HomeMy WebLinkAboutPlan 012448 GR Elev C 2021 code Yelm 1-5-2026DESIGNER
BROBST DESIGN WORKS
CONTACT:
DAN BROBST
206.409.6690
dan@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:
964 S.F.
UPPER LEVEL:
1484 S.F.
TOTAL:
2448 S.F.
GARAGE:
399 S.F.
FRONT PORCH:
45 S.F.
COVERED PATIO:
103 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
0/
ABOVE
OX
ABOVE FINISHED FLOOR
O.C.
ALTERNATE
OH
AVERAGE
PIC
AWNING
PLF
BLOCKING
PSL
BEAM
R/A
BOTH WAYS
REQ'D
CUBIC FEET PER MINUTE
R&S
DOUBLE
S.D.
DEPARTMENT
S.F.
DIAMETER
SG
DIMENSION
SHLV
DISPOSAL
SHWR
DISHWASHER
STD.
EACH
TB
EDGE NAILING
TP
FIREPLACE
TR
GALVANIZED
TYP
GLUE LAMINATED
VERT
GYPSUM WALL BOARD
VTOS
HOSE BIB
W/
HEADER
WC
HORIZONTAL
W/D
POUNDS
WH
MAXIMUM
XO
MECHANICAL
MANUFACTURED
MANUFACTURER
MICROWAVE
MINUMUM
NOT TO SCALE
OVER
SLIDING WINDOW RIGHT OPERATES
ON CENTER
OVERHEAD
PICTURE WINDOW
POUNDS PER LINEAL FOOT
PARALLEL STRAND LUMBER
RETURN AIR
REQUIRED
ROD AND SHELF
SMOKE DETECTOR
SQUARE FEET
SAFETY GLASS
SHELVES
SHOWER
STANDARD
TOWEL BAR
TOILET PAPER HOLDER
TOWEL RING
TYPICAL
VERITCAL
VENT TO OUTSIDE
WITH
WATER CLOSET
WASHER DRYER
WATER HEATER
SLIDING WINDOW LEFT OPERATES
DETAIL LABEL
CONSTRUCTION DETAIL CALLOUT D
PAGE DETAIL IS LOCATED Si
°-n MEANS THIS PAGE
CENTURY
COMMUNITIES
16108 ASH WAY SUITE 201 LYNWOOD WA 98087
PLAN 012448 ELEVATION C
2021 CODE - GARAGE RIGHT
YELM VERSION
SINGLE FAMILY RESIDENCE
WOOD FRAME STRUCTURE
STEM WALL /CRAWL SPACE FOUNDATION
DETACHED RESIDENCE
WITH ATTACHED 2 CAR GARAGE
BUILDING CODE / ENERGY COMPLIANCE
2021 INTERNATIONAL RESIDENTIAL CODE
2021 INTERNATIONAL BUILDING CODE
2021 INTERNATIONAL MECHANICAL CODE
2021 INTERNATIONAL FIRE CODE
2021 WASHINGTON 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 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
PLUMBING FIXTURE ABOVE
OVERFRAME AREA (ROOF PLAN)
DROPPED CEILINGS (FLOOR PLAN)
SECTION LABEL
BUILDING SECTION CALLOUT
A9
PAGE SECTION IS LOCATED
ISSUE
6.15.2024 - ORIGINAL 2021 CODE SET
9.26.2025 - CENTURY CHANGES
12.30.2025 - CENTURY CHANGES
ENERGY CREDITS
SEE ATTACHED CREDITS
WITHIN UA ALTERNATIVE PATH
BUILDING TYPE &CLASSIFICATION
BUILDING TYPE: V-B
BUILDING CLASSIFICATION: R3/U
206.409.6690
dan@brobstdesignworks.com
SHEET INDEX
CURRENT DATE
�
x
COVER SHEET PLAN INFORMATION
12.30.2025
w
C�
SHEET Al FOUNDATION /MAIN FLOOR FRAMING PLAN
12.30.2025
UPPER LEVEL FLOOR FRAMING PLAN
�
w
0
SHEET A2 MAIN &UPPER LEVEL FLOOR PLANS
12.30.2025
�
IT-
O
N
SHEET
A3.2
ROOF FRAMING
PLANS
12.30.2025
SHEET
A6.0
ELEVATIONS -
2-CAR GARAGE
12.30.2025
SHEET A7 SECTION I 12.1.2024
SHEET E1 MAIN & UPPER LEVEL ELECTRICAL PLANS 1 12.30.2025
SHEET
M1
DUCTWORK PLAN
I 6.15.2024
SHEET
AD1
ARCHITECTURAL DETAILS
12.1.2024
SHEET
S1
RB
ENGINEERS
STRUCTURAL
DETAILS
12.1.2024
SHEET
S2
RB
ENGINEERS
STRUCTURAL
DETAILS
6.15.2024
SHEET
S3
RB
ENGINEERS
STRUCTURAL
NOTES
12.1.2024
SHEET N1 ENERGY V.I.A.Q &NOTE SHEET 6.15.2024
SHEET N1.1 ENERGY COMPLIANCE FORMS
SHEET N2 GENERAL NOTE PAGE 6.15.2024
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REVISED
12.1.2024 12.30.2025
9.26.2025
1/4 "= i $- 0"
SCALE
6.15.2024
DALE
PLAN 2448
COMPUTER FILE NAME
COVER.0
SHEET NUMBER
AA
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0 0/ COMPACTED GRADE
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� p I REFERENCE DETAIL e D
IN CASE OF MISPLACED S2
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4 0/ COMPACTED GRADE
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9'-10" 16'-3"
12'-0"
40'-0"
28'-0"
FOUNDATION / MAIN LEVEL FLOOR FRAMING PLAN
VENTILATION: R4o82 WITH WA. STATE AMMENDMENT
PROVIDE 1 SQFT. VENTILATION PER 300 SQFT. UNDER FLOOR AREA
964 SQFT UNDERFLOOR AREA / 300 = 3.22 SQFT. VENTILATION REQUIRED
3.22 SQ FT VENTING REQUIRED / .50 SQ FT PER VENT = 6.44 TOTAL NUMBER
OF 16"x8' PLASTIC VENTS REQUIRED
PROVIDE A MINIMUM OF (7) 16'x8' FIND VENTS
(NET VENTING AREA = 73 SQ IN OR .50 SQM
POINT LOAD NOTE:
'PC DESIGNATES POINT LOAD FROM ABOVE ON THE
FOUNDATION PLAN. PROVIDE SOLID BLOCKING UNDER
ALL LOCATIONS AND NO VENTS ARE ALLOWED BELOW PL.
