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HomeMy WebLinkAboutADU PlansPROJECT 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:
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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
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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
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a
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2
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1
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9
20
6
.
3
6
5
.
1
2
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0
|
w
w
w
.
g
r
o
u
p
a
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c
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.
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o
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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
PER KING COUNTY ROAD STANDARDS
IS A ROADSIDE DITCH PRESENT, AS
INSTALL DRIVEWAY CULVERT IF THERE
4"-8" QUARRY SPALLS
GEOTEXTILE
12" MIN. THICKNESS
E X I S T I N G R O A D
R = 25' MIN.
INGRESS/EGRESS AREA
PROVIDE FULL WIDTH OF15' M I N .
DAMAGING OF THE ROADWAY
OF R-O-W PRIOR TO INSTALLATION OF THE
RUNOFF DRAINS OFF THE PAD
ENTRANCE BE CROWNED SO THAT
IT IS RECOMMENDED THAT THE
CONSTRUCTION ENTRANCE TO AVOID
DRIVEWAYS SHALL BE PAVED TO THE EDGE
AS PER KING COUNTY ROAD STANDARDS,
1
0
0
'
M
I
N
.
x xx
OHP OHPOHP
GAS GASGAS
SD SDSD
W WW
SS SSSS
T TT
x xxx
x
x
x
x
x
x
x
x
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
O H P
O H P
O H P
O H P
O H P
O H P
W
W
W
W
W
W
W
W
W
W
W
W
W
W
O H P
O H P
O H P
O H P
O H P O H P
O H P O H P
O H P
x
x
x
x
x
x
x
x x xxxxxxxx
x
x
x
x
x
x
x
x
x
x
x
x
W WWW
W
W
W
W
W
W
S S
S S
W
W W WWWWWWWWWWWWWW
OHP OHPOHPOHPOHPOHPOHPOHPOHP
SS SSSSSSSSSSSSSSSSSSSSSS
S S
S S
SS SSSSSSSSSS
S
S
S
S
S
S
PROJECT CALCULATIONS
ZONING:R-8
OVERLAY:N/A
LOT AREA:8,050 SF (7,975 SF AFTER ROW DEDICATION)
ALLOWED STRUCTURAL 50% OF LOT AREA
LOT COVERAGE:7,975 X 50%= 3,987.5 SF
EXISTING STRUCTURUAL EXISTING SHED = N/A
LOT COVERAGE:(TO BE REMOVED)
PROPOSED HOUSE 1529.4 SF
LOT COVERAGE:GARAGE 454 SF
BACK PORCH 96 SF
FRONT PORCH 70.1 SF
ADU 776.8 SF
TOTAL 2926.3 SF
ALLOWED IMPERVIOUS 65% OF LOT AREA
COVERAGE: 7,975 X 65% = 5,183.8 SF
IMPERVIOUS COVERAGE:MAIN RES. ROOF 2609 SF
ADU ROOF 1061 SF
DRIVEWAY 825 SF
WALKWAYS 528 SF
TOTAL 5023 SF
PARKING:3 SPACE REQ. (2 FOR PRIMARY, 1 FOR ADU)
