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HomeMy WebLinkAboutD_Administrative Report and Exhibits_Talbot Hill ADUDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Administrative Report and Exhibits_Talbot Hill ADU A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: March 21, 2018 Project Name: Talbot Hill ADU Owner: Homan Leung, 16231 SE 178th St, Renton, WA 98055 Applicant: Michael Clow, Signature Custom Homes, PO Box 1910, Milton, WA 98354 Project File Number: PR18-000080 Land Use File Number: LUA18-000067, CUP-A Project Manager: Angelea Weihs, Associate Planner Project Summary: The applicant is requesting an Administrative Conditional Use Permit for the construction of one new Accessory Dwelling Unit (ADU) on the property located at 1715 Morris Ave S (APN 7222000334). The site is 8,050 square feet in area and is within the Residential - 8 Zone (R-8). A building permit was issued for a new 3,734 square foot single family home under permit number B17004662. The applicant proposes to add a new single-story, 780 square foot ADU. The ADU location is proposed within the rear yard, behind the new single family residence, on the west side of the site. Access to the site is proposed via a new residential driveway off of Morris Ave S. Moderate coalmine hazards and sensitive slopes are mapped on site. High coalmine hazards are mapped within 60 feet of the project site. The applicant submitted a geotechnical study with the project application. Project Location: 1715 Morris Ave S, Renton, WA 98057 Site Area: 0.18 acres City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 2 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU B. EXHIBITS: Exhibit 1: Administrative Report and Decision Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: ADU Floor Plans and Elevations Exhibit 5: Landscape Plan Exhibit 6: Drainage Plan Exhibit 7: Geotechnical Report (dated November 20, 2017) Exhibit 8 Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Homan Leung, 16231 SE 178th St, Renton, WA 98055 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: Single-Family Residential 5. Neighborhood Characteristics: a. North: Single-Family Residential, Residential-8 (R-8) Zoning Designation b. East: Morris Ave S; Single-Family Residential, Residential-8 (R-8) Zoning Designation c. South: Single-Family Residential, Residential-8 (R-8) Zoning Designation d. West: Single-Family Residential, Residential-8 (R-8) Zoning Designation 6. Site Area: 8,050 SF D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Barei Annexation N/A 1547 06/07/1956 Jassen Short Plat LUA12-045 N/A 10/6/2015 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The site is located within the City of Renton water service boundary and in the West Talbot Hill 300 pressure zone. There is an existing 8” water main in Morris Ave S. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 3 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU b. Sewer: The site is located within the City of Renton sewer service boundary. The site currently has a 6” sewer stub to the property. There is a City of Renton 8” Gravity wastewater Main located on Morris Ave S. c. Surface/Storm Water: There is currently no connection to storm water on site or any on site BMP’s. There is an existing 12” Storm water main located in Morris Ave S. This project will be subject to the 2017 Renton Surface Water Design Manual (RSWDM). 2. Streets: The proposed SFR and ADU fronts Morris S Ave along the east property line, which is classified as a Residential Access Road. Existing right of way (ROW) width is 50 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore, a ROW dedication of 1.5 feet is required. The applicant submitted a fee-in-lieu request for the street frontage improvements along Morris Ave S. 3. Fire Protection: Provided by Renton Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table c. Section 4-2-080: Conditions Associated with Zoning Use Tables d. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards 3. Chapter 9 Permits – Specific 1. Section 4-9-030: Conditional Use Permit 4. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting Administrative Conditional Use Permit Review for the construction of one new Accessory Dwelling Unit (ADU) on the property located at 1715 Morris Ave S (APN 7222000334). 2. The Planning Division of the City of Renton accepted the above master application for review on February 14, 2018 and determined the application complete on February 21, 2018. The project complies with the 120 day review period. 3. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation and the Residential-8 du/ac (R-8) zoning designation. 4. The proposed ADU is to be located on the west side of site behind the newly permitted single-family residence (B17004662). 5. The proposed ADU is 780 square feet in size and is a one-story structure. 6. Access to the proposed ADU is provided via a new residential driveway off of Morris Ave S. 7. The applicant submitted a geotechnical report prepared by GeoResources (dated November 20, 2017; See Exhibit 7) with the project application. The purpose of the geotechnical report was to identify City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 4 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU potential impacts of the proposal to moderate and high coalmine hazards and sensitive slopes, mapped nearby and on the project site. According to the geotechnical report, slopes around the subject site generally range from 4 to 5 percent slope. The report states that the sensitive slope mapped on-site is actually the result of a retaining wall. Regarding coalmine hazards, GeoResources concludes that the project is more than 200 feet north of a mine area, with workings likely more than 200 feet below grades. GeoResources concludes that this site would be more accurately classified as a low coal mine hazard area, and that risk for subsidence at the subject site is no greater than the adjacent properties, which are currently developed. 8. The proposed ADU structure will have a height of approximately 16 feet, three inches (16’, 3”) at the tallest point of the pitched roof. 9. The proposal is SEPA exempt, per WAC 197-11-800. 10. No public or agency comments were received. 11. The applicant is requesting approval to remove the two trees, which were required to be retained as part of short plat approval under city file number LUA12-045. 12. Comprehensive Plan Compliance: The subject property is designated Residential Medium Density (RMD) on the City’s Comprehensive Plan Map. The purpose of the RMD designation is to encourage high-quality, compact, urban development with access to urban services, transit, and infrastructure. The proposal is compliant with the following Comprehensive Plan Goals and Policies: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 13. Zoning Development Standard Compliance: The subject site is designated Residential-8 (R-8) Zoning on the City of Renton Zoning Map. RMC 4-2-110A provides the R-8 development standards, and RMC 4-2- 110B provides development standards for ADUs within the R-8 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 5 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU Compliance R-8 Zone Develop Standards and Analysis  Accessory Dwelling Unit: One ADU is allowed per lot and is limited to 800 square feet. Staff Comment: Only one ADU is proposed on the subject site. The proposed ADU is 780 square feet in size. RMC 4-2-080A.7 requires that the property owner file an affidavit affirming that the owner will occupy the principal dwelling or the ADU. Prior to the issuance of building permits the owner shall record a notice on the property title. The notice shall bear the notarized signatures of all property owners listed on the property title and include the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions regarding ADUs in RMC Title IV. Compliant if condition of approval is met Setbacks: The required setbacks for Accessory Dwelling Units in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, and the rear yard is to be no less than 5 feet and no more than 20 feet from the property line. Staff Comment: The site is an interior lot with frontage on Morris Ave S. The proposed ADU would be located at the rear of the subject property on the west side of the property. The proposed size of the ADU is 780 square feet, which is compliant with the maximum size requirements of 800 square feet. The proposed ADU is in conformance with the development standards of the R-8 zone for ADU structures. The minimum front yard setback is 20 feet, and the ADU is set back approximately 132.6 feet from the front (east) property line. The required side yard (interior) setback is 5 feet for ADUs. The proposed ADU would be setback 5.25 feet from both the north and south interior property lines (See Exhibit 2). Rear yards for accessory dwelling units are determined through the administrative review process and are to be no less than 5 feet, and no greater than 20 feet. The proposed rear yard for the ADU is 7.25 feet, this setback appears to be sufficient to provide a buffer between the new ADU and the rear property line. Therefore, staff recommends approval of a rear setback of 7.25 feet for the proposed ADU. To ensure the new ADU is built consistent with the approved CUP, staff recommends as a condition of approval that the rear yard setback for the proposed ADU be 7.25 feet. Therefore, the proposed ADU conforms to the R-8 setback requirements for Accessory Dwelling Units.  Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The maximum wall plate height for ADUs in the R-8 zone is 24 feet. The City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 6 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU proposed ADU structure is one story with a 4:12 pitched roof. The ADU is approximately 16.22 feet in height at the highest point and is less than the primary single family structure. The ADU structure complies with the minimum height permitted for an ADU in the R-8 zone, and is compatible with the residential character of the surrounding neighborhood. The proposed building coverage for the lot is 2,926.3 square feet (36.7%) and the proposed impervious surface is approximately 5023 square feet (63%). Therefore, the proposal complies with minimum building coverage and impervious surface regulations.  Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single- Family Residence. Staff Comment: A landscape plan was submitted with the project application depicting the proposed landscaping for the site. The plants include venus dogwood, white rockrose, grosso hedge lavender, blue arp rosemary, and kinnikinnick. Ten feet (10’) of on-site landscaping is proposed along the public street frontage that includes a mixture of trees, shrubs, and groundcover (See Exhibit 5). The applicant proposed 5 trees within the front yard, which is consistent with the landscaping requirements. Compliant if conditions of approval are met Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 7 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU 14. Conditional Use Permit: The proposal requires a Conditional Use Permit in order to develop one Accessory Dwelling Unit at 1715 Morris Ave S. The following table contains project elements intended Staff Comment: A total of two (2) existing trees are located on the project site within the backyard. The applicant is requesting approval to remove the two trees, which were required to be retained as part of short plat approval under city file number LUA12-045. Both trees are twenty-four (24) caliper-inch cedar trees. The proposed ADU foundation is located in the existing location for one of the cedar trees, and located within the dripline of the other cedar tree (See Exhibit 5). An arborist report was not submitted with the project application, therefore, the staff could not verify if one of the protected trees can be retained with the proposed ADU. Therefore, staff recommends as a condition of approval that the applicant submit an arborist report with the building permit application, which provides clarification that both cedar trees cannot be retained with the project proposal. Per RMC 4-4-130H.1.e.i, When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Up to fifty percent (50%) of trees required pursuant to RMC 4-4-070, Landscaping, may contribute to replacement trees. The landscape plan (Exhibit 5) submitted with the project application shows a total of 9 new venus dogwood tree proposed on the project site, two of which are located within the proposed street frontage landscaping. A total of sixteen (16) caliper inches of tree replacement is proposed for the two protected trees, which is not consistent with code requirements. Code requires a total of twenty-four (24) caliper inches of replacements trees for both removed cedar trees. Therefore, staff recommend as a condition of approval that the applicant either submit a revised tree replacement plan with the building permit application that complies with code, or submit a request for a tree fee- in-lieu. The proposal complies with tree density requirements.  