21-103984-Floor Plan-09-23-2021-V1ABUCAfZ.... RESIDENCE GARAGE CONVERSION
PROJECT TEAM
OWNER
XXX
3809 S 337TH STREET
FEDERAL WAY, WA 98001
T: (206) 504-6629
ARCHITECT
GRAVES + ASSOCIATES, PLLC
CONTACT: BEN CHILDS
3110 RUSTON WAY SUITE E
TACOMA, WA 98402
T: (253) 279-0444;
eMAIL : bchilds@gravesassoc.com
PROJECT SCOPE
INTERIOR REMODEL AND CONVERSION OF AN EXISTING 441 SQUARE FOOT ATTACHED GARAGE INTO HABITABLE LIVING
SPACE IN A 2-STORY, SINGLE FAMILY RESIDENCE. A SMALL BATHROOM IS PROPOSED IN AN EXISTING LAUNDRY ROOM. NO
OTHER WORK IS BEING PROPOSED TO THE EXISTING HOUSE. THE PROJECT WILL NOT EXPAND BUILDING SQUARE
FOOTAGE, ONLY BUILDING CONDITIONED SQUARE FOOTAGE.
GENERAL NOTES
1. THE CONTRACTOR IS RESPONSIBLE FOR FAMILIARIZING HIMSELF WITH THE CONTENT OF THESE DRAWINGS PRIOR TO
PROCEEDING WITH THE WORK.
2. IN THE EVENT THE CONTRACTOR FINDS A CONFLICT OR DISCREPANCY WITH THESE DRAWINGS, THE ARCHITECT SHALL
BE NOTIFIED IMEDIATELY IN WRITING. SHOULD THE CONTRACTOR PROCEED WITHOUT NOTIFYING THE
ARCHITECT OF SUCH CONFLICT, THE CONTRACTOR SHALL BE PROCEEDING AT HIS OWN RISK OF ASSOCIATED LIABILITY.
3. THESE DRAWINGS SERVE TO REPRESENT DESIGN INTENT AS DIRECTED BY THE OWNER & COMPLIANT WITH GOVERNING
JURISDICTIONAL LAW. IN NO WAY SHALL THESE DRAWINGS SERVE TO DICTATE METHODS OF CONSTRUCTION RELATIVE
TO ADHERENCE TO EITHER. IT IS THE CONTRACTOR'S & OWNER'S RESPONSIBILITY TO WORK WITHIN THE PARAMETERS
OF THE AGENCY APPROVED DOCUMENTS TO MAINTAIN THE INTEGRITY OF THE DESIGN INTENT AND AGENCY
COMPLIANCE.
4. THESE DRAWINGS ARE BASED ON A SURVEY AND LIMITED FIELD MEASURING. THE CONTRACTOR SHALL DOCUMENT AND
VERIFY THE FOUNDATION IN RELATION TO THE PROPERTY BEFORE PROCEEDING WITH ANY WORK.
ABBREVIATIONS:
ABC
AGGREGATE BASE COURSE
MIN.
MINIMUM
ADJ.
ADJUSTABLE
N.T.S.
NOT TO SCALE
BD
BOARD
N.W.
NEW WORK
BOT.
BOTTOM
O.C.
ON CENTER
CLG.
CEILING
O.T.S.
OPEN TO STRUCTURE
CENTERLINE
P.T.
PAINT
PWD
PLYWOOD
CLR.
CLEAR
P.T.
PRESSURE TREATED
CLO.
CLOSET
R
RANGE
COL.
COLUMN
REF.
REFRIGERATOR
COMP.
COMPOSITION
REINF.
REINFORCED
CONC.
CONCRETE
SIM.
SIMILAR
CONT.
CONTINUOUS
SQ. FT.
SQUARE FEET
C.J.
CONTROL JOINT
STL.
STEEL
DTL.
DETAIL
STRUCT.
STRUCTURAL
DW
DISH WASHER
TEXT
TEXTURE
D
DRYER
T & G
TONGUE & GROOVE
DBL.
DOUBLE
TYP.
TYPICAL
DN
DOWN
U.N.O.
UNLESS NOTED OTHERWISE
D.S.
DOWNSPOUT
WC
WATER CLOSET
E.O.S.
