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Home My WebLink AboutPermit File BLD-2018-0008 716 37th Street (4)BMP C233 "m m SMALE GARAGE 716 37TH STREET ANACORTES, WASHINGTON PARCEL # P56670 ZONING DESIGNATION: R3 NEW CONSTRUCTION OF DETACHED GARAGE. EXISTING GARAGE TO BE DEMOLISHED COMPLETELY, AND NEW GARAGE TO TAKE ITS PLACE. G A4-e. (' -tv H, -V E LSD FT'A-��- t° t3 C- u sm � rz- s -;v Iz� c BUILDING CODES CONSTRUCTION WILL COMPLY WITH: BUILDING Q STRUCTURAL 2015 IRC MECHANICAL 20151RC PLUMBING 2615 UPC ENERGY i VENTILATION 2015 WSEC 20'-0" ------------------------------------------- r--- ------------------------------------ I I I" I I • I 6" STEM WALL W/ 6" X 14" I CONT. FOOTING (TYP.) I .I I I I, 2'-6" X 2'-6" X 8" THICKENED FOOTING W/ ABU66 OR SIMILAR (4) s4 BARS EA WAY ITYP. POST BASE (TYPJ?pof— (2) PL `I I•. :I I CONCRETE SLAB I I 4" CONCRETE SLAB WI 6 X 6 n I, X 10/10 WWM, OVER 6 MIL POLY '. j I VAPOR BARRIER, OVER 4" COMPACTED GRANULAR FILL I 'I I I F e BLOCK OUT FOR 3 +8 I I. WIDE DOOR W I I. I, I m I '• .M I CONT. FOOTING I BLOCK OUT FOR 12' • I PLUMBING FIXTURES T49 WIDE GARAGE DOOR AREA SEE FLOOR PLAN Il FOR LOCATIONS. I • L-----J'I------------------ r. I ------------J 6ST520 OR PER DETAIL 'Q' SI 14'-4 1 /2" 12'-3" I -4 1 /2 29,-0" FOUNDATION PLAN SCALE: 1/4" = 1'-0" FOUNDATION PER DETAIL'A' S1 89T520 OR PER DETAIL 'Q' SI SILT FENCE DURING CONSTRUCTION ON DOWNSLOPE SIDE NOTE TO BUILDER: KEEP EAVE FROM EMENDING ACR059 PROPERTY LINE 51-3" 5. C,Irx 720 37th ST. m r m i m I I I 20' REAR SETBACK LINE SILT FENCE ON DOWNSLOPE / SIDE OF SOIL STOCKPILE � BMP GI23 TEMPORARY SOIL 1 I STOCKPILE LOCATION: LL----- ---------------- --�- �\ I I COVER W/ VISOUEEN —4-, LINE OF OLD GARAGE TO BE DEOB LV+(tp2---to \ \ \ / M TSpp CV I Lez:-l-k5D q, T 6u7q-� - - - - � I EAST. DECK SC .�`1i ` -r --(o -D D w /�/ S P D f c-T D�S�s �� -----_--- rsv �lSTING S.S- LINc m ml a I ❑ 58T 1 1 I I 1 6' ALLEY BMP GI05 CITY OF ANACORTES • d design S.S. — CON9TRUGTION ENTRANCE: WIDE X 20' PLANNING & BUILDING DEPT• J - — — — — — — L�RTa'LFlIN7 COR$TRUGTION ACCESS W/ CRUSHED ROCK BASE P GONG. DRIVEWAY APPROVED PLANS (�, JIM DUNLAP 9.8. STUB -OUT LOCATION PERMITIi: M L - 2n�� _ ��h (360) 982-0535 Il@ '-I i/4" (+/-) 0' MA ) ADDRESS: *;'// 37 JIMGJDDESIGNDRAFTING.COM S.S. PL: 15.B0' APPROVED BY: SUBJECT TO FIELD INSPECTION. APPROVED PLANS I /I SHALL NOT BE ALTERED WITHOUT AUTHORIZATION. A I PROPOSED VEL HOSTING I WATER METER I FOUNDATION NOTES • WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD • ENGINEERING SPECIFICATIONS, NOTES AND DRAWINGS ACCOMPANIED WITH PLANS TO SUPERCEDE ALL INFORMATION ON ARCHITECTURAL DRAWINGS. FOR ANY DISCREPANCIES BETWEEN ENGINEERING AND ARCHITECTURAL DRAWINGS REFER TO ENGINEERING. • FOOTINGS ARE TO BEAR ON UNDISTURBED LEVEL SOIL DEVOID OF ANY ORGANIC MATERIAL AND STEPPED AS REQUIRED TO MAINTAIN 18" DEPTH BELOW GRADE • SOL BEARING ASSUMED TO BE 2000 PSI. • FILL UNDER SLABS ON GRADE TO BE MIN. 4" DEPTH GRANULAR MATERIAL COMPACTED TO 55%. • CONCRETE SLABS TO HAVE CONTROL JONTS AT 25' MAX INTERVALS EACH WAY. • LURE MESH TO BE USED IN CONCRETE SLABS, POSITIONED IN MIDDLE THIRD OF SLAB. • U6E HIGH DENSITY POLYETHYLENE NIGH QUALITY VAPOR RETARDER UNDER CONCRETE SLAB. • A WATERPROOF MEMBRANE IS TO BE USED ON FOUNDATION WALLS BELOW GRADE • ALL BOTTOM PLATES AND ANY LUMBER IN CONTACT WITH CONCRETE TO BE PRESSURE TREATED. EAST. DECK (EAST. DECKS ARE LESS THAN 18" ABOVE GRADE) J � 20' FRONT SETBACK LINE T 10-0" I WATER FLOW i SLOPE SLOPE APPROX. 2% PL: 15.00, — 37th STREET WATER LINE 12" CONC. STORM DRAIN SITE PLAN SCALE: 1/8" = 1'-0" CRUSHED AGGREGATE GREATER THAN 3" BUT SMALLER THAN 6" It CONSTRUCTION ENTRANCE SECTION 1/2" = 1'-0" 708 37th ST. PROPERTY INFO. SITE ADDRESS: 116 31TH STREET ANACORTES, WA W221 PARCEL: P55610 ASSESSOR'S TAX ACCT.M: 3115-014-014-0010 QTR: NW, SEC: 30, TWN: 35, PING: 02 ZOIJNG DESIGNATIOI.4 R3 PARCEL SIZE: 1500 S.F. PROPERTY OWNERS: MICHELLE WOODLEE i DONOVAN SMALE 116 31TW STREET ANACORTES, WA W221 PROJECT INFO. GARAGE SIZE ONCL BATH) 984 S.F. STORAGE LOFT SIZE: 644 S.F. LOT COVERAGE EXISTING HOUSE FOOTPRINT INCL COV. DECK: 1314 S.F. NEW GARAGE FOOTPRINT 984 S.F. TOTAL EXISTING 1314 S.F. + 854 S.F. NEW: 2308 S.F. OAT IS 1500 S.F.) PERCENTAGE OF LOT: 30.895 IMPERVIOUS SURFACE EXISTING TOTAL UNDER ROOF: 1314 S.F. PAVED WALKWAYS: 60 S.F. TOTAL EXISTING: 1314 S.F. TOEW TDER ROOF: 884 S.F. GRAVEL DRIVEWAr. 