FOOTING SCHEDULE:
F- -1 1'-6"x1'-6"x8" DEEP
()#4 EACH FOOTING WAY, TYP.
F 2'-O"x2'-0"x8" DEEP
® CONC. FOOTING W/
24 1 (3)#4 EACH WAY, TYP.
F2'-6"x2'-6"x8" DEEP
® CONC. FOOTING W/
(4)#4 EACH WAY, TYP.
F- J 3'-0"x3'-O"x12" DEEP
® CONC. FOOTING W/
L36 J (5)#4 EACH WAY, TYP.
F —14'-0"x4'-0"x12" DEEP
® CONC. FOOTING W/
48 �(7)#4 EACH WAY, TYP.
2x6 ® 16" O.C. EXTERIOR
WALLS TYP. U.N.O
PROVIDE DRAFT STOPPING
THIS WALL / TRUSS WALL LINE
R502.12 IRC
I
II II II I �10 DFJ$
1 (3)x6
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OPTION L 3/4 BATH
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(300- 011111
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= — — — — PER MFR.
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(3)2x6 POST
(2)A35 BM.
TO POST, TYP.
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SIM PT 6x6 POST
W/ AC6
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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
EXPIRES 2/1 /2025
dan@brobstdesignworks.com I
206.409.6690
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REVISED
12.1.2024 12.30.2025
9.26.2025
1 /4"=1'— O"
SCALE
6.15.2024
DALE
2448—P
COMPUTER FILE NAME
.Al
SHEET NUMBER
cN
0
0
4-
--R&S --
RFnRnnM 5
EMERGENCY EGRESS PER
NOTE #40 PAGE N2
6-Ox5-0 0
2 SW-4
OPTIONAL BEDROOM 5
SUPPLEMENTAL NOTES:
MAIN LEVEL FLOOR PLAN
DUCTWORK ABOVE GARAGE:
PROVIDE INSULATION UNDER AND AROUND DUCTWORK
TO REQUIRED R-VALUE, SO THAT DUCTWORK IS WITHIN
BUILDING THERMAL ENVELOPE
WHOLE HOUSE FAN DUCT NOTE:
PER WSEC TABLE R403.4.7.2
WHOLE HOUSE FAN DUCT MAXIMUM LENGTH USING 4"
INSULATED FLEX DUCT IS 4'-0". FOR ANY RUNS LONGER
THAN 4", INSULATED RIGID METAL DUCTING IS REQUIRED.
LOCAL EXHAUST VENTILATION NOTE:
ALL LOCAL EXHAUST SHALL BE TESTED, BALANCED
AND VERIFIED PER M1505.4.4.3 (WSA)
WATER HEATER NOTE:
PER WSEC R403.5.5, EXEMPTION #1
WHERE THE HOT WATER SYSTEM EFFICIENCY IS GREATER
THAN OR EQUAL TO 2.0 UEF, THE WATER TANK MAY
BE LOCATED OUTSIDE OF THE BUILDING THERMAL ENVELOPE
HEAT DETECTOR IN GARAGE:
THE HEAT DETECTOR IN THE GARAGE SHALL BE INSTALLED
NEAREST THE CENTER OF THE GARAGE
KITCHEN RANGE VENTILATION NOTE:
MINIMUM KITCHEN EXHAUST RATES PER M1505.4.4.3
(WSA); 160 CFM OVER ELECTRIC OR 250 CFM OVER
GAS RANGE. PROVIDE PRODUCT SPECIFICATION SHEET
TO INSPECTOR. SOUND TO BE 3 SONES MAX. AND
EFFICIENCY SHALL BE 2.8 CFM / WATT MIN.
AA
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IMUUKUUM
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OPTIONAL 3/4 BATH
HIGH EFFICIENT HVAC 3.6:
AIR SOURCED HEAT PUMP
MIN. HSPF2 OF 10.0
(HSPF OF 11)
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.
ALL OFANS MUST VENT TO THE TES MIN. 50 CFM SOUTSIDE UNO SAFTEY GLASS NOTE:
(SG) DENOTES SAFETY TEMPERED GLASS
O1 10v DENOTES SMOKE DETECTOR LOCATION
ALL SMOKE DETECTORS TO BE 11OV.
INTERCONNECTED WITH BATTERY BACK—UP
CO CARBON MONOXIDE DETECTOR TO BE 11Ov
WITH BATTERY BACK—UP
SHEAR WALL NOTE:
REPRESENTS SHEAR -WALL LOCATION AND TYPE.
REFERENCE PAGE S1 FOR SHEAR -WALL SCHEDULE
BUNDLED STUD NOTE:
SEE FLOOR FRAMING FOR BUNDLED STUD / POST LOCATIONS
TYPICAL DETAILS NOTE:
REFERENCE DETAIL XX PAGE S2 FOR TYPICAL CORNER FRAMING
REFERENCE DETAIL ZZ PAGE S2 FOR TYPICAL OPENING FRAMING
ENERGY & BUILDING LEAKAGE / TESTING NOTES:
SEE PAGE N1 FOR COMPLETE INFORMATION
UPPER LEVEL FLOOR PLAN
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 ® 60"
TOILET PAPER BACKING 0 25'
FLOOR AREA:
MAIN LEVEL:
964 S.F.
UPPER LEVEL:
1484 S.F.
TOTAL:
2448 S.F.
GARAGE:
399 S.F.
FRONT PORCH:
45 S.F.
COVERED PATIO:
103 S.F.
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)
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 @ 48' CENTERLINE
TOWEL RING BACKING ® 60'
TOILET PAPER BACKING 0 25"
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EXPIRES 2/1 /2025
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REVISED
12.1.2024 12.30.2025
9.26.2025
1/4 "=11-0"
SCALE
6.15.2024
DALE
2448-P
COMPUTER FILE NAME
A2
SHEET NUMBER
2x12 LEDGER W/ (5)16d ® 16" 0.(
TO EACH STU
& 16d @ 4" O.C. TO 2x BLOCKIN
BETWEEN STUD'
LOWER ROOF FRAMING PLAN
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PT 6x6 POST
W/ ACE6
PROVIDE STC CLIP CONNECTION AT
2x4 ® 24" O.C. INTERIOR WALLS TOP PLATE OF ALL NON —BEARING WALLS
TYP. U.N.O. EXCEPT AT STAIRWELL TO BOTTOM CHORD OF TRUSS. INSTALL INSULATION NOTE:
TO BE 2x4 ® 16" O.C. PER MFR.'S INSTRUCTIONS, TYP. FILL TRUSS CAVITY AS MUCH AS POSSIBLE
AT PINCHED AREAS OF TRUSSES MAINTINING
2x6 ® 16" O.C. EXTERIOR WALLS A 1" MINIMUM AIR SPACE ABOVE WITH BAFFLES
TYP. U.N.O & ADD ADDITIONAL INSULATION IN AREAS WITH
-0" MORE SPACE AVAILABLE TO COMPENSATE FOR
THE LESSER AREAS, TYP. BOTH AT SCISSOR
T,�P T AND STANDARD TRUSSES.