EDGE OF SLAB
WH
WATER HEATER
EQ.
EQUAL
WRGWB
WATER RESISTANT
EQUIV.
EQUIPMENT
GYPSUM WALL BOARD
E.T.R.
EXISTING TO REMAIN
WD
WOOD
EXT.
EXTERIOR
W
WASHER
F.O.C.
FACE OF COLUMN
W/
WITH
F.O.P.
FACE OF POST
F.O.S.
FACE OF STUD
F.O.S.W.
FACE OF STEM WALL
GWB
GYPSUM WALL BOARD
HT.
HEIGHT
INSTAL.
INSTALLATION
MANUF.
MANUFACTURER
MTL.
METAL
MTR.
MATERIAL
3809 S 337TH STREET, FEDERAL WAY, WA 98001
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PROJECT INFORMATION
GOVERNING JURISDICTION : FEDERAL WAY, WA
PARCEL #: 618143-0200
GOVERNING CODES: IRC 2018, WSEC 2018 UPC 2018
ZONING DISTRICT: RS9.6
CONSTRUCTION TYPE: VB
NUMBER OF FLOORS: (2) ONE STORY
BUILDING SQUARE FOOTAGE:
EXISTING
HOUSE 3,504 GROSS SQ FT
GARAGE (ATTACHED, UNCONDITIONED) 441 GROSS SQ FT
HOUSE 3,504 GROSS SQ FT
GARAGE (ATTACHED, CONDITIONED) 441 GROSS SQ FT
TOTAL SQUARE FEET CONDITIONED 3,945 GROSS SQ FT
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DRAWING INDEX:
GENERAL INFORMATION
AG1.0 COVER SHEET / PROJECT INFORMATION
ARCHITECTURAL
A1.0 FLOOR PLAN & WORK FLOOR PLAN
A2.0 PARTIAL BUILDING ELEVATION / SECTION / 2018 WSEC ALTERATIONS FORM
RECEIVED
9/27/21
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
LEGAL DESCRIPTION:
PARCEL NO: 618143-0200
NORTHLAKE RIDGE DIV 4
PLat Block:
Plat Lot: 20
SITE ADDRESS: 3809 S 337TH STREET, FEDERAL WAY, WASHINGTON 98001
FRONT YARD STREET SETBACK: 20 FEET
REAR YARD SETBACK: 5 FEET
SIDE YARD SETBACK: 5 FEET
PROJECTION EXCEPTION: EAVES, GUTTERS MAY EXTEND NOT MORE THAN (2) FEET INTO A SETBACK
MAXIMUM HEIGHT: 30 FEET
(NOTE* PROJECT DOES NOT MODIFY EXISTING EXTERIOR FOOTPRINT. NEW WORK IS REMODEL AND WILL NOT
REQUIRE ANY EXTERIOR WORK.)
ENERGY ENVELOPE
WA. STATE ENERGY CODE; WAC 51-11; PRESCRIPTIVE METHOD FOR GROUP "R" OCCUPANCY, CLIMATE ZONE 4C (MARINE)
PROJECT CLASSIFIED AS AN ALTERATION (REMODEL) AND USES THE 2018 WSEC(R) ALTERATIONS/REMODEL WORKSHEET.
NO CREDITS REQUIRED
WINDOWS: DOUBLE PANE INSULATED "U" = 0.30 PRESCRIBED (NEW WINDOW WILL BE 0.30 OR BETTER)
DOORS: MINIMUM "U" = 0.30 PRESCRIBED (NO CHANGE REQUIRED, NO NEW EXTERIOR DOORS PROPOSED)
PERIMETER WALLS: EXT. ABOVE GRADE = R-21 (NO CHANGE REQUIRED, NO NEW EXTERIOR WALLS PROPOSED)
Algona PERIMETER
R-49 PLENUM (NO CHANGE REQUIRED, NO NEW CEILINGS PROPOSED)
FLOOR: R-30 (IN LIEU OF SLAB REPLACEMENT, PROJECT WILL HAVE R7.5 OR GREATER RIGID PER FW GARAGE
CONVERSION CHECKLIST FLOOR INSULATION SECTION)
FOUNDATION DEPTH: 2 FEET (NO CHANGE REQUIRED, NO MODIFICATION TO FOUNDATION PROPOSED)
GRAVES + ASSOCIATES
ARCHITECTURE I INTERIORS I PROJECT MANAGEMENT
3110 RUSTON WAY, SUITE E
TACOMA, WA 98402
PHONE: 253-272-4214
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PROJECT: XXX
PM: BC
PERMIT SET 2021.09.23
6038 1 REGItIERED
JON CARLTOI GRIVES
STATE OF WA N TOP
RE -USE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND DESIGNS
INCORPORATED HEREIN, AS INSTRUMENTS OF
PROFESSIONAL SERVICE, ARE THE PROPERTY OF
GRAVES + ASSOCIATES AND ARE NOT TO BE USED
OR REPRODUCED IN WHOLE OR IN PART WITHOUT
THE WRITTEN AUTHORIZATION OF GRAVES +
ASSOCIATES.
