HomeMy WebLinkAboutADAMS A1 MODEL NOT FOR CONSTRUCTION 2021DATE:
DRN:
REV:
8/15/21jill sousaarchitect2815 N. Lawrence Tacoma, WA 98407 tele: 253.468.9662 jill@jillsousaarchtect.comJFSRENTON ADUsREGISTERED
ARCHITECT
Jill Fuerstneau Sousa
STATE OF WASHINGTON
NOT VALID UNLESS SIGNED
7155
PERMIT
SET
APPROVED ALTERNATE _____________________________________________________________________________
SMOKE DETECTOR AND CARBON
MONOZIDE ALARM - HARDWIRED W/
BATTERY BACKUP- SMOKE DETECTOR TO
BE LOCATED IN HIGHEST PART OF CEILING
PER MANUFACTURERS SPECIFICATIONS
AREA CALCS
NEW ADU :520 SQ. FT.
TOTAL BUILDING AREA:640 SQ. FT.
NEW PORCH 120 SQ. FT.
NEW WALKWAY:___SQ. FT.
BUILDING OVERHANG:864 SQ. FT.
TOTAL IMPERVIOUS SURFACE:___ SQ. FT.
TOTAL IMPERVIOUS SURFACE
26'
26'-0"
A
A
6'-0"3'-0"7'-8"6'-10"
HOT WATER
HEATER
5'-3"3'-0"7'-9 1/2"3'-0"
3 1/2"
3'-0"3'-8"
3
A
A
B C C
4
5
6
1
2
D
DECKING
(LESS THAN 30"
ABOVE GRADE)1'-3"MIN1'-3"MINSHEET INDEX
WINDOWS
DOOR SCHEDULE
LH 2'-6" x 6'-8"INT PASSAGE
2'-6" X 6'-8"INT PASSAGE
KEY HAND SIZE TYPE NOTES
1 3'-O" X 6'-8"EXT. ENTRY
2
3 5'-0" X 6'-8"INT DOUBLE BIFOLD
4
5
5'-0" x 6'-8"INT DOUBLE BIFOLD6
RH
NA
NA
LH
NA
3'-0" X 6'-8"INT BIFOLD
SCHEDULES
SKYLIGHTS - CAN BE ADDED IF LOCATED BETWEEN TRUSSES. NO CHANGES TO ROOF FRAMING ALLOWED TO
ACCOMODATE SKYLIGHTS - U-VALUE AS INDICATED IN ENERGY NOTES. SKYLIGHTS TO HAVE A 4" CURB.
SEE ENERGY NOTES, SHEET 3 FOR REQUIRED U-VALUES. ALL WNDWS TO BE NFC CERTIFIED
VERIFY OPENING WITH EXTERIOR ELEVATIONS
VERIFY SWING WITH PLANS , SWING INDICATED BELOW IS REFERENCED IN DIRECTION OF TRAVEL
SEE ENERGY NOTES, SHEET 3, FOR REQUIRED U-VALUES FOR GLAZED DOOR, EXCEPT ENTRY DOOR
GLAZING IN ALL FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS
SHALL BE CONSIDERED A HAZARDOUS LOCATION. PER R308.4.1 SAFETY GLAZING IS REQUIRED
SAFETY GLAZING (TEMPERING) IN HAZARDOUS LOCATIONS: AS REQUIRED PER IRC R308.
1. IN BATHROOMS AND SHOWERS AND OTHER WET LOCATIONS W/ GLAZING LESS THAN 60" ABOVE THE FLOOR LEVEL 2. ADJACENT TO A DOOR WHERE NEAREST VERTICAL EDGE IS WITHIN A 24" ARC OF EITHER
VERITCAL DOOR EDGE WHEN IN THE CLOSED POSITION. UNLESS THE GLAZING IS MORE THAN 60"
ABOVE FLOOR LEVEL OR IF THERE IS A INTERVENING WALL OR PARTITION BETWEEN GLAZING & DOOR
3. GLAZING IN ANY FIXED OR OPERABLE PANEL WHEN ALL OF THE FOLLOWING APPLY:
EXPOSED AREA IS GREATER THAN 9 SQ. FT.