S2
TYP
GABLE END TRUSS
-------- ----- _ _ _-----------------------------
DS - - - -- - -
RJ RJ RJ RJ
LOW LOW
22
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TYP
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TYP J (3)2x6 — — — tLn— — — (3)2x6
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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:
1531.0 SQ. FT ATTIC AREA / 300 = 5.12 SQFT. VENT'G REQ'D
2.56 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND
2.56 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT.
UPPER VENTING:
2.56 SQ. FT. / .34 PER VENT = 7.52 PROVIDE (8) ROOF JACKS
LOWER VENTING:
NO EAVE VENTS ALLOWED
2.56 SQ. FT. / .34 PER VENT = 7.52 PROVIDE (8) ROOF JACKS
LOWER ROOF: (EACH PORTION)
35.0 SQ. FT ATTIC AREA / 300 = .12 SQFT. VENT'G REQ'D
.06 SQFT. OF VENT'G TO BE PROVIDED ABOVE THE HALF -WAY POINT AND
.06 SQFT. OF VENT'G TO BE PROVIDED BELOW THE HALF -WAY POINT.
UPPER VENTING:
.06 SQ. FT. / .34 PER VENT = .18 : PROVIDE (1) ROOF JACKS
LOWER VENTING:
.06 SQ. FT. / .049 PER VENT = 1.22 : PROVIDE (2) EAVE VENTS
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"00" ACCESS OPENING
0
UPPER ROOF FRAMING PLAN
TABLE R03.2.1(1;
EXTERIOR WALLS
TYP
EXTERIOR WALL ELEMENT
MINIMUM
FIRE -RESISTANCE RATING
MINIMUM FIRE
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
PROJECTIONS
NOT ALLOWED
N/A
< 2 FEET
FIRE -RESISTANCE RATED
1 HOUR ON THE UNDERSIDE °' h
> OR = 2 FEET TO < 5 FEET
NOT FIRE -RESISTANCE RATED
0 HOURS
> OR = 5 FEET
OPENING IN WALLS
NOT ALLOWED
N/A
< 3 FEET
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
(2)2x6 HF#2 HDR.
TYP UNO PER
TYP
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12.1.2024 12.30.2025
9.26.2025
1 /4"=1'- 0"
SCALE
6.15.2024
DALE
2448-P
COMPUTER FILE NAME
A312
SHEET NUMBER
COMPOSITION SHINGLE ROOFING
FIBER CEMENT PANEL SIDING
W/ 1x2 BATTENS ® 16" O.C.
5/48 BAND W/ "Z" FLASHING
TYP. 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
5/44 TOP TRIM &
5/46 CEDAR BASE TRIM HOLD UP
1/4" ABOVE CONC., CAULK W/ BACKER ROD
5/46 GARAGE TRIM, TYP.
LEFT SIDE ELEVATION
RIGHT SIDE ELEVATION
PLAN 2448 - ELEVATION C
REAR ELEVATION
RIDGE
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6.15.2024
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PLAN 2448
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
(PROVIDE R-23 BATTS AT EAVES)
1/2" G.W.B. CEILING
TYPE 1 OR 2 VAPOR BARRIER IS REQUIRED
FOR EXTERIOR WALLS AND CEILINGS PER R702.7
SPECIAL NOTE FOR BATT INULATON AT EAVES:
PROVIDE R23 BATT (5.5") OVER THE WALL PLATE TO THE OUTSIDE EDGE; BATT SHALL BE CUT TO FIT THE CAVITY BETWEEN EACH TRUSS; BATT
MAY NOT BE COMPRESSED GREATER THAN 1/4"; PROVIDE LOW PROFILE BAFFLE FOR VENTILATION INLETS WHERE R23 BATT WILL BE INSTALLED.
INSULATING MATERIALS SHALL BE INSTALLED SUCH THAT THE MANUFACTURER'S R-VALUE MARK IS READILY OBSERVABLE UPON INSPECTION. FOR
INSULATION MATERIALS THAT ARE INSTALLED WITHOUT AN OBSERVABLE MANUFACTURER'S R-VALUE MARK, SUCH AS BLOWN OR DRAPED
PRODUCTS, AN INSULATION CERTIFICATE COMPLYING WITH SECTION R303.1.1 SHALL BE LEFT IMMEDIATELY AFTER INSTALLATION BY THE INSTALLER,
IN A CONSPICUOUS LOCATION WITHIN THE BUILDING, TO CERTIFY THE INSTALLED R-VALUE OF THE INSULATION MATERIAL.
-22
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
TYPE 1 OR 2 VAPOR BARRIER IS REQUIRED
FOR EXTERIOR WALLS AND CEILINGS PER R702.7
INTERMEDIATE FRAMING REQUIREMENTS:
A103.2.2 INTERMEDIATE: STUDS FRAMED ON 16"
CENTERS WITH DOUBLE TOP PLATE AND SINGLE
BOTTOM PLATE. CORNERS USE TWO STUDS OR
OTHER MEANS OF FULLY INSULATING CORNERS.
