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17-103624CITY OF .t Federal Way August 16, 2017 Elias Quintana 3323 SW 344" St Federal Way, WA 98023 RE: File #17-103624-00-AU; ADU APPROVAL Quintana ADU, 3323 SW 344'h St., Federal Way Dear Mr. Quintana: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor The Department of Community Development has completed their review of the enclosed Accessory Dwelling Unit (ADU) application submitted to the city on July 28, 2017. The ADU application is hereby approved pursuant to the findings presented by the department's Planning Division staff and the conclusions based on those findings. FINDINGS OF FACT The following findings are based on site, elevation, and floor plans received with the land use application on July 28, 2017: 1. Proposal— The applicant proposes to constrict a detached 799 square -foot ADU on the same parcel as an existing single family residence, located at 3323 SW 344"' St in Federal Way. 2. Zoning —The subject property is a 32,118 square -foot (0.73-acre) platted lot with a Single -Family Residential (RS) 7.2 zoning designation. The proposal meets the minimum lot size requirement per Federal Way Revised Code (FWRC) 19.200.180, Note 1. Lot Coverage — The lot coverage of the principal dwelling, proposed ADU and driveway is 13,196 square feet, or approximately 42% of the lot area. The proposal does not exceed the maximum lot coverage of 60% in the RS 7.2 zone pursuant to FWRC 19.200.180, Note 2. 4. Floor Plan —The total ADU living area is 799 square feet. The principal dwelling unit contains 2,350 square feet of livable area; therefore, the proposed ADU complies with the maximum allowable livable area, which is 40% of the living area in the primary dwelling unit. The proposal also will not exceed the maximum accessory dwelling unit size of 800 sq. ft. (FWRC 19.200.180, Note 9). 5. Water & Sewer— The applicant proposes to serve the ADU with public water and sewer managed by the Lakehaven Water and Sewer District. Lakehaven issued Certificates of Water and Sewer Availability on April 28, 2017, and indicated the proposal will connect to an existing 8-inch sewer main and a 6-inch water main. These service connections and meters must be large enough to service the new single family residence and accessory dwelling unit. Mr. Quintana August 16.2017 Page 2 6. Required Yards & Height— The proposed attached ADU and the associated improvements meet the required 20-foot front yard, and 5-foot side and rear yard setbacks. 7. Owner Occupancy —The applicant must submit a signed letter of application and deed restriction stating the owner shall occupy one of the two dwelling units as a permanent residence for six months or more per calendar year. CONCLUSIONS The following conclusions are based on the above findings of fact. 1. The proposal is consistent with policies of the Federal Way Comprehensive Plan. 2. The proposal meets density, square footage, parking, occupancy, and dimensional requirements of the ADU Use Zone Chart within Federal Way Revised Code (FWRC) 19.200.180. 3. The ADU is subordinate and incidental in size, scale and design of the primary dwelling unit, and the appearance remains that of a single family residence. CONDITION OF APPROVAL Prior to the final building inspection of the new ADU, please record the enclosed Letter of Application & Deed Restriction with the King County Recorder's Office, and return a copy to my attention with the enclosed resubmittal form. BUILDING PERMIT REQUIRED 1. Although not a requirement for ADU land use approval, the single family home and ADU will require a building permit prior to construction. Please contact the Permit Center at 253-835-2607 or permitcenter@cityoffederalway.com, if you have any questions regarding building permits. 2. For additional water and sewer information, please contact Brian Asbury with the Lakehaven Water and Sewer District at 253-946-5407, or basbury rt.lakehaven.org= CLOSING This administrative ADU decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Senior Planner Dave Van De Weghe, at 253-835-2638, or day i d.vandewegh e(w c i tva ffed e ra i way.com . Sincerely, Brian Davis Community Development Director enc: Resubmittal Form Letter of Application & Deed Restriction c: Robert "Doc" Hansen_ Planning Manager Dave Van De Weghe, Senior Planner 17-103624-00-AU Doc LD 76383 RECEIVED JUL 2 8 20V CITY OF FF-OERAAL WAY CITY OF GOMMI}NRypEVELOPMEW Federal Wti iy DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 81h Avenue South Federal Way, WA 98003 253-835-2607; Fax 253-835-2609 www.citvoffederahvay.c m ACCESSORY DWELLING UNIT (ADU) FEE: Contact the Permit Center at 253-835-2607, or perlmiteenter@cityoffederalway.com FILE # ! 