3 SPACE PROVIDED.
SETBACKS
FRONT: 20 FT STANDARD SETBACK
SIDE: 5 FT
REAR: 20 FT STANDARD SETBACK
ADU
FRONT: 20 FT STANDARD SETBACK
SIDE: 5 FT
REAR: 5 FT STANDARD SETBACK
HEIGHT LIMIT:30 FT
ADU HEIGHT LIMIT:18 FT
NORTH ELEVATION (165.42+165.19)/2=165.31'
WEST ELEVATION (165.42'+167.82')/2=166.62'
SOUTH ELEVATION (167.82+167.9')/2=167.86'
EAST ELEVATION (165.19'+167.9')/2=166.54'
666.33/4
AVERAGE GRADE = 166.58 FT
166.58 + BASE HEIGHT LIMIT (30') 196.58 FT
AVERAGE GRADE HEIGHT CALC
NORTH ELEVATION (164.41+165.67)/2=165.04'
WEST ELEVATION (164.41+167.29)/2=165.85'
SOUTH ELEVATION (167.29+167.46)/2=167.38'
EAST ELEVATION (165.67'+167.46)/2=166.57'
664.84/4
AVERAGE GRADE = 166.21 FT
166.21 + BASE HEIGHT LIMIT (18') = 184.21 FT
ADU CALCULATIONS
SYMBOL LEGEND
DATA BOX
WOOD BOARD FENCE
OVERHEAD POWER LINE
PM POWER METER
GM GAS METER
WM WATER METER
PROPOSED ADDITION
CONCRETE HATCH
EXISTING HOUSE
ASPHALT HATCH
GAS LINE
STORM DRAIN
WATE LINE
SANITARY SEWER LINE
NEW TREE
TREE TO BE REMOVED
TELEPHONE LINE
GENERAL SITE PLAN NOTES
1. UNO ALL EXISTING STRUCTURES INCLUDING TREES SHALL BE
RETAINED.
2. UTILITIES SHOWN ON THIS SITE PLAN ARE BASED UPON ABOVE
GROUND OBSERVATIONS AND AS-BUILT PLANS WHERE
AVAILABLE. ACTUAL LOCATIONS OF UNDERGROUND UTILITIES
MAY VARY AND UTILITIES NOT SHOWN ON THIS PLAN MAY
EXIST ON THIS SITE.
ALTERATIONS OF THE PROJECT SHALL MEET THE PRESCRIPTIVE BUILDING
THERMAL ENVELOPE REQUIREMENTS OF THE 2012 WSEC TABLE R402.1.1, AS
FOLLOWS:
CLIMATE ZONE:4C
FENESTRATION U-FACTOR 0.30
DOOR U-FACTOR 0.30
SKYLIGHT U-FACTOR 0.50
CEILING, TYPICAL R-49
CEILING, VAULTED R-38
WALLS, BELOW GRADE, INT R-21, TB (or R15, ci)
WALLS, BELOW GRADE, EXT R-10
WALLS, WOOD FRAMED 16"OC R-21, INT
HEADERS R-10
FLOOR R-30
SLAB ON GRADE R-10, 2 FEET
ENERGY CODE NOTES
SE
T
B
A
C
K
5'
-
0
"
SE
T
B
A
C
K
5'
-
0
"
SETBACK
20' - 0"
(E) ADJ. RES
REFER TO LANDSCAPE PLAN ON SHEET
L1.01 FOR TREES AND PLANTINGS
MO
R
R
I
S
A
V
E
.
S
.
170
168
1 6 8
166166
CL
PROPOSED SINGLE
FAMILY RESIDENCE
PROPOSED ADU
5'
-
3
"
5'
-
3
"
ATTACHED 2
CAR GARAGE
PROPOSED
DRIVEWAY
(NON - PERVIOUS)
FRONT
PORCH
41' - 3"
1' - 6" (ROW DEDICATION)
4' - 0"
NON - PERVIOUS
CONCRETE WALKWAY
39
'
-
6
"
5'
-
3
"
5'
-
3
"
39
'
-
6
"
38' - 1"53' - 3"19' - 8"
20
'
-
0
"
HEAT
PUMP
AC
(2) 18" DIA CEDAR
(TO BE REMOVED)
BACK
PORCH
16
'
-
0
"
GRAVEL
4'
-
0
"
ELEVATION A
MIDPOINT
ELEVATION C
MIDPOINT
EL
E
V
A
T
I
O
N
D
MI
D
P
O
I
N
T
EL
E
V
A
T
I
O
N
B
MI
D
P
O
I
N
T
46' - 2"8' - 5"
1'
-
0
"
ROOF O.H.
NO
N
- P
E
R
V
I
O
U
S
CO
N
C
R
E
T
E
W
A
L
K
W
A
Y
12
'
-
0
"
4'
-
3
"
4' - 0"20' - 4"
REFER TO LANDSCAPE
PLAN ON SHEET L1.01
FOR TREES AND
PLANTINGS
ADU PARKING
DS
DS DS
DS
D.S.