HEADERS HAVE R-10 RIGID INSULATION. INTERIOR
PARTITION WALL / EXTERIOR INSTERSECTIONS
ARE FULLY INSULATED IN EXTERIOR WALL
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
PREMANUFACTURED ROOF TRUSSES PER PLAN
R-60 INSULATION, R-23 MIN. AT EAVES
R-10 RIGID INSULATION AT 4x HEADERS
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
ALL WALLS, POSTS, BEAMS & CEILING
IN 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
W/ MIN. 12" OVERLAP AT ALL SEAMS
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12.1.2024
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SCALE
6.15.2024
DALE
PLAN 2448
COMPUTER FILE NAME
_A7
SHEET NUMBER
VERIFY POWER NEEDS n j
FOR VENT HOOD ii �
II �_--
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RAISE TO \ CO O
+78" W/ FIREPLACE v0 r r
T
GREA ROOM \E:l
OPTIONAL 11II
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PER CODE & MFR. SPECS.
II
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OPTIONAL 3/4 BATH
COVERED PATIO
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MAIN LEVEL ELEC. PLAN
OPTIONAL BEDROOM
SUPPLEMENTAL NOTES:
DUCTWORK ABOVE GARAGE:
PROVIDE INSULATION UNDER AND AROUND DUCTWORK
TO REQUIRED R-VALUE, SO THAT DUCTWORK IS WITHIN
BUILDING THERMAL ENVELOPE
WHOLE HOUSE FAN DUCT NOTE:
WATER HEATER NOTE:
PER WSEC R403.5.5, EXEMPTION #1
WHERE THE HOT WATER SYSTEM EFFICIENCY IS GREATER
THAN OR EQUAL TO 2.0 UEF, THE WATER TANK MAY
BE LOCATED OUTSIDE OF THE BUILDING THERMAL ENVELOPE
PER WSEC TABLE R403.4.7.2 HEAT DETECTOR IN GARAGE:
WHOLE HOUSE FAN DUCT MAXIMUM LENGTH USING 4" THE HEAT DETECTOR IN THE GARAGE SHALL BE INSTALLED
INSULATED FLEX DUCT IS 4'-0". FOR ANY RUNS LONGER NEAREST THE CENTER OF THE GARAGE
THAN 4", INSULATED RIGID METAL DUCTING IS REQUIRED.
2021 CODE NOTES
KITCHEN RANGE VENTILATION NOTE:
MINIMUM KITCHEN EXHAUST RATES PER M1505.4.4.3
(WSA); 160 CFM OVER ELECTRIC OR 250 CFM OVER
GAS RANGE. PROVIDE PRODUCT SPECIFICATION SHEET
TO INSPECTOR. SOUND TO BE 3 SONES MAX. AND
EFFICIENCY SHALL BE 2.8 CFM / WATT MIN.
7AHE
+7'-0"
A.F.F.
N
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
—I
W/ OPT.
R404.2: ALL PERMANENTLY INSTALLED INTERIOR LIGHTING
FIXTURES SHALL BE CONTROLLED WITH EITHER A DIMMER,
AN OCCUPANT SENSOR CONTROL OR OTHER CONTROL THAT
IS INSTALLED OR BUILT INTO THE FIXTURE.
EXCEPTIONS WHERE NOT REQUIRED:
- BATHROOMS
- HALLWAYS
- LIGHTING DESIGNED FOR SAFETY OR SECURITY
011Ov DENOTES SMOKE DETECTOR LOCATION R404.3: ALL PERMANENTLY INSTALLED EXTERIOR LIGHTING
ALL SMOKE DETECTORS TO BE 11OV. POWER GREATER THAN 30 WATT SHALL COMPLY
INTERCONNECTED WITH BATTERY BACK-UP 1^'TH THE FOLLOWING:
LOCATED NOT LESS THAN 3' FROM ANY BATHROOM
CONTAINING A BATHTUB OR SHOWER - CONTROLLED BY A MANUAL ON AND OFF SWITCH WHICH
PERMITS AUTOMATIC SHUT-OFF ACTIONS.
- SHALL BE AUTOMATICALLY SHUT-OFF WHEN DAYLIGHT IS
CO CARBON MONOXIDE DETECTOR TO BE 110v WITH BATTERY BACK-UP PRESENT AND SATISFIES THE LIGHTING NEEDS.
- CONTROLS THAT OVERRIDE AUTOMATIC SHUT-OFF
ACTIONS SHALL NOT BE ALLOWED UNLESS THE OVERRIDE
ANY RECESSED LIGHT FIXTURE IS TO AUTOMATICALLY RETURNS AUTOMATIC CONTROL TO IT'S
HAVE PROPER PROTECTION SO THAT NORMAL OPERATION WITHIN 24 HOURS
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
CO
CARBON MONOXIDE DETECTOR
D
DIMMER SWITCH
®
SPECIAL PURPOSE CONNECTION
CEILING MOUNT FIXTURE
EXHAUST FAN
HIGH EFFICACY WALL LIGHT
WHOLE HOUSE FAN
PENDANT LIGHT FIXTURE
b
TELEPHONE JACK
HIGH EFFICACY CELING LIGHT
MF
MULTI -FUNCTION JACK
DIRECTIONAL RECESSED CAN
0
TELEVISION (CO -AXIAL CABLE)
WALL MOUNTED FIXTURE
0
NETWORK DATA JACK
SMALL BAR LIGHT
I
REMOTE BUTTON
n n n
n n LARGE BAR LIGHT
OT
THERMOSTAT
®
UNDER CABINET LIGHTS
b
DOOR BELL RINGER
110v DUPLEX OUTLET
o
PHOTO -EYE AT GARAGE DOOR
220V OUTLET
1 1 ov
SMOKE DETECTOR W/ BATTERY BACK-UP
d GFI
110v GFI DUPLEX OUTLET
6 HALF -HOT DUPLEX OUTLET
1
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12.1.2024 12.30.2025
9.26.2025
1/4 "=11-0"
SCALE
6.15.2024
DALE
2448-P
COMPUTER FILE NAME
E 1
SHEET NUMBER
II II \
II
IIII�I F I�I I_I
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ALL DUCTWORK TO BE LOCr,I w Vili 1 1
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CAVITY, TYP.