7 - / V 3 6 1� V RELATED FILE #S: Owner's Name: 4 1 k-tA-1(X C - Address: 33z 3 &W A 4 4,m s4 .,&,-d .y-ot.l IN of , i/yA , a. fi'Dz3 Daytime Phone: I�+ � � � J � Tax Parcel#: 2y' 2 D� Zoning: S Lot Size in Square Feet: l Type of ADU: ❑ Attached Detached Is this a: JNew ADU ❑ Existing ADU Existing ADU was: ❑ Approved by King County (Provide a copy of the permit.) ❑ Other Construction of existing ADU completed in 19_/20_ Construction of existing residence completed in 19 /20 Which is the owner occupied unit: ❑ Primary Dwelling Unit orX)ADU Number of square feet: 9 Primary Dwelling Unit , 3 5 ADU Provide the following information: 6vLakehaven Utility District Water & Sewer Certificates of Approval for the New ADU /❑ King County Public Health Department Approval (if septic) Njleating Type: �lectric ❑ Gas ❑ Other ❑ Electrical Capacity: Primary Dwelling Unit ❑ Letter of Application & Deed Restriction (attach) ADU FLOOR PLAN DRAWINGS (Provide the following; refer to page 3 for an example.) ❑ Floor plan of the primary dwelling unit and the ADU ❑ Plumbing (existing & proposed) ❑ Mechanical - HeatingNentilation/Air Conditioning (existing & proposed) ❑ Entrances of primary dwelling unit and ADU (existing & proposed) ❑ Ceiling Heights/Room Sizes for ADU D-bevation of the proposed ADU with the primary dwelling unit ADU Bulletin #049 — December 21, 2015 Page 1 of 3 k:\I-Iandouts\ADU Application ADU SITE PLAN DRAWINGS (Provide the following; refer to page 3 for an example.) ❑ ecale/north arrow ❑ Lot dimensions ❑ ADU footprint (if detached) p ,Street/driveway location ❑ Primary dwelling unit ❑ Building setbacks from property line ❑ Ucation of utilities & easements ❑ Show location of three on -site parking stalls ❑ Locate the entrance of the primary dwelling unit and the ADU ❑ calculate the total impervious surfaces coverage for the site (Include the existing and proposed roof area, driveway, patios, and walkways.) ❑ Other DISCLAIMER: I certify under penalty of perjury that the information furnished by me is true and correct to the best of my knowledge and further, that I am authorized by the owner of the above premises to perform the work for which the permit application is made. Signature of Applicant Date WAIVER: Approval of the ADULand Use Application does not constitute approval of the building permit. Application and approval of the buildingpermit is a separate process. OFFICE USE ONLY ❑ ADU Status: ❑ Legal Nonconforming per FWRC 19.30.140 ❑ New ADU ❑ Assigned Address of ADU ❑ Deed Restriction/Letter of Application Rec'd ❑ Recording Number ❑ Other Approved by p Conditions of Approval Date Bulletin ##049 — December 21, 2015 Page 2 of 3 k:\Handouts\ADU Application ADU DRAWING EXAMPLES - Bulletin #049 — December 21, 2015 Page 3 of 3 k:\Handouts\ADU Application R Lakehaven RECEIVED WATER & SEWER DISTRICT JUL 2 8 2017 ClTy OF FEDERAL l'MNY C}h4MUNITv tDEtrELUP�fENT Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ® Other (specify/describe) ADU Tax Parcel Number(s): 2421039094 Site Address: 3323 SW 344th St Lakehaven GIs Grid: E-12 Ex. Bldg. Area to Remain: 2.350 sf New Bldg. Area Proposed: 800 sf Applicant's Name: Quintana SEWER SYSTEM INFORM T-310 1. ® Sewer service can be provided by service connection to an existing 8" diameter sewer main that is on the site and the sewer system has the capacity to serve the proposed land use. Z. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. Feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c, A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing sewer system Is In conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: f ew AD cann ion wer service Mpg is ❑ tsi a of buildinciftondation, Sewer ServiceConnection Permit reauired. Comments/special conditions: Existing residence is connected to sewer SCP 26475). I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING ij ERV OR Date: Signature: cf 2421039094 swr.docx (Form Update 1/3/17) Page 1 of 2 T � CERTIFICATE OF WATER AVAILABILITY TACOMA WATER PART A - TO BE COMPLETED BY APPLICANT PROJECT ADDRESS: 3323 SW 344TH ST, FEDERAL WAY, WA 98023 APPLICATION NUMBER: 20000178011 SUBDIVISIONIPROJECT NAME: PROPOSED ADU PARCEL: PA2421039094 Proposed Water Usage: 00000 (# of connections) Customer Type: RESIDENTIAL Is there an Auxiliary Source of Water on the Parcel? NO Page 1 I, the undersigned, or my appointed representative have requested the following purveyor to certify willingness and ability to provide the indicated service. I have read and understand the information provided by the water purveyor on this certificate, and acknowledge that the proposed project may require improvements to the water system which would incur my financial obligation. Prior to final approval for construction of the water facilities; it is understood that a legal contract between myself and the water utility which specifies the term of water service, operational responsibilities, and financial obligation may be required. NAME: OTONIEL MARQUEZ QUINTANA SIGNATURE: ADDRESS: 1234 S FERRY ST CITY: TACOMA STATE: WA ZIP: 98405-2J24 (Please ensure that the above is completed PRIOR to submittal to Tacoma Water) PART B - TO BE COMPLETED BY WATER PURVEYOR Water System To Provide Service CITY OF TACOMA State ID# 8680ON Equivalent Residential Units: 00000 The proposed development is within our approved water service area. This water utility will be providing service. Approved number of connections: NIA. Number of Currentlexisting users: NIA Water service will be provided by: Existing source capacity 164 MGD Existing Storage: 141 MG Direct Connection to approved, existing water main. **'The customer Is not allowed to install their water service pipe parallel to and inside a Pierce County Right of Way. Obtaining an easement/permisslon to Install your water service pipe on adjacent private property may be an alternative to constructing a new water main. Contact Tacoma Water for details/requirements for constructing a water main.