ARCHI I-ECTURAL GLNLRAt.
AGI.O�
EXISTING FIRST FLOOR PLAN
SCALE: 1/4" = V-0"
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
21'-11"
2 �'I EXISTING GARAGE DOOR TO REMAIN
BUT SHALL BE DECOMISSIONED. TRIM
TRACK AND SUPPORT/LOCK GARAGE 2
DOOR TO PREVENT FUTURE
\
\
\
\
OPERATION. INSTALL SIDE AND TOP A2.0
INSULATED VINYL WEATHER STRIPPING
2X6 STUD WALL @ 24" O.C. W/
BLACK WRB ON EXTERIOR
SIDE. PROVIDE R-21 BATT
INSULATION IN CAVITY. USE
4X6 P.T. SILL PLATE
Field verify
combustion air
NEW FULL HEIGHT 2X4" STUD WALL @ 16"
O.C. W/ R-13 BATT. INSULATION. VENT W.H.
TO OUTSIDE/ PROVIDE FRESH AIR FOR
COMBUSTION
-4"
NEW BATHROOM LIGHT
FIXTURES SHALL BE
HIGH -EFFICIENCY LAMPS
(LED)
Space will be heated
with 2 branch lines
and registers coming
off of trunk line above
new bathroom
419 NET SQ. FT. OF NEWLY
CONDITIONED SPACE
ALL NEW LIGHT FIXTURES
/ SHALL BE HIGH -EFFICIENCY
LAMPS (LED)
110
GARAGE
NEW FLOOR ASSEMBLY.
SEE ENLARGED SECTION
REMOVE UTILITY SINK. RE-ROUTE
EXISTING WATER SUPPLY TO
NEW BATHROOM SINK. RE -USE
EXISTING PLUMBING VENT
NEW 2'-4" X 7'-0" WD
CORE SWING DOOR
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Iok per table _
iR602.7(1)
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-MODIFY EXISTING STEPS FOR NEW
IF.F. ELEVATION. MAX RISER HEIGHT
NOT MORE THAN 7.75" PER IRC
R311.7.5.1
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ID I
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36X18
VANITY
109
PANTRY/
ME!
LAUNDRY
CV -
--------------
----------------
0
o
Z 2,-0„
g 21" MIN. R307.1 i/
�LO
CONNECT NEW TOILET TO EXISTING -
SANITARY SEWER. RUN NEW 2" VENT
/ -IV�2 N
I I
WAS M
91 an 1
EXISTING 2X6 STUD WA L W/
R-21 BATT INSULATION i TYP.