DUCT -WORK LAYOUT IN UPPER FLOOR FRAMING
RETURN AIR PLAN
18" 0 FLEX
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SCALE
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COMPUTER FILE NAME
m 1
SHEET NUMBER
FLOOR MEMBER PER PLAN
_— __---
HEADER
OSB SHEATH II II
OP ING
II II
OSB SHEATH
A3 CLIP EA. STRINGER 11$"
[7DOW
NII II
W/5 TICO NAILS
g
1x KICKBOARD U.N.O
HIGH WATER LEVEL- RIM
SILL II
CARPET & PAD 1$"10" MIN
OF SINK OR THE
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ATTACH A SILL STRIP OF FLASING MATERIAL AT LEAST 12 WIDE
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WITH THE TOP EDGE EVEN WITH THE TOP EDGE OF THE ROUGH
OPENING AT LEAST 12" WIDE WITH INSIDE EDGE OF FLASHING EVEN
° .�
SILL. EXTEND THIS SILL STRIP AT LEAST 12" BEYOND THE EDGE
OF THE ROUGH OPENING FOR WINDOW. ATTACH FLASHING WITH
WITH EDGE OF WINDOW OPENING. START JAMB STRIPS 1" BELOW
THE SILL STRIP AND EXTEND JAMB STRIPS 6" ABOVE THE LOWER
::.:.
\��� 1-1/8" BULLNOSE
BRING VENT UP AS
GALVANIZED ROOFING NAILS OR RUST -RESISTANT STAPLES.
EDGE OF THE HEADER TOP OF WINDOW OPENINGS.
`. PLYWOOD TREADS
HIGH AS POSSIBLE.
CLEANOUT CONTINUOUS FITTING
FORTIFIBER SK
"SUPER 60" 1 HOUR
PERMEABLE BLDG. PAPER
GARAGE DOOR
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3/4" PLYWOOD RISERS
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CLEANOUT / 1/4"PER FOOT
SINGLE LAYER "`
APPLY A BEAD OF CAULKING TO THE BACK SURFACES OF THE
STARTING AT THE BOTTOM OF THE WALL (SOLE PLATE), LAY
WATER RESISTANT PAPER UNDER THE SILL STRIP. CUT ANY
1/2" TYPE G.W.B.
WASTE BELOW FLOOR
WINDOW, THEN PLACE THE WINDOW INTO THE ROUGH OPENING
EXCESS WATER RESISTANT PAPER THAT MAY EXTEND ABOVE
2x4 BLOCK
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
DIAGRAM AS SHORT DASHED LINES), INSTALL SUCCEEDING
W/5 TICO NAILS
WINDOW FLANGE. THIS IS ANOTHER STRIP OF FLASING AT
LEAST 12" WIDE.
COURSES OF WATER RESISTANT PAPER OVER JAMB AND HEAD
FLANGES IN SHINGLE-BOARDW
A
WINDOW FLASHING DETAIL
NONE
B
CORNER TRIM DETAIL
C
DGE DETAIL @ GARAGE DOOR
F
TYPICAL STAIR DETAIL
3/4" =1'
FF
ISLAND VENT DETAIL
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/4" = 1
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1�
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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)
(2)LAYERS GRADE D
SEE ROOF PLAN FOR QUANTITY AND LOCATION OF JACKS
12" MIN.
2" MAX, 12 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 AT 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
(ADHERED)
ROOF TRUSS AND SHEATHING PER TYP.
00
TYPE "N" MORTAR JOINT
AND SEATING BED
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SOLID BRASS HANDRAIL
Tr I l r T 7 T 1=1 77a .. ' PROVIDE LOOSE STRING LINE
BRACKETS- ATTACH TO
WALL W LAG BOLTS
/
26 GA. GALVANIZED CORROSION -
''-III-III-III=III TO SUPPORT INSULATION
=1 1=111=1TI1-I
TO BLOCKING. PROVIDE
RESISTANT WEEP SCREED. OVERLAP
BUILDING PAPER, LATH TO COVER
I -III -III -III
III -III -III -II
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METAL SLEEVES AT
LAG BOLT ATTACHMENT
& TERMINATED ON FLANGE
00
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NOTE:
ONLY NATURAL STONE OR
Q
11=111 =
HANDRAIL SHALL BE CONTINUOUS THE FULL
MANUFACTURED STONE DESIGNED
SEE NOTES ON BUILDING SECTION REGARDING
-III-II :..;: , .....'..;;•
LENGTH OF THE STAIRS. ENDS SHALL TERMINATE
FOR GROUND CONTACT TO EXTEND
REQUIRED BATT INSULATION AT EAVES. THIS
-�IITIII=III=III-III-III ;Ili="'
IN NEWEL POSTS, SAFETY TERMINALS OR QUARTER TURN TO WALL
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DISTANCE OF GRADE TO SIMULATED
0
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R-38 FIBERGLASS BATT
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LISTED AND RECOGNIZED SESMIC STRAPPING
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1" CLEARANCE ABOVE FLASHING
CORROSIVE RESISTANT
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UPPER STRAP TO BE LOCATED WITHIN
I� IIII111 �, TO SUPPORT INSULATION
TOP 1/3 OF TANK
OSB SHEATHING
-I 11=1 11=1
I11=11I .
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PPROVED AND RECOGNIZED SEISMIC STRAPS
SCALE
CORROSIVE RESISTANT
_ _ _ _ _ —
a
BOTTOM STRAP TO BE LOCATED WITHIN
"Z" FLASHING
PARALLEL W/ JOISTS PERPENDICULAR W/ JOISTS
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ANY ,CONTROLSNG
12.1.2024
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APPROVED WATER TANK STAND
Q
8"
MIN 18" ABOVE GARAGE SLAB
2021 CODE
FILE NAME
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FLASHING IS REQUIRED ABOVE ALL
ALL PROJECTING EXTERIOR TRIM
CONC. SLAB
W
7" FLASHING DETAILS
Q
R-38 UNDERFLOOR INSULATION SUPPORT
Y
STEEL PIPE BOLLARD - BUMPER GUARD
Z
WATER HEATER SEISMIC STRAPPING
SHEET NUMBER
3/4" = 1'
3/4" =1'
16d @ 3" O.C. STAGGER
8d @ 6" Q.C.
2x6 P.T. MUDSILL W/ A.B. FULL WIDTH 2x P.T.
PER SHEARWALL SCHEDULE SHEATHING EDGE NAILING MUDSILL W/ A.B.
12" MIN. AT MUDSILL ENDS & TO EA. STUD, TYP. PER SHEARWALL SCHEDULE SHEATHING EDGE NAILING
JOINTS, WITH 7" MIN. EMBED. W/ CONT. SHEATHING TO SILL " TO EA. STUD, TYP.