*** Are water system facilities approved in accordance to DOH requirements? YES. Water service will be made available to this project by (date): NIA. The date that water service is made available is determined after the customer meets the re uirements for service as indicated hy the Water division. in accordance with C& Code 12.10, and upon receipt of applicable permits. - Forth Name: ZPM_SMF WATERCERT 009A1 i� II— !V l l� m m N m m N CL 0 to E 0 9 a d � Em a' 0 ° m GD 10 o S s a is Y �m e m m cq U m o > `m > o ci 8 > < •£ E to c v rn LU z N W N N ai 0 3 Z N Q 0 N N _k aia.-,s, dry_ , tq � r M5 Id PJU list- i e a r r M fro 4 _ ms; rd (UPC A R ! r Lo M � J j 41 dOV..9 f ri _�dlCt„$ did u f L �3 so3 R os va r GRoi , REVISIONS y Finished grad EAST ELEVATION SCALE: 1/4" FFL Finished 2'-0" M N i 3 -0 5'-0" .. .. . 5'-0" C�-Asc!�, 9 0 L E o N OL C) C ''mCn Q V/ L w 0 �L Ii 1 LU Co ^, W 2'-0' : .. .. N .. L o: .. M ■� LL � O C) 0 U) FFL •. .. .,. ' 2'-0" Finished g Finished grad Finished grad M N NORTH ELEVATION SOUTH ELEVATION 0 CO 2'-0" Date 7/25/2017 Scale 1/4"=V-0" Drawn Job Sheets 2 Of g Sheets 27'-0" 27'-0" A 0 N co 17'-2" 1 7'-6" 3040 304 9'-10" 14'-6" 1 16'-5"7 1 washer dryer Walk-in Closet - o Master Bedroom 76 Sq.ft 9'_2„ 0 00 145 Sq.ft 1 Shelving for shoes I r 1 �, 48" F ath 0 1 N Office 0 0 N b 63 Sq.ft o o - M (o N in co (. `p�fT=1 N 9' 2„— M i� (� I N ih _ r —___— `J -- --- T_2„ 40" AFF O O Kitchen 1 o 106 Sq.ft 25-11" M M M 8'-0" AFI Living Room 100 Sq.ft o C) C) C) M o Dining Room 3068 N 88 Sq.ft 11'-8° 0 Z' ENTRANCE AREA 19 0 TO BE COVE D C) // BY ROOF 1 5040 6'-5" 6'-4" 2'-4" FLOOR PLAN Wall Legend ® Half Wall at 3'-0" Height o New Wall NOTE: ALL INTERIOR WALLS ARE 4 2" UNLESS NOTED OTHERWISE WINDOWS 30" AFF UNLESS NOTED OTHERWISE NAILING SCHEDULE 6-5" —A Brace wall in Anchor Anchor ment Embedment MiniMLffn Minimtm Connection Mark Holdown Bolt Diameter g Stemwall Bounda-y to Boundary Allowable width Member Member Load 1 6" SSTB16 5/8" 12.625" (2) 2X6 6 (6) 1/42X2.5 3075# HDU2-SDS2.5 2 6" SSTB24 5/8" 20.625" (2)2X6 E HDU4-SDS2.5 (10) _/4"X2.5 4565# 3 CMSTCI6 N/A N/A N/A N/A (2) 2X6 E (36) 16D 3300# Sinker Total 1. Holdowns &anchor bolts by Simpson Strong tie 5. Instal holdown minimum 5" clear frcrn corner. Company, Inc, See Simpson catalog installation 6. Laminate studs with 16d nails at 12 2. Harchnount all holdown anchors prior to concrete o.c staggered. Clinch tips of nails. pour 7. Use Sinpson SDS1/4 X 2.5 wood screws. 3. Edge nail sheathing to all posts or boundary members at holdowns. 8. Elnbed anchor bolt 11" into footing, provide 4" minimum 4. Locate HD within 6" of end of shear panel. additional footing below . anchor. I 0 N 8" 1'-4" 9._011 6"X10" GIRDER—/ 1 FLOOR JOISTS " 1 1 J 1 a — — — — — I PATIO 91-91, 12'-9" 14'-3" C)_:a����TION PLAN " The following reinforcement is used: #4 vertical bars at 48" on centre #4 horizontal bars at both top and bottom 1/2" diameter Anchor bolt at 4'-0" on centre 2'-0" 27'-0" Cyj��S�7LAN f3��r_ POOIINU PERIMETER WALLS OUTDOOR TANKLESS WATER HEATER engineered Pre manufactured >s ?4" on centre all as per manufacturers !cifications. GFCI GFCI washer dryer C. O OO 8 -0' LIGHTING LEGEND 8'CEILING HEIGHT -0' LIGHTING PLAN SYMBOL AMOUNT TYPE O 24 5 "RECESSED CAN 0 3 5" PENDANT O5 1' FIXTURE 2 3" WALL SCONCE DOUBLE 18 RECEPTICALE OUTLET DOUBLE REC. 7 OUTLET WITH RCD REVISIONS I BY i E 0 C) uS C E Q }� L (D L q 3 � � w 2) U > (B O o LL- c .0 ULLJ +�+ 04 "0 •� d a Pe) L! Date 7/25/2017 Scale 1/411=1'-0" Drawn Job Sheets 3 Of 8 Sheets REVISIONS BY L E o N N E M =; C/) -a Q a)`CU W C W ( Lm 1 3"X6" RIDGE BOARD E 0 O " . L V- cn 12 5 FASCIA & GUTTER BL TOP PLATE 2.4. R-19 INSULATION 2'-0" 2" GWB 3 N 8 2 4 STUCCO// --RIM JOIST 2 ANCHOR BOLT SILL PLATE q CRAWL SPACE N -_ 6"X10" GIRDER .. , " CONCRETE _� co 8° 7. .- o FOOTING �s. N CONCRETE PIER 2'-6" SECTION A -A 3"=1 i-0" 8 ROOF ASSEMBLY EXT.WALL ASSEMBLY INT. WALL ASSEMBLY 30YR HEAVY WEIGHT COMPOSITION SHINGLES 2 STUCCO & FELT WIRE 3 1/2" GYPSUM WALL BOARD 2 - LAYERS GRADE D PAPER 26ga CORROSION RESISTANT WEEP SCREED 2"x4" D.F #2 STUDS @ 16"o.c. 1 . 