BOTTOM EDGE IS LESS THAN 18" ABOVE FLOOR
TOP EDGE IS GREATER THAN 36" ABOVE FLOOR
ONE OR MORE WALKING SURFACES ARE WITHIN 36" HORIZONTALLY OF GLAZING
4. GLAZING NEXT TO STAIRS AND RAMPS: WHERE THE GLAZING IS LESS THAN 36" ABOVE THE PLANE OF
ADJACENT WALKING SURFACE OF STAIRWAYS, LANDING BETWEEN FLIGHTS OF STAIRS AND RAMPS.
KEY QUANT R.O. SIZE TYPE
A 2
B 1
C 2
D 1 2'-6" X 3'-4"DOUBLEHUNG
E
3'-0" x 5'-0"DOUBLEHUNG
NOTESHDR
6'-8"
TEMPERED
3'-0" x 3'-4"DOUBLEHUNG 6'-8"
3'-0" x 5'-0"DOUBLEHUNG 6'-8"EGRESS
1 2'-6" X 3'-4"DOUBLEHUNG 6'-8"
6'-8"
AREA
10 SQ. FT
8.33 SQ. FT
8.33 SQ. FT---
---
---
TOTAL 86.66 SQ. FT
30 SQ. FT
30 SQ. FT
ROOF VENTING CALCS:
1/150 RULE: 3.47 SQUARE FEET OR 499 SQ IN
MIN NFA VENT AREA REQUIRED:
VENTED ROOF AREA: 520 SQ FT
PROVIDE:
SOFFIT VENTING TO BE (3) 2" VENT HOLE BIRD BLOCKING W 1/8" CORROSION
PROOF MESH BEHIND PER EACH RAFTER SPACE = 4.71 SQ. IN/LIN FT
CONTINUOUS RIDGE VENTING: TOTAL 26 LIN FEET.
26 LIN FEET X 16 SQ. INCH PER FOOT = 416 SQ. IN
52 LIN FT X 4.71 SQUARE INCH /LN FOOT OF VENT = 245 SQ IN
TOTAL NFA VENTING: 661 SQ IN
FOUNDATION VENTING:
MIN VENT AREA REQUIRED 1/1500 RULE: 50 SQUARE INCHES
VENTED CRAWL SPACE: 520 SQUARE FEET
PROVIDE CRAWL SPACE VENTILATION AT A RATE OF 1:1,500 OF THE VENTED AREA, UNLESS
OTHERWISE INDICATED ON PLANS.
PROVIDE 8" X 16" PREFABRICATED VENTS IN CONCRETE FOUNDATION, GRAY COLOR. OPENINGS
SHALL BE PROVIDED WITH CORROSION PROOF MESH AS REQUIRED PER IRC. PROVIDE A WELL
WALLS AT VENTS, IF NEEDED, TO PREVENT GROUND FROM INTERFERING WITH VENTS.
PROVIDE MIN ONE VENT 3'-0" FROM EACH EXTERIOR CORNER, MIN 4 VENTS.
PROVIDE A 6 MIL BLACK POLYETHYLENE OR EQUAL VAPOR BARRIER AT GROUND, LAP MIN. 12" AT
JOINTS. EXTEND VAPOR BARRIER OVER CONC FOOTING AT INTERIOR AND UP EXTERIOR STEM
WALL, MIN 12".
CRAWL SPACES:
PROVIDE CRAWL SPACE ACCESS, LOCATION AS SHOWN ON THE FOUNDATION PLAN. USE 2X P.T.
FRAMING INSIDE OPENING IN CONCRETE STEM WALL FOR MIN 16" HIGH X 24" WIDE OPENING.