Parking: Each primary residence is required to accommodate off street parking for a minimum of two vehicles. Accessory Dwelling Units are required to provide off street parking for a minimum of one and a maximum of two vehicles. Staff Comment: The new primary residence includes an attached two-car garage. Access to the site is via a residential driveway off of Morris Ave S, which has sufficient room for up to two on-site parking spaces. Sufficient area exists to accommodate off street parking for both the single family residence and the ADU. N/A Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has not proposed any new fences or retaining walls as part of the ADU project. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 8 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU to comply with Conditional Use Permit decision criteria as related to the request to establish the use, as outlined in RMC 4-9-030D: Compliance Conditional Use Permit Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 12, Comprehensive Plan Compliance, and FOF 13, Zoning Development Standard Compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The proposed ADU would be located on a 7,975 square foot lot in the R-8 zone in association with a new single-family house. The new two-story single family home was proposed and approved under building permit number B17004662. The proposed ADU structure will have a smaller footprint (780 total square feet) than the single family residence (approximately 3,734 square feet), and is located within the rear yard setback. The proposed ADU is single story, while the new single family residence is 2-stories. The applicant is proposing to incorporate a 4:12 roof pitch to match the proportions of the new single family residence. The ADU is placed away from the primary residence, with reasonable separation from property lines, and would be compatible with the surrounding residential neighborhood. Based on the City’s permitting software, there a no other ADU’s within the immediate vicinity. Therefore, the proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed project is compatible with the scale and character of the neighborhood. The surrounding neighborhood is made up of similar style detached single family homes within the R-8 zone. The proposed ADU would provide parking on-site and architecture compatible with the primary single family home. The proposed ADU has a lower maximum height than the existing home and would not interfere with sightlines of the other single-family homes in the neighborhood. Due to the small size of the ADU and the proposed vegetation in the front yard of the property, the structure would be mostly obscured when viewed from the public street. Therefore, the proposed location would not result in substantial or undue adverse effects on adjacent property.  d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The surrounding neighborhood is made up of similar style detached single-family homes within the R-8 zone. The ADU is required to be consistent with the architectural character of the primary structure. According to the applicant’s submitted elevations, the proposed ADU is consistent with the siding materials, roof City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 9 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU pitch (4:12), and most architectural details of the primary residence. The proposed ADU has low visibility from the public street. Therefore, the proposed use is anticipated to be compatible with the scale and character of the neighborhood.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: See Parking discussion under FOF 13, Parking.  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: Access to the new single family residence and proposed ADU is provided via a new residential driveway off of Morris Ave S. Vehicles related to a new single family residence and ADU would not cause traffic that would exceed the typical conditions of a residential street in a medium density residential area. No major change to traffic and circulation patterns of vehicles and pedestrians relating to the proposed ADU is anticipated in the surrounding area. Therefore, the addition of one new unit would not compromise the safe movement of vehicles and pedestrians.  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The proposed ADU is not anticipated to result in any light, glare, or noise impacts other than those typically associated with a residential use. The structure is single story and is designed with windows typical of a single family home. Noise volume will be consistent with typical residential volume, and is anticipated to be absorbed by the surrounding neighborhood. Light, glare or noise volumes would not result in an impact to the surrounding neighborhood.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See Landscaping discussion under FOF 13, Landscaping. Sufficient landscaping is proposed for the site. 15. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The 2018 Fire impact fees are applicable at $964.53 per new dwelling unit. This fee is paid at time of building permit issuance.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forest duration Site Conditions and is within the Rolling Hills Creek Sub Basin. If the single-family ADU project results in more than 2,000 square feet of new and/or replaced impervious surface, the applicant shall submit a site drainage plan in compliance with the 2017 Renton Surface Water Design Manual at the time of building permit application. The C i t y o f R e n t o n D e p a r t m e n t o f C o m m u n i t y & E c o n o m i c D e v e l o p m e n t A d m i n i s t r a t i v e S i t e P l a n R e p o r t & D e c i s i o n T A L B O T H I L L A D U L U A 1 8 - 0 0 0 1 1 4 , C U - A R e p o r t o f M a r c h 2 1 , 2 0 1 8 P a g e 1 0 o f 1 1 a p p l i c a n t s h a l l e n s u r e t h a t t h e p r o p o s e d d r a i n a g e f o r t h e A D U d o e s n o t c a u s e e r o s i o n o n a d j a c e n t p r o p e r t i e s . V W a t e r : W a t e r s e r v i c e i s p r o v i d e d b y t h e C i t y o f R e n t o n . A n e w 1 - i n c h w a t e r m e t e r w i l l b e r e q u i r e d f o r t h e p r o p o s e d A D U . S a n i t a r y S e w e r : S e w e r s e r v i c e i s p r o v i d e d b y t h e C i t y o f R e n t o n . T h e d e v e l o p e r w i l l n e e d t o s h o w h o w t h e y p r o p o s e t o s e r v e t h e A D U w i t h a s a n i t a r y s e w e r s e r v i c e w i t h V t h e b u i l d i n g p e r m i t a p p l i c a t i o n . T h e d e v e l o p m e n t i s s u b j e c t t o a w a s t e w a t e r s y s t e m d e v e l o p m e n t c h a r g e ( S D C ) f e e . S D C f e e f o r s e w e r i s b a s e d o n t h e s i z e o f t h e n e w d o m e s t i c w a t e r t o s e r v e t h e p r o j e c t . T h e 2 0 1 8 s e w e r f e e f o r a % ‘ a n d 1 - i n c h m e t e r i n s t a l l i s $ 1 . 4 1 8 . 5 0 p e r m e t e r . I I . C O N C L U S I O N S : 1 . T h e s u b j e c t s i t e i s l o c a t e d i n t h e R e s i d e n t i a l M e d i u m D e n s i t y ( R M D ) C o m p r e h e n s i v e P l a n d e s i g n a t i o n a n d c o m p l i e s w i t h t h e g o a l s a n d p o l i c i e s e s t a b l i s h e d w i t h t h i s d e s i g n a t i o n , s e e F O E 1 2 . 2 . T h e s u b j e c t s i t e i s l o c a t e d i n t h e R e s i d e n t i a l - 8 ( R - 8 ) z o n i n g d e s i g n a t i o n a n d c o m p l i e s w i t h t h e z o n i n g a n d d e v e l o p m e n t s t a n d a r d s e s t a b l i s h e d w i t h t h i s d e s i g n a t i o n p r o v i d e d t h e a p p l i c a n t c o m p l i e s w i t h C i t y C o d e a n d c o n d i t i o n s o f a p p r o v a l , s e e F O E 1 3 . 3 . T h e p r o p o s e d p r o j e c t c o m p l i e s w i t h t h e c o n d i t i o n a l u s e p e r m i t c r i t e r i a a s e s t a b l i s h e d b y C i t y C o d e p r o v i d e d a l l a d v i s o r y n o t e s a r e c o m p l i e d w i t h , s e e F O E 1 4 . 4 . T h e r e a r e a d e q u a t e p u b l i c s e r v i c e s a n d f a c i l i t i e s t o a c c o m m o d a t e t h e p r o p o s e d A D U , s e e F O E 1 5 . I i . D E C I S I O N : S t a f f r e c o m m e n d s a p p r o v a l o f t h e T a l b o t H i l l A D U , F i l e N o . L U A 1 8 - 0 0 0 1 1 4 , a s d e p i c t e d i n E x h i b i t 2 , s u b j e c t t o t h e f o l l o w i n g c o n d i t i o n : 1 . T h e r e a r y a r d s e t b a c k f o r t h e p r o p o s e d A D U a n d a t t a c h e d g a r a g e s h a l l b e 7 . 2 5 f e e t . 2 . T h e a p p l i c a n t s h a l l e i t h e r s u b m i t a r e v i s e d t r e e r e p l a c e m e n t p l a n w i t h t h e b u i l d i n g p e r m i t a p p l i c a t i o n t h a t c o m p l i e s w i t h c o d e r e q u i r e m e n t s f o r t r e e r e p l a c e m e n t , o r s u b m i t a r e q u e s t f o r a t r e e f e e - i n - l i e u , f o r r e v i e w a n d a p p r o v a l b y t h e c u r r e n t p l a n n i n g p r o j e c t m a n a g e r p r i o r t o b u i l d i n g p e r m i t i s s u a n c e . 3 . T h e a p p l i c a n t s h a l l s u b m i t a n a r b o r i s t r e p o r t w i t h t h e b u i l d i n g p e r m i t a p p l i c a t i o n , w h i c h e v a l u a t e s b o t h c e d a r t r e e s p r o p o s e d f o r r e m o v a l a n d i d e n t i f i e s i f o n e o r b o t h o f t h e s e t r e e s c o u l d b e r e t a i n e d . T h e p r o v i d e d a r b o r i s t r e p o r t s s h a l l b e r e v i e w e d a n d a p p r o v e d b y t h e c u r r e n t p l a n n i n g p r o j e c t m a n a g e r p r i o r t o b u i l d i n g p e r m i t i s s u a n c e . D A T E O F D E C I S I O N O N L A N D U S E A C T I O N : S I G N A T U R E : M a r c h 2 1 , 2 0 1 8 J e n n i f e r H e n n i n g , P l a n n i n g D i r e c t o r D a t e D _ A d m i n i s t r a t i v e R e p o r t a n d E x h i b i t s _ T a l b o t H 1 I I A D U City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision TALBOT HILL ADU LUA18-000114, CU-A Report of March 21, 2018 Page 11 of 11 D_Administrative Report and Exhibits_Talbot Hill ADU TRANSMITTED this 21th day of March, 2018, to the Owner/Applicant/Contact: Owner: Applicant: Homan Leung, 16231 SE 178th St, Renton, WA 98055 Michael Clow, Signature Custom Homes, PO Box 1910, Milton, WA 98354 TRANSMITTED this 21th day of March, 2018 to the Parties of Record: None TRANSMITTED this 21th day of March, 2018, to the following: C.E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property and Technical Services Manager Vanessa Dolbee, Current Planning Manager Scott Warlick, Plan Review Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on April 4, 2018. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The conditional use permit decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-030.F.9. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. PROJECT DATA 1715 MORRIS AVE S RENTON, WA 98058 CONSTRUCTION OF A NEW DETACHED ACCESSORY DWELLING UNIT FOR A SINGLE FAMILY RESIDENCE AND ATTACHED SITE BUILT GARAGE 7222000334 LOT 1, CITY OF RENTON SHORT PLAT NO. LUA-12- 045-SHFL, LND20-0572, RECORDED UNDER RECORDING NUMBER 20151006300003, IN KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WA TYPE V-B NO 2015 IRC (ARCH) W/ LOCAL & STATE AMENDMENTS 2015 IBC (STRUCT) W/ LOCAL & STATE AMENDMENTS 2015 WSEC W/ LOCAL AMENDMENTS 2014 NEC W/ LOCAL & STATE AMENDMENTS CITY OF RENTON REFER TO SITE PLAN FOR ZONING / LAND USEINFORMATION REFER TO STRUCTURAL CALCULATIONS PROJECT ADDRESS: PROJECT DESCRIPTION: PARCEL NO: LEGAL DESCRIPTION: TYPE OF CONSTRUCTION: SPRINKLERED: APPLICABLE BUILDING CODES: AHJ: LAND USE CODE CONFORMANCE: DESIGN CRITERIA: PROJECT TEAM OWNER: HOMAN LEUNG AND AMY EAM 16231 SE 178TH STREET RENTON, WA 98055 ARCHITECT:GROUPARCHITECT 1735 WESTLAKE AVE N, SUITE 200 SEATTLE, WA 98109 CONTACT: SCOTT LABENZ (206) 365-1230 SURVEY:CHRISTENSEN VAN MOURIK, PLLS 18520 23RD DR SE BOTHELL, WA 98012 CONTACT: (206)713-6939 STRUCTURAL:TSE ENGINEERING 12810 N.E. 178TH STREET SUITE 218 WOODINVILLE, WA 98072 CONTACT: KEITH RYAN (425) 481-6601 GEOTECH: GEORESOURCES 5007 PACIFIC HIGHWAY EAST, SUITE 16, FIFE, WA 98424 CONTACT: KEITH SCHEMBS (253) 896-1011 GENERAL SIGNATURE CUSTOM HOMES OF WASHINGTON LLC CONTRACTOR: 210 44TH ST NW, SUITE 104 AUBURN, WA 98001 CONTACT: WADE BOWEN (253) 227-8617 1. BUILDING AIR LEAKAGE TESTING, DEMONSTRATING AN AIR LEAKAGE RATE NOT EXCEEDING 3.0 AIR CHANGES PER HOUR (WSEC R402.4.1.4), IS REQUIRED PRIOR TO FINAL INSPECTION. THE TEST RESULTS SHALL BE POSTED ON THE RESIDENTIAL ENERGY COMPLIANCE CERTIFICATE (WSEC 401.3). 