1/2" PLYWOOD DECKING 2 - LAYERS GRADE D PAPER 1/2" GYPSUM WALL BOARD ENGINEERED TRUSSES @ 24"o.c. PER ENGINEER 1/2" PLYWOOD SHEATHING R-30 FIBERGLASS BATT INSULATION R-19 FIBRE GLASS INSULATION 5/8" GYPSUM WALL BOARD 2"x6" D.F #2 STUDS @ 16" o.c. 1/2" GYPSUM WALL BOARD FLOOR ASSEMBLY 4 1-5/8" PLYWOOD SUBFLOOR 2 - LAYERS GRADE D PAPER 2"X10" FLOOR JOISTS @ 24" ox R-25 FIBERGLASS BATT INSULATION j 6"x10" GIRDER f v� o� v � CN .0 o' Cy In ti CL Date 7/25/2017 Scale 3/8"=1'-0" Drawn Job Sheets 4 Of Q 8 Sheets PROJECT SHALL BE PER THE BUILDING CODE, LATEST EDITION. LOCAL CODES SHALL GOVERN REVISIONS CONCRETE: :31 GENERAL REQUIREMENTS: 1)C0NTRACT0R/BUILDER SHALL PROVIDE ALL LABOR, MATERIALS, EQUIPMENT, PERMITS, AND SERVICES NECESARY FOR CONSTRUCTION TO CONFORM TO BUILDING DOCUMENTS. 2)THE CONTRACTOR SHALL TAKE ALL NECESARY STEPS TO ENSURE SAFETY OF ALL PERSONEL IN OR AROUND THE JOBSITE. INCLUDING SHORING AND TEMPORARY BRACING. 3)ANY TRIMMING OF TREES OR VEGETATION SHALL BE DONE ONLY WITH THE APPROVAL OF THE OWNER. 4)C0NTRACT0R / BUILDER SHALL BE RESPONSIBLE FOR FOR ALL ASPECTS OF WORK REGARDLESS OF WHERE THE INFORMATION OCCURS ON THESE PLANS, INCLUDING DIMESIONS AND FIELD IMPLEMENTATION. 5)CLEAN UP --THE CONTRACTOR OR BUILDER WILL BE RESPONSIBLE FOR GENERAL UPKEEP OF THE CONSTRUCTION SITE INCLUDING BUT NOT LIMITED TO REMOVING AS MUCH DEBRIS AND RUBBISH DURING CONSTRUCTION AS POSSIBLE. AND TO LEAVE CONSTRUCTION SITE CLEAN PRIOR TO STOP WORK EACH WORKING DAY. 6)THE WORK SHALL COMPLY TO THE MOST RECENT GOVERNING AGENCY CODES. IN CASE THERE IS CONFLICTS BETWEEN CONTRACT DOCUMENTS AND CODE REQUIREMENTS THE MOST RESTRICTIVE WILL APPLY. 7) ALL CONTRACTOR TRADES SHALL PROVIDE A CONSTRUCTION SCHEDULE ON A WEEKLY BASIS TO THE BUILDER/OWNER STATING FINISHING OF WORK. 8) ALLCONCERNS NEED TO BE ADDRESSED TO DESIGNER IN WRITING PRIOR TO COMMENCING OF ANY WORK. ROOF SHEATHING SHEATHING SHALL BE 7/16" APA RATED SHEATHING WITH SPAN RATING 32/16. RUN PLYWOOD PERPENDICUAL TO TRUSSES OF ROOF MEMBERS. NAIL PANEL EDGES AT 4" OC AND 10" OC AT INTERMEDIATE SUPPORTS UNLESS NOTED OTHERWISE. ENGINEERED FLOOR ENGINEERED FLOOR TO BE INSTALLED PER MANUFACTURERS RECOMMENDATIONS AND SHALL MEET OR EXCEED THE DESIGN VALUES FOR NOTED MATERIALS FOR A PRODUCT REPLACEMENT. PROVIDE FULL DEPTH BLOCKING FOR JOIST AT THE SUPPORTS AND POINT LOADS ALL BEAMS AND HEADERS NOT CALLED OUT ON THE PLANS SHALL BE 6X8 DF UP TO 6'-0" CLEAR SPAN AND 6X10 DF TO 8'-0" CLEAR SPAN. TRUSSES 2X4 MSR 1650F TC AND BC MIN FOR TRUSSES WITH 8'-0" TC AND 10'-0" MAX BC PANEL LENGTH ON HORZONTAL LENGTH. TRUSS MANUFACTURER TO SEND ALL TRUSS DESIGNS AND LAYOUT TO IMPERIAL DESIGN FOR REVIEW AND ACCEPTANCE PRIOR TO ANY CUTTING OR FABRICATION. NO TRUSSES SHALL BE FABRICATED UNDER ANY CIRCUMSTANCES PRIOR TO DESIGN REVIEW. (FIELD MEASURE TO CHECK FOR DELIVERABILITY, POWERLINES, AND TRUSS PRODUCT FIT IS THE RESPONSIBILITY OF THE TRUSS COMPANY) ENERGY NOTES CEILING R38 BLOWN OR R30 BATT WALL R21 HD FLOOR R30 BATT SLAB R10 RIGID 24" PERIMETER HEATED 9) ALL CONSTRUCTION SHALL BE IN CONFROMANCE WITH EACH MANUFACTURERS MOST RECENT WRITTEN SPECIFICATIONS AND ALL WORK SHALL BE OF THE HIGHEST QUALITY FOR EACH TRADE INVOLVED. 10)THE CONTRACTOR SHALL NOTIFY THE OWNER IN WRITING OF ANY WORK THAT CAN NOT BE EXECUTED OR FULL GUARANTEED WITHIN THE INTENT OF THE DRAWINGS AND SPECIFICATIONS PRIOR TO SUBMITTING A BID TO OWNER. 11)D0 NOT CUT AND PATCH STRUCTURAL WORK IN A MANNER THAT REDUCES DEFLECITON LIMITS OR THE CARRING CAPACITY OF A MEMBER WITHOUT PRIOR APPROVAL FROM OWNER/DESIGNER OF RECORD 12)ALL WRITTEN DIMENSIONS SHALL TAKE PRECENDENCE OVER SCALES SHOWN ON PLANS OR ANY OTHER SECTIONS CONTRACTOR/BUILDER SHALL REVIEW ALL DIMENSIONS AND NOTIFY THE DESIGNER OF RECORD WITH ANY DIMENSION DISCRPANCIES PRIOR TO COMMENCING OF ANY WORK. .qITF WORK- 1)ALL WORK SHALL BE IN CONFORMANCE WITH SOILS, COMPACTTON, AND GEOLOGICAL REPORTS. 2)PRI0R TO COMMENCING ANY WORK THE CONTRACTOR SHALL VERIFY THAT ALL GRADING, PREPARATION, CUTTING SLOPESPLACEMENT FORMING, EXCAVATION, FOOTINGS AND PIER DEPTHS, AND REINFORCMENTS AS WELL AS BACKFILL AND COMPACTION IS DONE PER SOILS REPORT AND APPROVED PLANS. 3) THE SITE PLAN IS NOT A SURVEY. IT IS FOR BUILDING AND SITE LAYOUT ONLY. THE CONTRACTOR SHALL VERIFY ALL SETBACKS GROUND WATER, PROPERTY LINES AND EASMENTS AND WHERE DISCREPANCIES OCCUR TO IMMEDIATELY NOTIFY DESIGNER. 4)ALL DRAINS SHALL DRAIN TO AN APPROVED PERFORATED GRAVEL TRENCH WHICH SHALL BE INSTALLED AROUND THE ENTIRE PERIMETER OF THE FOUNDATION WITH A RIGID PIPE AND SHALL DRAIN THROUGH THE PROPERTY STOMWATER DETENTION SYSTEM OR APPROVED DRAINAGE LOCATION INTO CITY OF BOTHEL APPROVED DRAINAGE SITE. WALL SHEATHING SHEATHING SHALL BE 7/16" APA RATED SHEATHING. SPAN RATING 24/0 PANELED END JOINTS SHALL OCCUR AT SUPPORTS. NAIL EDGES WITH 8D NAILS AT 6" OC AND 10" OC AT SUPPORTS UNO. GLUED -LAMINATED TIMBER OR LVL PRODUCTS GBL TIMBER SHALL BE DOUGLAS FIR 24F V4 WITH A 2400 PSI BENDING - MOE 1.8M PSI FABRICATOR OR DISTRIBUITOR SHALL PROVIDE SPECIFICATION TO BUILDING DEPT AND DESIGNER OF RECORD PRIOR TO DELIVERING MATERIALS FOR APPROVAL. ALL BEAMS SHALL BE CHECKED by MANUFACTURER OR DISTRIBUTOR AND AN L/480 LIVE LOAD OR / L/360 TOTAL LOAD WITH A MAXIMUM LIVE LOAD DEFLECTION OF 1/2" AND MAXIMUM TOTAL LOAD DEFLECTION OR 3/4"UP TO 20' BEAM AND 1" FROM 20' AND ABOVE PARCEL DATA Parcel ame ite Address esidential Area rooerty Name Jurisdiction Levy Code Property Type Plat Block/Building Number Plat Lot/Unit Number Quarter-Section-Townshi p-Range al Description 1)PR0VIDE EXPANSION AND CONTROL JOINTS APPLIED PER INDUSTRY STANDARDS. VERIY JOINTS WITH DESINGER/OWNER 2)UNDERGR0UND PIPING SHALL BE A MINIMUM OF 24" BELOW GROUND LEVEL TO PREVENT FREEZING. FOUNDATIONS: EXTEND FOOTINGS TO FIRM UNDISTURBED SOIL, ASSUMED BEARING L CAPPACITY OF 2,000 PSF. ALL EXTERIOR FOOTINGS SHALL EXTEND (.0 A MINIMUM OF 1'-6" BELOW ADJACENT EXTERIOR FINISHED o GRADE. N VERIFY ABOVE BEARING CAPACITY IN THE FIELD. F'C = 3000PS1 @ 28 DAYS. U) E MINIMUM 5-1/2 SACKS OF CEMENT PER CUBIC YARD OF _M 3 CONCRETE Q AND MAXIMUM 6-3/4 OF WATER PER 94# SACK OF CEMENT. CU MAX L AGREGATE OF 1-1/2" AND MAX SLUMP IS 4". ALL WORK SHALL w PERFORM TO CAST IN PLACE AND REQUIREMENTS FOR � E REINFORCED -_ CONCRETE. ALL REINFORCING STEEL SHALL BE SECURED IN TO W (0 4- PLACE BEFORE POURING CONCRETE. ANCHOR BOLTS TO BE N °' 5/8" o DIAMETER AND EMBED A MINIMUM OF 7" AND MAXIMUM I SPACING 0 4'-0" OC. MUST HAVE AT LEAST ONE BOLT WITHIN 12" OF SILL 0 PLATE EDGE. WATER PROOF ALL FOUNDATIONS IN BASEMENTS BELOW GRADE PER CODE REQUIREMENTS. SMOKE DETECTORS PROVIDE SMOKE DETECTORS IN EA SLEEPING ROOM AND THROUGHOUT RESIDENCE PER SECTION 313-2003 IRC FLOOR SHEATHING FLOOR SHEATHING TO BE 3/4" T&G APA RATED SHEATHING WITH 48/24 RATING. RUN PLYWOOD PERPENDICULAR TO JOISTS. GLUE AND NAIL TO ALL JOISTS. GENERAL NOTES: ALL CONSTRUCTION SHALL MEET OR EXCEED THE LATEST EDITION OF CODES AND LOCAL GOVERNING AGENCIES. THESE PLANS ARE FOR GENERAL CONSTRUCTION ONLY. IT IS THE RESPONSIBILITY OF THE BUILDER TO SELECT MATERIALS, RESOLVE, AND INSTALL ALL MATERIALS AND EQUIPMENT AS REQUIRED THE CONTRACTOR AND EACH INDIVIDUAL TRADE PROFESSIONAL WILL BE RESPONSIBLE FOR QUALITY CONTROL PRACTICES AND STANDARDS FOR THIS PROJECT AND INTEGRATION WITH OTHER TRADES. THE CONTRACTOR SHALL VERIFY ON SITE ALL GRADES, EXISTING IMPROVEMENTS, PROPERTY LINES, EASEMENTS, SETBACKS, UTILITIES AND CONDITIONS AND IF DISCREPANCIES OCCUR, THEY MUST BE REPORTED TO THE DESIGNER THE CONTRACTOR SHALL VERIFY ALL OPENINGS IN THE FLOOR OR ROOF AND COMMUNICATE THEM WITH THE TRUSS AND EWP DESIGNERS. THE CONTRACTOR SHALL COORDINATE WITH THE BUILDING DEPARTMENT ON THE REQUIRED INSPECTIONS FINISH GRADE SHALL PROVIDE DRAINAGE AWAY FROM BUILDING. ALL ROOF DRAINAGE TO BE DIVERTED TO APPROVED DRAINAGE GUTTERS AND PIPING LOADING ROOF: TCLL 25- TCDL 10- BCDL 10 (NET) LOADING DECKS: TCLL 60- TCDL 10- BCDL 10 LOADING FLOOR: ILL 40- DL 10 LOADING ATTIC FLOOR ILL MIN 20- DL 10(T0P OF BC) TOP OF BOTTOM CHORD IN THE ROOM ONLY. EXPOSURE -- "B" SEISMIC -- SITE CLASS "D" OCCUPANCY -+-' GARAGE PROJECT ADDRESS < n o LEGAL DESCRIPTION: v PARCEL NUMBER: o = M ACCOUNT NUMBER: [if Or M U! n BUILDING CODES: IRC IBC WSEC IFGC NEC NFC UPC LATEST EDITION Date 7/25/2017 THESE INSTRUMENTS OF SERVICE AND DESIGNS ARE Scale NTS COPYRIGHTED. Drawn REPRODUCTION OR COPYING IS ONLY TO BE DONE WITH Job PRIOR APPROVAL FROM WILLIAM EDWARD SUMMERS. USE OF THESE DESIGNS ARE LIMITED TO THE ADDRESS Sheets LISTED ON THESE PAGES ONLY. 5 of 8 M Sheets REVISIONS WOOD TRUSS (BY OTHERS) DIAPHRAGM NAILING OVER BLOCKING, T1� " PLYWOOD ABUTT SPLICES OVER OF STUD TYP NAIL TOP PLATES WITH 16 D ® 12" O.C.STAGGERED SHEAR A35TOP & BOT. AT A35 T & B FOR EDGE NAILING A35 CLIP,SEE SHEAR UNSUPPORTED WALL HEIGHT 6'-0" AND OVER PL WALL 12'-0 & OVER SCHEDULE HEADER, SEE 4x8 BLOCK MST27 AT N.S. & SCHEDULE ON PLANS HUSC46 EA. END AS REQ'D. AT MTS20 MTS20 WRAPPED OVER F.S. TYP. AT SPLICES EPC POST CAP TYP., TOP TYP STUDS U.O.N CHORD, TYP. AT EA.TRUSS A35 T&B FOR "L" H V\/\ 6'-0" AND OVERL 1 ROOF/WALL SHEAR TRANSFER DETAIL ADD'L 2X SILL FOR =6'O" AND OVER NTS y A.B A35 EA. SIDE TYP.AT T&B PLATES A� .e .. a, �OIT. PAf1-L EL'� 6" EDGE NAILING (E.N.) 0 ALL PANEL EDGES TYP. U.O.N. 12" FIELD NAILING . .� AT ALL INTERMEDIATE SUPPORTS. NOTES 1. USE 10d COMMON NAILS AT FLOORS; 8d COMMON NAILS AT ROOFS. 2. GLUE PLYWOOD OR OSB TO FLOOR FRAMING MEMBERS PRIOR TO NAILING. 3. MINIMUM PLYWOOD OR OSB WIDTH IS 24". 4. SEE GENERAL NOTES FOR PLYWOOD OR OSB THICKNESS & GRADE. 6 SHEATHING AT ROOF AND FLOORS NTS EDGE NAIL TO TOP PLATES STAGGER NAILS FULL SIZE PLYWOOD OR OSB SHEET TYP U.O.N. POST AT HD - EDGE NAIL TO HOLD DOWN POST --/ ANCHOR BOLTS SEE SCHEDULE EDGE NAIL TO SILL `v. o E,�'i3 ED CONCRETE FLOOR CO PLYWOOD OR 0S3 PANEL, FACE GRAM PEP,- PEHDICULAR TO JOIST TYPICAL STAGGER PAIIEL JORITS, TYP. JOIST, TYP. BLOCKING AT PANEL EDGES WHERE OCCURS. :E U.O.N. F STAGGER HORIZ. PANEL JOINTS, TYP. OR USE FULL HEIGHT SHEETS WHERE POSSIBLE z - w -J o LJ -- -lu- N!