D.S.
D.S.
164
1 6 8
170
N88°31'17"W
161.00'
(159'-6" AFTER ROW DEDICATION)
N1
°
2
8
'
4
3
"
E
50
.
0
0
'
N88°31'17'W
161.00'
(159'-6" AFTER ROW DEDICATION)
N1
°
2
8
'
4
3
"
E
50
.
0
0
'
(E) ADJ BUILDING
(E
)
6
'
C
H
A
I
N
L
I
N
K
F
E
N
C
E
3' CHAIN LINK FENCE
SOUTH OF PROP. LINE
(E) 4' HOG WIRE FENCE
SOUTH OF PROP. LINE
FF
CONCRETE LANDING AND STEPS
CONCRETE STEPS
CE
FF
ADU SETBACK
5' - 0"
ROOF O.H.
(E) WATER
METER FOR 1719
ADJ RESIDENCE
(UNDER SEPARATE PERMIT)
25' - 0" (CL OF ROW)
1' - 6"SETBACK
20' - 0"
8' - 0"DRIVEWAY SLOPE TO BE MIN 2% / MAX 8%* SLOPE
PROPOSED DRIVEWAY SLOPE 8%
*ADDITIONAL SLOPE REQUIRES ADMINISTRATIVE APPROVAL
17
'
-
1
1
"
(N) METER
FOR ADU
?
ELEV +167'-6"ELEV +166'-0"
24" DIA CEDAR
(TO BE REMOVED)24" DIA CEDAR
(TO BE REMOVED)
(N) METER
FOR PRIMARY RESIDENCE
7' - 3" 19' - 8" 4' - 0"
CONCRETE PATIO
CONCRETE STEPS
9' - 8 1/2"
5' - 6"
(E) POWER POLE
(E) FIRE HYDRANT
(E) FIRE HYDRANT
18' - 0" (E) PAVEMENT
(E) SS
MAIN FLR ELEV +169'-0"
MAIN FLR ELEV +169'-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 8:34:44 AM
SITE PLAN
A1.01
1702
RSL
AMM
02/12/2018
LAND USE
TALBOT HILL
RESIDENCE ADU
1715 MORRIS AVE S
RENTON, WA 98058
NAME COMMENTS AREA
UPPER FLOOR HEATED 1751.0 SF
MAIN FLOOR HEATED 1529.4 SF
3280.4 SF
BUILDING AREA SUMMARY
PROJECT ADDRESS:1715 MORRIS AVE S
RENTON, WA 98058
PARCEL NO:7222000334
LEGAL DESCRIPTION: LOT 1, CITY OF RENTON SHORT PLAT
NO. LUA-12-045-SHFL, LND20-0572,
RECORDED UNDER RECORDING
NUMBER 20151006300003, IN KING
COUNTY, WASHINGTON.
PROJECT INFO
NAME COMMENTS AREA
ADU HEATED 776.8 SF
NAME COMMENTS AREA
GARAGE UNHEATED 454.0 SF
NAME COMMENTS AREA
BACK PORCH UNHEATED 96.0 SF
ENTRY PORCH UNHEATED 70.2 SF
166.2 SF
TREE REQUIREMENTS
SCALE: 1/8" = 1'-0"
SITE PLAN
TREE REQUIREMENTS PER RENTON MUNICIPAL CODE
REFER TO LANDSCAPE PLAN ON SHEET L1.01 FOR TREES AND
PLANTINGS
SYMBOL: CE WSEC COMPLIANCE NOTES
REFER TO COVER SHEET G0.0 FOR ENERGY CODE
REQUIREMENTS
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
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a
v
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,
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t
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2
0
0
,
s
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a
t
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,
w
a
98
1
0
9
20
6
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3
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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
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a
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a
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u
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t
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s
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2
0
0
,
s
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a
t
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e
,
w
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1
0
9
20
6
.