@ ALL GARAGE EXT. WALLS)
NEW 6o4o HORIZONTAL
SLIDE
WINDOW W/ 0.30 OR LESS
U-FACTOR. PROVIDE (2)
JACK
STUDS AND (1) KING STUD
EA. SIDE. INSTALL NEW
4X8
INSULATED HEADER TIGHT
TO SHEATHING AND KING
STUD
Interconnected and
hardwired
INSTALL NEW COMBO
SMOKE ALARM/CARBor
MONOXIDE ALARM PER
MO .5 OF THE 2018 IRC
EXISTING 3o7o EGRESS
DOOR RAISED TO MATCH
NEW F.F. HEIGHT. PROVIDE
NEW INSULATED 4X8 HEADER
AT NEW DOOR OPENING
NEW FULL HEIGHT 2X4"
STI In WAI I (ny 1F" n n
RECE VED
EXISTING LAUNDRY ROOM
WINDOW TO REMAIN
9 27/21 _
OF FEDERAL WiV
C
UNITY DEVELOP
I In
NT
REF
TO ROOF. TERMINATE NOT LESS
THAN 6" ABOVE ROOF
\----— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — --I--
NEW WORK PLAN
SCALE: 1/2" = V-0"
NEW BATHROOM EXHA ST
L
MEET
NTS OF
OF THE 201 IRC
NT TO
50 cfm min
GRAVES + ASSOCIATES
ARCHITECTURE I INTERIORS I PROJECT MANAGEMENT
3110 RUSTON WAY, SUITE E
TACOMA, WA 98402
PHONE: 253-272-4214
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PROJECT: XXX
PM: BC
PERMIT SET 2021.09.23
KIEF::�
6038 1 REGIAERED
JON CARL'
STATE OF'
RE -USE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND DESIGNS
INCORPORATED HEREIN, AS INSTRUMENTS OF
PROFESSIONAL SERVICE, ARE THE PROPERTY OF
GRAVES + ASSOCIATES AND ARE NOT TO BE USED
OR REPRODUCED IN WHOLE OR IN PART WITHOUT
THE WRITTEN AUTHORIZATION OF GRAVES +
ASSOCIATES.
FLOOR PLAN
A1,00
PARTIAL SIDE ELEVATION (NORTHEAST) SHOWING NEW WORK
SCALE: 1/4" = V-0"
INSTALL NEW FLOOR O/ 3/4" T&G PLYWOOD
(GLUED AND SCREWED) O/ 2X P.T.
SLEEPERS 24" O.C.. BLOCK EACH WAY
EVERY 5'-0".
INFILL 1.5" RIGID IN BETWEEN SLEEPERS
(R7.5 MIN). IF RIPPING BOTTOM OF
SLEEPER TO MATCH SLOPE, TREAT CUT
SIDE W/ WOOD PRESERVATIVE.
SLEEPERS SHALL BE ANCHORED TO
EXISTING S.O.G. USING CORROSION
RESISTANT FASTENERS
210 EXISTING GARAGE DOOR TO REMAIN
BEDROOM BUT SHALL BE DECOMISSIONED. TRIM
TRACK AND SUPPORT/LOCK GARAGE
DOOR TO PREVENT FUTURE
OPERATION
110
GARAGE
PARTIAL SECTION SHOWING NEW WORK
SCALE: 1/4" = V-0"
'TGRESS
� III
III
III
3 ESS II
IIII
Ilk
IIII
109
PANTRY/
LAUNDRY
EMERGENCY ESCAPE AND RESCUE OPENING
(EGRESS).
MINIMUM NET CLEAR OPENING OF 5.7 SQ. FT.
REQUIRED (11.14 SQ. FT. PROVIDED)
MAX WINDOW SILL HEIGHT NOT MORE THAN 44"
A.F.F. (36" PROVIDED)
Alterations Worksheet - 2018 Washington State Energy Code
Project Information Contact Information
Abucar Residence Garage Conversion Ben Childs / Graves+Associates
3809 S 337th Street 253-279-0444 / bchilds@gravesassoc.com
Federal Way, WA 98001
The WSEC requirements for alterations are located in Chapter 5 of the code text.
Alterations (remodels) do not need to obtain energy credits from Table R406.3
Additions must meet the requirements for new construction. This includes nonconditioned space being
altered to become conditioned space.
Will the wall cavities be exposed? r- Yes v No
If yes: Exposed wall cavities must be insulated -
2 X 4 wall studs require R-15 insulation
2 X 6 wall studs require R-21 insulation
Will the roof/ceiling framing cavities or attic be exposed? Yes v No
If yes: Exposed roof/ceiling assemblies must be insulated -
Vaulted ceilings: Insulate to the full depth of the framing member
while allowing for the minimum 1" ventilated space
Flat ceilings: Install R-49 insulation or what the attic space can
accommodate based on the roof pitch
Will the floor framing cavities be exposed? Yes No
If yes: Exposed floor cavities must be insulated to R-3 R7.5 MIN. PROVIDED PER CITY OF FEDERAL
WAY GARAGE CONVERSION CHECKLIST
Are the windows and/or doors being replaced? Yes No
(includes both window or door and frames)
If yes: New windows and doors must have an area weighted average U-factor of <_0.30
Will the heating or cooling system be replaced? Yes v No
If yes: New equipment must meet current requirements and
ducts need to be tested
Will the hot water system be altered? Yes v No
If yes: New water heating equipment must meet current code requirements
Are more than 50% of the light fixtures being changed? -, Yes v No
If yes: 90% of all lamps must be high efficacy
(LED or CFL)
2018 WSEC ALTERATIONS WORKSHEET
SCALE: N.T.S.