12 MIN. AT MUDSILL ENDS &
3"x3"x1/4" PLATE WASHERS (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
FLOOR JOIST PER PLAN NAIL HOLES TO DBL. STUD (22X6 AT HOLD—DOWN
10
AT STRAP LOCATION (PER PLAN) TOP FLANGE HANGER THD HOLDDOWN, FILL ALL
OPT: GLUE JOIST IN HANGER NAIL HOLES TO DBL. STUD
EDGE NAILING (HANGER W/ TYP. SHEATHING AT STRAP LOCATION (PER PLAN)
PER S.W. SCHED.
2x10 RIM BOARD ADHESIVE TO REDUCE 16d @ 3" O.C., STAGGER
w SQUEEKING NOT REQUIRED) 8d @ 6" O.C.
EDGE NAILING FLOOR JOIST PER PLAN z
z EDGE NAILING
PER S.W. SCHED. J PER S.W. SCHED. a
Ib z m Ib z
GRADE = FINISH oo X
x a (2)LAYERS OF GRADE- - Q
`�=� �_� z W W 30# FELT BETWEEN 1=III=� a
- _ Z
z J WOOD AND CONC. == I- uwj
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-III-_-#4 CONT. @ TOP z J c� _ z I
HOOK VERTICAL REBAR, I aQ =- - o a Y HOOK VERTICAL REBAR, - _-#4 CONT.�� @ TOP J 11: 0 0
ALTERNATE SIDES _#4 @ 24 OC I -_—III= #4 @ 24 OC O a Y w
III— VERT. @ CL OF WALL - 1 z a ALTERNATE SIDES I III = _ I I m v
6 MIL. BLACK N D m VERT. @ OF WALL - N m
-III=III=TYP. 6 MIL. BLACK =III —III —II =
POLY VAPOR BARRIER I _ U11
POLY VAPOR BARRIER=NP'UNYIELDING SOIL . a.Loo a UNYIELDING SOIL .Loo=� 1= =111- w
= II= II-1I1III=1 Ld
w — w
4 HORIZ. BARS- _ Xl 3„ (2)#4 CONT. BOTTOM 4 HORIZ. BARS- - (2)#4 CONT. BOTTOM
@ 10 O.C., TYP UNO GR. 40, TYP. @ 10' O.C., TYP UNO 3 6' 3
GR 40 TYP
1'-0"
NOTE: FOR UNBLANCED BACKFILL
a. OF 2'-7" — 4'-0" USE
ALTERNATE FOOTING DESIGN
° a a.
° a
4„ 8„ 4"
1'-4" ALTERNATE FOOTING
EXTERIOR SHEARWALL @ CRAWL SPACE
3/4"=1'-0" JOISTS ON TOP OF STEM WALL
2x6 P.T. MUDSILL W/ A.B. v
PER SHEARWALL SCHEDULE
PLY. EDGE NAILING
® HOLDOWN STUD
12" MIN. AT MUDSILL ENDS &
JOINTS, WITH 7" MIN. EMBED. W/
(2)2x STUDS
3"x3"x1/4" PLATE WASHERS
AT HOLD-DOWNS
#4 CONT.
EXPANSION
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JOINT loe
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STRAP LOCATION uJ
PER PLAN zQ
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"
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I (2)#4 CONT.
w
w
3" 6" 3"
1'-0»
a a .
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"=1'-0"
EDGE NAILING
PLYWOOD SPLICE
PANEL EDGE NAILING PER
SHEARWALL SCHEDULE
7/16" O.S.B. SHEAR PANEL
PLATE NAILING PER
SHEARWALL SCHEDULE
2x10 BLOCKING @
PLYWOOD SPLICE
END TRUSS PER
MANUFACTURER
PLATE NAILING PER
SHEARWALL SCHEDULE
(MIN. 16d @ 6" O.C.)
FOR SHEARWALL TYPE 4
USE A35F CLIP @ 12" O.C.
TRUSS PARALLEL TO EXTERIOR WALL
3 /4"=1'-0"
TRU!
.
1'-0"
a a NOTE: FOR UNBLANCED BACKFILL
a. OF 2'-7" - 4'-0" USE
ALTERNATE FOOTING DESIGN
° a
4„ 8„ 4„
1'-4" ALTERNATE FOOTING
EXTERIOR SHEARWALL @ CRAWL SPACE
3/4"=1'-0"
PER PLAN
EAVE @ ROOF
3 4 =1 —0
2x4 RIBBON SUPPLIED —
BY TRUSS MFR.
00
(2) CS16 STRAP/
FILL ALL HOLES—
w/ NAILS
2x4 RIBBON SUPPLIED
BY TRUSS MFR.
JOISTS HANGING FROM 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
SINGLE PORTAL FRAME
600
o e e a• o e la e
el e e e e e e e Iee 3"x11 1/4" MIN. HDR.
el e ° ° , ° ° °lee (BUILT-UP, SOLID SAWN,
al e e e a e a e le e LGL, ETC.)
FASTEN T.PL. TO HDR. W/ 2 ROWS OF
16D SINKERS 03" o.c. (TYP.)
MSTC28 STRAP OPPOSITE SHEATHING
AS SHOWN (SEE SECTION A -A) (TYP.)
FASTEN SHEATHING TO HDR. W/ 8D COMMON
NAILS IN 3" GRID PATTERN AS SHOWN AND 3" ox.
IN ALL FRMNG. (STUDS & SILLS) TYP.
FOR FRAMES OVER 8", PANEL SPLICE (IF NEEDED)
SHALL OCCUR WITHIN 24" OF MID -HEIGHT. BLOCKING
IS REQUIRED. IF 2X_ BLOCKING IS USED THEN IT
MUST BE STITCH NAILED W/ 1 ROW OF 16D SINKERS
@ 3" o.c.
STHD14 HOLD DOWN STRAP APPLIED
�• �• OVER SHEATHING INSTALLED IN CONCRETE
• •i• PER MANUFACTUREERS INSTRUCTION
le alo
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° din
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FRONT ELEVATION
MIN. LATERAL PANEL
END OF PLATE
P PLATE
STUDS
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TYPICAL
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CONSTRUCITON
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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
7 16" MIN.
THI KNESS
WOOD
STRUCTURAL
PANEL
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
3/4"=1'-0"
NOTE:
SPLICE AND NAIL TOP PLATES AS SHOWN @ ALL EXTERIOR
EXTERIOR WALLS, SHEAR WALLS, & AT EACH FLOOR PLYWOOD
LEVEL AND AT ROOF.