3
6
5
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1
2
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a
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c
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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
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2
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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
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2
0
0
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s
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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
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a
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t
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s
u
i
t
e
2
0
0
,
s
e
a
t
t
l
e
,
w
a
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1
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9
20
6
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3
6
5
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1
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w
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a
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c
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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
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2
0
0
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s
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9
20
6
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1
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c
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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
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9
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6
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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
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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
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a
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3
6
5
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1
2
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|
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w
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g
r
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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
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5
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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
x xxx
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x xxxxxxxxxxxxxxxx
LANDSCAPE PLANT MATERIAL LEGEND
SYMBOL KEY
CK
CH
LG
RO
BOTANICAL / COMMON NAMES
TREES
EXISTING TREES TO REMAIN
EXISTING TREES TO BE REMOVED
CORNUS x NUTTALLII x KOUSA /
VENUS DOGWOOD
SHRUBS
CISTUS x HYBRIDUS / WHITE ROCKROSE
LAVANDULA x INTERMEDIA 'GROSSO' /
GROSSO HEDGE LAVENDER
ROSMARINUS OFFICINALIS 'ARP' /
BLUE ARP ROSEMARY
ARCTOSTAPHYLOS UVA-URSI /
KINNIKINNICK
WOOD CHIP MULCH
TURF
CONCRETE SLAB ON GRADE
GRAVEL
SIZE CONDITION
2IN CALIPER
B & B
2 GALLON
2 GALLON
2 GALLON
SITE PLAN LEGEND
REMARKS
SAVE AND PROTECT
REMOVE TREE & STUMP
STAKE & GUY ONE GROWING SEASON;
NURSERY GROWN, BRANCHED AT 6-FT.
DISEASE RESISTANT: DOGWOOD ANTHRACNOSE &
POWDERY MILDEW
FULL & BUSHY
FULL & BUSHY
FULL & BUSHY
3-IN LAYER, 4-FT DIA MULCH RING FOR ALL TREES
2-IN LAYER MULCH COVER FOR ALL SHRUB PLANTING BEDS
QTY
2
7
10
11
AS
REQ
DRGHT. TLRNT.
Y*
Y*
Y*
Y*
Y*
* DROUGHT TOLERANT 100% ONCE ESTABLISHED.
NOTE: A TEMPORARY DESIGN-BUILD IRRIGATION SYSTEM OR A MANUAL WATERING SCHEDULE SHALL BE PROVIDED FOR THE FIRST TWO YEARS OF PLANT ESTABLISHMENT,
DURING NORTHWEST SUMMER MONTHS (JUNE THRU SEPTEMBER).
REFER TO SHORT PLATE LANDSCAPING PLAN FOR ADDITION PLANTING REQUIREMENTS
161' PROPERTY LINE
(159'-6" AFTER ROW DEDICATION)
161' PROPERTY LINE
(159'-6" AFTER ROW DEDICATION)
50
'
P
R
O
P
E
R
T
Y
L
I
N
E
50
'
P
R
O
P
E
R
T
Y
L
I
N
E
ADJ. RES
MO
R
R
I
S
A
V
E
.
S
.
170
168
1 6 8
166
L
PROPOSED SINGLE
FAMILY RESIDENCE
PROPOSED ADU
ATTACHED 2
CAR GARAGE PROPOSED
DRIVEWAY
FRONT
PORCH
3FT CONCRETE WALKWAY
AC
BACK
PORCH
CO
N
C
R
E
T
E
W
A
L
K
W
A
Y
PROVIDE 10' ON-SITE
LANDSCAPING ALONG STREET
FRONTAGE PER APPROVED
LANDSCAPE PLAN FOR JASSEN
SHORT PLAT
10' - 0"
170
166
2 4 ' - 1 1 "
20' - 6"60' - 9"68' - 3"
(2) 18" DIA CEDAR
(TO BE REMOVED)
164
(UNDER SEPARATE PERMIT)
24" DIA CEDAR
(TO BE REMOVED)
24" DIA CEDAR
(TO BE REMOVED)
(1) NEW DECIDUOUS TREES MIN 2-
INCH CALIPER PROPOSED TO MEET
FRONT YARD LANDSCAPING
REQUIREMENTS OF RMC 4-4-070.
4FT CONCRETE WALKWAY
4F
T
C
O
N
C
R
E
T
E
W
A
L
K
W
A
Y
REQ LANDSCAPING
10' - 0"
NEW REPLACEMENT TREES TO MATCH STREET TREES PER
LANDSCAPE LEGEND.
20' - 0" OC TYP
NEW REPLACEMENT TREES TO MATCH
STREET TREES PER LANDSCAPE LEGEND.
NEW REPLACEMENT TREES TO MATCH
STREET TREES PER LANDSCAPE LEGEND.
NEW REPLACEMENT TREES TO MATCH
STREET TREES PER LANDSCAPE LEGEND.
(1) NEW DECIDUOUS TREES MIN 2-
INCH CALIPER PROPOSED TO MEET
FRONT YARD LANDSCAPING
REQUIREMENTS OF RMC 4-4-070.
© 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 8:34:59 AM
LANDSCAPE
PLAN
L1.01
1702
RSL
AMM
02/08/2018
LAND USE
TALBOT HILL
RESIDENCE ADU
1715 MORRIS AVE S
RENTON, WA 98058
SCALE: 1/8" = 1'-0"
LANDSCAPE PLAN
TREE REQUIREMENTS
TREE REQUIREMENTS PER RENTON MUNICIPAL CODE
RMC 4-4-130.H.1.A PROTECTED TREES – RETENTION OF 30% REQUIRED
(4) TREES ONSITE
(4) PROPOSED FOR REMOVAL.
(0) RETAINED. REPLACEMENT TREES PROPOSED.
(7) 2 INCH CALIPER TREES AT 6FT TALL EA. PROPOSED PER TREE
RETENTION WORKSHEET.
RMC 4-4-070 LANDSCAPING
STREET FRONTAGE LANDSCAPING REQUIRED:
TEN FEET (10') OF ON-SITE LANDSCAPING REQUIRED
PERVIOUS AREAS IN THE STREET FRONTAGE TO BE LANDSCAPED
A MINIMUM OF TWO (2) TREES ARE TO BE LOCATED IN THE FRONT YARD
PRIOR TO FINAL INSPECTION
UP TO FIFTY PERCENT (50%) OF TREES REQUIRED PURSUANT TO RMC
4-4-070, LANDSCAPING, MAY CONTRIBUTE TO REPLACEMENT TREES.
(2) TREES PROPOSED FOR STREET FRONTAGE.
50% X 2 = 1
(1) STREET TREE AND (6) ADDITIONAL STREETS PROPOSED TO MEET
TREE REQUIREMENTS.
RMC 4-4-130.H.1.E REPLACEMENT REQUIREMENTS
PROTECTED TREES: 2
PROTECT TREES PROPOSED FOR REMOVAL: 2
REPLACE W/ 12 CALIPER INCHES PER PROTECTED TREE REMOVED.
12IN x 2 = 24 CALIPER INCHES REQUIRED
REPLACEMENT TREES: MIN 2IN CALIPER OR 6FT TALL EVERGREEN
50% OF TREES REQUIRED PER RMC 4-4-070 MAY BE INCLUDED
24 CALIPER INCHES / 2 CALIPER MIN = 12 REPLACEMENT TREES REQ
2 STREET TREES PROPOSED. 50% OF STREET TREES = 1
12 - 1 = 11 REPLACEMENT TREES REQ
11 ADDITIONAL TREES REQUIRED, 7 PROPOSED (4 TREES SHORT)
DUE TO LIMITED LOT SIZE, A FEE IN LIEU IS PROPOSED FOR THE
SHORTAGE.
FEE IN LIEU: $215 PER CALIPER INCH REQUIRED REPLACEMENT TREE
(VALUATION AMOUNT TO BE CONFIRMED BY CITY OF RENTON)
$215 x 4 TREES x 2IN/TREE = $1,720