�t- WOOD FLOOR CONDITION 9 SHEAR WALL FRAMING NTS BLK'G. AT PANEL EDGES SAME SIZE AS PANEL EDGE STUD FIELD NAILING @ 12" O.C. EDGE NAIL AT PANEL EDGES TYP. STUDS PLYWOOD FACE GRAIN PARALLEL TO STUD EDGE NAIL TO SILL PLATE SILL PLATE NAILING A35 SEE SCHED. Al DOUBLE BLK'G. UNDER CRIPPLE STUDS TYP. CONCRETE FLOOR WOOD FLOOR CONDITION CONDITION WIDTHCOP NING WIDTH (MAX) ALL WALLS EXTERIOR WALL INTERIOR WALL KING POST RIPPLE STUDS POSTS RIPPLE STUDS POST LEVEL LEVEL LEVEL 3 RD 3'-8" -(1)2x 1 2x - 2 2x4 2 2x4 - 2 2x4 2 2x4 3'-8" - 2 2x 2 2x - 2 2x4 3 2x4 - (2)2x4 3)2x4 S-8" - 2 2x 2 2x - 2 2x4 4x4 - (3)2x4 4x4 3'-8" - 3 2x (3 2x - 4x4 4x6 - 4x4 4x6 "S.W," x "D" HEADER A35 (,'S.W.,, = STUD WIDTH 4-16d 0 A35 BEARING STUD INTERNAIL STUDS SEE SCHEDULE W/16d ®12"O.C. STAGGERED A35 b HEADER USE 2-2x TYP. (USE SINGLE 2x WHEN OPN'G. < 3'-0") ADDITIONAL STUD J �A35 BASE BASE a AT WINDOW OPENING C AT DOOR OPENING 1 WALL OPENING NTS ABUTT SPLICES OVER t STUDS FOR WALL INTERSECTIONS SEE 2-10d TOE NAILS EA. SIDE EA. END TYP. - 2-16d ALT.-/ F _ FOR STUD w SI ZE%%�� = SEE(2) 3 0 A.B. SEE LOWER It UPPER It SPLICE 4'-0" MIN. SPLICE 7 U.O.N 11 KING STUDS PER SCHEDULE 2-2x TOP TYP. 10d SPACED TO MATCH WALL E.N. TYP. U.O.N. HEADER -2x BLK'G SEE PLAN TYP. PER PLAN j2x STUDS 16" O.C. TYP. U.O.N. SILL SE 4 1 - 1 t,,o PENING WID � I .W. EXISTING La AT WINDOWS A35 EA. SIDE TYP. 1 \ TYP. 2x BEARING STUD SAME WIDTH AS WALL STUD. SEE SCHEDULE 2x KING STUD SAME WIDTH AS WALL STUD. SEE SCHED. TOP OF SLAB 8 TYPICAL FRAMING NTS AT DOORS A A A A A A 1'-2" A F MAX. + + +- + + + + a + d/3 MX� MAX. m c� � a p Q HOLE a a r a- 1. ALL SILLS SHALL BE PRESSURE TREATED D.F. OF WIDTH EQUAL TO DEPTH OF STUDS. 2. SILL BOLTS FOR ALL SHEAR OR BEARING WALLS SHALL BE 5/8"0 x 12" A307 BOLTS SPACED + AT 4'-0" O.C. MAX. W/STD. CUT WASHERS U.O.N. TYP. (SEE PLANS FOR TIGHTER SPACING) i1 x DUCT 3. POWDER DRIVEN PINS MAY BE USED IN LIEU OF ANCHOR BOLTS AT SOME NON-STRUCTURAL PARTITION WALLS. SEE 4. EACH SILL PIECE SHALL HAVE 2 BOLTS MINIMUM. LOCATE BOLTS CLEAR OF STUDS AND POSTS. 5. "A" DIMENSION SHALL BE 5" MINIMUM AND 9" MAXIMUM 4 SILL AND ANCHORING NTS SYMM. 16d ® 12"O.C. EDGE NAIL PLYWOOD E.N. PLYN TO POST OR STUD TO POST POST WITH HOLDOWN WTH HOLI TYP. 10d 0 6"O.C. 0 EDGE OF PLYWOOD M HOLDOWN TYP. CONCEAL BOLT HEADS IN 2x STUD T TOP OF TO SUIT FINISHES THD'D. ROD S1 FLOOR PER MFR. I 2x BLK'G. u> Iy SEE `O. EA. SIDE OF FOR INFO. OF HD BOLT NOT NOTED U.O.N. Izt SINGLE "HD" �, DOUBLE "HD" �- u MST STRAP I C1 HOLDOWN (1)(2)(3) MIN. POST SIZE MIN. THD'D. ROD DIA HD-2A (4) 4x SW 5 8" HD-5A 4x SW 0" W/ 3D" LENGTH OF BOLT ON VERT. MEMBER SW = STUD WIDTH NOTES: 1. SEE PLAN FOR SIZES & LOCATIONS OF HOLDOWNS. 2. SIMPSON DESIGNATIONS USED. 3. FOLLOW ALL MANUFACTURER'S GUIDELINES NECESSARY TO ACHIEVE FULL ICBO DESIGN VALUES. 4. AS AN ALTERNATIVE TO HD2A HOEDOWN AT EXTERIOR WALL ONLY USE MST48. SEE O 12 HOEDOWN AT FLOOR NTS DIAPHRAGM SCHEDULE Edge nailing (E.N) Boundary Material Nailing (B.F) & Sill NailingBlack Anchor Nailing (Clips of Sinker Allow Shears, Field Nailing (Sinker Bolts Nails as required) #/ft (F.N) Nails ROOF DIAPHRAGM (1997 U.B.C) 10d ® 6" O.C. 1/2 E N 10d @ 12" O.C. A35 ® 24" O.C. 160 F. N FLOOR DIAPHRAGM (1197 U.B.C) 10d ® 4" O.C. 3/4 E.N. 10d ® 10" O.C. A35 @ 12" O.C. 285 F. N SHEAR WALL SCHEDULE (1998 C.B.C) Mark Plywood 10d Nailing Spacing * 16d Sill Nailing * % Dia, Anchor Bolt * A35/A35 Allowable (E.N- Edge Nailing) Anchor Load F.N.- Field Nailing) Spacing Spacing Spacing (PLF) 6" O.C.E.N © j2" 10 6" O.C. 48" O.C. 6" O.C. 340 PLF. O.C.F.N 4" O.C.E.N. ® Y2" 10" O.C. 4" O.0 32" O.C. 24" O.C. 510 PLF F. N 3" O.C. 3O Y2" E.N. 10" OC. 3" O.C. 16" O.C. 16" O.C. 665 PLF F.N 2" O.C.E.N. 0 Y2" 10" 2" O.C. 8" O.C. 12" O.C. 870 PLF O.C.F.N. NOTES: *. For double sided shear walls the fastener spacing shall be reduced by half. Provid 3x PTDF sill plate at all shear walls on ground floor and 3x sill plate at floor above, typ. 1. Where edge nailing is 2" o.c. edge nails shall be staggered. Sill plate and froming at adjoining panel edges shall be 3" nominal or wider. Top plates shall be stitch nailed per sill nailing schedule. 2. Where panels are applied on both faces of a wall with edge nailing at less than 6" o.c., edge nails shall be staggered. Panel joints shall be offset to fall on different framing members or framing members shall be 3" nominal or wider and top plate shall be stitched nailed per sill nailing schedule. 3. Nailing at intermediate members to be spaced at 12: o.c. All shear wall panel edges backed with 2" nominal or wider framing. 4. For 20d nails, pre drill Ya" diameter hole. 5. For 30d nails. Pre drill 3/s" diameter hole. 6. Stagger nailing at bottom plate if 2 or more rows of nails. 