330 S.F. TOTAL NEW: 1324 S.F. TOTAL EM97ING 1314 S.F. + NEW 1324 S.F.: 2698 S.F. EROSION CONTROL NOTES • CONTRACTOR TO INSTALL SILT FENCING ON DOWN SLOPE SIDE OF ENTIRE EXTENTS OF EACH SITE UNDER CO49TRUCTION. SILT FENCING TO REMAIN UNTIL ALL CONSTRUCTION IS COMPLETED AND LANDSCAPE IS IN PLACE. • IN ADDITION TO SILT FENCING COVER ALL STOCKPILED SOIL WITH VISQUEEN. -D a f-rV*'6 Pi"I" 6 { ° tX ( S-(-I ti G oak Z.F. coo oj A (7i o tieD g PA _Z'E57 = O w U y 43'Alttrzoom. qew-Te�D R Y' tA.) D I v I D V 07, tfv5391isYL_ SITE PLAN LEGEND AREA OF NEW BULDING 0 NEW GRAVEL SURFACE PROPERTY LINE — BUILDING SETBACK LINE OF BLDG. FOOTPRINT — — — — — — LINE OF ROOF UTILITY LINE — — SILT FENCE X 14'-0" 14'-0" W I X �— — U I — — — LUJOIST5210 JOIST HANGER (TYP.) s -- N — — m 9j _ M I A — — — +� 'I!I = a — _ — A A LL N y LOFT FLOOR FRAMING PLAN SCALE: 1/4" = 1'-0" �vD tVV t_,oN►71✓ZTVvt—S (N LoAr � W( 4TiUE 6u00-0 ADDS -to 12, F fteT-DP&'c> sAvvAx� l 1> C)W, (n 1 V L O 7 "f 0 73,, P>c( CA-'OD-e' , (� u k- 6L- - to c u s-ll�-D A� o pey,) S r D t oy- [ o F-7--. 28'-0" 14 -0" 14'-0" L>~ =,y III •� T =S I p d) s m Ii �� rO+�Q GARAGE =r � =S I UNE OF LOFT ABOVE - ----- ------------- Q b 1p -- -------------� s I 2668 I I I � o ,- I ° I •� I I D Um I � A I 00 ,m 5 I w+rm I 12' W X S' H O.N. DOOR . 14'-6" 12'-0" I'-b" It 3-5 1 /2" 1 18 -11" 2S'-0" FLOOR PLAN SCALE: 1/4" = 1'-0" 1)k; ffegDaytrz Na%67 DrW 2 pu6-r VENT u�lw Per TrtmlN•1"r£ w/ rltty 3 0 p j5v1 MG iv —iv 73 4 L GD l N g EvJ FLOOR PLAN NOTES • WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. • ENGINEERING SPECIFICATIONS, NOTES AND DRAWINGS ACCOMPANIED WITH PLANS TO SUPERCEDE ALL INFORMATION ON ARCHITECTURAL DRAWINGS. FOR ANY DISCREPANCIES BETWEEN ENGINEERING AND ARCHITECTURAL DRAWINGS REFER TO ENGINEERING. • CONFIRM ALL DOOR, WINDOW AND ANY OTHER ROUGH OPENNG.SIZES WRH OWNER/ CONTRACTOR PRIOR TO WALL CONSTRUCTION • ALL WOOD IN CONTACT WITH CONCRETE MUST BE PRESSURE TREATED MATERIAL USE CORROSION RESISTANT FASTENERS WHEN IN CONTACT WITH PRESSURE TREATED LUMBER. • EXTERIOR GARAr4E WALLS TO BE FRAMED WITH 2 X 6 STUDS AT 16" O.C. AND SHEATHED WITH We TI-II NO -GROOVE SHEATHING/SIDING WITH I" 15ULDING PAPER. (Vjd design JIM DUNLAP (360) 982-0535 JI MOJDDESIGNDRAFTING.COM W Q W W 2 U a W u- O W o F v � Z O � H N W z Z p o 0 U =j Q 3 N 3 n Z IL 0: w U O0 Lu W Q OU 7Lu O Of d co_I N Qd m O O mi LL 06 Z z 5 �a a(3 z z 02 a O U N W .J W IL L DRAWN BY JAD SCALE 1/4" = 1'-0" UNO JD JOB# 1142NC17-SMAL DATE 09/13/2017 REVISIONS A2 SHEET 2 OF 6 TORCH DOWN ROOFING OR OTHER MATERIAL SUITABLE TO LOW SLOPE 150 FELT 1/16" COX OR 095 SHEATHING — I X 6 FASCIA 2X BLOCKING W/ (3)1-1/2' DIA. SCREENED VENTS PRE-ENG. CHORD TRUSSES 0 24" O.G. 3/4" T i G PLYWOOD OR 0815 SUBFL.00R 2 X10 JOISTS P I6"O.C.- 2 X 10 RIM JOIST 5l8" Ti-11 NO -GROOVE SHEATHING/ SIDING OVER 15* BULDING PAPER W/i X 3 BATTS 2 X 6 STUDS 0 16" O.C. ANCHOR BOLTS PER ENGINEERING — SPECIFICATIONS (SEE DETAIL 'A' S0 PT 2 X 6 SILL PLATE GRADE WATERPROOFING MEMBRANE CONTINUE OVER FOOTING 1'-6" 2 X 4 OUTLOOKER9 0 4'-0' O.G. (TYP.) I --�— I I I J —�--L— I� — L —�- -- SLIGHT SLOPE TO TOP CHORD OF _ _ _ _ - _ TRUSS, APPROX 12' RUN X 2" RISE _ _ _ _ ^I LL _ _ _ _ _ LL� 0 x X - - _ ip a X I _ _ _ _ - _ _ _ _ al _ i - - - - - U - - - - - 0' - 'v - - - - e W - SLIGHT SLOPE FOR - - DRANAGE: APPROX. —� HURRICANE TIE 0 EA. TRUSS _ _ - - - 12' RUN X 2" RISE - - _ - _ _. - - - - - - - - - _ yU - ® - - _ - - - - LL G of — — — X < -�-- I - -T--T- I I I I- -T-- I L 4 X 16 DF2 HPR I TYP. OVERHANGS ROOF FRAMING PLAN SCALE: 1/4" = 1'-0" HIGH PT. OF BULDING 6"STEM WALL -----------------------. Imr 18" TALL CHORD TRUSSES II �I (PLUS SLIGHT INCREASE IN .�G_. SEE 'FOUNDATION REINFORCING' TABLE HEIGHT FOR SLOPE) II SHEET 91 FOR REBAR SPECIFICATIONS 4" CONCRETE SLAB W/ WIRE x a FRAMING MESH ON 6 MIL VAPOR BARRIER a I{' ° 2 X 16 JOISTS 0 I6" O.C.- ' T 4" COMPACTED GRANULAR FILL (2) #4 RE15AR CONT. IN FOOTINGS TYP. WALL SECTION SCALE: 3/4' = 1'-0" GRADE (APPROX. 