39. Door Landing. A floor or landing is required on each side of an exterior door. The door may open at a landing that is not more than 7-3/4" inches lower than the floor level, provided the door does not swing over the landing. The landing shall be 36 inches in length minimum. Section R311.3 IRC. 40. WINDOW EGRESS IRC R310.1: Emergency escape and rescue required: Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches above the floor. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with IRC Section R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well in accordance with IRC Section R310.2. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way. Exception: Basements used only to house mechanical equipment or storm shelters and not exceeding total floor area of 200 square feet Where the dwelling is equipped with an automatic sprinkler system installed in accordance with section P2904, sleeping rooms in basements shall not be required to have emergency escape and rescue openings provided that the basment has one of the following: - one means of egress complying with section R311 and one emergency escape and rescue opening - two means of egress complying with section R311 R310.2.1: Minimum opening area. All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet. Exception: grade floor openings shall have a minimum net clear opening of 5 s.f. R310.2.1: Minimum opening height. The minimum net clear openings height shall be 24 inches. R310.2.1: Minimum opening width. The minimum net clear opening width shall be 20 inches. R310.1.1: Operational constraints. Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys, tools or special knowledge. MISCELLANEOUS 41-A. Smoke Detection Location. A smoke detector shall be installed in each sleeping room and outside each separate sleeping area in the immediate vicinity of each bedrooms. When the dwelling unit has more than one story and in dwellings with basements, a detector shall be installed on each story and in the basement. Smoke alarms shall be installed not less than 3' horiz. from the door opening to a bathroom with a shower or tub unless this would prevent placement required by R314.3. See Section R314.3.1 for placement of smoke alarms near cooking appliances. Not less than 20' for Ionization type, not less than 10' ionization with an alarm -silencing switch or not less than 6' for a photoelectric type. 41-B. Carbon Monoxide Alarms. A Carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms. Where a fuel burning appliance is located within a bedroom or it's attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. R315.3 Alarms shall be listed as complying with UL 2034 and installed per manufacturer's listing. R315.2 WAC, R315.1, R315.4 WA. State ammendment FACTORY BUILT FIREPLACES Factory built fireplaces shall be listed and labeled and shall be installed in accordance with the conditions of the listing. Factory -built fireplaces shall be tested in accordance with UL 127. R1004.1 Fireplaces shall comply with all provisions of section R1004 42. Installation of vented gas fireplaces (decorative appliances) shall be in accordance with the manufacturer's installation instructions. And shall comply with all standards of Section G2434 (604) IRC 43. Gas Fire Log Lighters. Approved gas fire log lighters shall be installed in accordance with manufacturer's installation instructions. Section G2433.1 STAIRWAYS 44. Usable space under stairs shall have walls and soffits (on the enclosed side) protected as required with 1 /2" g.w.b at min. 45. Fireblock Stairs. Between stair stringers at top and bottom and along and in line with the run of the stairs between studs. 46. Stairways. Section R311.7 IRC Maximum rise 7-3/4" inches; minimum run 10 inches; headroom minimum 6 feet 8 inches; minimum width 36 inches. Handrails to have ends returned and placed minimum 34 inches, maximum 38 inches above tread nosing. Unless designated for the disabled, the handgrip portion of handrails shall be not less than 1-1/4 inches nor more than 2 inches in cross -sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. Handrails projecting from a wall shall have a space of not less than 1-1/2 inches between the wall and the handrail. Exit Facilities. Stairs and exit balconies shall be positively anchored to the primary structure at 8 feet on center max. or be designed for lateral forces. Such attachment shall not be accomplished by use of toenails or nails subject to withdrawal. GLAZING 47. Safety Glazing. Safety glass must comply with Section R308 IRC i'•i dan@brobstdesignworks.com 206.409.6690 U) UJ UJ O 0 O U J LL r UJ N z O w N ti CO O co O �-I O W Z i � J O N W v lll�_ 0 � WU >_ U 3t C= Q co O O REVISED SCALE 4.6.2024 DATE 2021 CODE COMPUTER FILE NAME N2 SHEET NUMBER