PROVIDE A CONSTRUCTED WELL TO MAINTAIN AN AREA THAT IS AT LEAST AS WIDE AS THE ACCESS
OPENING AND 24" DEEP, FOR CRAWL SPACES THAT EXTEND BELOW GRADE. THE BOTTOM OF THE
AREA WAY SHALL BE AT LEAST 1" BELOW THE THRESHOLD OF THE ACCESS PANEL DOOR.
ACCESS PANEL TO BE CONSTRUCTED OF PRESSURE-TREATED WOOD, PAINTED, OR OTHER MATERIAL
RATED FOR GROUND CONTACT.
CALCULATIONS:
FOUNDATION VENTS SHALL NOT INTERFERE WITH DIRECT LOAD PATH OF COLUMNS ABOVE, OR
HOLDDOWNS AS REQUIRED FOR SHEAR SUPPORT
EMAX 10' HIGH FLAT CLG (VAULTED OPTION)3'-8"3'-0"3 1/2"3'-0"3'-0 1/2"3'-0"4'-0"20'-0"2'-6"9'-11 1/2"2'-6"4'-2 1/2"
MODEL A1 THE ADAMS
HEIGHT
ROOF PITCH:5:12
RIDGE HEIGHT:14'-9"
BUILDING AREA
MIN. EXISTING HOUSE REQUIRED
(TO MEET 75% MAXIMUM)694 SQ. FT.
2'-4 1/2"10'-8 1/2"
8'-1 3/4"
1'-2 1/2"
EXHAUST FAN - SEE MECH NOTES
PLAN LEGEND
INTERIOR LOAD BEARING WALLS -
NO CHANGES ALLOWED
HEAT PUMP
CONDENSOR
HEAT PUMP HEAD
1 OF 4A1. ADAMSSHEET 2
SHEET 3
SHEET 1
BUILDING SECTIONS, EXTERIOR ELEVATIONS, EXTERIOR FINISH NOTES
ENERGY NOTES, ENERGY CREDITS, MECHANICAL
NOTES, BUILDING ENVELOPE NOTES
FLOOR PLANS, AREA CALCS, SCHEDULES, GENERAL NOTES
SHEET 4 DETAILS TRUSSES: OPTIONAL PARRALLEL CHORD CONSTRUCTION, AS INDICATED IN PLANS.
GABLE END WALLS TO BE FRAMED WITH FULL HEIGTH STUDS TO UNDERSIDE OF BOTTOM CHORD OF GABLE-END
TRUSS. SEE STRUCTURAL NOTES AND DETAILS. VERIFY HEEL HEIGHT AND DIMENSIONS WITH TRUSS
MANUFACTURER
SKYLIGHTS BETWEEN TRUSSES OR RAFTERS: OPENINGS CANNOT BE LARGER THAN REQUIRED TO FIT
BETWEEN STRUCTURAL COMPONENTS AS REQUIRED IN FRAMING PLANS, WITHOUT ALTERATION.
SIDING
HORIZONTAL LAP SIDING W 5" EXPOSURE
SHINGLES (WEAVE CORNERS)
ROOF PITCH 6:12 AS SHOWN
CONSTRUCTION OPTIONS
FINISHES
ROOFING
10" SQ. CASED POST PER DETAIL
10" POST WITH BRICK/STONE PILLAR
PORCH
ROOF CONSTRUCTION
PAINT COLORS:
ENTRY DOOR:
PROVIDE COLOR INFORMATION (MANUFACTURER & COLOR NUMBER)
PROVIDE DOOR SPEC SHEET
1/300 RULE: 2.16 SQUARE FEET 250 SQ. IN
(UPPER ROOF VENTING TO BE 40% -50% OF TOTAL)
MEETS 1/150 RULE FOR NFA
7:12 ROOF PITCH (ALTERNATE)
5:12 ROOF PITCH (ALTERNATE)
APPROVED ALTERNATE _____________________________________________________________________________
COMPOSITION ROOFING, COLOR TO BE _______________________________________________________________
METAL ROOFING, COLOR TO BE ______________________________________________________________________