7. Anchor bolt spacing; as noted applicable to those shear walls located directly above grade beams. Floor joist blocking required above interior grade beams and rim joist required above exteior grade beams. Minimum two anchor bolts per shear wall panel, typical. CONCRETE NOTES: CONCRETE SHALL CONFORM TO ASTM- 94 AND SHALL HAVE A 28 DAY (MINIMUM) COMPRESSIVE STRENGTH OF 3000 PSI. SPECIAL INSPECTION IS NOT REQUIRED. LARGES AGGREGATE: 3/a'• MAX. SLUMP: 4" MAX. REINFORCING SHALL BE FREE OF LOOSE RUST OR OTHER DELETERIOUS COATING. USE Fy= 60 ksi, TYPICAL AND 40 KSI FOR TIES AND STIRRUPS. REINFORCING MIN, COVER SHALL BE AS FOLLOWS: CONCRETE CAST AGAINST EARTH 3 INCHES FORMED CONCRETE EXPOSED TO EARTH OR WEATHER 2 INCHES NOT EXPOSED TO EARTH OR WEATHER 1 Y2 INCH REINFORCING STEEL SHOP DRAWINGS ARE REQUIRED FOR REVIEW & APPROVAL BY ENGINEER. CARPENTRY A. STUDS: 2x STUD- STRUCTURAL NO.2 B. RAFTERS AND JOISTS : STRUCTURAL NOA C. PLATES, BLOCKS AND MISCELLANEOUS: CONSTRUCTION GRADE D. POSTS: 4x AND 6x- STRUCTURAL NO.1 E. CONCEALED BEAMS- STRUCTURAL NO.1 F. EXPOSED BEAMS: STRUCTURAL NO.1 APPEARANCE GRADE, FOHC G. ROOF PLYWOOD: 1/2" PLYWOOD OR ORIENTED STRAND BOARD FLOOR PLYWOOD: 3/4" (48W T&G EDGES WITH EXT. GLUE, U.O.N ON PLANS SHEARWALLS: Ys" STR. I PLYWOOD. ALL PLYWOOD TO CONFORM TO A.P.A. STD. PS-1 H. SILL PLATES: FOUNDATION GRADE REWOOD OR PRESSURE- TREATED DOUGLAS FIR, ALL SILL PLATE ANCHOR BOLTS SHALL HAVE 2" x2"x)/4" WASHERS. TYP. ALL ANCHOR BOLTS SHALL BE 5/a" 5'-0" O.C., UNLESS NOTED OTHERWISE ON SHEARWALL SCHEDULE. I. GLUE FOR FLUID FLOOR CONSTRUCTION: APA PERFORMANCE SPECIF. AFG-01 STRUCTURAL NOTES Construction to meet International Building Code 20121IBC 2012 A. Live Loads Roof / Snow Load - 25psf Wind - 85 MPH. Exp. o'B" Seismic - Category D B. Soil and Foundation Data 1. Design bearing strength 2000 psf. Coefficient of friction 0.25. Passive resistance:300 pcf. Carry all footingsd own to undisturbed soil, minimum depth -1-6)' unless noted. 2. Carry all footings down to undisturbed soil, minimum depth -1-6" unless noted or compacted fill 95o per ASTM D-1557. C. Concrete 1. Detail, fabricate, and place re-steela s shown in ACI ooM anual of Standard Practice" ACI 315. 2. Concrete of following 28 day test strength. a. f=3000 psi, 5-1/2 sack cement per cubic yard, ( no testing required) b. Precast walls f-3000 psi. c. Maximum slump 4tt d. Reinforcing fy:40,000 psi. 3. Cover (Clear Dimensions). a. Exterior faces of walls 1-1/2". b. Vertical faces exposed to earth 2". c. Bottom of elevated slabs 1" clear. 4. Lap all field splices 30 diameters. Bend wall and footing bars 180' around all corners, or use corner bars. 5. Dowel all exterior projections to structure with #4 bars at 12" hooked into wall. 6. Place no backfill against foundation walls until floors are in place. 7. Incorporate to calcium chloride admixtures where aluminum alloy materials are embedded. 8. All wood forms used for concrete in the ground or between foundation sills and the ground shall be removed. D. Excavating and fill 1. Excavation and fill shall generally conform to IBC 2012 Chapter 18A and Appendix J IBC 20t2, 2. Foundation, wall, and slab areas shall have all existing unsuitable fill materials removed and disposed of off -site, and be excavated down to suitable undisturbed native soils. Excavated material may be used for fill if approved by Engineer or Geotech. E. Wood Roof Trusses Shall be factory fabricated trusses. Design and fabrication shall conform with the requirements of the International Building Code and Design Specifications for Light Metal Plate Connected Wood Trusses published by the Truss Plate Institute. Engineering design and shop drawings bearing the stamp of a professional engineer registered in the State of Washington and showing all details of construction required for a complete installation shall be submitted to the Architect for review. Headers 2-2x8 typ. interior bearing walls for DF#2 <3'-0" 3-2x10 or 2-2x123 exterior walls DF#2<6'-O" ( unless otherwise noted on Plan). L EO N N C: (� E =3 Q � N a) L M 3:ch W M CU W U) - Cr 0 O N ■� Date 7/25/2017 Scale NITS Drawn Job Sheets 6 Of g Sheets HOLD - DOWN SIMPSON BOLT(DIA) ANCHOR(DIA) HD2A 2-5/8" 5/8" HDSA 2-3/4" 5/8"or3/4" HD6A 2-7/8" 7/8" HDBA 3-7/8" 7/8" HD10A 4-7/8" 7/8" HD14A 4-1" 1" HD20A 4-1" 1 1/4" HD15 5-1" 1 1/4" HOLD-DOWN( PLAN FOR LOCATION) VE BOLTS )R BOLT (OR DED ROD) EQUTRES BOLTS DR BOLT R 3X3X1 /4 ,FID6A T 3X3X3/8 T_ 4X4X1 /2 R 5X5X1 /2 �,HD20A E 5X5X5/8 R 5X5X5/8 AT FOUNDATION NOTCH CORNER EDGE NAIL FULL EIGHT STUD @ HCLD DOWN BOLTS -HOLD-DOWN(SEE PLAN IFOR LOCATION) 4X4 POST @ HOLD-DOWNS PLYWOOD RUNS AT PROPERTY LINE INTALL TELLS THRU WHERE STUD AFTER WALL IS DOTED UP SHOWN ON AND HOLD-DOWN MACHINE BOLTS DRAWINGS ARE INSTALLED 16d@ SAME SPACING A EDGE NAILING EDGE HAILING FULL EIGHT , JGE NAILING • • JLL HEIGHT CAI-1 _-' SEE DETAIL"C" FQ STUD SIZES C g TYPICAL HOLD - DOWN DETAILS MIN. LAP OF,JOISTS OVER 3EARING PARTITION S(PROVIDE 16" LONG FULL DEPTH 3/4" SPLICE PLATE IF JOISTS BUTT ON ENTER LINE OF WALL), USE TOTAL F 8-10d @ SPLICE @ ALL PARTITIONS PERPENDICULAR TO JOISTS 2-2X8 OR 4X8 HEADER TYP. @ ALL OPENINGS NOT NOTED OTHERWISE MIN OF 10d` @6" O.C. \ o SOLID BLOCKING AT ALL POINTS OF BEARING 8d @8" EA. SIDE NO NOTCHES OR / BORED -HOLES ALL HOLES ON CENTER LINE OF STUD MAX. SIZE W/4 U ~ 60 U a0 Z� g0 N � MAX. 1'-0 7/8- FOR NOTCHES IN TOP OR BUT. OF JOISTS SIMP5ON L TO EDGE NAILING ANCHOR BOLTS ANCHOR BOLTS