ELEVATION 12d @ 4" O.C.
8d @ 6" O.C.
DBL. TOP PLATE SPLICE SUBFLOOR EDGE NAIL
3 /4"=1'-0"
PREMANUFACTURED FLOOR
TRUSS PER PLAN
SECTION 8d @ 6 O.C.
SUBFLOOR� D (TYP.) _,-v— 2x BLOCKING
(4)12d BLOCKING TO J
PLATES @ EA. PANEL DBL. 2x TOP PLATE
ELEVATION
�12d @ 4" O.C. 1 3/4"xFULL DEPTH" LSL
7/16" PLY. SHEAR PANEL CONT. RIM OR BUILT-UP
W/ 2x4 EACH SIDE EDGE NAIL 2X RIM PER TRUSS MFR.
O.S.B. STIFFNER w / 12d @ 4" O.C. 7/16" O.S.B./ PLYWOOD
NAIL PLY. w/ 8d @ 4" O.C. PER SCHEDULE
(TYP.)
N AI LI N C DETAIL @ CANT. FLOOR TRUSS
3/4" T&G PLYWOOD SUBFLOOR TRUSS / DRAG 8d @ 4" OC
w/ EDGE NAILING TO BLOCKING STRUT DESIGN FOR PLYWOOD
(2)2x STUDS PANEL BELOW 240#/FT LATERAL
@ HOLDOWN LOAD
8d @ 6" O.C.
ALL EDGES
TRUSS PER PLAN
7/16" O.S.B.
STIFFNER w/
8d @ 4" O.C.
ALL EDGES EDGE NAILIt
t� �n
BLOCKING ATTACHED
BY TRUSS MFR.
SHEATHING FILLER PIECE
(2)2x STUDS
@ HOLDOWN
STRAP HOLDOWN AT FLOOR
3/4"=1'-0"
2x4 BLOCKING (4 SIDES) W/ A35 @
12d @ 14" O.C. ALL EDGES 16" OC
EDGE NAIL PEPLYWOODi
R SCHED. SHEARWALL
PER PLAN
2x4 STUDS @ 16" O.C.
(3)16d TO PLATES
TYP. EACH PANEL
SECTION PARALLEL
V INT. SHEARWALL TO FLOOR ABV.
SIMPSON CS16 STRAP
FILL HOLES W/ 8d
NAILS AS SHOWN
2021 IBC CODE VERSION
SHEARWALL SCHEDULE:
SW-6
INDICATES SHEARWALL w/ SHEATHING ONE SIDE
1. SHEATHING: 1/2" PLYWOOD or 7/16" O.S.B., ONE SIDE, BLOCKED, NAIL w/
8d @ 6"o.c. ALL EDGES & 6"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 @ 4"o.c.
4. FASTEN DOUBLE TOP PLATE TO JOIST or BLOCKING ABOVE PER DETAILS AS
PROVIDED.
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 & 6"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 & 6"ox. FIELD.
2. a. BOLT (3)2x SILL PLATE TO CONCRETE w/ 5/8 0 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.
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"x1/4" 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. a. 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
d. 20d NAILS SHALL BE .192 x 4" LONG
SIMPSON (2)CS16 STRAPS
�j ILL ALL HOLES W/ 8d NAILS PLYWOOD PER
EDGE NAIL PLY. TO STUD _ SCHEDULE
z (2)2x STUDS
z @ HOLDOWN
(1)2x STUDS - EDGE NAILING
r @ EACH HOLDOWN 00 FLOOR PLYWOOD
I TRUSS PER PLAN
z
"—BEAM PER PLAN
STRAP HOLDOWN AT HDR
PROVIDE (2) VERTICAL WEB I
MEMBERS @ EA. STRAP
GIRDER TRUSS TO BE DESIGNED FORJ
1600# x 2.5 OVERSIZE FACTOR
UPLIFT & COMPRESSION PER
EACH CS16 CALL -OUT
HOLDDOWN (USE 1.6 LOAD DURATION)
U.N.O.
NOTE: AT EXTERIOR TRUSS TO WALL CONNECTION AT "SIM"
P1 STRAP AT HOLDOWN AT TRUSS
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`rsIONAT
EXPIRES 2/2025
Project
FILE NUMBER
DRAWN BY
Date
12.1.2024
Sheet
si
8d ® 4" O.C.
PLY. TO BLOCK
(2)2x6 BLOCK
(6) 12d BRACE
TO BLOCK
0 01
0 0
0
1
(2)A35 CLIPS
0
W)2x6 DIAGONAL "T" BRACE /
RIDGE AND 010'-0" O.C. MAX.
(VERIFY w/ TRUSS MFGR.) 2x6 CONT.
12d ® 6" O.C. 2x6 CONT.
TO TOP PLATE
TYP. GABLE TRUSS DETAIL
3/4"=1'-0"
16d
PLYWOOD SUB—F
PLYWOOD PER SCHEDULE
— EDGE NAILING
FLOOR GIRDER TRUSS
OR BLOCKING
DRAG STRUT FLOOR TRUSS UNDER SW
3/4"=1'-0"
2x TRUSSES ® 24" O.C.
2x OUTRIGGER (OPTIONAL)
EGDE NAILING
DBL. TOP CHORD
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@6"o. c.
16d04"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) 16d016"o.c.
® EA. 2x STUD
(TYP.)
O.C.
). C.
PLY.
JOIST
AN
_I P ® 16"o. c.
IS 0 16"o.c.
TRUSS TO WALL 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 0 8" O.C.
ALTERNATE NAILING FORM EACH SIDE
7/16" OSB SPACER
R-10 RIGID INSULATION (PER ARCH)
BUILT-UP HEADER
HTT5
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. HOLDOWN TO EXISTING HOOTING
3/4"=1'-0"
TO BE USED IN CASE OF A MISPLACED HOLD-DOWN
2x BLKG W/ 16d
TOE NAILS 0 6" O.C.
2x F.J'S PER PLAN
LAPE 6" W/ (4) 16d
FACENAILS
20 CLEAT
EA. SIDEAz SIMPSON A35 TWO SIDES
PT 40 POST
z PT 46 ® BM. SPLICE FOOTING AND REBAR
PER PLAN PER PLAN
a
=iTl=1 11-1 11-1 11-1 I I-1 I i="
CC POST PAD CONNECTION
3/4"=1'-0"
2x STUD, TYP.