2. EACH DWELLING UNIT IS REQUIRED TO BE PROVIDED WITH AT LEAST ONE PROGRAMMABLE THERMOSTAT FOR THE REGULATION OF TEMPERATURE. 3. A SIGNED AFFIDAVIT DOCUMENTING THE DUCT LEAKAGE TEST RESULTS SHALL BE PROVIDED TO THE BUILDING INSPECTOR PRIOR TO AN APPROVED FINAL INSPECTION. 4. DUCT LEAKAGE TEST RESULTS SHALL BE PROVIDED TO THE BUILDING INSPECTOR AND HOMEOWNER PRIOR TO AN APPROVED FINAL INSPECTION. 5. A MIN OF 75 % OF PERMANENTLY INSTALLED LAMPS IN LIGHTING FIXTURES SHALL BE HIGH-EFFICACY LAMPS. 6. ADDITIONAL ENERGY EFFICIENCY REQ. PER R406. MAIN RESIDENCE PER 2015 WASHINGTON STATE ENERGY CODE UNIT SIZE: MEDIUM DWELLING UNIT 3.5 PTS REQ'D EFFICIENT BUILDING ENVELOPE 1a 0.5 CREDITS AIR LEAKAGE CONTROL AND EFFICIENT VENTILATION 2a 0.5 CREDITS HIGH EFFICIENCY HVAC EQUIPMENT 3a 1.0 CREDITS EFFICIENT WATER HEATING 5C 1.5 CREDITS TOTAL REQUIRED 3.5 CREDITS. TOTAL PROVIDED 3.5 CREDITS. ACCESSORY DWELLING UNIT PER 2015 WASHINGTON STATE ENERGY CODE UNIT SIZE: SMALL DWELLING UNIT 1.5 PTS REQ'D HIGH EFFICIENCY HVAC EQUIPMENT 3B 1.0 CREDITS EFFICIENT WATER HEATING 5A 0.5 CREDITS TOTAL REQUIRED 1.5 CREDITS. TOTAL PROVIDED 1.5 CREDITS. WSEC R406 ENERGY CREDIT REQUIREMENTS 1a EFFICIENT BUILDING ENVELOPE PRESCRIPTIVE PER TABLE R402.1.1 WITH THE FOLLOWING MODIFICATIONS: VERT FENESTRATION U = 0.28 FLOOR R-38 2a AIR LEAKAGE CONTROL & EFFICIENT VENTILATION REQUIREMENTS: AIR LEAKAGE 3.0 AIR CHANGES PER HOUR MAX WHOLE HOUSE VENTILATION W/ HIGH EFFICIENCY FAN (MAX 0.35 WATTS/CFM) NOT INTERLOCKED W/ THE FURNACE FAN. SEE SHEET A2.03 FOR FAN LOCATION. 3a HIGH EFFICIENCY HVAC EQUIPMENT GAS FIRED FURNACE W/ MIN AFUE 94% 3b HIGH EFFICIENCY HVAC EQUIPMENT AIR-SOURCE HEAT PUMP W/ MIN HSPF OF 9.0 5a EFFICIENT WATER HEATING ALL SHOWERHEADS & KITCHEN SINK FAUCETS SHALL BE RATED AT 1.75 GPM OR LESS. ALL OTHER LAVATORY FAUCETS SHALL BE RATED AT 1.0 GPM OR LESS 5c EFFICIENT WATER HEATING GAS WATER HEAT W/ A MIN EF OF 0.91 WSEC COMPLIANCE NOTES © 2018 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/2018 LAND USE AHJ STAMP OF APPROVAL 2/12/2018 8:34:58 AM COVER G0.00. 1702 RSL AMM 02/12/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 02/12/2018 SHEET INDEX -DETACHED ACCESSORY DWELLING UNIT SHEET NUMBER ISSUE DATE SHEET NAME 00 - GENERAL G0.00. 02/12/2018 COVER 01 - SURVEY S.01 05/08/2017 SURVEY 02 - ARCHITECTURAL A0.01 01/23/2018 GENERAL NOTES A1.01 02/12/2018 SITE PLAN A2.01. 01/23/2018 ADU FLOOR PLANS A2.02. 01/23/2018 ADU ROOF PLAN A3.01 01/23/2018 ELEVATIONS A3.02 01/23/2018 ELEVATIONS A3.03 01/23/2018 ADU ELEVATIONS A4.01. 01/23/2018 ADU SECTIONS A6.01 01/23/2018 WINDOW/DOOR SCHEDULE A8.01 01/23/2018 DETAILS A9.02 01/23/2018 PERSPECTIVES 03 - STRUCTURAL S1 04/27/2017 STRUCTURAL NOTES S2 04/27/2017 STRUCTURAL DETAILS S2.1 04/27/2017 STRUCTURAL DETAILS S3 04/27/2017 STRUCTURAL DETAILS S4 04/27/2017 STRUCTURAL DETAILS S5 04/27/2017 FOUNDATION PLAN S6 04/27/2017 CRAWLSPACE W/ MAIN FLOOR FRAMING PLAN S7 04/27/2017 UPPER FLOOR FRAMING PLAN S8 04/27/2017 ROOF FRAMING PLAN S9 04/27/2017 ADU FOUNDATION/FRAMING PLAN 04 - ELECTRICAL E2.00. 01/23/2018 ADU ELECTRICAL PLAN 05 - LANDSCAPE L1.01 02/08/2018 LANDSCAPE PLAN (MAIN RESIDENCE UNDER SEPARATE PERMIT) NEIGHBORHOOD MAP SCALE 1' = 2-00' PROJECT SITE NORTH ARCHITECTURAL NOTES CODES ALL WORK SHALL COMPLY WITH THE INTERNATIONAL RESIDENTIAL CODE (I.R.C.) 2015 EDITION, AND ANY LOCAL OR STATE AMENDMENTS TO THE CODE. IN ADDITION THE CURRENT VERSIONS OF THE CODES COVERING PLUMBING, MECHANICAL, ELECTRICAL, FIRE AND ENERGY CONSERVATION SHALL BE FOLLOWED. NOTIFY ARCHITECT OF ANY DISCREPANCIES BETWEEN THE CONTRACT DOCUMENTS AND THE BUILDING CODES. WORK SHALL BE DONE TO CURRENT AREA WIDE STANDARDS AND PRACTICES BY EXPERIENCED CRAFTSMEN. SCOPE THESE DOCUMENTS ARE OF LIMITED SCOPE AND DO NOT COVER ALL CONSTRUCTION DETAILS, CONDITIONS, FINISHES OR PRACTICES. THE CONTRACTOR IS ASSUMED TO USE GOOD JUDGMENT IN THE EXECUTION OF THESE DOCUMENTS. GROUPARCHITECT (THE 'ARCHITECT') SHALL NOT BE RESPONSIBLE FOR ANY ERRORS OR OMISSIONS FROM THE MISINTERPRETATIONS OF THESE DOCUMENTS. THE CONTRACTOR SHALL VERIFY ALL EXISTING AND NEW DIMENSIONS AND JOB CONDITIONS AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL SAFETY PRECAUTIONS AND THE METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES REQUIRED TO PERFORM THE WORK. GRADING GRADE ENTIRE CONSTRUCTION AREA OF PROPERTY TO REASONABLY TRUE AND EVEN SURFACES. SLOPE GROUND AWAY FROM BUILDING WALLS TO FACILITATE DRAINAGE. GRADE TO UNIFORM LEVELS OR SLOPES BETWEEN POINTS WHERE GRADES ARE NOTED ON DRAWINGS. ROUND SURFACES AT ABRUPT CHANGES IN LEVEL. BACKFILL BEHIND RETAINING WALLS WITH FREE DRAINING, GRANULAR FILL AND PROVIDE FOR SUBSURFACE DRAINAGE. CUT SLOPES FOR PERMANENT EXCAVATIONS SHALL NOT BE STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL AND SLOPES FOR PERMANENT FILLS SHALL BE NOT STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL UNLESS SUBSTANTIATING DATA JUSTIFYING STEEPER SLOPES ARE SUBMITTED. FOUNDATIONS ALSO SEE STRUCTURAL NOTES FOR ADDITIONAL REQUIREMENTS. FOUNDATION FOOTINGS SHALL BE PLACED UPON FIRM, UNDISTURBED NATIVE SOIL. NOTIFY ARCHITECT IF UNDISTURBED SOIL DEPTH IS DIFFERENT FORM DRAWINGS. MINIMUM FOOTING DEPTH 18" BELOW ADJACENT FINISH GRADE. FOUNDATIONS SUPPORTING WOOD SHALL EXTEND AT LEAST 8 INCHES ABOVE THE ADJACENT FINISH GRADE. FOUNDATIONS FOR ALL BUILDINGS WHERE THE SURFACE OF THE GROUND SLOPES MORE THAN 1 FOOT IN 10 FEET SHALL BE LEVEL, OR SHALL BE STEPPED SO THAT BOTH TOP AND BOTTOM OF SUCH FOUNDATION ARE LEVEL. INDIVIDUAL CONCRETE PIER FOOTINGS SHALL PROJECT A MINIMUM OF 8 INCHES ABOVE EXPOSED GROUND UNLESS THE COLUMNS OR POSTS IN WHICH THEY SUPPORT ARE OF APPROVED WOOD OF NATURAL RESISTANCE TO DECAY OR TREATED WOOD. COLUMNS AND POSTS LOCATED ON CONCRETE OR MASONRY FLOORS OR DECKS EXPOSED TO THE WEATHER OR TO WATER SPLASH OR IN BASEMENTS AND WHICH SUPPORT PERMANENT STRUCTURES SHALL BE SUPPORTED BY CONCRETE PIERS OR METAL PEDESTALS PROJECTING ABOVE FLOORS UNLESS APPROVED WOOD OF NATURAL RESISTANCE TO DECAY OR TREATED WOOD IS USED. THE PEDESTALS SHALL PROJECT AT LEAST 6 INCHES ABOVE EXPOSED EARTH AND AT LEAST 1 INCH ABOVE SUCH FLOORS. WOOD ALSO SEE STRUCTURAL NOTES FOR ADDITIONAL REQUIREMENTS. ALL LUMBER, PLYWOOD, PARTICLEBOARD, STRUCTURAL GLUED-LAMINATED TIMBER, AND JOINTED LUMBER, FIBERBOARD SHEATHING (WHEN USED STRUCTURALLY), HARDBOARD SIDING (WHEN USED STRUCTURALLY), PILES AND POLES SHALL CONFORM TO THE APPLICABLE STANDARDS OR GRADING RULES SPECIFIED IN THE I.R.C. AND SHALL BE SO IDENTIFIED BY THE GRADE MARK OR A CERTIFICATE OF INSPECTION ISSUED BY AN APPROVED AGENCY. ALL LUMBER, TIMBER, PLYWOOD, AND POLES REQUIRED TO BE TREATED WOOD UNDER SHALL BE IDENTIFIED BY THE QUALITY MARK OF AN APPROVED INSPECTION AGENCY WHICH MAINTAINS CONTINUED SUPERVISION, TESTING, AND INSPECTION OVER THE QUALITY OF THE PRODUCT AS SPECIFIED IN I.R.C. DELIVERY AND STORAGE: KEEP MATERIALS UNDER COVER AND DRY. PROTECT AGAINST EXPOSURE TO WEATHER AND CONTACT WITH DAMP OR WET SURFACES. STACK LUMBER AS WELL AS PLYWOOD AND OTHER PANELS; PROVIDE FOR AIR CIRCULATION WITHIN AND AROUND STACKS AND UNDER TEMPORARY COVERINGS INCLUDING POLYETHYLENE AND SIMILAR MATERIALS. FRAME NAILING TO BE IN COMPLIANCE WITH TABLE 602.3(1), I.R.C. WOOD MEMBERS ENTERING MASONRY OR CONCRETE REQUIRES ONE-HALF INCH NET AIR SPACE ON TOP, SIDES, AND END. FOR CONVENTIONAL CONSTRUCTION, THE ENDS OF EACH JOIST SHALL HAVE NOT LESS THAN 1-1/2 INCHES OF BEARING ON WOOD OR METAL, NOR LESS THAN 3 INCHES ON MASONRY EXCEPT WHERE SUPPORTED ON A 1 X 4 RIBBON STRIP NAILED TO ADJOINING STUD. BEARING PARTITIONS PERPENDICULAR TO JOISTS SHALL NOT BE OFFSET FROM SUPPORTING GIRDERS, WALLS, OR PARTITIONS MORE THAN JOIST DEPTH. JOISTS UNDER AND PARALLEL TO BEARING PARTITIONS SHALL BE DOUBLED. SOLID BLOCKING SHALL BE PROVIDED OVER BEARING PARTITIONS, WALLS, AND BEAMS. FIRE BLOCKING AND DRAFT STOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AND EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN TOP STORY AND A ROOF OR ATTIC SPACE. FIRE BLOCKING SHALL CONSIST OF 2-INCH NOMINAL LUMBER. FIRE BLOCKING SHALL BE REQUIRED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 FOOT INTERVALS BOTH HORIZONTALLY AND VERTICALLY; AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS SOFFITS, DROP CEILINGS AND COVE CEILINGS; BETWEEN STAIR STRINGERS AT TOP AND BOTTOM AND ALONG RUN BETWEEN STUDS; IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES AND SIMILAR OPENINGS WITH AFFORD A PASSAGE FOR FIRE AT CEILING AND FLOOR LEVELS, WITH NON-COMBUSTIBLE MATERIALS. ALL WOOD EXPOSED TO WEATHER, SUCH AS WOOD USED FOR DECK FRAMING INCLUDING DECKING, RAILINGS, JOISTS, BEAMS, AND POSTS SHALL BE PRESSURE TREATED OR CEDAR PER I.R.C. ROOF ROOF SHEATHING SHALL BE IN ACCORDANCE WITH I.R.C. PLYWOOD ROOF SHEATHING EXPOSED ON THE UNDERSIDE SHALL BE BONDED WITH EXTERIOR GLUE. APPLICATION OF ROOF COVERING MATERIALS SHALL BE IN ACCORDANCE WITH I.R.C. THE NET FREE VENTILATING AREA OF ENCLOSED RAFTER OR ATTIC SPACES OR OTHER ENCLOSED BUT UNHEATED SPACES SHALL BE NOT LESS THAN 1/150 OF THE AREA OF EACH SPACE TO BE VENTILATED, EXCEPT THAT THE AREA MAY BE 1/300, PROVIDED THAT 50% OF THE REQUIRED VENTILATING AREA IS LOCATED AT LEAST 3 FEET ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE BEING PROVIDED BY THE EAVE OR CORNICE VENTS, OR IF A VAPOR RETARDER NOT EXCEEDING A 1 PERM RATING IS INSTALLED ON THE WARM SIDE OF THE INSULATION. THE VENT AREA OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT METAL MESH WITH MESH OPENINGS OF 1/4 INCH IN DIAMETER. EGRESS EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR EXTERIOR DOOR APPROVED FOR EMERGENCY ESCAPE OR RESCUE. ESCAPE OR RESCUE WINDOWS SHALL HAVE A MINIMUM NET CLEAR OPENING OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES. THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES. WHERE WINDOWS ARE PROVIDED AS A MEANS OF ESCAPE OR RESCUE, THEY SHALL HAVE A FINISHED SILL HEIGHT NOT MORE THAN 44 INCHES ABOVE THE FLOOR. ALL CORRIDORS SHALL BE NOT LESS THAN 36 INCHES WIDE. STAIRWAYS & RAILS MAXIMUM RISE 7-3/4 INCHES. MINIMUM RUN 10 INCHES; HEADROOM MINIMUM 6 FEET 8 INCHES; MINIMUM WIDTH 36 INCHES. HANDRAILS TO HAVE ENDS RETURNED AND PLACED MINIMUM 34 INCHES; MAXIMUM 38 INCHES ABOVE TREAD NOSING. UNLESS DESIGNATED FOR THE DISABLED, THE HANDGRIP PORTION OF HANDRAILS SHALL BE NOT LESS THAN 1-1/4 INCHES NOR MORE THAN 2 INCHES IN CROSS-SECTIONAL DIMENSION OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE. THE HANDGRIP PORTION OF HANDRAILS SHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. HANDRAILS PROJECTING FROM A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1-1/2 INCHES BETWEEN THE WALL AND THE HANDRAIL. A FLOOR OR LANDING IS REQUIRED ON EACH SIDE OF AN EXTERIOR DOOR. AN EXTERIOR DOOR MAY OPEN AT A LANDING THAT IS NOT MORE THAN 7-3/4 INCHES LOWER THAN THE FLOOR LEVEL, PROVIDED THE DOOR DOES NOT SWING OVER THE LANDING. STAIRS AND EXIT BALCONIES SHALL BE POSITIVELY ANCHORED TO THE PRIMARY STRUCTURE AT 8 FEET ON CENTER MAX, OR BE DESIGNED FOR LATERAL FORCES. SUCH ATTACHMENT SHALL NOT BE ACCOMPLISHED BY USE OF TOENAILS OR NAILS SUBJECT TO WITHDRAWAL. GLAZING SAFETY GLASS COMPLYING WITH IS REQUIRED IN THE FOLLOWING LOCATIONS: A. GLAZING IN EGRESS AND INGRESS DOORS EXCEPT JALOUSIES. B. GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN SWINGING DOORS OTHER THAN WARDROBE DOORS. C. GLAZING IN STORM DOORS. D. GLAZING IN UNFRAMED SWINGING DOORS. E. GLAZING IN DOORS AND ENCLOSURES FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS. GLAZING IN ANY PORTION OF A BUILDING WALL ENCLOSING THESE COMPARTMENTS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE DRAIN INLET. F. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN A 24 INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE. G. GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL, OTHER THAN THOSE LOCATIONS DESCRIBED IN ITEMS E AND F ABOVE, THAT MEETS ALL OF THE FOLLOWING CONDITIONS: EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET. EXPOSED BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR. EXPOSED TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR. ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE PLANE OF THE GLAZING. H. GLAZING IN RAILINGS REGARDLESS OF HEIGHT ABOVE THE WALKING SURFACE. EXCEPTION: THE FOLLOWING PRODUCTS AND APPLICATIONS ARE EXEMPT FROM THE REQUIREMENTS FOR HAZARDOUS LOCATIONS AS LISTED IN ITEMS A THROUGH G: GLAZING IN ITEM F WHEN THERE IS AN INTERVENING WALL OR OTHER PERMANENT BARRIER BETWEEN THE DOOR AND THE GLAZING. GLAZING IN ITEM G WHEN A PROTECTIVE BAR IS INSTALLED ON THE ACCESSIBLE SIDE OF THE GLAZING 34 TO 38 INCHES ABOVE THE FLOOR. THE BAR SHALL BE ABLE TO WITHSTAND A HORIZONTAL LOAD OF 50 P.L.F. WITHOUT CONTACTING THE GLASS AND BE A MINIMUM OF 1-1/2 INCHES IN HEIGHT. OPENINGS THROUGH WHICH A 3-INCH SPHERE CANNOT PASS. ASSEMBLIES OF LEADED, FACETED OR CARVED GLASS IN ITEMS A, B, F AND G WHEN USED FOR DECORATIVE PURPOSES. GLASS BLOCK PANELS COMPLYING WITH I.R.C. SKYLIGHT GLAZING TO BE CONSTRUCTED OF: LAMINATED GLASS WITH A MINIMUM 0.015-INCH (0.38 mm) POLYVINYL BUTYRAL INTERLAYER FOR GLASS PANES 16 SQUARE FEET (1.5 m2) OR LESS IN AREA LOCATED SUCH THAT THE HIGHEST POINT OF THE GLASS IS NOT MORE THAN 12 FEET (3658 mm) ABOVE A WALKING SURFACE OR OTHER ACCESSIBLE AREA - FOR HIGHER OR LARGER SIZES, THE MINIMUM INTERLAYER THICKNESS SHALL BE 0.030 INCH (0.76 mm); FULLY TEMPERED GLASS; HEAT- STRENGTHENED GLASS; WIRED GLASS; APPROVED RIGID PLASTICS PER R308.6.2 ALL UNIT SKYLIGHTS INSTALLED IN A ROOF WITH A PITCH FLATTER THAN THREE UNITS VERTICAL IN 12 UNITS HORIZONTAL (25-PERCENT SLOPE) SHALL BE MOUNTED ON A CURB EXTENDING AT LEAST 4 INCHES (102 mm) ABOVE THE PLANE OF THE ROOF UNLESS OTHERWISE SPECIFIED IN THE MANUFACTURER'S INSTALLATION INSTRUCTIONS PER R308.6.8. UNIT SKYLIGHTS SHALL BE TESTED BY AN APPROVED INDEPENDENT LABORATORY, AND BEAR A LABEL IDENTIFYING MANUFACTURER, PERFORMANCE GRADE RATING, AND APPROVED INSPECTION AGENCY TO INDICATE COMPLIANCE WITH THE REQUIREMENTS OF AAMA/WDMA 101/I.S.2/NAFS PER R308.6.9. FINISH CARPENTRY FASTENERS AND ANCHORAGES: PROVIDE NAILS, SCREWS AND OTHER ANCHORING DEVICES OF TYPE, SIZE, MATERIAL AND FINISH SUITABLE FOR INTENDED USE AND REQUIRED TO PROVIDE SECURE ATTACHMENT, CONCEALED WHERE POSSIBLE. HOT- DIP GALVANIZE FASTENERS FOR WORK EXPOSED TO EXTERIOR AND HIGH HUMIDITIES TO COMPLY WITH ASTM A 153. STANDING AND RUNNING TRIM: INSTALL WITH MINIMUM NUMBER OF JOINTS POSSIBLE, USING FULL-LENGTH PIECES FROM MAXIMUM LENGTH OF LUMBER AVAILABLE. COPE AT RETURNS, MITER AT CORNERS TO PRODUCE TIGHT FITTING JOINTS. USE SCARF JOINTS FOR END-TO-END JOINTS. INSTALL FINISH CARPENTRY WORK PLUMB, LEVEL, TRUE AND STRAIGHT WITH NO DISTORTIONS. SHIM AS REQUIRED USING CONCEALED SHIMS. SCRIBE AND CUT FINISH CARPENTRY ITEMS TO FIT ADJOINING WORK. ANCHOR FINISH-CARPENTRY WORK SECURELY TO SUPPORTS AND SUBSTRATES, USING CONCEALED FASTENERS AND BLIND NAILING WHERE POSSIBLE. USE FINE FINISHING NAILS FOR EXPOSED NAILING EXCEPT AS INDICATED, COUNTERSUNK AND FILLED FLUSH WITH FINISHED SURFACE. ACCESS HATCH AND DOORS ACCESS DOORS FROM CONDITIONED SPACES TO UNCONDITIONED SPACES (E.G., ATTICS AND CRAWL SPACES) SHALL BE WEATHER-STRIPPED AND INSULATED TO A LEVEL EQUIVALENT TO THE INSULATION ON THE SURROUNDING SURFACES. ACCESS SHALL BE PROVIDED TO ALL EQUIPMENT THAT PREVENTS DAMAGING OR COMPRESSING THE INSULATION. A WOOD FRAMED OR EQUIVALENT BAFFLE OR RETAINER MUST BE PROVIDED WHEN LOOSE FILL INSULATION IS INSTALLED. WHEN EAVE VENTS ARE INSTALLED, BAFFLING OF THE VENT OPENINGS SHALL BE PROVIDED SO AS TO DEFLECT THE INCOMING AIR ABOVE THE SURFACE OF THE INSULATION. BAFFLES SHALL BE RIGID MATERIAL, RESISTANT TO WIND DRIVEN MOISTURE. SECTION 502.1.4.4. CLEARANCES. WHERE REQUIRED, INSULATION SHALL BE INSTALLED WITH CLEARANCES ACCORDING TO MANUFACTURER'S SPECIFICATIONS. INSULATION SHALL BE INSTALLED SO THAT REQUIRED VENTILATION IS UNOBSTRUCTED. FOR BLOWN OR POURED LOOSE FILL, INSULATION CLEARANCES SHALL BE MAINTAINED THROUGH INSTALLATION OF A PERMANENT RETAINER. ALL INSULATION MATERIALS, INCLUDING FACINGS SUCH AS VAPOR BARRIERS OR BUILDING PAPERS, INSTALLED WITHIN FLOOR/CEILING ASSEMBLIES, ROOF/CEILING ASSEMBLIES, CRAWL SPACES, OR ATTICS SHALL HAVE A FLAME-SPREAD RATING NOT TO EXCEED 25, AND A SMOKE DENSITY NOT TO EXCEED 450 WHEN TESTED IN ACCORDANCE WITH I.B.C. STANDARD NO.8-1. EXCEPTIONS: A) FOAM PLASTIC INSULATION SHALL COMPLY WITH SECTION 2606 OF THE INTERNATIONAL BUILDING CODE; AND B) WHEN SUCH INSULATION ARE INSTALLED IN CONCEALED SPACES, THE FLAME SPREAD AND SMOKE-DENSITY LIMITATIONS DO NOT APPLY TO THE FACING, PROVIDED THAT THE FACING IS INSTALLED IN SUBSTANTIAL CONTACT WITH THE UNEXPOSED SURFACE OF THE CEILING, FLOOR, FINISH. ROOFS / CEILINGS MAINTAIN 1" VENTILATION ABOVE BATT & RIGID INSULATION. IF BAFFLES ARE USED THEY SHALL BE RESISTANT TO MOISTURE, BE OF RIGID MATERIAL, AND INSTALLED TO AND EXTEND 6" VERTICALLY ABOVE BATTS OR 12" VERTICALLY ABOVE LOOSE FILL. WALLS ALL WALL INSULATION SHALL FILL THE ENTIRE CAVITY. EXTERIOR WALL CAVITIES ISOLATED DURING FRAMING (SUCH AS BEHIND BATHTUBS AND SHOWERS) SHALL BE FULLY INSULATED TO THE LEVELS OF SURROUNDING WALLS. ALL FACED INSULATION SHALL BE FACE STAPLED TO AVOID COMPRESSION. INSULATED HEADERS - RIGID INSULATED HEADERS REQUIRED FOR INTERMEDIATE AND ADVANCED FRAMING. OTHERWISE, FILL CAVITIES WITH REGULAR WALL INSULATION. FLOORS ALL FLOOR INSULATION SHALL BE INSTALLED IN A PERMANENT MANNER IN SUBSTANTIAL CONTACT WITH THE SURFACE BEING INSULATED. INSULATION SUPPORTS SHALL BE INSTALLED SO SPACING IS NO MORE THAN 24 INCHES ON CENTER. FOUNDATION VENTS SHALL BE PLACED SO THAT THE TOP OF THE VENT IS BELOW THE LOWER SURFACE OF THE FLOOR INSULATION. SLABS PERIMETER INSULATION INSTALLED ON THE INSIDE OF THE FOUNDATION WALL SHALL EXTEND DOWNWARD FROM THE TOP OF THE SLAB FOR A MINIMUM OF 24 INCHES. INSULATION INSTALLED ON THE OUTSIDE OF THE FOUNDATION SHALL EXTEND DOWNWARD FROM THE TOP TO THE BOTTOM OF THE FOOTING. THERMAL BREAKS SHALL BE PLACED IN THE SLAB BETWEEN CONDITIONED AND UNCONDITIONED SPACES. THE ENTIRE AREA OF A RADIANT SLAB SHALL BE THERMALLY ISOLATED FROM THE SOIL. THE INSULATION SHALL BE AN APPROVED PRODUCT FOR ITS INTENDED USE. A. BELOW GRADE EXTERIOR WALL INSULATION (COLD) SIDE OF THE WALL SHALL EXTEND FROM THE TOP OF THE BELOW GRADE WALL TO THE TOP OF THE BELOW GRADE FLOOR AND SHALL BE APPROVED FOR BELOW-GRADE USE. ABOVE GRADE INSULATION SHALL BE PROTECTED. B. INSULATION USED ON THE INTERIOR (WARM SIDE OF THE WALL) SHALL EXTEND FROM THE TOP OF THE BELOW-GRADE WALL TO THE BELOW-GRADE FLOOR LEVEL. FLASHINGS ALL FLASHINGS TO BE 26 GA GALVANIZED METAL OR ALUMINUM ALLOY ANODIZED FINISH. INSTALL FLASHINGS IN ALL LOCATIONS TO MAKE BUILDING WATERTIGHT. THESE AREAS WOULD INCLUDE BUT NOT BE LIMITED TO COPINGS, CAPS, GRAVEL STOPS, BEAM CAPS, DRIP CAPS OVER DOORS WINDOWS AND OTHER OPENINGS, AND ROOF AND WALL INTERSECTIONS. CAULKING AND SEALANT THE FOLLOWING OPENINGS IN THE BUILDING ENVELOPE SHALL BE CAULKED OR OTHERWISE SEALED TO LIMIT INFILTRATION. AROUND GLAZING AND DOOR FRAMES, BETWEEN THE UNIT AND THE INTERIOR SHEET ROCK OR THE TOUGH FRAMING AS SHOWN IN DETAILS WITH SPRAY FOAM SEALER; BETWEEN ALL EXTERIOR WALL SOLE PLATES AND THE STRUCTURAL FLOOR, USING TWO ROWS OF CAULKING AS SHOWN IN DETAILS; OVER ALL FRAMING JOINTS WHERE FLOORS OVER CONDITIONED SPACES INTERSECT EXTERIOR WALLS (E.G. AT RIM AND BAND JOISTS) AS SHOWN IN DETAILS; AROUND OPENINGS IN THE BUILDING ENVELOPE FOR DUCTS, PLUMBING, ELECTRICITY, TELEPHONE, AND CABLE TELEVISION LINES IN WALLS, CEILINGS AND FLOORS; AT OPENINGS IN THE CEILING, (E.G. WHERE CEILING PANELS MEET INTERIOR AND EXTERIOR WALLS; AT EXPOSED BEAMS, MASONRY FIREPLACES, WOODSTOVE FLUES, ETC.); AT PENETRATIONS. ALL OPENINGS IN THE AIR BARRIER INCLUDING SPACES AROUND PLUMBING, ELECTRIC CONDUITS AND BOXES, AND TELEPHONE SERVICE ENTRANCES. PENETRATIONS OF EXTERIOR CEILINGS AND WALLS BY METAL INSULTED FLUES SHALL BE SEALED ACCORDING TO MANUFACTURER'S SPECIFICATIONS; AT RECESSED LIGHTING FIXTURES IN UNHEATED AREAS, SEAL AROUND THE EXTERIOR CAN TO BE AIR TIGHT, THE MOUNTING FLANGE ON THE EXTERIOR CAN IS CAULKED TO THE GWB. AT ELECTRICAL OUTLETS; SEAL GAPS BETWEEN GWB AND OUTLET BOX. SUPPLEMENTAL CONDITIONS CONTRACTOR'S GENERAL COMMERCIAL LIABILITY INSURANCE SHALL CONTAIN NO EXCLUSION THAT WOULD DENY COVERAGE FOR ANY CLAIM FOR EITHER BODILY INJURY OR PROPERTY DAMAGE ARISING OUT OF OR OTHERWISE CAUSED, IN WHOLE OR IN PART, BY ANY FUNGUS, MILDEW, MOLD, OR RESULTING ALLERGENS. IF SUCH EXCLUSION EXISTS AND CANNOT BE REMOVED BY ENDORSEMENT, CONTRACTOR SHALL SUBMIT PROOF OF COVERAGE FOR MOLD CLAIMS UNDER A POLLUTION LEGAL LIABILITY OR CONTRACTOR'S POLLUTION LIABILITY POLICY. WHOLE HOUSE MECHANICAL VENTILATION WHOLE HOUSE VENTILATION SYSTEM SHALL COMPLY WITH IRC CODE REQUIREMENTS, FOR SIZING, CONTROLS, DUCTING, NOISE AND OTHER REQUIREMENTS. EXHAUST FANS PROVIDING SOURCE SPECIFIC VENTILATION SHALL HAVE MINIMUM FAN FLOW RATING NOT LESS THAN 50 CFM AT 0.25 INCHES WATER GAUGE FOR BATHROOM LAUNDRIES OR SIMILAR ROOMS AND 100 CFM AT 0.25 INCHES WATER GAUGE FOR KITCHENS. WHOLE HOUSE VENTILATION SYSTEMS MAY CONSIST OF WHOLE HOUSE EXHAUST, INTEGRATION WITH FORCED-AIR SYSTEMS OR DEDICATED HEAT RECOVERY VENTILATION SYSTEMS. WHOLE HOUSE EXHAUST SYSTEMS SHALL MEET THE FOLLOWING REQUIREMENTS: BEDROOMS (CFM MIN) < 1500 sf <3000 sf <4500 sf <6000 sf <7500 sf >7500 0-1 30 45 60 75 90 105 2-3 45 60 75 90 105 120 4-5 60 75 90 105 120 135 6-7 75 90 105 120 135 150 >7 90 105 120 135 150 165 INTEGRATED FORCED-AIR VENTILATION SYSTEMS SHALL HAVE 6 INCH DIAMETER OR EQUIVALENT OUTDOOR AIR INLET DUCT CONNECTING A TERMINAL ELEMENT ON THE OUTSIDE OF THE BUILDING TO THE RETURN PLENUM OF THE FORCED-AIR SYSTEM. THE OUTDOOR AIR INLET DUCT SHALL BE EQUIPPED WITH A DAMPERS OR OTHER DEVICE THAT REGULATES AIRFLOW TO MINIMUM OF 0.35 AIR CHANGES PER HOUR BUT NOT CREATE THE 0.50 AIR CHANGES PER HOUR UNDER NORMAL OPERATIC CONDITIONS. WHOLE HOUSE VENTILATION USING EXHAUST FANS: OUTDOOR AIR SHALL BE SUPPLIED TO EACH HABITABLE SPACE BY INDIVIDUAL OUTDOOR AIR INLETS. INDIVIDUAL ROOM OUTDOOR AIR INLETS SHALL HAVE A CONTROLLABLE AND SECURE OPENING AND IT SHOULD NOT COMPROMISE THE THERMAL PROPERTIES OF THE STRUCTURE. THE AIR INLET MUST BE CAPABLE OF A TOTAL OPENING AREA OF NOT LESS THAN FOUR SQUARE INCHES AND TESTED BY A NATIONALLY RECOGNIZED STANDARD OR APPROVED AGENCY AND LOCATED TO AVOID DRAFTS. THE INLETS SHALL BE SCREENED AND LOCATED AWAY FROM VENT OUTLETS, HAZARDOUS FUMES, PLUMBING DRAINAGE SYSTEMS, ATTIC, CRAWL SPACES, AND GARAGES. DOMESTIC KITCHEN RANGE VENTILATION AND DOMESTIC CLOTHES DRYERS SHALL BE OF METAL AND HAVE SMOOTH INTERIOR SURFACES. DUCTS SHALL BE SUBSTANTIALLY AIRTIGHT AND SHALL COMPLY WITH THE PROVISIONS OF THE I.M.C. EXHAUST DUCTS SHALL TERMINATE OUTSIDE OF THE BUILDING AND BE EQUIPPED WITH BACK DRAFT DAMPERS. DOMESTIC CLOTHES DRYERS SHALL BE EXHAUSTED DIRECTLY TO THE OUTSIDE IF IN AN AREA THAT IS HABITABLE OR CONTAINING OTHER FUEL BURNING APPLIANCES AND SHALL MEET THE PROVISIONS OF THE I.M.C., AS WELL AS CLOTHES DRYER MANUFACTURER'S INSTRUCTIONS AND RECOMMENDATIONS. DRYER EXHAUST DUCTS SHALL TERMINATE ON THE OUTSIDE OF THE BUILDING AND SHALL BE EQUIPPED WITH A BACKDRAFT DAMPER. DUCTS SHALL NOT BE CONNECTED OR INSTALLED WITH SHEET METAL SCREWS OR OTHER FASTENERS THAT WILL OBSTRUCT THE FLOW. UNLESS OTHERWISE PERMITTED OR REQUIRED BY THE DRYER MANUFACTURER'S INSTRUCTIONS AND APPROVED BY THE BUILDING OFFICIAL, DRYER EXHAUST DUCTS SHALL NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL LENGTH OF 14 FEET, INCLUDING TWO 90-DEGREE ELBOWS. TWO FEET SHALL BE DEDUCTED FOR EACH 90-DEGREE ELBOW IN EXCESS OF TWO. PLUMBING WATER CLOSET COMPARTMENT MINIMUM 30" WIDE WITH 2' CLEAR SPACE IN FRONT OF STOOL. SHOWER WALLS SHALL BE RELATIVELY SMOOTH, HARD, NONABSORBENT, AND NOT ADVERSELY AFFECTED BY MOISTURE TO A HEIGHT OF NOT LESS THAN 70 INCHES ABOVE THE DRAIN INLET. WHEN GYPSUM IS USED AS A BASE FOR TILE OR WALL PANELS FOR TUB OR SHOWER ENCLOSURES OR WATER CLOSET COMPARTMENTS WALLS, WATER-RESISTANT GYPSUM BACKING BOARD COMPLYING WITH I.B.C. SHALL BE USED, EXCEPT THAT WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: A) OVER A VAPOR RETARDER; B) IN AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY, SUCH AS SAUNAS OR STEAM ROOMS; AND C) ON CEILINGS. WOOD