2% SLOPE) LINE OF NATURAL GRADE - CONCRETE SLAB AVERAGE GRADE 0 BULDING - - _ - _ _ - - SLIGHT SLOPE FOR DRANAGE; APPROX 12' RUN X 2" RISE LOFT AREA F STORAGE BUILDING SECTION A - A SCALE: 1/4' = 1'-0" (aD)jd design JIM DUNLAP (360) 982-0535 JI MGJDDESIGNDRAFTING.COM w, ROOF NOTES • TRUSSES TO BE SPACED AT 24" O.G. UNLESS NOTED OTHERWISE • ROOFING MATERIAL IS TORCH DOWN OR ANOTHER MATERIAL SUTED TO THE LOW PITCH. - • OVERHANGS ARE 12" WITH CONTINUOUS METAL GUTTER ON DOWNSLOPE SIDE • FASCIA SHALL BE 5/4 X 6 WITH CONTINUOUS METAL GUTTER. BARGE RAFTERS SHALL BE 5/4 X 6. • ALL BEAMS a HEADERS TO BE 4 X 8 D.F. M2 LINO. • PROVIDE SOLID BLOCKING OVER SUPPORTS. • TRUSSES/RAFTERS TO BE SHEATHED WITH 1/16" CDX OR OSB SHEATHING WITH 15# FELT OR BETTER. USE PLYWOOD SHEATHING ON ALL SOFFITED AREAS. • PROVIDE ROOF CROSS VENTILATION FOR EACH SEPARATE SPACE WHERE APPLICABLE. TRUSS NOTES • TRUSS MANUFACTURER SHALL PROVIDE DESIGN DETAILS AND ENGINEERING FOR ALL TRUSSES. COPY TO BE AVAILABLE ON SITE FOR FRAMING INSPECTIONS. • ALL TRUSSES SHALL CARRY THE MANUFACTURER'S STAMP. • ALL TRUSSES SHALL BE STORED, INSTALLED Q BRACED PER MANUFACTURER'S SPECIFICATIONS. • TRUSSES SHALL NOT BE ALTERED IN THE FIELD WITHOUT THE APPROVAL OF THE BUILDING OFFICIAL AND/OR APPROVED ENGINEERING CALCULATIONS PROVIDED BY THE TRUSS MANUFACTURER • ROOF TRUSSES TO BE SHEATHED WITH 1/16" CDX OR OSB SHEATHING WITH 15N FELT OR BETTER. USE PLYWOOD SHEATHING ON ALL SOFFITED AREAS. • PROVIDE ROOF CROSS VENTILATION FOR EACH SEPARATE SPACE WHERE APPLICABLE. TOP OF CHORD TRUSS DOWN SLOPE 84DE TOP OF PLATE - TOP OF SUBFLOOR TOP OF PLATE m GRADE (4 TOP OF SLAB) r SUGHT SLOPE FOR GRAIN FLAT ROOF (VERY SLIGHT SLOPE) HIGH PT. OF BUILDING ---------------------------------------------- I X 4 CORNER TRIM .110 BOARD i GATT 5/8" - NO GROOVE TI-II SIDING/SHEATHING I X 3 BATTS P 16" O.O. (SUGGESTED) NATURAL GRADE — SOUTH ELEVATION SCALE: 1/4" = I'-0" 12ow O.H. DOOR T--OP -- S— LAB ---------tr----— — — — — — — — — — — ----------------- 11 — SLAo TO BE SLIGHTLY L_J 15-18" TOTAL HEIGHT TO AVERAGE GRADE HEIGHT IS UNDER I6� RESTRICTION AVERAGE GRADE BELOW NATURAL GRADE EAST ELEVATION SCALE: 1/4" = I'-T D i GATT 5/8" tOOVE TI-II ,/SHEATHING 5ATTS F 16" O.0 ESTER) 1RAL GRADE NATURAL GRADE AVERAGE GRADE I X 6 FASCIA RE -GRADE AVERAGE NATURAL GRADE P BUILDING — — — — — I I 1 1 I l i I i I — — — — I — — — — — — — — — — — — — — — L7 ri L� L- L - J WEST ELEVATION SCALE: 1/4" = 1'-0" HIGH PT. OF BULDING TOP OF PLATE .A TOP OF UANDOWS i a 'URAL GRADE TOP OF SLAB Vjd design JIM DUNLAP (360) 982-0535 JIMGJDDESIGNDRAFTING.COM NORTH ELEVATION SCALE: 1/4" = I'-0" GENERAL STRUCTURAL REQUIREMENTS - 2015 IRC REFERENCE CODES & STANDARDS • International Residential Code, IRC 2015 • Washington State Building Code • National Design Specification for Wood Construction, NDS 2015 • Wood Frame Construction Manual, AWC 2015 • Building Code Requirements for Structural Concrete, ACI 318-11, • Minimum Design Loads for Buildings And Other Structures, ASCE 7-10 • Steel Construction Manual, AISC 2015 DESIGN CRITERIA DESIGN CRITERIA J DESIGN PARAMETER VALUE SOURCE Q Seismic Design Category 1D1' IBC 1613 (YLLI Risk Category 'll' IBC Table 1604.5 Wind Exposure Category B' IBC 1609.4.3 Basic Wind Speed (3-second gust) Design Wind Load 110 MPH 16.00 PSF IBC Figure 1609.3(1) ASCE 7-10 28.6-1 VERTICAL LOAD LIVE LOAD DEAD LOAD J Roofs 20 psf 15 psf UFloors 40 psf 12 psf Decks & Balconies Ground Snow Load 60 psf 25 psf 10 psf W Exterior Wall - 12 psf Interior Wall 10 psf Interior Partition 18 psf Notes: 1. Vertical loads come from 2015 IRC Table R301.5, Minimum Uniformly Distributed Live Loads DEFLECTION LIMITS STRUCTURAL MEMBER LIVE SNOW LIVE+DEAD Roof (plaster ceiling) U360 U360 U240 Roof (non -plaster ceiling) U240 U240 U180 Roof (not supporting ceiling) U180 U180 U120 Floor Members U360 - U240 Horizontal Deflection (any case) U200 U200 U200 Farm Buildings - - U180 Greenhouses - - U120 Notes: 1. The above minimum deflection limits are required by the 2015 IRC Table 1604.3. These deflection limits are used unless noted otherwise. 