GRADE AT BUILIDING SITE
FLAT SITE (LESS 2% ACROSS BUILDING )
SLOPE EXCEEDS 2% - USE STEP FOOTING DETAIL PER STRUCTURAL -
CONCRETE STEM WALL TO EXTEND TO BOTTOM OF FLOOR LEVEL PER TYP DETAILS
NO PONY WALLS ALLOWED BELOW FLOOR FRAMING
NO GRADE CHANGE FROM PLANS ALLOWED AT PORCH LOCATIONS - MAINTAIN 3 STEPS FROM GRADE TO DECK
HOOD- VENT TO
EXTERIOR WALL
22" X 30" ATTIC
ACCESS HATCH
PER R807
VENT TO GABLE END
THROUGH ATTIC
ROOF PITCH:6:12
RIDGE HEIGHT:15'-9"
ROOF PITCH:7:12
RIDGE HEIGHT:16'-9"
A1. FLOOR PLAN
SCALE 1/4" = 1'-0"CLOSETBEDROOM
BATH
CLOSET
PORCH "GREAT ROOM"
(3) STEPS
DOWN
30"
STOVE
32"X4
SHOWER30" SINK DW
W/D
30"
REF 20'-0"RIDGE
GENERAL NOTES
INTERNATIONAL RESIDENTIAL CODE, WITH THE ASSOCIATED MECHANICAL AND PLUMBING SECTIONS, 2018 EDITION, THE 2018 INTERNATIONAL FIRE
CODE AND THE 2018 WSEC AND ALL APPLICABLE CODES AND AUTHORITIES HAVING JURISDICTION TO BE FOLLOWED.
ALL BUILDING SITES TO BE LEVEL, MAXIMUM 2% SLOPE, OR TO BE MADE LEVEL BY MEANS OF RETAINING STRUCTURE INDEPENDENT OF THE BUILDING
STRUCTURE. LANDSCAPE RETAINING WALLS TO BE MAX 4' HIGH, UNSUPPORTED. IF RETAINING WALLS MORE THAN 4' TALL ARE NEEDED THEY WOULD NEED
TO BE ENGINEERED SEPARATELY. FINAL GRADE AT PORCHES AND OTHER EXTERIOR DOORS TO BE AS SHOWN ON PLANS, WITH MAX THREE STEPS DOWN.
ALL DOORS NOT DIMENSIONED SHALL BE LOCATED MIN 3 1/2" FROM PERPENDICULAR STUD WALL
INTERIOR DIMENSIONS ARE TO OUTSIDE OF GYP BD SURFACE. EXTERIOR DIMENSIONS ARE TO STUDS.
APPROVED PLANS SHOULD BE ON-SITE AT ALL TIME AND CANNOT BE ALTERED WITHOUT THE AUTHORIZATION OF THE BUILDING OFFICIAL.
CONTRACTOR TO COORDINATE WITH OWNER FOR LOCATION ON SITE OF TEMPORARY POWER, SANITARY CAN, AND OTHER CONSTRUCTION RELATED
EQUIPMENT. STORAGE OF MATERIALS, GARBAGE DISPOSAL AND WORK HOURS TO BE DISCUSSED WITH OWNER.
PROVIDE ALL COMPLIANCE INFORMATION FOR INSULATION INSTALLED, MECHANICAL SYSTEM PRODUCT LITERATURE, AND WINDOWS AND DOOR
COMPLIANCE INFORMATION, AND ANY OTHER INFORMATION REQUIRED BY WSEC OR IRC THAT NEEDS DOCUMENTATION.
EXTERIOR WALLS TO BE 2X6 STUDS @ 16" O.C. UNLESS NOTED OTHERWISE, INTERIOR WALLS TO BE 2X4 STUDS @ 16" O.C. UNLESS NOTED OTHERWISE
PROVIDE TEMPORARY BRACING AS REQUIRED UNTIL ALL PERMANENT CONNECTIONS HAVE BEEN INSTALLED.
CONTRACTOR SHALL VERIFY ALL ROUGH-IN DIMENSIONS AND REQUIREMENTS FOR EQUIPMENT SELECTED BY OWNERS.