STOVES ALL SOLID FUEL-BURNING APPLIANCES SHALL COMPLY WITH THE PROVISIONS OF I.M.C. WOOD STOVES SHALL BE APPROVED BY THE BUILDING OFFICIAL FOR SAFE USE OR COMPLY WITH APPLICABLE NATIONALLY RECOGNIZED STANDARDS AS EVIDENCED BY THE LISTING AND LABEL OF AN APPROVED AGENCY. LISTED APPLIANCES. THE INSTALLER SHALL LEAVE THE MANUFACTURER'S INSTALLATION INSTRUCTIONS ATTACHED TO THE APPLIANCE. CLEARANCES OF LISTED APPLIANCES FROM COMBUSTIBLE MATERIALS SHALL BE AS SPECIFIED IN THE LISTING OR ON THE RATING PLATE. HEATING SYSTEMS ALL WARM AIR FURNACES SHALL BE LISTED AND LABELED BY AN APPROVED AGENCY AND INSTALLED TO LISTED SPECIFICATIONS. NO WARM AIR FURNACES SHALL BE INSTALLED IN A ROOM USED OR DESIGNED TO BE USED AS A BEDROOM, BATHROOM, CLOSET, OR IN ANY ENCLOSED SPACE WITH ACCESS ONLY THROUGH SUCH ROOM OR SPACE, EXCEPT DIRECT VENT FURNACES, ENCLOSED FURNACES, AND ELECTRIC HEATING FURNACES. LIQUEFIED PETROLEUM GAS BURNING APPLIANCES SHALL NOT BE INSTALLED IN A PIT, BASEMENT, OR SIMILAR LOCATION WHERE HEAVIER-THAN-AIR GAS MIGHT COLLECT. APPLIANCES SO FUELED SHALL NOT BE INSTALLED IN AN ABOVE GRADE UNDER FLOOR SPACE OR BASEMENT. NO WARM AIR FURNACE SHALL BE INSTALLED IN A CLOSET OR ALCOVE LESS THAN 12 INCHES WIDER THAN THE FURNACE OR FURNACES INSTALLED THEREIN WITH A MINIMUM CLEAR WORKING SPACE LESS THAN 3 INCHES ALONG THE SIDES, BACK, AND TOP OF THE FURNACE. APPLIANCES DESIGNED TO BE IN A FIXED POSITION SHALL BE SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES SHALL BE DESIGNED AND CONSTRUCTED TO SUSTAIN VERTICAL AND HORIZONTAL LOADS WITHIN THE STRESS LIMITATIONS IN THE BUILDING CODE. FIRE DAMPERS NEED NOT BE INSTALLED IN AIR DUCTS PASSING THROUGH THE WALL, FLOOR, OR CEILING SEPARATING A RESIDENCE (GROUP R, DIVISION 3 OCCUPANCY) FROM A GARAGE (GROUP U, DIVISION 1 OCCUPANCY), PROVIDED SUCH DUCTS WITHIN THE GARAGE ARE CONSTRUCTED OF STEEL HAVING A THICKNESS NOT LESS THAN 0.019 INCH (NO. 26 GALVANIZED SHEET GAUGE) AND HAVE NO OPENINGS INTO THE GARAGE. ALL FUEL BURNING EQUIPMENT SHALL BE PROVIDED WITH COMBUSTION AIR AND MEET THE PROVISIONS OF CHAPTER 6, I.M.C. APPLIANCES LOCATED WITHIN THE BUILDING ENVELOPE SHALL OBTAIN COMBUSTION AIR FROM OUTDOORS. HEATING EQUIPMENT LOCATED WITHIN THE BUILDING ENVELOPE SHALL BE THERMALLY ISOLATED FROM THE HEATED AREA. EVERY APPLIANCE DESIGNED TO BE VENTED SHALL BE CONNECTED TO A VENTING SYSTEM COMPLYING WITH THE I.M.C. EVERY FACTORY BUILT CHIMNEY, TYPE L VENT, TYPE B GAS VENT, OR TYPE BW GAS VENT SHALL BE INSTALLED IN ACCORDANCE WITH THE TERMS OF ITS LISTING, MANUFACTURER'S INSTRUCTIONS, AND THE APPLICABLE PROVISIONS OF I.M.C. VENT CONNECTORS SHALL BE INSTALLED WITHIN THE SPACE OR AREA IN WHICH THE APPLIANCE IS LOCATED AND SHALL BE CONNECTED TO A CHIMNEY OR VENT IN SUCH A MANNER AS TO MAINTAIN THE CLEARANCE TO COMBUSTIBLES PER I.M.C. THERMOSTAT - WALL THERMOSTAT, LOW VOLTAGE, HEAT ANTICIPATING. FOUR TIME PERIODS PER DAY WITH INTELLIGENT RECOVERY FEATURE. PRIMARY SPACE CONDITIONING SYSTEMS IN EACH DWELLING UNIT REQUIRE A PROGRAMMABLE THERMOSTAT WITH A 5-2 SCHEDULE (MINIMUM). EACH ADDITIONAL SYSTEM WITHIN A DWELLING MUST HAVE AN ADJUSTABLE THERMOSTAT. DUCTS - DUCTS CANNOT DISPLACE REQUIRED INSULATION. BUILDING CAVITIES CANNOT BE USED AS DUCTS. DUCTS LOCATED OUTSIDE THE CONDITIONED SPACE MUST BE TESTED. SMOKE DETECTOR A SMOKE DETECTOR SHALL BE INSTALLED IN EACH SLEEPING ROOM AND AT A POINT CENTRALLY LOCATED IN THE CORRIDOR OR AREA GIVING ACCESS TO EACH SEPARATE SLEEPING AREA. WHEN THE DWELLING UNIT HAS MORE THAN ONE STORY AND IN DWELLINGS WITH A BASEMENT, A DETECTOR SHALL BE INSTALLED ON EACH LEVEL AND IN THE BASEMENT. IN DWELLING UNITS WHERE A STORY OR BASEMENT SPLIT INTO TWO OR MORE LEVELS, A DETECTOR SHALL BE INSTALLED ON THE UPPER LEVEL, EXCEPT THAT WHEN THE LOWER LEVEL CONTAINS A SLEEPING AREA, A DETECTOR SHALL BE PLACED ON EACH LEVEL. WHEN SLEEPING ROOMS ARE LOCATED ON THE UPPER LEVEL, A DETECTOR SHALL BE PLACED AT THE CEILING OF THE UPPER LEVEL IN CLOSE PROXIMITY TO THE STAIRWAY. WHERE THE CEILING HEIGHT OF A ROOM OPEN TO THE HALLWAY SERVING THE SLEEPING ROOMS EXCEEDS THAT OF THE HALLWAY BY 24 INCHES OR MORE, DETECTORS SHALL BE PLACED IN THE HALLWAY AND THE ADJACENT ROOM. DETECTORS SHALL SOUND AN ALARM AUDIBLE IN ALL SLEEPING AREAS OF THE DWELLING UNIT. THE REQUIRED DETECTORS SHALL RECEIVE THEIR POWER FROM THE BUILDING WIRING AND BE EQUIPPED WITH A BATTERY BACKUP. THE DETECTOR SHALL EMIT A SIGNAL WHEN THE BATTERIES ARE LOW. CARBON MONOXIDE ALARM AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM IN DWELLING UNITS AND ON EACH LEVEL OF THE DWELLING. SINGLE STATION CARBON MONOXIDE ALARMS SHALL BE LISTED AS COMPLYING WITH UL 2034 AND SHALL BE INSTALLED IN ACCORDANCE WITH THE IRC AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. ENERGY CONSERVATION CODE (WSEC) COMPLIANCE MINIMUM REQUIREMENTS FOR WINDOW SIZES SEE WINDOW SCHEDULE CEILING w/ATTIC:R-49 HOT WATER PIPE INSULATION VAULTED CEILING:R-38 (ALL LOCATIONS PER WSEC R403.5.3) R-3 WALL ABOVE GRADE: R-21 WALL BELOW GRADE, EXT.:R-10 (EXT.) / R-21 (INT.) +TB WATER PIPES IN UNCONDITIONED SPACES FLOOR: R-30 (BOTH HOT AND COLD LINES)R-3 SLAB ON GRADE: R-10 FENESTRATION U-FACTOR:0.30 SKYLIGHT U-FACTOR: 0.50 SHGC:NR DOOR U-FACTOR: 0.20 BUILDING AIR LEAKAGE TESTING: BLOWER TEST WITH BLOWER DOOR MANDATORY FOR BLDG. ADDITIONS GREATER THAN 750 SQ. FT. AND NEW CONSTRUCTION PER ENERGY CONSERVATION CODE REQUIREMENTS. CONTRACTOR SHALL PROVIDE ARCHITECT WITH DOCUMENTATION OF COMPLIANCE PRIOR TO PROJECT CLOSEOUT. INDOOR LIGHTING - 75% OF ALL INDOOR LUMINARIES (FIXTURES) SHALL BE HIGH EFFICACY. CERTIFICATE (MANDATORY). A PERMANENT CERTIFICATE SHALL BE COMPLETED AND POSTED ON OR WITHIN 3 FT OF THE ELECTRICAL DISTRIBUTION PANEL. THE CERTIFICATE SHALL NOT COVER OR OBSTRUCT THE VISIBILITY OF THE CIRCUIT DIRECTORY LABEL, SERVICE DISCONNECT LABEL OR OTHER REQUIRED LABELS. THE CERTIFICATE SHALL LIST THE PREDOMINANT R-VALUES OF INSULATION INSTALLED IN OR ON CEILING/ROOF, WALLS, FOUNDATION (SLAB, BELOW-GRADE WALL, AND/OR FLOOR) AND DUCTS OUTSIDE CONDITIONED SPACES; U-FACTORS FOR FENESTRATION AND THE SOLAR HEAT GAIN COEFFICIENT (SHGC) OF FENESTRATION, AND THE RESULTS FROM ANY REQUIRED DUCT SYSTEM AND BUILDING ENVELOPE AIR LEAKAGE TESTING DONE ON THE BUILDING. THE CERTIFICATE SHALL LIST THE TYPES AND EFFICIENCIES OF HEATING, COOLING AND SERVICE WATER HEATING EQUIPMENT. WHERE A GAS-FIRED UNVENTED ROOM HEATER, ELECTRIC FURNACE, OR BASEBOARD ELECTRIC HEATER IS INSTALLED IN THE RESIDENCE, THE CERTIFICATE SHALL LIST "GAS-FIRED UNVENTED ROOM HEATER," "ELECTRIC FURNACE" OR "BASEBOARD ELECTRIC HEATER," AS APPROPRIATE. AN EFFICIENCY SHALL NOT BE LISTED FOR GAS-FIRED UNVENTED ROOM HEATERS, ELECTRIC FURNACES OR ELECTRIC BASEBOARD HEATERS. SITE ADDRESS ADDRESS IDENTIFICATION. BUILDINGS SHALL BE PROVIDED WITH APPROVED ADDRESS IDENTIFICATION IN A LOCATION VISIBLE FROM THE STREET FRONTING THE PROPERTY. ADDRESS IDENTIFICATION CHARACTERS SHALL CONTRAST WITH THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS (NUMBERS SHALL NOT BE SPELLED OUT) AND NOT LESS THAN 4-INCHES HIGH WITH A STROKE OF 0.5- INCHES. WHERE REQUIRED BY THE FIRE CODE OFFICIAL ADDITIONAL ADDRESS LOCATIONS MAY BE REQUIRED. PROPERTY ADDRESS SHALL BE POSTED PRIOR TO REQUESTING ANY INSPECTIONS. 1.ALL WORK PERFORMED SHALL COMPLY WITH THESE GENERAL NOTES UNLESS OTHERWISE NOTED ON THE DRAWINGS AND SPECIFICATIONS. THE GENERAL CONTRACTOR SHALL COORDINATE THE GENERAL NOTES WITH THE WORK OF ALL TRADES, INCLUDING BUT NOT LIMITED TO THE MECHANICAL, ELECTRICAL, PLUMBING, FOOD SERVICE, AND ACOUSTICAL TRADES. 2.THE CONTRACTOR SHALL VISIT THE SITE AND BE KNOWLEDGEABLE OF CONDITIONS THEREOF. THE CONTRACTOR SHALL INVESTIGATE, VERIFY, AND BE RESPONSIBLE FOR ALL CONDITIONS OF THE PROJECT AND SHALL NOTIFY THE OWNER / ARCHITECT OF CONDITIONS REQUIRING MODIFICATION BEFORE PROCEEDING WITH THE WORK. 3.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ACCURATE PLACEMENT OF THE BUILDING ON THE SITE. 4.WHERE DISCREPANCIES EXIST BETWEEN THE DRAWINGS OF VARIOUS DISCIPLINES, ARCHITECTURAL DRAWINGS SHALL GENERALLY BE ASSUMED TO GOVERN. IN SUCH INSTANCES, THE CONTRACTOR SHALL CONSULT THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. 5.CONDITIONS WHICH ARE NOT DETAILED SHALL BE ASSUMED TO BE SIMILAR IN CHARACTER TO THOSE WHICH ARE, WHERE SPECIFIC DIMENSIONS, DETAILS, OR DESIGN INTENT CANNOT BE DETERMINED THE CONTRACTOR SHALL NOTIFY THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 6.CONSTRUCTION OF WORK INDICATED ON DRAWINGS AS (NIC) IS NOT IN CONTRACT. THE CONTRACTOR SHALL COORDINATE ALL TRADES OF HIS WORK, WHETHER DIRECTLY OR INDIRECTLY INVOLVED, WITH (NIC) WORK. 7.ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF ALL APPLICABLE CODES AND GOVERNING AUTHORITIES AND SHALL BE OF BEST PRACTICE OF EACH TRADE. 8.ALL WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER DRAWN SPACE. DO NOT SCALE THE DRAWINGS. 9.ALL DIMENSIONS SHALL BE VERIFIED IN THE FIELD PRIOR TO PROCEEDING WITH THE WORK. THE CONTRACTOR IS TO NOTIFY THE ARCHITECT OF ANY DISCREPANCIES PRIOR TO PROCEEDING WITH THE WORK. 10.FINISHED FLOOR ELEVATIONS ARE TO TOP OF SUBFLOOR (WOOD / STEEL) OR TOP OF SLAB (CONCRETE) UNLESS OTHERWISE NOTED. 11.THE CONTRACTOR SHALL PROVIDE AND INSTALL ALL STIFFENERS, BRACING, BACK UP PLATES, AND SUPPORTING BRACKETS REQUIRED FOR THE BEST POSSIBLE INSTALLATION OF ALL TOILET ROOM ACCESSORIES AND PARTITIONS, OWNER-FURNISHED ITEMS, AND ALL WALL-MOUNTED OR SUSPENDED MECHANICAL, ELECTRICAL, OR MISCELLANEOUS EQUIPMENT. 12.THE FLAME SPREAD RATING FOR ALL MATERIALS SHALL CONFORM TO ALL APPLICABLE CODES. 13.REFER TO CERTIFIED MECHANICAL AND ELECTRICAL DRAWINGS AND MANUFACTURER'S TEMPLATE DRAWINGS FOR ALL MECHANICAL AND ELECTRICAL EQUIPMENT SUPPORTS, BOLT SETUP TEMPLATES, SPRING AND VIBRATION ISOLATORS, ETC, NOT SHOWN ON DRAWINGS. 14.PROVIDE PROPER ANCHORAGE OF ESSENTIAL EQUIPMENT IN ACCORDANCE WITH APPLICABLE CODES. 15.ALL PIPE DUCTS, BUSS DUCTS, AND CONDUITS THAT PENETRATE FLOOR SLABS AND/OR RATED WALLS SHALL BE INSTALLED IN A MANNER WHICH WILL PRESERVE THE FIRE RESISTIVE AND STRUCTURAL INTEGRITY OF THE BUILDING. 16.COORDINATE PLACEMENT OF ALL CEILING ELEMENTS WITH MECHANICAL, ELECTRICAL, AND CEILING INSTALLER. WHERE DISCREPANCIES EXIST BETWEEN DRAWINGS AND INSTALLATION, THE CONTRACTOR SHALL CONSULT WITH THE ARCHITECT PRIOR TO PROCEEDING WITH THE WORK. 17.PROVIDE ACCESS PANELS FOR MECHANICAL AND ELECTRICAL EQUIPMENT AS REQUIRED BY APPLICABLE CODES. ALL ACCESS PANELS SHALL BE CONCEALED AND LOCATIONS SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW PRIOR TO START OF WORK. ELECTRICAL 'J' BOXES, PLUMBING CLEANOUTS, FIRE DAMPERS, AND OTHER SIMILAR ITEMS REQUIRING ACCESS ARE NOT TO BE LOCATED ABOVE GWB OR SIMILAR CEILINGS. 18.CONTRACTOR SHALL SUBMIT TO THE ARCHITECT PRIOR TO STARTING THE WORK COMPREHENSIVE LAYOUT DRAWINGS INDICATING DIMENSIONAL LOCATION OF ALL VISIBLE BUILDING ELECTRICAL, AUTOMATION, SECURITY, LIFE SAFETY, CONTROL, ETC. EQUIPMENT. 19.CONTRACTOR SHALL COORDINATE AND PROVIDE ALL SLAB AND WALL OPENINGS REQUIRED BY MECHANICAL AND ELECTRICAL CONTRACTORS. 20.THE INSULATION CONTRACTOR SHALL PROVIDE CERTIFICATE OF COMPLIANCE TO THE ARCHITECT / OWNER UPON COMPLETION OF WORK. 21.CONTRACTOR SHALL VERIFY ALL CONCRETE / MASONRY OPENINGS PRIOR TO FABRICATION OF DOORS AND FRAMES. 22.ALL DISSIMILAR METALS SHALL BE ISOLATED FROM ONE ANOTHER TO PREVENT GALVANIC ACTION AND/OR BREAKDOWN. 23.ROOF OBSTRUCTION SUCH AS TELEVISION ANTENNAS OR GUY WIRES SHALL NOT BE INSTALLED IN A MANNER OBSTRUCTING FIRE DEPARTMENT ACCESS OR EGRESS. 24.PROVIDE COLLISION BARRIERS ADEQUATE TO PROTECT ALL CONTROL METERS, REGULATORS, AND PIPING FOR HAZARDOUS MATERIALS THAT ARE EXPOSED TO VEHICULAR DAMAGE. CONSULT WITH ARCHITECT PRIOR TO INSULATING. 25.ALL MASONRY DIMENSIONS ARE NOMINAL. 26.CEILING HEIGHT DIMENSIONS ARE FROM DESIGNED FINISH FLOOR TO FINISHED CEILING SURFACES U.O.N. 27.WHERE REQUIRED, DOORS OPENING INTO REQUIRED FIRE- RESISTIVE CORRIDORS SHALL BE PROTECTED WITH A SELF-CLOSING SMOKE AND DRAFT CONTROL ASSEMBLY HAVING A RATING & S LABEL IN ACCORDANCE WITH WALL ASSEMBLY. 28.PROVIDE FIRE DAMPERS OR DOORS WHERE DUCTS PENETRATE FIRE RATED WALLS OR CEILINGS U.O.N. 29.ALL ELEVATOR OPENINGS SHALL BE CERTIFIED BY THE ELEVATOR SUBCONTRACTOR PRIOR TO FORMING. IF MODIFICATIONS ARE REQUIRED, THE CONTRACTOR SHALL BRING SUCH MODIFICATIONS TO THE ATTENTION OF THE ARCHITECT AND OWNER PRIOR TO PROCEEDING WITH THE WORK. 30.CONTRACTOR SHALL PROVIDE ALL REQUIRED SIGNAGE (MAXIMUM OCCUPANT LOAD, BUILDING ASSEMBLY, ETC) AS REQUIRED BY LOCAL BUILDING CODE AUTHORITY IN ORDER TO RECEIVE PERMANENT PROJECT OCCUPANCY. 