2. Deflections limits are tightened in certain instances such as long spans (U480) and sliding door headers (U600). GENERAL REQUIREMENTS Codes: All materials and work shall adhere to the minimum requirements of the Reference Codes & Standards listed above. Contractor shall be responsible to comply with OSHA, Labor, , and Industry Standards. Contractor assumes full responsibility of construction methods used, safety provisions employed, and the finished condition of the structure. Construction Personnel: Only competent personnel familiar with construction and safety practices relevant to the project should be employed to assemble and construct the work. Construction Methods and Project Safety: The project drawings and specifications represent the finished structure and do not indicate methods, procedures, or sequence of construction. The builder must take necessary precautions to maintain and insure the integrity of the structure during construction. Bradley Engineering, Inc. will not enforce safety measures or regulations, nor will the owner or designer. Therefore, the contractor shall design, construct, and maintain all safety devices and follow all pertinent regulations. Temporary Support: The builder must provide adequate temporary support to all walls, roofs, beams, columns, and floors during construction. Design of these supports are not included unless specifically shown. Contractor shall be responsible for the adequacy of all temporary support systems. Specifications: All notes, call -outs, and details included within this design package are required unless otherwise noted. Verification: Verify all dimensions, elevations, and site conditions before starting work. Notify the owner of any discrepancies. Conflicts: Notes and details on the structural drawings take precedence over the general notes and typical details. Written dimensions take precedence over scaled drawing dimensions. All notes and details on the structural drawings take precedence over the architectural drawings. Errors: The contractor is responsible to check the plans and site conditions and to notify the architect/designer/structural engineer of any errors or omissions prior to the start of construction. Changes: Written approval from the engineer of record is required for any structural changes to the provided drawings. Changes may be made "in the field" with written consent of Bradley Engineering. Substitutions: Provide manufacturer's approved product evaluation reports and a list of all proposed substitutions to the owner for approval before installation. Similar work: Where construction details are not shown or noted for any part of the project, the area shall be constructed in the same manner as similar work shown on the drawings. Modification of structural members: Cuts, notches, and holes bored in trusses, structural composite lumber, glue -laminated members, or I -joists are prohibited except where permitted by the manufacturers recommendations. Scope of Work: The scope of work of Bradley Engineering, Inc. is limited to the vertical and lateral analysis of the subject structure. Bradley Engineering, Inc. takes no responsibility for items not specifically addressed in the calculations, drawings, or call -outs. Completion of Work: Submittal of these structural drawings to the client completes the present scope of work and budget of Bradley Engineering, Inc. Other consultation, design, calculations, mate time a vials b sis. n sketches, inspection, etc. after submittal of this report shall be billed on a and Ownership of design package: The calculations, sketches, and other intellectual information pertaining to the project shown herein are the sole property of Bradley Engineering, Inc. Bradley Engineering, Inc. will furnish copies of this information to others only with the express consent of the client. FOUNDATION • Allowable Soil Bearing Pressure = 1,500 psf • Frost Zone Depth = 18 inches Code: Cast -in -place concrete materials, placing, and testing shall conform to IBC chapter 19 and ACI 318-11. Geotechnical Report: Bradley Engineering strongly recommends that a geotechnical report be performed by a qualified geotechnical engineer for all land based construction projects. If this information is not supplied to Bradley Engineering, footings are designed for 1,500 psf allowable soil bearing pressure. Earthwork: Locate and protect underground or concealed conduit, plumbing, and other utilities where new work is performed. Footings shall bear on undisturbed native soils and/or clean fill compacted in lifts of one foot or less to 95% of a modified proctor per ASTM D1557. Soils shall be firm and unyielding. All organic and deleterious material beneath the footings, foundations, and slabs to be removed and replaced with 4" min. crushed rock compacted to 95% relative compaction. For sub -grade below slabs, 92% relative compaction is acceptable. Surface Drainage: Finished grades are to be at least 6" below wood siding. Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. If 6 inches of fall is not possible, impervious surfaces shall be sloped a minimum of 2 percent away from the building. Footings: All footings shall conform to accompanying structural details. Specified footing dimensions are minimums unless noted otherwise. Bottom of footings to be below frost zone (18") Footing Drains: Footing drains shall be provided at the base of all footings and retaining walls which will have earth placed against them. Washed drain rock must extend to within one foot of finished grade. Footing drains shall be 4" perforated pipe routed down gradient to daylight, unless otherwise specified. Concrete: Mix and 28 day strength unless noted otherwise: • Basement walls, interior slabs, and foundations not exposed to weather ............. 2,500 psi • Garage slabs, porches, steps, and foundations exposed to weather .................... 3,000 psi Reinforced Concrete: Place all reinforcing per plans, details, and applicable code requirements. Lap all continuous bars 24 X diameter minimum. Reinforcing bars, bolts, anchors, etc shall be securely tied in position prior to concrete placement. Reinforcing steel shall be free of rust and coatings which may inhibit bonding. Anchor Bolts: Provide z"x10" long wet -set or expansion anchor bolts @ 4' O.C. and within 6-12" of corners with 3"x3"x4" square washers. Adhesive Anchors: Epoxy anchors in concrete shall be Simpson SET-XP or Hilti HIT-HY 200-R or equivalent. Concrete Pier Pads: Pre -cast concrete pier pads are an easily installed and low cost alternative to sono-tube foundations in certain low -load applications. Such pads may be substituted only if specifically called out in structural drawings. Waterproofing: Waterproof basement walls and crawl space foundations below grade. CRAWL SPACE Vapor Barrier: Cover entire crawl space with class I vapor retardant (eg 6 mil poly film). Extend 6" up foundation walls. Access: Access shall be provided to all under -floor spaces. Access openings through the floor shall be a minimum of 18 inches by 24 inches. Openings through a perimeter wall shall be not less than 16 inches by 24 inches. Foundation Ventilation: Provide a minimum of 1 square foot of crawl space ventilation per 150 square feet of crawl space area. Space vents evenly to provide cross ventilation. Cover with 8" corrosion resistant mesh screen. SLAB ON GRADE Slabs on Grade: See foundation plan for concrete slab thickness, reinforcement, and finish requirements. Garage Slabs: Unless noted otherwise, garage slab shall be 4" concrete slab with #3 rebar at 24" O.C. each way or 6xil woven wire mesh, over 6 mil poly vapor barrier over 4" compacted crushed rock. 12" thickened slab with (1) #4 continuous rebar required at garage opening. Interior Slabs: Unless noted otherwise, interior slabs shall be 4" concrete slab with 6x6xi>o woven wire mesh over 6 mil poly vapor barrier over 2" rigid insulation (where insulation is required) over 4" compacted crushed rock. Reinforcing: Reinforcing bars or woven wire mesh shall be as noted on plans and shall be placed 1-1/2" above the bottom of the slab. Drainage: Slabs that drain (garages, porches) shall be sloped a"-q' per 1'. Flatness: Floor slabs shall be level to within 4' in any ten foot length. Flatness shall be checked with a 10 foot straight edge within 24 hours of placement. Concrete Topping: If specified on drawings, concrete topping may be installed over floor joists. The concrete topping on a floor shall be installed per manufacturer's specifications. The topping shall not exceed 1-1/2" in thickness and shall be less that 18 psf. Glulam and Sawn Lumber Headers and Beams 8x diameter of the Sawn Lumber and }--- largest hole (min) GLB hole zone . v8� Hole Size: The hole diameter should not exceed 2" or 1/10 the beam depth. whichever is smaller. Engineered Lumber Headers and Beams LSL Hole Zone LVL and PSL 2x diarrieter of the hole zone largest hole (min) Hole Size:a size The maximum round hole for engineered lumber is 2" for beam depths of 8-20". General Notes Allowed hole zone suitable for headers and beams with uniform loads only. Round holes only No holes in can5levers. DO NOT cut notch, or drill holes in headers or beams except as indicated in illustrations. WOOD FRAMING Default Wood Types: Unless noted otherwise, the material for a structural member is as shown: • Posts.......................................................... Douglas Fir #2 (D.F.2) • Beams ........................................................ 