2x4 STUD 2x4 STUD J
PLAN VIE W NAILING, TYP.
CORNER DETAIL
DOUBLE TOP PLATE
(4)16d
(2)16d TOES
Of 16d 0 12" O.C.
2x CRIPPLE
PER SCHED.
I
(2)16d
EA. STUD
II II II
SILL WHEN
APPLICABLE
BEARING OPENING
SEE SCHEDULE FOR
CRIPPLE & KING STUD
INFORMATION
�yl•Dje>•��I
(1) 2x 8'-0" MAX
2 2x OVER 8'-0"
(2)16d TOENAIL
TOP & BOTTOM
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 IBC CODE VERSION
I n *% 4 C J T^ r- K I A I I _ry P.
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
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EXPIRES 2/2025 I
Project
FILE NUMBER
DRAWN BY
Date
12.1.2024
Sheet
S2
(TYPICAL)
E
GENERAL STRUCTURAL NOTES
(The following applies unless specifically indicated otherwise on the plans.)
ox
w 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 lb INVERTER LOAD ON 4 SQFT EVERY 1000 SQFT
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
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 47o + 1% BY VOLUME. fc = 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.
CTl�_ �_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 MANUFACTURES'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 E71 T, 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.
AlTraffaffirs
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 14'F. 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
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EXPIRES 2 2025
Project
Project No.
Drawn By
Date
12.19.2024
51 heet
S3
12%18" PLOT = 112 SCALE
2021 IRC WHOLE HOUSE VENTILATION INFORMATION
WASHINGTON STATE AMMENDED
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 1.25 _1111.
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 M1505.4.1.2 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 M1505.4.3(1)
WHOLE HOUSE MECHANICAL VENTILATION
(FT
BEDROOMS
0)
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 M1505.4.4.1
MINIMUM LOCAL EXHAUST RATES
AREA TO BE
VENTILATED
VENTILATION RATES
INTERMITTENT
CONTINUOUS
OPEN
KITCHENS
IN ACCORDANCE WITH
SECTION M1505.4.4.3
NOT PERMITTED
ENCLOSED
KITCHENS
IN ACCORDANCE WITH
SECTION M1505.4.4.3
5 ACH BASED ON
KITCHEN VOLUME
BATHROOMS -
TOILET ROOMS
50 CFM
20 CFM
NOTE:
FOR COMPACT HOT WATER DISTRIBUTION SYSTEM CREDIT, THE VOLUME SHALL STORE NOT MORE THAN 16 OUNCES OF WATER
BETWEEN THE NEAREST SOURCE OF HEATED WATER AND THE TERMINATION OF THE FIXTURE SUPPLY PIPE WHERE CALCULATED
USING SECTION R403.5.2. CONSTRUCTION DOCUMENTS SHALL INDICATE THE OUNCES OF WATER IN PIPING BETWEEN THE HOT
WATER SOURCE AND THE TERMINATION OF THE FIXTURE SUPPLY, WHEN THE HOT WATER SOURCE IS THE NEAREST PRIMED
PLUMBING LOOP OR TRUNK, THIS MUST BE PRIMED WITH AN ON DEMAND RECIRCULATION PUMP AND MUST RUN A DEDICATED
AMBIENT RETURN LINE FROM THE FURTHEST FIXTURE OR THE END LOOP TO THE WATER HEATER.
THE VOLUME SHALL BE THE SUM OF THE INTERNAL VOLUMES OF PIPE, FITTINGS, VALVES, METERS, AND MANIFOLDS BETWEEN THE
NEAREST SOURCE OF HEATED WATER AND THE TERMINATION OF THE FIXTURE SUPPLY PIPE. WATER HEATERS, CIRCULATING
WATER SYSTEMS, AND HEAT TRACE TEMPERATURE MAINTENANCE SYSTEMS SHALL BE CONSIDERED TO BE SOURCES OF HEATED
WATER. THE VOLUME IN THE PIPING SHALL BE DETERMINED FROM TABLE C404.3.1 IN THE WASHINGTON STATE ENERGY CODE,
COMMERCIAL PROVISIONS OR TABLE L502.7 OF THE UNIFORM PLUMBING CODE. THE VOLUME CONTAINED WITHIN FIXTURE SHUTOFF
VALVES, WITHIN FLEXIBLE WATER SUPPLY CONNECTORS TO A FIXTURE FITTING AND WITHIN A FIXTURE FITTING SHALL NOT BE
INCLUDED IN THE WATER VOLUME DETERMINATION. WHERE HEATED WATER IS SUPPLIED BY A RECIRCULATING SYSTEM OR
HEAT -TRACED PIPING, THE VOLUME SHALL INCLUDE THE PORTION OF THE FITTING ON THE BRANCH PIPE THAT SUPPLIES WATER
TO THE FIXTURE.
TABLE C404.3.1
PIPING VOLUME AND MAXIMUM PIPING LENGTHS
REFERENCE SECTION M1505.4.4.2 FOR ALL EXHAUST
FAN REQUIREMENTS AND DUCT SYSTEM
NOMINAL PIPE SIZE
(inches)
VOLUME
(liquid ounces per foot
length)
MAXIMUM PIPING LENGTH
(feet)
Public lavatory faucets
Other fixtures and
appliances
114
0.33
6
50
5116
0.5
4
50
31'8
0.75
3
50
112
1.5
2
43
518
2
1
32
314
3
0 5
21
718
4
0 5
16
1
5
0 5
13
1114
8
0.5
8
1112
11
0.5
6
2 or larger
18
0.5
4
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 some 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 M1305.1.1, 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:
El. 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.
E7. 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 Ceilin assemblies where the ventilations ace above the
/ 9 P
insulation is less than an average of 12 inches shall be provided with a
vapor retarder. Faced batt 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 batt insulation shall be face stapled.
El 0. 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 REUD 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:llwww.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
R403.5.3 WSEC
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
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12.1.2024
DATE
2021 CODE
COMPUTER FILE NAME
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COMPACT WATER DISTRIBUTION NOTES
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"x3O" 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 gong 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
P P P Y 9
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 some 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 wails 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
drains) 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 11300, 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 "X" 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 liance is located within a bedroom or its 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
STAI RWAYS
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
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dan@brobstdesignworks.com
206.409.6690
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REVISED
SCALE
4.6.2024
DALE
2021 CODE
COMPUTER FILE NAME
N2
SHEET NUMBER