31.ALL SURFACES EXPOSED TO VIEW SHALL BE PROVIDED WITH A FINISHED CONDITION (PAINTED, SEALED, ETC). 32.DEMOLITION / CONSTRUCTION SHALL CONFORM WITH CHAPTERS 33 IFC AND 33 IBC. 33.SEE DRAWINGS FOR NOTES REGARDING WALL TYPES AND PARTITIONS. GENERAL NOTES ABV ABOVE ADH ADHESIVE ADJ ADJUSTABLE AGG AGGREGATE AHJ AUTHORITY HAVING JURISDICTION A/C AIR CONDITIONING ALT ALTERNATE ALUM ALUMINUM ANC ANCHOR, ANCHORAGE AB ANCHOR BOLT ANOD ANODIZED APX APPROXIMATE ARCH ARCHITECT (URAL) ASPH ASPHALT AUTO AUTOMATIC AWN AWNING BSMT BASEMENT BM BEAM BVL BEVELED BLK BLOCK BLKG BLOCKING BLW BELOW BTW BETWEEN BD BOARD BOT BOTTOM BLDG BUILDING BUR BUILT UP ROOFING B/O BY OTHERS CAB CABINET CRPT CARPET (ED) CLK CAULK (ING) CAS CASEMENT CB CATCH BASIN CLG CEILING CT CERAMIC TILE CIR CIRCLE CLR CLEAR (ANCE) COL COLUMN CONC CONCRETE CMU CONCRETE MASONRY UNIT CONT CONTINUOUS OR CONTINUE CJT CONTROL JOINT CORR CORRUGATED CUFT CUBIC FOOT CUYD CUBIC YARD DP DAMPPROOFING DTL DETAIL DIA DIAMETER DIM DIMENSION DW DISHWASHER DIV DIVISION DR DOOR DH DOUBLE HUNG DS DOWN SPOUT DRWR DRAWER DT DRAIN TILE DWG DRAWING D NAIL SIZE EW EACH WAY E EAST EL ELEVATION EQ EQUAL EQUP EQUIPMENT EXCV EXCAVATE EXH EXHAUST EXIST EXISTING EXT EXTERIOR FOC FACE OF CONCRETE FOF FACE OF FRAMING FOM FACE OF MASONRY FOW FACE OF WALL FBD FIBERBOARD FGL FIBERGLASS FIN FINISH (ED) FFE FINISHED FLOOR ELEVATION FA FIRE ALARM FE FIRE EXTINGUISHER FPL FIRE PLACE FLSH FLASHING FLR FLOOR (ING) FLOR FLUORESCENT FT FOOT, FEET FTG FOOTING FND FOUNDATION FRM FRAME (D), (ING) FBO FURNISHED BY OTHERS FUR FURRED (ING) GA GAGE, GAUGE GAL GALLON GALV GALVANIZED GL GLASS, GLAZING GI GALVANIZED IRON GLBK GLASS BLOCK GLB GLUE LAMINATED BEAM GT GROUT GRD GRADE GRADING GWB GYPSUM WALL BOARD HDW HARDWARE HDR HEADER HTG HEATING HVAC HEATING/ VENTILATION-AIR CONDITIONING HT HEIGHT HC HOLLOW CORE HOR HORIZONTAL HB HOSE BIB IN INCH INCL INCLUDE (D), (ING) ID INSIDE DIAMETER INS INSULATE (D), (ION) INT INTERIOR INV INVERT JNT JOINT JST JOIST KD KILN DRIED KIT KITCHEN LB POUND LAM LAMINATE (D) LAV LAVATORY LH LEFT HAND L LENGTH LOA LENGTH OVER ALL LT LIGHT LF LINEAL FEET LL LIVE LOAD LVL LAMINATE VENEER LUMBER LVR LOUVER MFR MANUFACTURER MO MASONRY OPENING MAX MAXIMUM MAS MASONRY MECH MECHANIC (AL) MC MEDICINE CABINET MED MEDIUM MDF MEDIUM DENSITY FIBERBD. MDO MEDIUM DENSITY OVERLAY MBR MEMBER MMB MEMBRANE MTL METAL MWK MILLWORK MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MLD MOULDING MLB MICRO LAMINATED BEAM NOM NOMINAL N NORTH NIC NOT IN CONTRACT NTS NOT TO SCALE NO,# NUMBER O NON-OPERABLE WINDOW SECTION OBS OBSCURE OC ON CENTER OP OPAQUE OPG OPENING OSB ORIENTATED STRAND BOARD OD OUTSIDE DIAMETER PNT PAINT (ED) PBD PARTICLE BOARD PRT PARTITION PVMT PAVEMENT PERF PERFORATE (D) PLAS PLASTER PLAM PLASTIC LAMINATE PLT PLATE PLYWD PLYWOOD PCC PRECAST CONCRETE PCF POUNDS PER CUBIC FOOT PLF POUNDS PER LINEAL FOOT PSF POUNDS PER SQUARE FOOT PSI POUNDS PER SQUARE INCH PBF PREFABRICATED PRF PREFORMED PT PRESSURE TREATED PL PROPERTY LINE PH TOILET PAPER HANGER QTY QUANTITY QT QUARRY TILE RAD RADIUS REF REFERENCE RFL REFLECT (ED), (IVE), (OR) REFR REFRIGERATOR REG REGISTER RE REINFORCED REQ'D REQUIRED RA RETURN AIR REV REVISION (S), REVISED R RISER RD ROD RFG ROOFING RM ROOM RO ROUGH OPENING SCH SCHEDULE SCN SCREEN SECT SECTION SGD SLIDING GLASS DOOR SHTH SHEATHING SHT SHEET SH SHELF, SHELVING SIM SIMILAR SKL SKYLIGHT S SOUTH SLB SLAB SLD SLIDER (ING) SPEC SPECIFICATION SQ SQUARE STD STANDARD STV STOVE STL STEEL STR STRUCTURAL SA SUPPLY AIR SC SOLID CORE SW SHEAR WALL SS STAINLESS STEEL SYS SYSTEM TEL TELEPHONE TEMP TEMPERED T&G TONGUE & GROOVE T/O TOP OF TOC TOP OF CONCRETE TOW TOP OF WALL TB TOWEL BAR T TREAD TS TUBULAR STEEL TYP TYPICAL UL UNDERWRITERS LABORATORY UNF UNFINISHED UNO UNLESS NOTED OTHERWISE VB VAPOR BARRIER VAR VARNISH VRN VENEER VERT VERTICAL VG VERTICAL GRAIN VIN VINYL SHEET WL WALL WC WATER CLOSET WH WATER HEATER WP WATER PROOFING WR WATER RESISTANT WWF WELDED WIRE FABRIC WWM WELDED WIRE MESH W WEST WIN WINDOW W/O WITHOUT W/ WITH WD WOOD X OPERABLE WINDOW SECTION ABBREVIATIONS 1 A101 SIM A101 1 SIM S.D. CO 50 CFM 1i BUILDING SECTION BUILDING ELEVATION / INTERIOR ELEVATION DETAIL CALLOUT SMOKE DETECTOR CARBON MONOXIDE DETECTOR EXHAUST FAN DOOR NUMBER WINDOW NUMBER 1 2 3 4 A4.0 LEGEND 1t © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:43 AM GENERAL NOTES A0.01 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 x13' - 3" 16' - 2" x13' - 3" 11' - 2" W/D x13' - 3" 10' - 9" x5' - 1" 11' - 9" x5' - 1" 11' - 9" x5' - 1" 4' - 2" x5' - 1" 3' - 3" x18' - 4" 38' - 2" C A TV 6 5 A3.034 A3.03 3 A3.03 1 A3.03 2 BEDROOM KITCHEN LIVING BATHROOM BATHROOM CLOSET 301 309 308302 303 302 301 304 306 307 305 307 306 304 305 303 WH 19' - 8" 5' - 7"14' - 1" 7' - 1 " 1 2 ' - 1 " 3 ' - 7 " 4 ' - 6 " 1 2 ' - 3 " 4' - 6 " 7 ' - 7 " 3' - 1 1 " 7 ' - 9 " 5 ' - 0 " HEAT PUMP ELECTRICAL PANEL CO N C R E T E W A L K W A Y ATTIC ACCESS HATCH UP UP 1' - 1 1 " 1 ' - 9 " 1 ' - 9 " 1 ' - 8 " D.S.D.S. D.S. 3 A4.01. 1 A4.01. 4 A4.01. 2 A4.01. @ 6 3/4" T w/ 3R11" @ 6 3/4" T w/ 3R11" 50 CFM 50 CFM S.D. CO S.D. 100 CFM EG R E S S 6' - 1 " 2 ' - 3 " 9' - 8 " 4 ' - 1 0 " 4' - 0" 4' - 8 " 7 ' - 7 " CRAWLSPACE ACCESS PANEL B 19' - 8" 39 ' - 6 " 39 ' - 6 " 22 ' - 1 0 " 16 ' - 8 " REF 2' - 0 " WHOLE HOUSE FAN S. G . DW MECH CL REFER TO DETAIL 14/A8.01 FOR WATER HEATER REQS FLOOR PLAN LEGEND NEW WALL (E) WALL TO REMAIN DEMO (E) WALL / WINDOW CFM EXHAUST FAN CARBON MONOXIDE DETECTOR SMOKE DETECTOR (E)(E) EXHAUST FAN S.D. CO FLOOR AREAS SQUARE FOOTAGE–METHOD FOR CALCULATING: ANSI Z765-2003. FINISHED SQUARE FOOTAGE CALCULATIONS FOR THIS HOUSE WERE MADE BASED ON PLAN DIMENSIONS ONLY AND MAY VARY FROM THE FINISHED SQUARE FOOTAGE OF THE HOUSE AS BUILT. FOR DETACHED SINGLE-FAMILY HOUSES, THE FINISHED SQUARE FOOTAGE OF EACH LEVEL IS THE SUM OF FINISHED AREAS ON THAT LEVEL MEASURED AT FLOOR LEVEL TO THE EXTERIOR FINISHED SURFACE OF THE OUTSIDE WALLS. ROOM SIZES (LISTED AS #'-#" x #'-#" ) WHERE INDICATED WITH ROOM NAMES ARE APPROXIMATE CLEAR FINISHED ROOF DIMENSIONS FOR GENERAL REFERENCE ONLY AND ARE NOT MEANT TO BE USED FOR FRAMING LAYOUTS. GENERAL NOTES C A 6 5 A3.034 A3.03 3 A3.03 1 A3.03 2 3 A4.01. 1 A4.01. 4 A4.01. 2 A4.01. 19' - 8" 39 ' - 6 " 3' - 0" 4' - 0"3' - 0" CRAWLSPACE ACCESS HATCH B CRAWLSPACE VENT 50 S.I. NET FREE AREA SLAB EDGE CRAWLSPACE CLASS 1 VAPOR RETARDER 2' - 8 " 6 ' - 1 0 " 6 ' - 1 0 " 6 ' - 1 0 " 6 ' - 1 0 " 6 ' - 1 0 " 2 ' - 8 " 9' - 9" FOUNDATION VENT WELL, 20IN x 8IN PRE- FORMED CORRUGATED GALVANIZED STEEL. TYP. WHOLE HOUSE VENTILATION CALCS 2015 IRC M1507.3.4 - USING EXHAUST FANS. SET FOR CONTINUOUS OPERATION. OPERATION: 24 HRS / DAY = 30 CFM MIN (<1,500 SF 0-1 BR) NOTE. IF INTERMITTENT OPERATION IS PREFERRED, CONTACT ARCHITECT AS FAN SIZE MUST BE INCREASED. VENTILATION CALCULATIONS © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:44 AM ADU FLOOR PLANS A2.01. 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0" FLOOR PLAN - ADU SCALE: 1/4" = 1'-0" CRAWLSPACE - ADU AREA SUMMARY NAME COMMENTS AREA ADU HEATED 776.8 SF 776.8 SF UNDER-FLOOR SPACE 2015 IRC R408.1 - VENTILATION MINIMUM NET AREA OF VENTILATION OPENINGS = > 1 SF FOR EACH 300 SF OF UNDER-FLOOR SPACE AREA CRAWL SPACE AREA = 699.72 SF 699.72 / 300 = 2.3324 SF 2.3324 X 144 SQ IN/SF = 335.86 SQ IN 335.86/50 SI PER VENT = 6.717 = 7 VENTS REQUIRED MIN 7 VENTS REQUIRED W/ A VENT WITHIN 3FT OF EACH CORNER 7 VENTS PROVIDED CRAWL SPACE VENT CALCULATIONS C A 6 5 A3.034 A3.03 3 A3.03 1 A3.03 2 3 A4.01. 1 A4.01. 4 A4.01. 2 A4.01. FACE OF BUILDING BELOW GUTTER 19' - 8" B O.H. 1' - 6" O .H . 1 ' - 6 " O.H. 1' - 6" 4" / 1 2 " 4" / 12"4" / 12" 4" / 1 2 " 4" / 1 2 " 4" / 1 2 " RI D G E ROOF VENTILATOR V A L L E Y RIDGE H IP H IP H IP H IP © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:44 AM ADU ROOF PLAN A2.02. 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0" ROOF PLAN - ADU ROOF VENTILATION CALCS ADU ATTIC = 776.8 SF 776.8/300 = 2.59 SF OR 373 SQ. IN PROVIDE 186.5 SQ. IN. @ EAVES PROVIDE 186.5 SQ. IN. @ ROOF LOW ROOF VENTILATION (SOFFIT STRIP VENTS) WEST ELEVATION 39.6 FT X 4 SQ IN/ FT= 174.4 SQ IN EAST ELEVATION 39.6 FT X 4 SQ IN/FT=174.4 SQ IN TOTAL EVE VENTILATION=348.8 SQ IN HIGH ROOF VENTILATION 186.5/50 SQ IN=4 VENTS REQ @ RIDGE ROOF PLAN NOTES TYPICAL ROOF PITCH 4:12, SEE ELEVATIONS AF-50 ROOF VENT TYP. INDICATION MAIN FLOOR 169'-0" UPPER FLOOR 179'-7 7/8" T/O PLATE 187'-9" C A1 A4.02 1 A4.01 218219222 119120 118 101 109 221 220 217 216 215 214 213 212MIN 3 1/2" WIDE WINDOW TRIM FIBER CEMENT LAP SIDING DOWNSPOUT CONCRETE GUTTER DOWNSPOUT B 4" 12" 401 HORIZONTAL BAND TRIM MIN 8' COMPOSITE SHINGLE ROOFING CORNER BOARD TRIM. TYP. M FR STONE VENEER FIBER CEMENT LAP SIDING TYP. 9 ' - 1 1 /8 " 8 ' - 1 1 /8 " 1 ' - 6 3 /4 " PR O P E R T Y L I N E HEIGHT LIMIT 196'-6 31/32" AVERAGE GRADE 166'-6 31/32" 3 0 ' - 0 " RETAINING WALL 4" 12" MAIN FLOOR 169'-0" UPPER FLOOR 179'-7 7/8" T/O PLATE 187'-9" 4 3 2 13 A4.01 2 A4.02 103 102 101 202 201 105 104 4" 12" DOWNSPOUT FIBER CEMENT LAP SIDING CONCRETE GUTTER DOWNSPOUT BATHROOM EXHAUST VENT BATHROOM EXHAUST VENT 4" 12" 4" 12" 2 A4.01 402 9 ' - 1 1 /8 " 8 ' - 1 1 /8 " 1 ' - 6 3 /4 " HEIGHT LIMIT 196'-6 31/32" AVERAGE GRADE 166'-6 31/32" 3 0 ' - 0 " © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:45 AM ELEVATIONS A3.01 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0"A3.01 EAST ELEVATION 2 SCALE: 1/4" = 1'-0"A3.01 SOUTH ELEVATION 1 NOTE: PRIMARY RESIDENCE ELEVATIONS PROVIDED FOR REFERENCE ONLY (UNDER SEPARATE PERMIT). MAIN FLOOR 169'-0" UPPER FLOOR 179'-7 7/8" T/O PLATE 187'-9" 43213 A4.01 2 A4.02 211 210 4" 12" FIBER CEMENT LAP SIDING DOWNSPOUT CONCRETE GUTTER DOWNSPOUT STONE VENEER M. BATHROOM EXHAUST VENT LAUNDRY EXHAUST VENT KITCHEN EXHAUST VENT TO OPENING TYP. 3' - 0" 4" 12" 4" 12" DRYER EXHAUST VENT 2 A4.01 404 8 ' - 1 " 8 ' - 1 1 /8 " HEIGHT LIMIT 196'-6 31/32" AVERAGE GRADE 166'-6 31/32" 3 0 ' - 0 " RETAINING WALL MAIN FLOOR 169'-0" UPPER FLOOR 179'-7 7/8" T/O PLATE 187'-9" CA1 A4.02 1 A4.01 209 117 116 115 114 113 105 110 111 109 107 106 206 205207 204 203208 112 FIBER CEMENT LAP SIDING CONCRETE GUTTER DOWNSPOUT DOWNSPOUT 108 B 4" 12" 4" 12" 403 9 ' - 1 1 /8 " 8 ' - 1 1 /8 " 1 ' - 6 3 /4 " PR O P E R T Y L I N E HEIGHT LIMIT 196'-6 31/32" AVERAGE GRADE 166'-6 31/32" 3 0 ' - 0 " © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:46 AM ELEVATIONS A3.02 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0"A3.02 NORTH ELEVATION 1 SCALE: 1/4" = 1'-0"A3.02 WEST ELEVATION 2 NOTE: PRIMARY RESIDENCE ELEVATIONS PROVIDED FOR REFERENCE ONLY (UNDER SEPARATE PERMIT). C A 307 306307 308 301 3 A4.01. 1 A4.01. KITCHEN EXHAUST VENT B 4" 12" 4" 12" PR O P E R T Y L I N E MIN 3 1/2" WIDE WINDOW & DOOR TRIM MTL GUTTER DOWNSPOUT COMPOSITE SHINGLE ROOFING CORNER BOARD TRIM. TYP. FIBER CEMENT LAP SIDING TYP. CONCRETE ADU T.O.P 178'-1 1/8" ADU MAIN FLOOR 169'-0" 65 4 A4.01. 2 A4.01. HEIGHT LIMIT 4" 12" 4" 12" 9 ' - 1 1 /8 " PR O P E R T Y L I N E ADU AVERAGE GRADE 166'-2 17/32" 1 8 ' - 0 " 3 ' - 0 " GUARD RAIL +3FT AFG W/ PICKETS AT 4IN 0C EXTERIOR FINISHES TO MATCH PRIMARY RESIDENCE ADU T.O.P 178'-1 1/8" ADU MAIN FLOOR 169'-0" 6 54 A4.01. 2 A4.01. FIBER CEMENT LAP SIDING DOWNSPOUT CONCRETE GUTTER HEIGHT LIMIT 4" 12" 4" 12" 9 ' - 1 1 /8 " PR O P E R T Y L I N E ADU AVERAGE GRADE 166'-2 17/32" 1 8 ' - 0 " CA 304 303 302 301305 3 A4.01. 1 A4.01. HEAT PUMP BATHROOM EXHAUST VENT B 4" 12" 4" 12" PR O P E R T Y L I N E EXISTING GRADE AND PROPOSED FINISH GRADE © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:47 AM ADU ELEVATIONS A3.03 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0"A3.03 EAST ELEVATION - ADU 4 SCALE: 1/4" = 1'-0"A3.03 NORTH ELEVATION - ADU 3 SCALE: 1/4" = 1'-0"A3.03 SOUTH ELEVATION - ADU 1 SCALE: 1/4" = 1'-0"A3.03 WEST ELEVATION - ADU 2 ADU T.O.P 178'-1 1/8" ADU MAIN FLOOR 169'-0" 6 54 A4.01. 2 A4.01. BEDROOMBATHROOM ATTIC CRAWLSPACE HEIGHT LIMIT R O O F B O N U S 6 ' - 0 " TYP EXT WALL CONSTRUCTION SIDING PER ELEVATIONS RAINSCREEN FURRING STRIPS WEATHER RESISTIVE BARRIER SHEATHING PER STRUCT 2X6 INT FRAM'G STUDS @ 16" OC R-21 BATT INSULATION 1/2" GWB, VAPOR RETARDER PAINT ROOF ASSEMBLY COMP SHINGLES ROOF UNDERLAYMENT SHEATHING PREMFR TRUSSES PER STRUCTURAL R-49 INSULATION GWB, PAINTED TYP FLOOR CONSTRUCTION FINISH FLR PER PLAN 3/4" PLYWOOD SUBFLOOR R30 BATT INSULATION 1 ' - 0 " 9 ' - 1 1 /8 " ADU AVERAGE GRADE 166'-2 17/32" 1 8 ' - 0 " M A X P L H E I G H T 1 2 ' - 0 " ADU T.O.P 178'-1 1/8" ADU MAIN FLOOR 169'-0" 6 54 A4.01. 