4X10 Douglas Fir #2 unless noted otherwise • Sawn Joists ................................................ Douglas Fir #2 (D.F.2) • Studs, Sills, & Plates .................................. Hem/Fir (H.F.) or Douglas Fir (D.F.) • Rim Joists (2x Joist) ................................... Same as floor joist material • Blocking...................................................... Hem/Fir (H.F.) or floor joist material • Exposed Structural Members ..................... Pressure Treated (P.T.) or Cedar • Glued -Laminated (dry -use) ......................... 24F-V4 (GLB) • Glued -Laminated (wet -use) ........................ Rosboro Treated 'X-Beam' Moisture Content: The max moisture content shall be 19% at the time of installation of connectors, nails, and bolts for framing members. Pressure Treated Lumber: All members in contact with earth/concrete or exposed to the elements shall be pressure treated (P.T.). Colorless end sealer shall be applied immediately to the ends of members after fabrication and field trimming. Pressure treatment is not required for members protected by a roof or overhang (12" minimum overhang required). Cedar may be used in lieu of typical pressure treated lumber. Rosboro Treated 'X-Beam' shall be used for all applications requiring P.T. glulam beams. More info: http://www.rosboro.com Blocking: Provide 2X or engineered lumber full depth solid blocking between joists and rafters at beam and bearing wall locations. Trusses, structural composite lumber, glued -laminated members, and I -joists shall be supported laterally as required by the manufacturers recommendations. Bearing: Use a minimum 2-1/2" bearing length for wood framing members unless noted otherwise. Use enough studs to match or exceed beam width unless noted otherwise. Glued Laminated Members: Glulam beams (GLB) shall conform to the following standards unless noted otherwise: • Lumber ............................................... Douglas Fir -Larch combination, 24F-V4 • Laminations ........................................ 2" Nominal • Conditions of Use ............................... Dry -Use • Adhesives ........................................... APA approved moisture -resistant Engineered Lumber: Engineered lumber offers certain structural advantages over conventional sawn lumber. All engineered lumber must be APA approved. Install per the aforementioned codes and relevant manufacturers installation guides for each type: • Wood I -Joists: Used extensively in floor and roof framing. • Laminated Veneer Lumber (LVL): Built up on site to reduce heavy lifting • Parallel Strand Lumber (PSL): Ideal for long spans and cantilevers • Laminated Strand Lumber (LSL): Strong and straight engineered lumber Walls Bearing on I -Joists: Unless otherwise noted, use double joists centered under wall or partitions parallel to floor joists. If perpendicular to joists, provide solid blocking under wall. Wood Structural Panels: APA rated sheathing is required for all wood structural panels. Unless noted otherwise, the wood panel for each situation is: • Roof Sheathing: 1 /2" CDX (recommended) or OSB with ply clips or T&G, 1 Old nails at il2" O.C., no blocking required. • Pr::scriptive Exterior Wall Sheathing: 7/16" OSB or 15/32" CD ply, 8d nails at 6"/12" O.C., no blocking required. • Exterior Shear Wall Sheathing: per shear wall plans. • Interior Wall Sheathing: 1/2" Drywall, 1 Od nails at 6"/12" O.C., no blocking required. • Floor Sheathing: 3/4" CD or OSB, 1 Old nails at 6"/12" O.C., glued & nailed. • Panel Adhesive: Per APA Spec AFG-01 n Walls: 3/8 hick min' r sheathing Is required for all exterior wall See Shear VV t (minimum) APA rated s eat Ing q s shear wall plans and shear wall table for sheathing grade, thickness, and nail spacing. Stairs: The following elements are requirements for stair construction: • Use (3) 2X12 D.F.2 for stringers • Stairways have a required minimum width of 36" • Stairways shall have at least one handrail 34"-38" above the nosing of