DIMENSION FOR WIINDOWS ARE ROUGH-OPENINGS, DIMENSIONS FOR DOORS ARE FOR NOMINAL DOOR SIZE, NOT ROUGH-OPENING. ALL ROUGH OPENINGS TO BE VERIFIED WITH OWNER FOR ACTUAL MANUFACTURERS REQUIREMENTS.
DO NOT SCALE DRAWINGS. ALL DIMENSIONS TO BE FIELD VERIFIED.
PROVIDE PERFORATED DRAINAGE FOOTING PIPES PER FOUNDATION PLAN - TIGHTLINE TO DAYLIGHT, DIRECT AWAY FROM ADJACENT STRUCTURES,
EITHER ON SUBJECT LOT, OR ADJACENT LOTS. DOWNSPOUTS TO HAVE SPLASH BLOCKS- ROUTE DRAINAGE AWAY FROM THE BUILDING FOUNDATION AS
WELL AS ANY ADJACENT STRUCTURES.
ALL FOOTINGS TO BEAR ON FIRM, UNDISTURBED EARTH BELOW ORGANIC SURFACE SOILS. FOOTINGS NOT TO BE PLACED ON FILL. PROVIDE
FREE-DRAINING FILL AND SLOPE GRADE 1% AWAY FROM BUILDING FOUNDATION. BACKFILL TO BE FIRMLY COMPACTED.
NO CHANGES TO DRAWINGS TO BE MADE THAT IMPACT THE STRUCTURAL SYSTEMS INCLUDING:
NO CHANGES TO EXTERIOR WALLS DIMENSIONS, INCLUDING OPENING SIZES AND LOCATION
NO CHANGES TO FLOOR OR ROOF FRAMING EXCEPT AS ALLOWED IN STRUCTURAL NOTES.
NO CHANGES ALLOWED IN INTERIOR BEARING WALLS, IF INDICATED ON PLANS.
CHANGES TO DRAWINGS ALLOWED OUTRIGHT:
INTERIOR FINISHES, CABINETRY LAYOUT, PLUMBING AND ELECTRICAL LAYOUTS AS LONG AS
ALL CHANGES COMPLY WITH APPLICABLE CODES. FINISH FLOOR TO BE MAX 3/4" THICK .
GRADE AT CARRIAGE HOUSE UNITS CAN VARY. THE DIFFERENCE BETWEEN GRADE AT THE VEHICULAR DOOR OPENING AND THE OPPOSITE SIDE OF THE
STRUCTURE SHALL NOT CREATE A RETAINING WALL WITH MORE THAN 4 FEET OF UNSUPPORTED FILL.
REVIEWED
BUILDING DIVISION
By: Rick Lee
Date: 06/08/2022
THIS SET OF REVIEWED PLANS INCLUDE BOTH THE SUBMITTED
DESIGN AND ADDITIONAL CODE REQUIREMENTS MARKED IN RED.
PLANS MUST BE MADE AVAILALE ON THE JOB AT ALL TIMES
DURING CONSTRUCTION. THIS BUILDING / PROJECT IS NOT TO BE
OCCUPIED UNTIL AFTER FINAL INSPECTION BY THE RENTON
BUILDING DIVISION
INSPECTOR: SEE SHEET 3 FOR REQ'D ENERGY CREDITS FOR WSEC. INSPECTOR: SEE SHEET 3 FOR REQUIRED ENERGY CREDITS
FOR 2021 WASHINGTON STATE ENERGY CODE - RESIDENTIAL
REVIEWED
Rick Lee 08/24/2023
BUILDING DIVISION
THIS SET OF REVIEWED PLANS MUST BE MADE
AVAILABLE ON THE JOB AT ALL TIMES DURING
CONSTRUCTION.
Note: This review is for the non-structural review only
2021 2021
2021
CRAWL SPACE ACCESS PANEL INSULATE AND WEATHERSTRIP.
INSULATED