NAILING TO SOLID BLOCKING TO STUDS,PLATES 1 / 2"� X 10" LONG 5 8"� / X 12" LONG SILL PLATE OR EXTRA JOIST & SOLID BLOCKIN �2> 4 1/2" PLYWOOD 9" O.C. 1'-0" O.C. 16d @ 1 3/4" O.0 L50 @ 7" O.C. 10d @ 2" O.C. n' 3 1/2" PLYWOOD 1'-0" O.C. 1'-3" O.C. 16d @ 2" O.C. L90 @ 14" O.C. 10d @ 3" O.C. 4�> 2 1/2" PLYWOOD 1'-4" O.C. 1'-8" O.C. 16d @ 2 3/4" 0. C. L70 @ 14" O.C. 10d @ 4" O.C. 1/2" PLYWOOD 2'-0" O.C. 2'-6" O.C. 16d @ 4" O.C. L50 @ 16" O.C. 10d @ 6" O.C. Q 1/2" SHEET ROCK 4'-0" O.C. 6'-0" O.C. 16d @ 8" O.C. L50 @ 16" O.C. 10d @ 4" O.C. BOTH SIDES O1/2" SHEET ROCK 4'-0" O.C. 6'-0" O.C. 16d @ 8" O.C. L50 @ 32" O.C. 10d @ 4" O.C. O 1/2" SHEET ROCK „ 5 O.C. 6'- 0' O.C. 16d @ 1 " O.C. » 2-L90 @ 12 O.C. 10d @ 2" O.C. BOTH SIDES W 3X SILL PL. O 1/2" SHEET ROCK 6 „ O.C. „ 8 O.C. 16d @ I" O.C. " 2-L90 @ 16 O.C. 10d @ „ 3 O.C. BOTH SIDES W 3X SILL PL. O 1 /2" SHEET ROCK 8 .. OC 10 O.C. 16d @ 1/2" O.C. L50 @ 6' O.C. 10d @ „ 4 O.C. BOTH SIDES W 3X SILL PL. USE 4X STUDS,BLOCKING & PLATES EDGE NAILING SILL PLATE NAILING EDGE NAILING GE NAILING NOTE: PREDRILL ALL NAILING THAT WILL SPLIT THE NAILED WOOD "'AILING PER JLE FOR 0 3ELOW * USE CLIP ON BOTH SIDES OF WALL �i DOUBLE JOISTS @ ALL PARTITIONS PARALLEL TO JOISTS 16d @ 2" O.C.@MULTIPLE JOISTS TYP.(1 /2"OM.B. @ 24"O.C.@ 2X12 JOISTS) 2X4@1 JOIST`: EACH (USE SPAN`: 8'- 0 PROVIDE SS1 OR SS3 FOR ALL HOLES GREATER THAN W/4 SIMPSON L 16d @8"0. (TYP.) SPACED JOISITS @ PLUMBING WALLS �0- 0 SEE PLAN FOR STRAP SIZE o� Provide w minimum 1" and distance Equal er specif'ed HOLDOWN TYPICAL FLOOR FRAMING DETAILS MEMBERS AT ADJOINING PANEL EDGES SHALL BE SX MIN.&NAILS STAGGERED LAP "D' ATES@ALL INTERSECTIONS & CORNERS & PROVIDE 3-16d@EACH LAP, %- PROVIDE BUILT-UP 3 STUD ASSEMBLY @EXTERIOR CORNERS &ALL WALL INTERSECTIONS To SHEAR ALLS INSTALL _YWOOD OR -IEETROCK 16 EA 2"PLATE EA SIDE OF TOP PLATE W/8-10d(TYPICAL @ HOLES IN PLATE GREATER THAN 3/4"0) 16d @ 16" MAX, (16d@ 0 SPACING OVER SHEAR WALLS PER DETAIL"D" THIS SHEET) e�n0H 7'-0" MIN. LAP ® SPLICED TOP PLATE 1/20-16d EVENLY SPACED STWN. STUDS 2-2X8 HEADER MIN. SEE PLAN FOR SPECIAL SIZES (CONTRACTOR MAY USE 4X8 OR LARGER SIZE) — 2XCRIPPLE TYP. ALL HEADERS SINGLE STUD @ CLEAR EDGE OPENING LESS THAN NAILING LEAVE GAPIN PROVIDE MULTIPLE 2XSOLID 5'-6"IN EXTERIOR WALLS PLYWOOD TO STUDS OR POSTS BLOCKING ALLOW FOR EDGE NAILING UNDER ALL BUILT-UP FOR WALLS DOUBLE STUD @ CLEAR EDGE SHRINKAGE JOISTS OR BEAMS OVER 8'- OPENING GREATER NAILING TO MATCH WIDTH THAN 5'-6" OF JOISTS,BEAMS, D 4 OR RAFTERS ABOVE 16d@12"O.C.TYP.@ -Al MULTIPLE STUDS SILL PLATE NAILINE 10d d@ 6 8 00 C. � IN BOTH PLATES -.,T AILING ONCRETE OR ANCHOR OLT ;ONC BLOCK :P SIMPSON L 5d @ 7" 0. D5 D6 103 D� TYPICAL FASTENER DETAILS AT SHEAR PANELS <ING D8 9"MAX.END DISTANCE FOR ALL FASTENINGS (MIN.OF 2PASTENERS PER PIECE OF SILL) SS E PROVIDE SIMPSON DTC TRUSS CLIP@NON BEARING WALLS SEE PLANS FOR WALLS REQUIRING 2X6 OR 3X6 STUDS 2X4 STUDS@16"O.C. TYP. (2X3 FURRED AND NON - BEARING PARTITIONS) WHEN STUDS ARE LONGER THAN 14'-0" USE 4X4 USE 3X4 STUDS FOR FRAMING FIRST FLOOR OF 3 STORY BUILDING WHEN STUDS ARE LONGER THAN 14'-0"USE 4X4 CUTTING,NOTCHING OR BORING OF STUDS OR PLATES SHALL COMPLY W/SECTION 2518 OF THE UNIFORM BUILDING CODE PROVIDE STUD SHOES FOR ALL HOLES GREATER THAN W/4(SEE DETAIL A) REVISIONS n L E O o N E q L E -0 CL cl) L C 3: ch L W �� ICU W U) (Q L LL A CL O ■ L.L co ■ 1/2"bX10" A.B.@4'-O" O.C. TYPICAL TO CONCRETE OR CONCRETE BLOCK OR 16d@8"O.C. TYPICAL TO WOOD JOISTS OR SOLID BLOCKING OR SEE Date 7/25/2017 DETAIL"D"THIS SHEET FOR SPECIAL SPACING @SEE AR ALLS NOTED Scale NTS AS 0 ON THE FLOOR AND ROOF PLANS Drawn C TYPICAL WALL FRAMING DETAILS JobSheets 7 Of 8 Sheets GENERAL NOTES REVISIONS I BY THIS PROJECT IS UNDERTAKEN AT PROJECT OWNER'S SOLE RESPONSIBILITY. DO NOT SCALE DRAWINGS. BRING ANY DISCREPANCIES TO THE ATTENTION OF THE DESIGNER CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD PRIOR TO COMMENCEMENT OF WORK OR FABRICATION OF ANY COMPONENTS FOR THE PROJECT. WE ARE CONSTANTLY LEARNING NEW AND IMPROVED CONSTRUCTION TECHNIQUES WHILE KEEPING UP WITH THE CHANGING BUILDING codes. MOST OF THE PREPARED PLANS ARE PRIMARILY DONE TO THE MOST CURRENT INTERNATIONAL RESIDENTIAL CODE (IRC), INTERNATIONAL BUILDING CODE (IBC), OR UNIFORM BUILDING CODE (U.B.C.) CODE JURISDICTION DEPENDS ON LOCAL STATE/PROVINCIAL CODE REQUIREMENT. YOU MAY WISH TO CONSULT WITH A LOCAL A.I.B.D. BUILDING DESIGNER, ENGINEER, ARCHITECT, OR BUILDING OFFICIAL TO VERIFY SPECIFIC CONSTRUCTION TECHNIQUES AND OR BUILDING CODES SPECIFIC TO YOUR GEOGRAPHIC AREA ALONG WITH LICENSED ARCHITECT OR ENGINEERED STAMP REQUIREMENTS, AND HAVE THEM PREPARE THE NECESSARY MODIFICATIONS TO THE PLANS TO MEET YOUR LOCAL CODES, OR YOU MAY CONTACT US TO ASSIST YOU IN BRINGING YOUR PLAN IN COMPLIANCE. 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PLANS ARE THE SOLE COPYRIGHT 2015 WILLIAM EDWARD SUMMERS, ALL RIGHTS RESERVED I ECD N O fn �E �E �:3 U� LDW� .5 E .L �o Lo U) Date 7/25/2017 Scale NTS Drawn Job Sheets 8 Of 8 Sheets