stair treads. Handrails may project 3-1/2" from the side of stairway • Maintain a minimum it of headroom from stair nosing to nearest soffit Advanced Framing: Advanced framing is encouraged by B.E. as a cost-effective and structurally adequate alternative to conventional framing. Advanced Framing shall conform to the construction standards outlined in APA's Advanced Framing Construction Guide. Studs: For headers from 0-6' long, (2) studs are required (1 trimmer and 1 king stud). For spans over 6', use (3) studs (2 trimmers and 1 king stud). Include additional trimmers as specified. DECKS & BALCONIES Railings: Guardrail to be installed per IBC 2015 when height above grade exceeds 30". Guardrail must be 42" high min. with max opening size so that a 4" sphere cannot pass through. Guardrails shall be designed to withstand a 2001b point load applied in any direction and at any location on the top rail and shall be designed to withstand a uniform load of 50 Ib/ft applied horizontally to the top rail. Attachment to House: Decks and balconies must be connected to the subject structure as shown in pertinent structural details. A 1,500-lb deck tension tie is required at each end of the deck: Typically, Simpson DTT2Z's are specified. J O J m O J Q Min. distance from Table A 0 Min, distance from Table A 1Y2' hole may be cut inweb out -side of hatched zone 6"' \ L 1_ 2 x D1 D1 Closely grouped round 12 2 x Ly ID, / 6" 16"' No field cut -t minimum holes are permitted if minimum F^No field cut Ill Do not cut holes in (applies to all holes the group perimeter holes in holes larger hatched except knockouts) meets requirements for hatched than 1'/a" in zones round or square holes. zones cantilever Table A - Minimum Hole Distance From Support JOIST TJI e ROUND HOLE SIZE SQUARE/RECTANGULAR HOLE SIZE DEPTH 2' 3" 1 4" 1 5" 6Y,' T B'/e" 11" 2" 3" 1 4' 1 S" 6Y2' T 834' 11" 210 l'-0' 1'6" 2'-0" 3'-0' 5.6" 1'-0" 2'-0" 2'6" 4'-0- 5-0" 9Y2" 230 1'6" 2'-0" 2'6" T6' F6" 1'-0' 2'-0" T-0" 4'-6" F-0" 360 1'-6• 2'-0" 3'-0" 4'-0" 6-0" 1'-6• 2'6" T-6" 5'-0" s6" 1 2 0 1'-0 " V " 6 T-O" 2�_ . 0 3'-0' 3'6" 6'-0' 1,-0" 1,6" 2,6" 3 '-0" 5-0" 5,6" 6,6" 11 /s 230 1'-0 1' 6 2'-0 " 6 2' " 3'-0' 3'6" 6'6' 1'-0' 2'-0' 2'6" 3 '6" 5'6' 5'6' 7'-0" 360 1'6" 2'-0" T-O" T6" 4'6' 5'-0' T-0' 1'6" 2'6" 3'6" 4'6" 6'6" 6'6" T6" 1 210 1'-0" 1'-0' 1'-0 " 1'6" 2'-0' 2'6" 3'6' 6'-0 " 1'-0" 1'-0" 2'-0" 2'6" 4'-0" 4'6" 6'-6 B'6' 14" 230 1' 0. 1'-0' 1'-0" 1'6" 2'6' 2'6' 4'-0'1 T-0' 1'-0" 1'-0" 2'-0" T-0" 4'-0' 1 5-0" 1 T-0 360 1'-0" I 1'-0' 1 1'6' 2'6" T6' 1 4'-0" 5'6' B'-0' 1 1•-0" 1'6" 2'6" 4'-0" 6-0" 6'6' 1 B'-0 Leave Ya" of web (minimum) at top and bottom of hole. DO NOT cut or notch joist flanges. For simple span (5' minimum) unrfonnly loaded joists used in residential applications, one maximum sue round hole may be located at the center of the joist span provided that no other holes occur in the joist. ROOFS • Unless stick framing is specified on structural drawings, wood trusses are to be engineered by a truss manufacturer (MFG'R). • Trusses to be checked by truss MFG'R and contractor before installation. • Truss MFG'R to be responsible for placement of girder trusses. • Install triple studs (min.) directly below all girder trusses • Contractor to install all lateral bracing in roof as specified by MFG'R. • Perimeter and bearing wall headers to be 4x10 or 6x8 D.F.2 U.N.O. • All overhangs to be as noted on plans (18" U.N.O.) • Roof slope to be as noted on plans. Minimum slope i9 4' per 1' for drainage. • Over -frame with 2x6 @ 16" O.C. • Roof ventilation with ridge vent and vented soffit per IBC Table 12.03.2 • Attic access shall be provided for attics with an area greater than 30 sq. ft and height greater than 30". The minimum opening size is 22"X30". FRAMING CONNECTORS Manufacturer: Simpson Strong -Tie construction connectors are specified, however, any nationally recognized brand (Silver. KC, etc) may be used provided that they are equivalent in their ability to carry all applied loads in all orientations. Installation: All prefabricated items shall be installed in strict accordance with the manufacturer's recommendations and requirements (locations, exposure, end and edge distances, fasteners, etc.). Simpson Connectors: Unless noted otherwise, the following Simpson Strong -Tie construction connectors shall be used: • Post Caps: CBTZ, PCZ/EPCZ, BC/BCS • Post Bases: CPTZ, PB/PBS, ABA/ABU/ABW • Joist Hangers: LUC/LU/U/HU/HUC, HUTF/HUSTF (top -flange) • Beam Hangers: HU/HUC/HUCQ/HGUS, LEG/MEG/EG (top -flange) • Rafter Hangers: LSU/LSSU, LRUZ • Truss and Rafter Connection: H1, H2.5A, or SDWC15600 at each heel to double plate • Shearwall Holdowns: HDU/DTT with SSTB/PAB. STHD14 or STHD14RJ strap -type hold-downs may be used in lieu of aforementioned holdowns. • Floor -to -floor Strap -Ties: HDU2, MST48 • Deck Tension Ties: DTTZ Fastener Requirements:The number and size of fasteners connecting wood members shall not be less than that set forth in IBC Table 2304.9.1. Staples: For roofs, floors and walls, the IRC permits 16 gage wire staples with a min 7/16" dia. crown (per Table R602.3(1) footnote b). FASTENING SCHEDULE (IBC TABLE 2304.10.1) BUILDING ELEMENT NUMBER AND TYPE OF FASTENER LOCATION 1 Joist to sill or girder 3-8d common (2-1/2'W.113") toe nail 2 Bridging to joist 3-8d common (2-1/2"xo.113") toe nail at each end 3 1"x6" subfloor or less to each joist 2-8d common (2-1/2"x0.113") face nail 4 Wider than 1"x6" subfloor to each joist 3-Bd common (2-1/2'W.113") face nail 5 2" subfloor to joist or girder 2-16d common (3-1/2'xo.162") blind and face nail 6 Sole plate to joist or blocking 16d (3-12"x0.162") at. W O.C. face nail ... at braced wall panel 3-1 Sd (3-12"x0.162"),at 16" O.C. wall panel 7 Top plate to stud 2-16d common (3-12"x0.162") end nail 8 Stud to sole late P 4i8d common (2-1/2'50.131") toe nail Stud to sole plate 2-16d common (3-12'x0.162") end nail 9 Double studs 16d (3-12"0.162") at,24" O.C. face nail 10 Double top plates 16d (3-12"xo.162") at 16" O.C. typical face nail Double top plates 8-16d common (3-1/2'x(0.162") lap splice 11 Blocking between joists/rafters to top plate 3-8d common (2-1/2'x0.113") toe nail 12 Rim joist to to late 1 P P 8d (2-12"x0.113") at 6" O.C. toe nail 13 To plates, and intersection P p es, laps s 2-16d common (3-1/2"x0.162") face nail 14 Continuous header, two pieces 16d common (3-1/2'W.162") at 16" O.C. along edge 15 Ceiling joists to plate 3-8d common (2-1/2'x0.113") toe nail 16 Continuous header to stud 3-8d common (2-1/2'x0.113") toe nail 17 Ceiling joists, laps over partitions 3-16d common (3-1/2'4.162") face nail 18 Ceiling joists to parallel rafters 3-16d common (3-12"x0.162") face nail 19 Rafter to plate 3-8d common (2-1/2'x0.113") toe nail 20 1" diagonal brace to each stud and plate 2-8d common (2-1/2'x0.113") face nail 21 1'x " to each beano 8 sheathing g 3-8d common (2-1/2'k0.113") face nail 22 Wider than 1"x8" sheathing to each bearing 3-8d common (2-1/2'x0.113") face nail 23 Built-up corner studs 16d common (3-1/2"x0.162") at 24" O.C. 24 Built-up girder and beams 20d common (*W.192") at 36" O.C. face nail at top and bottom, staggered on opposite sides 2-20d common (4"x0.192") face nail at end and at each splice 25 2" planks 16d common (3-1 /2"x0.162") at each bearing 26 Collar tie to rafter 3-10d common (3"0.148") face nail z7 Jack rafter to hip 3-10d common (3"xo..148'� toe nail face nail 2-16d common (3-12'W.162") 28 Roof rafter to 2X ridge beam 2.16d common (3-12'W, 162") toe nail 2-16d common (3-1/2'W.162") face nail 29 Joist to band joist 3-common (3-1/2"xo.162") face nap 30 Ledger strip 3-16d16d common (3-12x0.162") face nail 31 Structural panels. siding. sheathing, etc per sheer wall plans _ ABBREVIATIONS (E) Existing DBL IDouble MAX Maximum SPEC. Specification (N) New FA. Each MFG Manufacturer STD Standard (R) Reuse/Remodel ELEV. Elevation MIN Minimum STR'L SWctural A.B. Anchor Bolt EXT. I Exterior N.A. Not Applicable T.O. 1 Top Of ARCH'L Architectural FND Foundation O.C. On Center TJI Trus Joist, I Series BLD'G Building FTG Footing Opp, Opposite TpL 'Triple BLICG Blocking GALV. Galvanized 0S13 Onenteo Strand soam TYP. Typical BM Beam GLB Glulam Beam PL Plate UNF. Unfinished BTM Bottom Bo GA. Gauge 9 PLY. PI)tlfvood U.N.O. untie,Noted Otherwise CL'G Ceiling G.B. Gypsum Board P.T Pressure Treated V.B. Vapor Barrier CLR Clear G.E. Gable End REINF. ,Reinforced VERT. Vertical CMU Cont. Masonry unit HORIZ. Horizontal REQ'D Required W/ With CONC. Concrete INSUL. Insulation S.F Square Foot W/O Without CONT. Continuous INT. 1 Interior SGL Single WD Wood D F Douglas Fir ! 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