2 A4.01. LIVINGOFFICE ATTIC CRAWLSPACE HEIGHT LIMIT R O O F B O N U S 6 ' - 0 " 9 ' - 1 1 /8 " PR O P E R T Y L I N E ADU AVERAGE GRADE 166'-2 17/32" 1 8 ' - 0 " M A X P L H E I G H T 1 2 ' - 0 " M I N 1 ' - 6 " 8 " M I N C L R 1 ' - 6 " +/- GUARD NOT REQ AT LOCATIONS LESS THAN + 30IN ABV GRADE C A 3 A4.01. 1 A4.01. BEDROOMKITCHENLIVING ATTIC CRAWLSPACE B PR O P E R T Y L I N E M I N 1 ' - 6 " 8" M I N A8.01 17 A8.01 1 3 A8.01 C A3 A4.01. 1 A4.01. BATHROOMCLOSETBATHROOMOFFICE ATTIC CRAWLSPACE B PR O P E R T Y L I N E © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:47 AM ADU SECTIONS A4.01. 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0"A4.01. ADU - E/W SECTION 1 SCALE: 1/4" = 1'-0"A4.01. ADU - E/W SECTION 2 3 SCALE: 1/4" = 1'-0"A4.01. ADU - N/S SECTION 2 4 SCALE: 1/4" = 1'-0"A4.01. ADU - N/S SECTION 2 FINISHED FLOOR SINGLE FLUSH 1 PER SCHEDULE DOUBLE POCKET 2 PER SCHEDULEPER SCHEDULE POCKET SINGLE 3 PER SCHEDULE SLIDING GLASS 4DOUBLE FLUSH 5 PER SCHEDULE P E R S C H E D U L E ABBREVIATIONS AL ALUMINUM BF BI-FOLD BP BY-PASS CL CLEAR FM FIELD MEASURE HCW HOLLOW CORE WOOD HM HOLLOW METAL INS INSULATED LVR LOUVER MTL METAL OHD OVER HEAD DOOR P PAINTED PC POWDER COATED SC SOLID CORE SG SAFETY GLASS SGD SLIDING GLASS DOOR T TEMPERED WD WOOD DOOR SCHEDULE NOTES REMARKS: 1. CLOSERS 2. THRESHOLD 3. FULL WEATHER STRIP 4. DOOR SWEEP 5. DEADBOLT OR MANUAL SECURITY LATCH, MIN 1" THROW 6. VIEW PORT 7. SMOKE GASKET 8. BARRIER FREE HARDWARE 9. LOUVERED 10. ELECTRIC AUTO DOOR OPENER 11. PANIC HARDWARE 12. AUTOMATIC FLUSH BOLTS 13. PUSH PLATE/PULLS 14. MANUAL FLUSH BOLTS 15. BY-PASS HARDWARE 16. FLUSH DEAD BOLT AND CONCEALED HINGES 17. DOUBLE SWINGING 18. PRIVACY LOCK 19. SELF LOCKING 20. ELECTRIC STRIKE, CONNECT TO INTERCOM SYSTEM 21. SINGLE ACTION HARDWARE GENERAL NOTES: A. MAX THRESHOLD TO BE 1/2" AT BARRIER FREE UNITS AND ALL PUBLIC SPACES. B. HARDWARE GROUPS BY OTHERS. C. ALL GLAZING IN ONE HOUR FIRE DOORS NOT TO EXCEED 100 SQ INCHES MAX. D. ALL REQUIRED FIRE DOORS AND FRAMES SHALL BEAR LABEL FROM A RECOGNIZED AGENCY. E. FIRE DOORS SHALL BE SELF-CLOSING AND SELF-LATCHING. F. PROVIDE SMOKE GASKETING FOR ALL EXIT & FIRE-RATED DOORS. G. GLAZING TO MEET REQUIREMENTS OF IBC / IRC (SBC IN CITY OF SEATTLE) H. DOORS TO MEET REQUIREMENTS OF WA ST ENERGY CODE, TABLE 6-1, U-0.20. I. REFER TO PLAN TO DETERMINE SWING DIRECTION AND HINGED SIDE. J. FRAME TO CONFORM TO SAME RATED ASSEMBLY AS ASSOCIATED DOOR. L. PROVIDE UNIT ENTRY DOORS AND LOCKS PER SBC 310.14.15. M. FOR REMODELS, ONLY NEW OR REPLACED DOORS ARE SCHEDULED. N. GLAZING TO MEET REQUIREMENTS OF IRC. O. DOORS TO MEET REQUIREMENTS OF WA ST ENERGY CODE P. REFER TO PLAN TO DETERMINE SWING DIRECTION AND HINGED SIDE. Q. PROVIDE UNIT ENTRY DOORS AND LOCKS PER IRC. R. FOR REMODELS, ONLY NEW, EXTERIOR OR REPLACED DOORS ARE SCHEDULED. KEYING / LOCKSET REMARKS: PL PRIVACY LOCK SET PS PASSAGE SET DB DEADBOLT KL KEYED LOCK SET PD PASSAGE PRIMARY / DUMMY SECOND ABBREVIATIONS AL ALUMINUM BF BI-FOLD BP BY-PASS CL CLEAR FM FIELD MEASURE HCW HOLLOW CORE WOOD HM HOLLOW METAL INS INSULATED LVR LOUVER MTL METAL OHD OVER HEAD DOOR P PAINTED PC POWDER COATED SC SOLID CORE SG SAFETY GLASS SGD SLIDING GLASS DOOR T TEMPERED WD WOOD GENERAL NOTES: A. MAX SILL HEIGHT 44" FOR REQUIRED EGRESS WINDOWS. B. HARDWARE GROUPS BY OTHERS. C. WINDOWS WITHIN 10 FT OF GRADE MUST BE PROVIDED WITH LATCHING DEVICES. D. GLAZING TO CONFORM TO SECTION 24 OF THE IRC. E. LITE DIVIDED BY INTERNAL MUNTINS WITHIN INSULATED GLAZING. F. GLAZING TO MEET WA ST ENERGY CODE, TABLE 6-1, U=0.30 G. GLAZING WITHIN 18" OF FINISHED FLOOR TO BE TEMPERED SAFETY GLASS. H. FOR REMODELS, ONLY NEW OR REPLACED WINDOWS ARE SCHEDULED. I. SEE 2012 IRC FOR SAFETY GLASS REQ. J. ALL NEW GLAZING SHALL BE WOOD-CLAD WINDOWS K. ALL NEW GLAZING SHALL BE DOUBLE INSULATED LOW-E GLASS WITH ARGON GAS FILL. L. ALL NEW WINDOWS SHALL BE NRFC CERTIFIED AND MEET WA STATE ENERGY CODE MAXIMUM U-VALUES. M. SAFETY GLAZING TO BE PROVIDED AT HAZARDOUS LOCATIONS PER IRC SECTION R308. REMARKS: 1. SEE SCHEDULE FORE EGRESS REQUIREMENTS 2. "T*" INDICATED TEMPERED GLASS IN PARTS OF WINDOW. SEE ELEVS FOR REQ'TS. WINDOW SCHEDULE NOTES P E R S C H E D U L E FINISHED FLOOR 123 AWNING ELEVATIONCASEMENT ELEVATIONSLIDER ELEVATION © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:48 AM WINDOW/DOOR SCHEDULE A6.01 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 MARK LOCATION UNIT WIDTH UNIT HEIGHT U-VALUE OPERATION COMMENTS 101 ENTRY RM 6'-0" 7'-0" 0.28 102 CLOSET 2'-6" 6'-8" POCKET 103 BATH 2'-6" 6'-8" 104 STAIRS 2'-6" 6'-8" 105 LIVING 5'-11 1/4" 7'-11 1/4" 0.30 W/ SCREEN; T 106 KITCHEN 3'-0" 6'-8" 107 GARAGE 3'-0" 6'-8" 108 GARAGE 3'-0" 6'-8" 109 GARAGE 16'-0" 8'-0" 201 BR 3 5'-0" 6'-8" 202 BR 3 2'-6" 6'-8" 203 BATH 2'-6" 6'-8" 204 M BR 5'-0" 6'-8" POCKET 205 M BATH 5'-0" 6'-8" POCKET 206 M BR 5'-0" 6'-8" 207 M BATH 2'-6" 6'-8" 208 M CLOSET 2'-6" 6'-8" 209 M CLOSET 2'-6" 6'-8" 210 LAUNDRY 2'-6" 6'-8" 211 BR 1 5'-0" 6'-8" 212 BR 1 2'-6" 6'-8" 213 HALL 5'-0" 6'-8" 214 BR 2 5'-0" 6'-8" 215 BR 2 2'-6" 6'-8" 301 LIVING 3'-0" 7'-0" ADU 302 BATHROOM 2'-6" 6'-8" ADU 303 KITCHEN 2'-6" 6'-8" ADU 304 BEDROOM 2'-6" 6'-8" ADU 305 CLOSET 2'-6" 6'-8" ADU 306 BATHROOM 2'-6" 6'-8" ADU 307 BEDROOM 5'-11 1/4" 6'-10 1/2" W/ SCREEN; T ; ADU MARK LOCATION OPERATION WIDTH HEIGHT HEAD HEIGHT U-VALUE SHGC COMMENTS 101 ENTRY RM FIXED 2'-11" 5'-5" 7'-0" 0.28 S.G. 102 ENTRY RM FIXED 2'-11" 5'-5" 7'-0" 0.28 103 ENTRY RM FIXED 2'-11" 5'-5" 7'-0" 0.28 104 LIVING FIXED 2'-11" 5'-11" 8'-2" 0.28 105 LIVING FIXED 2'-11" 5'-11" 8'-2" 0.28 106 LIVING FIXED 2'-1" 3'-5" 6'-5 1/2" 0.28 107 LIVING FIXED 2'-1" 1'-5" 8'-2" 0.28 108 LIVING FIXED 2'-1" 3'-5" 6'-5 1/2" 0.28 109 LIVING FIXED 2'-1" 1'-5" 8'-2" 0.28 110 LIVING CASEMENT 2'-1" 3'-5" 6'-5 1/2" 0.28 111 LIVING FIXED 2'-1" 1'-5" 8'-2" 0.28 112 KITCHEN FIXED 2'-5" 4'-5" 8'-2" 0.28 113 KITCHEN FIXED 2'-5" 4'-5" 8'-2" 0.28 114 KITCHEN FIXED 2'-5" 4'-5" 8'-2" 0.28 115 KITCHEN FIXED 2'-5" 4'-5" 8'-2" 0.28 116 KITCHEN FIXED 2'-5" 4'-5" 8'-2" 0.28 117 KITCHEN CASEMENT 2'-5" 4'-5" 8'-2" 0.28 118 ENTRY RM CASEMENT 1'-11" 4'-5" 7'-0" 0.28 119 ENTRY RM FIXED 3'-5" 4'-5" 7'-0" 0.28 120 ENTRY RM CASEMENT 1'-11" 4'-5" 7'-0" 0.28 201 LIVING FIXED 2'-11" 5'-11" 7'-0" 0.28 202 LIVING FIXED 2'-11" 5'-11" 7'-0" 0.28 203 OFFICE CASEMENT 2'-8" 4'-5" 7'-0" 0.28 204 OFFICE FIXED 2'-8" 4'-5" 7'-0" 0.28 205 M BR CASEMENT 2'-8" 4'-9" 7'-0" 0.28 BAY WINDOW 206 M BR FIXED 3'-5" 4'-9" 7'-0" 0.28 BAY WINDOW 207 M BR CASEMENT 2'-8" 4'-9" 7'-0" 0.28 BAY WINDOW 208 M BATH CASEMENT 1'-9" 3'-11" 7'-0" 0.28 S.G. 209 M BATH FIXED 1'-9" 3'-11" 7'-0" 0.28 S.G. 210 LAUNDRY CASEMENT 2'-5" 2'-11" 7'-0" 0.28 211 BR 1 CASEMENT 2'-8" 4'-5" 7'-0" 0.28 212 BR 1 CASEMENT 2'-5" 4'-5" 7'-0" 0.28 213 BR 1 FIXED 2'-5" 4'-5" 7'-0" 0.28 214 BR 1 FIXED 2'-5" 4'-5" 7'-0" 0.28 215 BR 2 FIXED 2'-5" 4'-5" 7'-0" 0.28 216 BR 2 FIXED 2'-5" 4'-5" 7'-0" 0.28 217 BR 2 CASEMENT 2'-5" 4'-5" 7'-0" 0.28 218 BR 2 FIXED 2'-8" 4'-5" 7'-0" 0.28 219 BR 3 FIXED 2'-8" 4'-5" 7'-0" 0.28 220 BR 3 FIXED 2'-5" 4'-5" 7'-0" 0.28 221 BR 3 FIXED 2'-5" 4'-5" 7'-0" 0.28 222 BR 3 CASEMENT 2'-5" 4'-5" 7'-0" 0.28 301 OFFICE FIXED 1'-5 1/2" 1'-11 1/2" 7'-0" 0.28 ADU 302 OFFICE FIXED 1'-5 1/2" 1'-11 1/2" 7'-0" 0.28 ADU 303 OFFICE FIXED 1'-5 1/2" 1'-11 1/2" 7'-0" 0.28 ADU 304 BATHROOM AWNING 1'-11 1/2" 1'-11 1/2" 7'-0" 0.28 ADU 305 BATHROOM AWNING 1'-11 1/2" 1'-11 1/2" 7'-0" 0.28 ADU 306 BEDROOM SLIDER 4'-11 1/2" 2'-11 1/2" 7'-0" 0.28 ADU 307 KITCHEN SLIDER 4'-11 1/2" 2'-11 1/2" 7'-0" 0.28 ADU 308 LIVING FIXED 1'-11 1/2" 4'-5 1/2" 7'-0" 0.28 ADU 309 LIVING FIXED 1'-11 1/2" 4'-5 1/2" 7'-0" 0.28 S.G. ; ADU 401 2'-0" 2'-0" 0.5 SKYLIGHT 402 4'-0" 2'-0" 0.5 SKYLIGHT 403 2'-0" 2'-0" 0.5 SKYLIGHT 404 4'-0" 2'-0" 0.5 SKYLIGHT WINDOW SCHEDULE DOOR SCHEDULE HALL BATHROOM M BATHROOM STAIR NOTE: SIZES INDICATED ARE UNIT (FRAME) SIZES (ADU UNDER SEPARATE PERMIT) (ADU UNDER SEPARATE PERMIT) (MAIN RESIDENCE UNDER SEPARATE PERMIT) (MAIN RESIDENCE UNDER SEPARATE PERMIT) (MAIN RESIDENCE UNDER SEPARATE PERMIT) 0.28 0.28 0.28 4IN MIN SLAB ON GRADE 6 MIL POLY VAPOR BARRIER IN DIRECT CONTACT WITH SLAB. WRAP UP FOOT'G STEM WALLS. TAP SEAMS. MIN 4-INCH THICK BASE OF 1/2 INCH OR LARGER CLEAN AGGREGATE UNDISTURBED/UNYELDING SOIL NOTE: AT HEATED SPACES PROVIDE MIN 2FT PERIMETER R-10 RIGID INSULATION AT ALL SLAB EDGES. AT HEATED SLABS PROVIDE CONTINUOUS R-10 RIGID INSULATION UNDER ENTIRE SLAB ADHERE WATERPROOF SHEATHING MEMBRANE (MIN 4" EA SIDE OF CORNER) OVERLAP M.B. AT CORNER. SIDING PER ELEV RAIN SCREEN FURRING STRIPS MOISTURE BARRIER (M.B.) SHEATHING WD FRAMING BATT INSULATION (R-21) / OR BIBS INSULATION (R-23) PER PLAN GWB w/ LATEX PAINT & PVA PRIMER (A.B. & V.B.) 1x4 TRIM SIDING PER ELEV PT RAINSCREEN FURRING STRIPS WRB/ MOISTURE BARRIER (M.B.) SHEATHING INT. WD FRAMING 2X6 @ 16" O.C. BATT INSULATION (R-21)/ OR BIBS INSULATION (R-23)/ PER PLAN GWB W/ LATEX PAINT PRIMER (A.B. & V.B.) NOTE: FOR SEALED POLYETHYLENE APPROACH, 6 MIL POLY W/ TAPED SEAMS INSTALLED BENEATH GWB MAY PROVIDE ALTERNATE A.B. AND V.B.ADHERE WATERPROOF SHEATHING MEMBRANE (MIN 4" EA SIDE OF CORNER) OVERLAP M.B. AT CORNER. SEALANT TYP SIDING PER ELEV RAIN SCREEN FURRING STRIPS MOISTURE BARRIER (M.B.) SHEATHING WD FRAMING BATT INSULATION (R-21) / OR BIBS INSULATION (R-23) PER PLAN GWB w/ LATEX PAINT & PVA PRIMER (A.B. & V.B.) WOOD/COMPOSITE TRIM, INSIDE CORNER NAIL - FLANGE WINDOW PER PLANS RAINSCREEN BATTEN BYND HEAD 'Z' FLASHING WRB / FLASHING SEQUENCE PER MFR REQ EXTERIOR WALL PER PLANS JAMB BEYOND EXTERIOR 5/8" TYPE 'X' GWB, WHERE OCCURS PER PLANS SHEATHING PER STRUCTURAL DRAWINGS FIBER CEMENT BOARD LAP SIDING NAIL - FLANGE WINDOW PER PLANS RAINSCREEN BATTEN WRB / FLASHING SEQUENCE PER MFR REQ EXTERIOR WALL PER PLANS CAULK JOINT, TYP. FIBER CEMENT BOARD LAP SIDING PER ELEVATIONS PAINTED FIBER CEMENT BOARD (FCB) SIDING VENTED RAINSCREEN W/ PT FURRING STRIPS 5/4X4 WOOD/ FCB TRIM. PRIMED AND PAINTED WRB SEALANT ROUGH OPEN LINER DOOR AS SCHEDULED CONTINUOUS MINIMAL EXPANDING FOAM SEALANT AT DOOR JAMB PERIMETER CONTINUOUS BEAD OF SEALANT 1X4 WD TRIM/ OR PER SPEC PAINTED GWB (1/2" / 5/8" PER PLANS OR SPECIFICATIONS WOOD FRAMING PER PLANS 1X4 WD TRIM/ OR PER SPEC DOOR AS SCHEDULED DOOR AS SCHEDULED CONTINUOUS MINIMAL EXPANDING FOAM SEALANT AT DOOR JAMB PERIMETER 1X4 WOOD TRIM 5/4"X4" WOOD /FCB TRIM. PRIMED AND PANTED METAL DRIP EDGE FLASHING FULLY INSULATED HEADER HEAD FLASHING TAPE VENTED RAINSCREEN w/ PT FURRING STRIPS. WRAP BTM w/ INSECT SCREEN WOOD /FCB SIDING. PAINTED. WRB NAIL - FLANGE WINDOW PER PLANS RAINSCREEN BATTEN WINDOW PAN FLASHING WRB / FLASHING SEQUENCE PER MFR REQ EXTERIOR WALL PER PLANS SHEATHING PER STRUCTURAL DRAWINGS BATT INSULATION 1X4 WOOD APRON TRIM FIBER CEMENT BOARD LAP SIDING GYPSUM BOARD WOOD SILL INTERIOR EXTERIORDOOR AS SCHEDULED PATIO/DECK PER PLAN WEATHER - RESISTANT BARRIER SEALANT MTL DOOR SILL PAN FLASHING CONTINUOUS MINIMAL EXPANDING FOAM SEALANT AT DOOR PERIMETER FINISH FLOOR CONTINUOUS BEAD OF SEALANT BLOCK ON BOTH SIDES OF JOIST AT NEWELL POST NOTCH STRINGERS @ 2X4 THRUST BLOCK 2X4 FIREBLOCKING @ MIDPOINT OF EACH RUN (FIREBLOCKING REQ'D ALONG STRINGER BETWEEN EACH STUD BENEATH STAIRS) 1/2" GWB @ USEABLE AREA UNDER STAIRS (3) 2X12 STRINGERS 3/4" PLYWD UNO WD FINISH TREAD & RISER 3/4" THICK TYP. ATTACH ROUGH TREADS & RISERS W/ SCREWS & CONSTRUCTION ADHESIVE CONT. HANDRAIL RETURN BOTH ENDS TO WALL 3/4" MIN/ / 1-1/4" MAX. NOSING AT SOLID RISERS @ TREADS < 11" ROUGH TREAD (MIN DEPTH - 1-1/2" SOLID WD / 1" OSB/ 3/4" PLYWD) BOLT NEWELL POST TO JOIST BELOW 4X4 NEWELL POST WHERE APPLICABLE 3 1 /2 " M I N .10" MIN. 7 -3/ 4 " MA X 1" DOUBLE JOIST UNO 34 " M I N -38 " M A X A B V N O S I N G PER PLANS ROOF UNDERLAYMENT MTL GUTTER & DS PER PLAN FULL DEPTH BLOCKING. 2X12 RAFTER. NOTCH TO MATCH TRUSS EVE @ O.H. 1X CEDAR FASCIA REFER TO TYP WALL DETAIL FOR CALLOUTS R38C FIBERGLASS BATT INSULATION CONTINOUS VENTED AIRSPACE ROOF SHINGLES FULL DEPTH BLOCKING. DRILL/NOTCH FOR VENTING 2X12 RAFTER. NOTCH TO MATCH TRUSS EAVE AT O.H. SLOPE FN GRADE 6" MI N REFER TO WALL SECTION FOR CALLOUTS SEALANT (TYP) INSECT SCREEN AT BTM OF RAINSCREEN SILL SEALER TERMITE SHIELD WHERE REQUIRED TREATED WOOD NAILER (BRING VAPOR BARRIER UP TO GRADE OPTION:EXTEND TO SILL PLATE.) EMBED VAPOR BARRIER IN NON-SKINNING BUTYL CAULK FILTER FABRIC OVER TOP OF DRAINAGE PANEL (WHERE REQ.) REFER TO FOUNDATION AT CRAWL SPACE DETAIL FOR CALLOUTS STRAPPING OR MESH AT BTM OF JOIST TO CONTAIN INSULATION PLASTIC DRAINAGE COMPOSITE DAMPROOFING CONCRETE FOUNDATION WALL SEAL JOINTS W/ MASTIC OR ADHESIVE COARSE GRAVEL, NO FINES DRAINAGE PIPE W/ FILTER FABRIC WRAP PROVIDE 6 MIL SOIL-GAS- RETARDER MEMBRANE, OVERLAP SEAMS 12" MIN. SEAL OPENINGS, PENETRATIONS, AND EDGES TYP MTL GUTTER & DS PER PLAN PER PLANS ROOF UNDERLAYMENT ROOF SHINGLES 12" TRUSS HEEL R49 FIBERGLASS BATT INSULATION 1X CEDAR FASCIA REFER TO TYP WALL DETAIL FOR CALLOUTS THIN-PROFILE VENTILATION BAFFLE O.H. PER PLAN 1 ' - 0 " M I N PER PLANS ROOF UNDERLAYMENTMTL GUTTER & DS PER PLAN FULL DEPTH BLOCKING. 