R503.1.1 Building envelope. Building envelope assemblies that are part of the alteration shall comply with Section
R402.1.1 or R402.1.4, Sections R402.2.1 through R402.2.11, R402.3.1, R402.3.2, R402.4.3 and R402.4.4.
Exception: The following alterations need not comply with the requirements for new construction provided the
energy use of the building is not increased:
1. Storm windows installed over existing fenestration.
2. Existing ceiling, wall or floor cavities exposed during construction provided that these cavities are filled
with insulation. 2x4 framed walls shall be insulated to a minimum of R-15 and 2x6 framed walls shall be
insulated to a minimum of R-21.
3. Construction where the existing roof, wall or floor cavity is not exposed.
4. Roof recover.
5. Roofs without insulation in the cavity and where the sheathing or insulation is exposed during reroofing
shall be insulated either above or below the sheathing.
6. Surface -applied window film installed on existing single pane fenestration assemblies to reduce solar heat
gain provided the code does not require the glazing fenestration to be replaced.
R503.1.1.1 Replacement fenestration. Where some or all of an existing fenestration unit is replaced with a new
fenestration product, including sash and glazing, the replacement fenestration unit shall meet the applicable requirements
for U-factor and SHGC in Table R402.1.1. Where more than one replacement fenestration unit is being installed, an area -
weighted average of the U-factor and SHGC of all replacement fenestration shall be permitted to be used to demonstrate
compliance.
R503.1.2 Heating and cooling systems. New heating, cooling and duct systems that are part of the
alteration shall comply with Section R403.
Exceptions:
1. Where ducts from an existing heating and cooling system are extended, duct systems with less than 40 linear feet in
unconditioned spaces shall not be required to be tested in accordance with Section R403.2.2.
2. Existing duct systems constructed, insulated or sealed with asbestos.
R502.1.1.2 Heating and cooling systems. New heating, cooling and duct systems that are part of the addition shall comply
with Section R403.
Exception: The following need not comply with the testing requirements of Section R403.3.3:
1. Additions of less than 750 square feet.
2. Duct systems that are documented to have been previously sealed as confirmed through field verification
and diagnostic testing in accordance with procedures in WSU RS-33.
3. Ducts with less than 40 linear feet in unconditioned spaces.
4. Existing duct systems constructed, insulated or sealed with asbestos.
R503.1.3 Service hot water systems. New service hot water systems that are part of the alteration shall comply with
Section R403.5.
R503.1.4 Lighting. New lighting systems that are part of the alteration shall comply with Section R404.1.
Exception: Alterations that replace less than 50 percent of the luminaires in a space, provided that such
alterations do not increase the installed interior lighting power.
R503.2 Change in space conditioning. Any nonconditioned or low -energy space that is altered to become conditioned
space shall be required to be brought into full compliance with this code.
RECEIVED
9/27/21
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
GRAVES + ASSOCIATES
ARCHITECTURE I INTERIORS I PROJECT MANAGEMENT
3110 RUSTON WAY, SUITE E
TACOMA, WA 98402
PHONE: 253-272-4214
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PROJECT: XXX
PERMIT SET 2021.09.23
6038 1 REGItIERED
JON CARLTOI GRIVES
STATE OF WA N TOP
RE -USE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND DESIGNS
INCORPORATED HEREIN, AS INSTRUMENTS OF
PROFESSIONAL SERVICE, ARE THE PROPERTY OF
GRAVES + ASSOCIATES AND ARE NOT TO BE USED
OR REPRODUCED IN WHOLE OR IN PART WITHOUT
THE WRITTEN AUTHORIZATION OF GRAVES +
ASSOCIATES.
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VLR I ICAL I'LANS
A2.0