2X12 RAFTER. NOTCH TO MATCH TRUSS EVE @ O.H. 1X CEDAR FASCIA REFER TO TYP WALL DETAIL FOR CALLOUTS FULL DEPTH FRAMING TO PROVIDE FIRE BLOCKING PER IRC TABLE R302.1(1) a. R38C FIBERGLASS BATT INSULATION ROOF SHINGLES A. COMBUSTION AIR OPENINGS TO COMMENCE WITHIN 12" OF THE FLOOR & CEILING. MIN DIMENSION OF OPENING 3". B. TYPE 'B' VENT PIPE W/ 3 SCREWS PER CONNECTION & 1" CLEARANCE TO COMBUSTIBLE MATERIALS. MAINTAIN 6" CLEARANCE AT DRAFT HOOD & SINGLE WALL VENT PIPE. C. 3/4" TEMPERATURE & PRESSURE RELIEF VALVE, SLOPED TO DRAIN TO THE OUTSIDE OF AN APPROVED LOCATION. DISCHARGE TO BE 6" TO 24" FROM FINISHED GRADE. NOT REQUIRED TO DRAIN TO THE OUTSIDE ON REPLACEMENT UNITS. D. MIN R-3 INSULATION ON WATER PIPING INSTALLED IN UNCONDITIONED SPACES. MAINTAIN CLEARANCES TO COMBUSTIBLES. E. PROVIDE SHUT OFF VALVE ON INCOMING COLD WATER LINE. F. SEISMIC STRAPS TO BE MOUNTED TO WALL FRAMING W/ MIN 1/4" LAG SCREWS, 4" TO 12" FROM EDGE OF TANK. G. IF WALL STUDS NOT PROPERLY LOCATED, ATTACH MIN 2x4 CROSS BRACE TO STUDS W/ 1/4" x 4" LAG SCREWS WITH WASHERS. ATTACH STRAPS TO CROSS BRACE W/ MIN 1/4" LAG SCREWS 4" TO 12" FROM EDGE OF TANK. H. STEEL BOLLARD REQUIRED IF UNIT IS IN FRONT OF A PARKING STALL, OR IN LINE OF VEHICLE TRAFFIC. I. IN GARAGES, IGNITION SOURCE TO BE 18" MIN ABV FLOOR, UNLESS UNIT IS LISTED AS FLAMMABLE VAPOR IGNITION RESISTANT (FVIR). J. SEISMIC STRAPS (MIN 3/4" X 22 GAUGE METAL LOCATED WITHIN UPPER & LOWER 1/3 OF TANK HEIGHT. 4" MIN ABOVE CONTROLS. K. EXPANSION TANK REQUIRED ON A CLOSED PLUMBING SYSTEM. L. GAS VENTS SHALL HAVE A LISTED ROOF JACK, ROOF THIMBLE, OR ROOF FLASHING ASSEMBLY. M. GAS VENTS SHALL TERMINATE WITH A LISTED CAP OR ROOF ASSEMBLY. N. SEISMIC STRAPS TO BE MOUNTED TO WALL FRAMING WITH MIN 1/4" LAG SCREWS 4" TO 12" FROM EDGE OF TANK. O. IF WALL STUDS NOT PROPERLY LOCATED, ATTACH MIN 2s4 CROSS BRACE TO STUDS W/ 1/4" x 4" LAG SCREWS WITH WASHERS. ATTACH STRAPS TO CROSS BRACE / MIN 1/4" LAG SCREWS, 4" TO 12" FROM EDGE OF TANK. NOTE: 1. R-10 INSULATION REQUIRED UNDER ELECTRIC WATER HEATERS INSTALLED ON CONCRETE FLOORS OR IN UNCONDITIONED SPACE. 2. SHUTOFF VALVE AND SEDIMENT TRAP REQUIRED ON GAS LINE. 3. PERFORATED IRON STRAP (PLUMBERS TAPE) WILL NOT BE AN ACCEPTABLE METHOD OF SEISMIC STRAPPING. 4. PROVIDE DRAIN LINE AND PAN (WHERE WATER LEAKAGE FROM THE TANK WOULD CAUSE DAMAGE). © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:49 AM DETAILS A8.01 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1 1/2" = 1'-0"A8.01 SLAB ON GRADE 2 SCALE: 3" = 1'-0"A8.01 EXTERIOR CORNER 7 SCALE: 1 1/2" = 1'-0"A8.01 TYPICAL EXTERIOR WALL 3 SCALE: 3" = 1'-0"A8.01 INTERIOR CORNER 4 SCALE: 3" = 1'-0"A8.01 HEAD - WINDOW @ C.B. LAP SIDING 15 SCALE: 3" = 1'-0"A8.01 JAMB - WINDOW @ C.B. LAP SIDING 10 SCALE: 3" = 1'-0"A8.01 JAMB - DOOR @ WOOD/ FCB SIDING 11 SCALE: 3" = 1'-0"A8.01 JAMB - INTERIOR DOOR 13 SCALE: 3" = 1'-0"A8.01 HEAD - DOOR AT EXT. WALL 12 SCALE: 3" = 1'-0"A8.01 SILL WINDOW @ C.B. LAP SIDING 5 SCALE: 3" = 1'-0"A8.01 SILL - DOOR @ WOOD/FCB SIDING 8 SCALE: 3/4" = 1'-0"A8.01 DETAIL - STAIRS 9 SCALE: 1 1/2" = 1'-0"A8.01 TYPICAL LOW EAVE - VENTED 18 SCALE: 1 1/2" = 1'-0"A8.01 CRAWLSPACE FOUNDATION 6 SCALE: 1 1/2" = 1'-0"A8.01 FOUNDATION AT CRAWLSPACE 1 SCALE: 1 1/2" = 1'-0"A8.01 TYP. LOW EAVE @ RAISED HEEL TRUSS 17 SCALE: 1 1/2" = 1'-0"A8.01 TYP. LOW EAVE - UNVENTED 16 SCALE: 3/4" = 1'-0"A8.01 WATER HEATER - GENERAL REQS 14 © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:55 AM PERSPECTIVES A9.02 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 ADU - NORTHWEST ADU - SOUTHWEST ADU - SOUTHEAST ADU - NORTHEAST W/D x5' - 1" 3' - 3" LEGEND DUPLEX RECEPTACLE QUADRAPLEX RECEPTACLE FLOOR RECEPTACLE (VIF) DUPLEX RECEPTACLE - CEILING MOUNT SPLIT WIRED DUPLEX RECEPTACLE WEATHERPROOF RECEPTACLE 220 V RECEPTACLE GROUND FAULT INTERRUPT INTEGRAL SWITCH DUPLEX RECEPTACLE (W/ HEIGHT) ADDRESSABLE RECEPTACLE HARDWIRED SPECIAL PURPOSE OUTLET 1 1 1 WP J GFCI S 1 S.D. CO 50 CFM+42" xxx 3 4 D T WALL LIGHT SPOT LIGHT FIXTURE RECESSED LIGHT CEILING LIGHT / PENDANT LIGHTING TRACK JUNCTION BOX SMOKE DETECTOR CARBON MONOXIDE DETECTOR EXHAUST FAN ELECT PANEL METER CIRCUIT NUMBERS SINGLE POLE SWITCH 3-WAY SWITCH 4-WAY SWITCH SWITCH, DIMMER FAN/TIMER SWITCH OCCUPANCY SENSOR SWITCH KEYPAD SWITCH JAMB SWITCH VACANCY SWITCH SWITCH W/ PILOT LIGHT VOLUME / MEDA CONTROL O DOORBELL CHIME SPEAKER SPEAKER TERMINATION DATA COAXIAL CABLE OUTLET THERMOSTAT PHOTO CELL SECURITY CAMERA CEILING FAN TV C B PC T S S K J M # # V P VC [#] CCTV LIGHTING FIXTURE SCHEDULE 1. RECESSED CAN 2. BATHROOM SCONCE 3. WET LOC. RECESSED CAN 4. PENDANT LIGHT 5. UNDER CABINET 6. EXT. LOCATION RECESSED CAN 7. EXT. SCONCE 8. EXT. STAIR LIGHT 9. SPOT LIGHT 10. SURFACE MOUNT 11. CLOSET LIGHT 12. LANDSCAPE LIGHTING 13. WALL MOUNT IN SKYLIGHT 14. INT. SCONCE 1 1 1 1 1 1 1 1 1 1 2 3 3 2 4 50 CFM 50 CFM S.D. CO S.D. WH 1 1 GFCI GFCI 3 4 100 CFM 8 5 5 ELECTRICAL PANEL WP 3 1 1 1 TV 6 6 T T T B 8 ROOF O.H. W P HEAT PUMP 3 T 3 G F C I 7 M W P 5 COORD LANDSCAPE LIGHTING W/ OWNER 12 CCTV LOCATE HIGH ON WALL FOR CAMERA PROVIDE CONDUIT TO INTERIOR RECEPTACLE LOCATED HIGH ON WALL 10 10 10 CRAWLSPACE ACCESS PANEL ROOF O.H. CRAWLSPACE ACCESS PANEL AIR HANDLER 10 10 10 © 2017 GROUPARCHITECT, INC. ALL RIGHTS RESERVED SHEET TITLE: PROJECT No. CHECKED: DRAWN: REVISIONS PROJECT: 17 3 5 w e s t l a k e a v e n u e n o r t h , s u i t e 2 0 0 , s e a t t l e , w a 98 1 0 9 20 6 . 3 6 5 . 1 2 3 0 | w w w . g r o u p a r c h . c o m ORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE: ISSUE: PROJECT ISSUES: LAND USE SUBMITTAL DATE 01/24/18 AHJ STAMP OF APPROVAL 2/12/2018 8:34:55 AM ADU ELECTRICAL PLAN E2.00. 1702 RSL AMM 01/23/2018 LAND USE TALBOT HILL RESIDENCE ADU 1715 MORRIS AVE S RENTON, WA 98058 SCALE: 1/4" = 1'-0" ADU - ELECTRICAL PLAN NOTE: FOR REFERENCE ONLY. UNDER SEPARATE PERMIT. SCALE: 1/4" = 1'-0" CRAWLSPACE - ELECTRICAL PLAN SCALE: 1/4" = 1'-0" ATTIC - ELECTRICAL PLAN GENERAL ELECTRICAL NOTES 1. PROVIDE RIGID CONDUIT FROM ADU MECHANICAL ROOM TO PRIMARY RESIDENCE MECHANICAL RM FOR FUTURE FIBER OPTIC WIRING. PLUMBING AND ELECTRICAL PER FIELD INSPECTORS DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 1 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed bet ween the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. Development Engineering: (Contact: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov) 1. See Attached Development Engineering Memo dated March 12, 2018 Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. If approved, a new address will need to be assigned. Please contact me when you are ready to move forward with the construction. The new address will be 1717 Morris Ave S. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 12th, 2018 TO:Angelea Weihs, Planner FROM:Scott Warlick, Engineering specialist II SUBJECT:Talbot Hill ADU 1715 Morris S Ave LUA18-000114 I have reviewed the application for the Talbot Hill ADU located at 1715 Morris S Ave (Parcel#7222000334) and have the following comments: EXISTING CONDITIONS The site is approximately 7,975 square feet in size (after ROW dedication) and is rectangular in shape. The site is currently vacant. The site is fronted by Morris Ave S on the East side of the parcel. WATER: The proposed development is within the City’s water service area and in the West Talbot Hill 300 pressure zone. There is an existing 8-inch water main in Morris Ave S (Record Dwg: W-314206) that can deliver a maximum flow capacity of 1800 gallons per minute (gpm). The static water pressure is about 55 psi at ground elevation of 168 feet SEWER: The site currently has a 6” sewer stub to the property. There is a City of Renton 8” Gravity wastewater Main located in the street on Morris Ave S. (Record Dwg: S-002206) STORM DRAINGE: There is currently no connection to storm water on site or any on site BMP’s. There is an existing 12” Stormwater main located in Morris Ave S (Record Dwg: W-314206) STREETS: At this location Morris Ave S is a residential access road. Currently you have dedicated 25-feet of ROW. WATER COMMENTS The following improvements are required to be provided by the developer for the proposed project to provide water service. Cherrie Lane Short Plat– LUA16-000964 Page 2 of 7 February 7, 2018 1. There is an existing ¾-inch domestic water meter serving the existing residence on the property. This meter cannot serve both the house and the ADU, city code requires the installation of a separate meter for each building. 2. A new water meter, 1-inch minimum will be required for the proposed ADU, and it is subject to payment of water system development charges and meter installation charges. The 2018 SDC fee for a 1-inch meter is $1,863.50 and the 2018 fee for a new water meter installation is $1,425. City Crews will install the water service from the main to the property line and drop the in water meter. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. The water line and the Sewer line need to have a minimum separation of 10-feet from each other and have 1.5-feet of vertical separation as well. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. SEWER COMMENTS 1. The developer will need to show how they propose to serve the ADU with a sanitary sewer service. Depending on the size and material of the existing side sewer, ADU units are allowed to connect to the same side sewer as the dwelling. However detached ADU will be required to pay a SDC fee for sewer connection. 2. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2018 sewer fee for a ¾’ and 1-inch meter install is $1.418.50 per meter. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. The water line and the Sewer line need to have a minimum separation of 10-feet from each other and have 1.5-feet of vertical separation as well. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. STORM DRAINAGE COMMENTS Cherrie Lane Short Plat– LUA16-000964 Page 3 of 7 February 7, 2018 1. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forest duration Site Conditions and is within the Rolling Hills Creek Sub Basin. 2. Ensure that proposed drainage for the ADU does not cause erosion on neighboring properties TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. If frontage improvements are needed however Morris Ave S is a residential access road. As per RMC 4-6-060, the ROW width for a two lane Residential Access road is 53- feet. Currently you have dedicated 25-feet and would require half street improvements that include a new 0.5-foot wide curb, 8-foot wide landscaped planter, and a 5-foot wide sidewalk. The project requires the dedication of 1.5-feet of right of way (subject to final survey). 2. A formal fee-in-lieu request may be submitted for the street frontage improvements along N 37th ST. See the wavier and fee-in-lieu request form using the following link: http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf 3. A fee-in-lieu can be paid at $107 per linear foot. 4. If you wish to construct the frontage improvements, a full utility construction permit will be required. Requirements for intake of a full utility construction permit are listed below. a. Payment of plan review / inspection fees. Plan review / inspection fees are based on the anticipated value of the construction of the frontage improvements. b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington. d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting standards. e. A written drainage and geotechnical assessment to account for the portion of right of way where work will be done. f. First review of utility permit plans takes approximately three to four weeks. 5. Payment of the transportation impact fee is applicable on the construction of the Accessory Dwelling Unit at the time of application for the building permit. The 2018 transportation impact fee is $1,679.28 per Accessory Dwelling Unit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. Cherrie Lane Short Plat– LUA16-000964 Page 4 of 7 February 7, 2018 5. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector.