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HomeMy WebLinkAboutEx07_Conceptual_Civil_Plan_SetPROJECT ADDRESS:
PROJECT NOTES
JACKSON SHORT PLAT
STRUCT. ENGINEER
SCOPE OF WORK:
GENERAL NOTES
PROJECT NAME:
NEW SF RESIDENCE ON NEW LOT
RESIDENCE FOR JACKSON SHORT PLAT
2223 NE 23RD ST, RENTON, WA 98056
2223 NE 23rd STREET
RENTON, WA 98056
DRAWING INDEX OWNER
BALANCED STRUCTRUAL ENGINEERING, LLC
.
.
253-341-7139
JOSHUA MERGENS, PE, S.E.
OCCUPANCY GROUP:R-3
CONST. TYPE:V-B (NON-SPRINKLED)
BUILDING AREA:LIVING:
GARAGE:
TOTAL AREA:
GOVERNING CODES:2022 INTERNATIONAL RESIDENTIAL CODE W/
WA. STATE AMENDMENTS;
2022 INTERNATIONAL FIRE CODE - WAC 51-54
ARCHITECT
MERRICK LENTZ ARCHITECT
12815 NE 126th PLACE
KIRKLAND, WA 98034
425.747.3177
JASON BEAGLE
jasonb@mlarch.com
2091 sf
380 sf
2471 sf
LAVATORY
LIVING ROOM
LOCATION
MATERIAL
MANUFACTURER
KITCHEN
LIGHT
MAXIMUM
MISCELLANEOUS
NOT TO SCALE
MINIMUM
MULLION
NUMBER
NOMINAL
METAL
NOT APPLICABLE
NOT IN THIS CONTRACT
PLATE
PLYWOOD
ON CENTER
PERFORATED
PAINT
RISE, RADIUS
REFERENCE
REQUIRED
ROOM, ROOMS
ROUGH SAWN
ROUGH OPENING
REVISION
QUARRY TILE
PLASTIC LAMINATE
OUTSIDE DIMENSION
PRESSURE TREATED
REINFORCING BAR
SHEATHING
SQUARE FEET
SPECIFICATIONS
SCHEDULE
SOLID CORE
SHEET
SECTION
SUSPENDED
UNFINISHED
TOP OF WALL
TOP OF SLAB
TYPICAL
SQUARE
STRUCTURAL
STORAGE
TOP OF CONCRETE
SLAB-ON-GRADE
WATERPROOF
WATER CLOSET
VERTICAL
VINYL COMPOSITION TILE
VAPOR BARRIER
URINAL
SC
FINISH FLOORF.F.
FOIC
FH
FLASH'G
FL
FIN
INT
INSUL
HWT
HW
HT
HOR
HM
HDWE
HDWD
HC
GWB
GL
GALV
GA
FO
FOIO
HOLLOW METAL
UR
HORIZONTAL
HOT WATER
INSULATION
INTERIOR
HEIGHT
HOT WATER TANK
WC
WP
VERT
VB
VCT
INSTALLED BY CONTRACTOR
FURNISHED BY OWNER
FURNISHED BY OWNER
INSTALLED BY OWNER
GYPSUM WALLBOARD
GALVANIZED
HOLLOW CORE
HARDWOOD
HARDWARE
GAUGE
GLASS
FINISH OPENING
FINISH
FLOOR
FLASHING
FIRE HYDRANT
STOR
UNFIN
TOS
TOW
TYP
SUSP
STRUCT
TOC
SQ
SPECS
SHTH'G
SF
SOG
SCHED
SECT
SHT
E
COR
CTR
CW
DBL
DTL
DIA
DIM
DN
DO
DR
DS
DWG
EXT
EXIST
ELEV
EA
ACT
AFF
ARCH
AVG
BLDG
BLKG
BM
BOT
CMU
CFM
CL
CLG
CLR
COL
CONST
CONC
CONT
OC
CORRIDOR
DRAWING
DOWNSPOUT
EXISTING
EACH
ELEVATION
EXISTING
EXTERIOR
DINING ROOM, DR
DOWN
DIMENSION
DIAMETER
DETAIL
DOUBLE
COLD WATER
CENTER
DITTO
Q TILE
RM, RMS
REV
RO
RS
REQ'D
REBAR
REF
R
P.T.
P LAM
PL
PLY
PERF
PT
OD
CUBIC FEET/MINUTE
CONCRETE BLOCK
ABOVE FIN. FLOOR
COLUMN
CLEAR
CEILING
CENTER LINE
CONCRETE
CONTINUOUS
CONSTRUCTION
BOTTOM
BEAM
BLOCKING
BUILDING
AVERAGE
ACTUAL
ARCHITECTURAL
MTL
NO, #.
NIC
NOM
NTS
MISC
MIN
NA
MUL
LOC
MATL
MFR
MAX
KIT
LT
LR
LAV
SUPPLIER
KITCHEN EQUIPMENT
AB
AC TILE ACOUSTIC TILE
ANCHOR BOLT
KES
WITHW/
OVERO/
CDR CEDAR
FIRE ALARMF.A.
FRC FIBER REINFORCED CEMENT
F.S.FIRE SPRINKLER
MEDIUM DENSITY OVERLAYMDO
SELF-ADHERED MEMBRANESAM
WITH INW/I
F.R.FIRE RATED
FRT FIRE RETARDANT TREATED
FIRE EXTINGUISHERF.E.
ORIENTED STRAND BOARDOSB
WITH OUTW/O
WEATHER RESISTANT BARRIERWRB
TEMPORARY, TEMPERATURETEMP
FRC FIBER REINFORCED CEMENT
JUNCTION BOXJ,J-BOX
HTSAM HI-TEMP SELF-ADHERED
MEMBRANE
HTSAFF HI-TEMP SELF-ADHERED
FLEXIBLE FLASHING
INT INTERIOR
ABBREVIATIONS
SYMBOLS
S1
13
A2.0
A
A1.1
XX01
P1
GWB
+10'-0"
3
104
ROOM
12
A7.1
D
A
B
C
P-XX
1
FIRST FLOOR
0'-0"
FLAG NOTE
PLAN NOTE
REVISION TAG
DETAIL
REFERENCE
SECTION TAG
INTERIOR
ELEVATION TAG
C1M1
WINDOW TAG
DOOR TAG
WALL TAG
FINISH DESIGNATION
ROOM NAME/
NUMBER
CEILING HT./
MATERIAL
MATERIAL / COLOR
ELEVATION TAG
DEVELOPER
PROLINK ESTATE.
13400 NORTHUP WAY #31
BELLEVUE, WA 98004
206-914-6187
DONALD TSAI
2223 NE 23RD ST.
RENTON, WA 98056
PARCEL NUMBER:
LEGAL DESCRIPTION:
RESIDENTIAL INFILL for
TBD
"LOT B" JACKSON SHORT PLAT
SE 1/4 OF NE 1/4 OF SECTION 5, TOWNSHIP 23 N, RANGE 5 EAST,
W.M., KING COUNTY, WA.
ZONING:R-8
A0.0
A1.0
A2.0
A2.1
A2.2
A2.3
A2.4
A2.5
A3.0
A4.0
A4.1
A4.2
S1.1
S1.2
S1.3
S2.1
S2.2
S2.3
S3.1
S3.2
S4.1
S4.2
S4.3
S5.1
L1.0
L2..0
COVER SHEET, PROJECT NOTES, KEY PLAN
SITE PLAN, SITE DETAILS
FOUNDATION PLAN
CONSTRUCTION PLAN, WALL SCHEDULE
UPPER FLOOR PLAN, UPPER FLOOR FRAMING PLAN
ROOF PLAN
DOOR & WINDOW SCHEDULES, RESTROOM DETAILS
REFLECTED CEILING LIGHTING/ POWER PLAN
EXTERIOR ELEVATIONS
BUILDING SECTIONS, DETAILS
EXTERIOR DETAILS
EXTERIOR DETAILS
STRUCTURAL COVER SHEET AND NOTES
TYPICAL SHEAR NOTES & DETAILS
TYPICAL FRAMING NOTES & DETAILS
FOUNDATION & FRAMING PLAN
2ND FLOOR FRAMING PLAN
ROOF FRAMING PLAN
FIRST LEVEL SHEAR PLAN
SECOND LEVEL SHEAR PLAN
FOUNDATION DETAILS
FLOOR FRAMING DETAILS
ROOF FRAMING DETAILS
STAIR FRAMING DETAILS
PLANTING PLAN
PLANTING DETAILS
SITE AREA:5406 SF (0.127 AC)
LANDSCAPE ARCH.
JGM LANDSCAPE ARCHITECTS INC.
12610 NE 104TH ST.
KIRKLAND, WA 98033
206-454-5723
CRAIG LEWIS
VICINITY MAP
CIVIL ENGINEER
.
.
.
425-652-6013
MARK RIGOS, PE, C.E.
BUILDABLE AREA:1552 SF
FOOTPRINT:1389 SF
DRIVE AREA:869 SF
PATIO AREA:368 SF
IMPERVIOUS AREA:822 + 1696 + 370 SF = 2888 SF (52% LOT AREA)
WSEC NOTES
PRESCRIPTIVE REQUIREMENTS:
COMPONENT R-VALUE (MIN.)U-FACTOR (MAX.)
FENESTRATION N/A .30
SHGC WINDOWS N/A N/A
SKYLIGHT N/A .50
CEILING R-49 .026
VAULTED CEILING R-38 .026
WALL R-21 INT .056
FLOOR R-30 .029
BLW. GRADE WALL 10/15/21 INT +TB .042
SLAB 10, 2FT N/A
ENERGY OPTION 1.4:
COMPONENT R-VALUE (MIN.)U-FACTOR (MAX.)
FENESTRATION N/A .25
SHGC WINDOWS N/A N/A
SKYLIGHT N/A N/A
CEILING R-49 .020
VAULTED CEILING R-38 .026
WALL R-21 INT +R-4 CI .040
FLOOR R-38 .026
BLW. GRADE WALL N/A N/A
SLAB ON GRADE N/A N/A
SEE SHEET A4.0 FOR ADDITIONAL WSEC NOTES
MFR.COMPONENT
WATER HEATER, TANKLESS
CIRCULATION PUMP
HEAT PUMP, DUCTED SYSTEM
HVAC EQUIPMENT SCHEDULE
SPECIFICATION
RHEEM
TBD
CARRIER
RTGH-84DVLN-2
TBD
INFINITY 18VS
NOTES
UEF= 0.91 ENERGY STAR RATED
HSPF 11.0 MIN.
ALL EQUIPMENT SHALL BE EQUAL TO OR
BETTER THAN THOSE LISTED BELOW
ADDITIONAL EFFICIENCY REQUIREMENTS
PER WSEC SECTION C406 THE BUILDING SHALL INCORPORATE A MINIMUM OF SIX ENERGY OPTIONS IN
ADDITION TO THE MINIMUM REQUIREMENTS OF THE ENERGY CODE.
THE FOLLOWING COMPLIANCE OPTIONS SHALL BE INCORPORATED INTO THE BUILDING:
HEATING OPTION #2: HEAT PUMP
1.4 EFFICEINT BUILDING ENVELOPE OPTION: PRESCRIPTIVE REQUIREMENTS PER R402.1.1 WITH THE
FOLLOWING MODIFICATIONS:
VERTICAL FENESTRATION U = .25
WALL R-21 PLUS R-4 C.I.
FLOOR R-38
BSMT. WALL R-21 INT PLUS R-5 C.I.
SLAB ON GRADE R-10 PERIMETER & UNDER ENTIRE SLAB.
2.2 AIR LEAKAGE CONTROL: COMPLIANCE BASED ON R402.4.1.2 WITH TESTED AIR LEAKAGE REDUCED TO
2.0 AIR CHANGES PER HOUR; WHOLE HOUSE VENTILATION SYSTEM SHALL BE EQUIPPED WITH A HEAT
RECOVERY VENTILATION SYSTEM WITH A MINIMUM SENSIBLE HEAT RECOVERY EFFICIENCY OF 0.65.
THE BUILDING SHALL BE DESIGNED AND CONSTRUCTED AS REQUIRED TO ACHIEVE ENHANCED AIR
LEAKAGE PERFORMANCE. AIR INFILTRATION SHALL BE VERIFIED BY WHOLE BUILDING PRESSURIZATION
TESTING CONDUCTED IN ACCORDANCE WITH ASTM E779 OR ASTM E1827 BY AN INDEPENDENT THIRD
PARTY. THE MEASURED AIR LEAKAGE RATE OF THE BUILDING ENVELOPE SHALL NOT EXCEED 0.25
CFM/SF UNDER A PRESSURE DIFFERENTIAL OF 0.3 IN WATER (75 Pa), WITH THE CALCULATED SURFACE
AREA BEING THE SUM OF THE ABOVE AND BELOW GRADE BUILDING ENVELOPE. A REPORT THAT
INCLUDES THE TESTED SURFACE AREA, FLOOR AREA, AIR BY VOLUME, STORIES ABOVE GRADE, AND
LEAKAGE RATES SHALL BE SUBMITTED TO THE CODE OFFICIAL AND BUILDING OWNER.
3.4 AIR-SOURCE CENTRALLY DUCTED HEAT PUMP WITH MINIMUM HSPF OF 11.0
4.1 HIGH EFFICIENCY HVAC DISTRIBUTION SYSTEM. ALL SUPPLY & RETURN DUCTS LOCATED IN AN
UNCONDITIONED ATTIC SHALL BE DEEPLY BURIED IN IN CEILING INSULATION IN ACCORDANCE WITH
R403.3.7. ALL DUCTS LOCATED IN NON-CONDITIONED SPACES SHALL BE INSULATED WITH R-8 MINIMUM
INSULATION.
DUCT LEAKAGE SHALL BE LIMITED TO 3 CFM PER 100 SF OF CONDITIONED FLOOR AREA.
ALL AIR HANDLERS SHALL BE LOCATED WITHIN THE CONDITIONED SPACE.
5.3 EFFICIENT WATER HEATING: WATER HEATING SYSTEM SHALL BE ENERGY STAR RATED GAS OR
PROPANE WATER HEATER WITH A MINIMUM UEF OF 0.91 OR AS OTHERWISE SPECIFIED IN TABLE 406.3,
OPTION 5.3.
THESE DRAWINGS WERE PREPARED UTILIZING RECORD DRAWINGS
PROVIDED BY THE OWNER AND PRELIMINARY FIELD VERIFICATION OF
EXISTING CONDITIONS BY THE ARCHITECT. ALL VERTICAL AND HORIZONTAL
DIMENSIONS ARE TO BE FIELD VERIFIED BY THE CONTRACTOR PRIOR TO
THE CONSTRUCTION OF NEW ELEMENTS. THE CONTRACTOR SHALL VERIFY
ACTUAL EXISTING CONDITIONS AND NOTIFY THE ARCHITECT OF ANY
DISCREPANCIES BETWEEN DRAWINGS & THESE EXISTING CONDITIONS,
PRIOR TO THE COMMENCEMENT OF CONSTRUCTION.
ALL WORK & PROCEDURES SHALL CONFORM TO APPLICABLE CODES,
INCLUDING BUT NOT LIMITED TO THE 2022 INTERNATIONAL RESIDENTIAL
BUILDING CODE, THE 2018 WASHINGTON STATE ENERGY CONSERVATION
CODE, AND ALL RULES, REGULATIONS AND ORDINANCES OF THE
GOVERNING AUTHORITY.
THE GENERAL CONTRACTOR SHALL PAY ALL FEES, LICENSES, PERMITS, AND
INSPECTIONS REQUIRED FOR PROPER EXECUTION OF THE WORK
(EXCLUDING BUILDING PERMITS.)
UNLESS NOTED OTHERWISE, THE GENERAL CONTRACTOR SHALL PROVIDE
AND PAY FOR ALL LABOR, MATERIALS, EQUIPMENT, TOOLS,
CONSTRUCTIONS EQUIPMENT, MACHINERY, TRANSPORTATION, AND
OTHER SERVICES AND FACILITIES NECESSARY FOR PROPER AND TIMELY
EXECUTION OF THE WORK.
GENERAL CONTRACTOR SHALL GUARANTEE ALL WORKMANSHIP AND
MATERIALS FOR A PERIOD OF ONE YEAR FROM THE DATE OF SUBSTANTIAL
COMPLETION.
THE GENERAL CONTRACTOR SHALL WARRANT TO THE OWNER AND TO THE
ARCHITECT THAT ALL COMPLETED WORK IS AS INDICATED IN THE
DRAWINGS AND FREE OF DEFECTS, AND THAT MATERIALS AND EQUIPMENT
FURNISHED UNDER THE CONTRACT ARE NEW UNLESS OTHERWISE
DIRECTED.
THE GENERAL CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION
AND/OR INSTALLATION METHODS, MEANS, TECHNIQUES, SEQUENCES AND
PROCEDURES AND FOR COORDINATION OF ALL PORTIONS OF THE WORK.
DIMENSIONS ARE TO THE FACE OF GWB OR TO FACE OF FINISH UNLESS
NOTED OTHERWISE.
G.C. IS RESPONSIBLE TO COORDINATE WORK WITH ALL SUBCONTRACTORS,
OWNER'S VENDORS, AND OWNER SO AS TO MAINTAIN PROJECT SCHEDULE
AND COORDINATE INSTALLATION OF ALL CONNECTING AND ADJACENT
ELEMENTS OF THE WORK WITHOUT REMOVAL OF ELEMENTS ALREADY
INSTALLED.
ALL ELEMENTS OF THE PROJECT, INCLUDING MATERIALS, EQUIPMENT AND
MANUFACTURED ARTICLES SHALL BE APPLIED, INSTALLED, CONNECTED,
AND ERECTED PLUMB AND LEVEL AND IN ACCORDANCE WITH ALL
APPLICABLE INDUSTRY STANDARDS AND PRACTICES AND WITH THE
MANUFACTURER'S WRITTEN SPECIFICATION OR INSTRUCTIONS.
CAULK ALL JOINTS BETWEEN DIFFERENT MATERIALS AND AS NOTED ON
DRAWINGS.
GENERAL CONTRACTOR SHALL PROVIDE BLOCKING IN FRAMING AS
REQUIRED FOR ALL SURFACE-MOUNTED FIXTURES, CASEWORK, TRIM AND
MILLWORK, AND ANY OTHER ELEMENT REQUIRING BLOCKING.
COORDINATE WITH APPLICABLE SUB-TRADES FOR LOCATION AND TYPE,
AND APPLY WITH APPLICABLE CODES.
GENERAL CONTRACTOR SHALL RECYCLE OR SALVAGE NON-HAZARDOUS
CONSTRUCTION AND DEMOLITION WASTE AS REQUIRED BY THE LOCAL
JURISDICTION.
DO NOT SCALE THE DRAWINGS FOR CRITICAL DIMENSIONS. DIMENSIONS
ARE SHOWN TO FACE OF GWB UNLESS INDICATED OTHERWISE.
THE PROJECT SHALL BE SCHEDULED AND INSTALLATION OF ELEMENTS
COORDINATED AS NECESSARY TO PERMIT WORK BETWEEN DIFFERENT
TRADES TO PROCEED WITHOUT UPSETTING PROPER CONSTRUCTION
SEQUENCES OR DELAYING THE PROJECT SCHEDULE.
PLUMBING, ELECTRICAL AND MECHANICAL CONTRACTORS SHALL VERIFY
ALL REQUIREMENTS FOR THIS PROJECT AND COMPLY WITH ALL LOCAL
CODES, SUBMIT PLANS FOR APPROVAL AND OBTAIN PERMIT BEFORE
STARTING WORK.
VERIFY ALL DETAIL DIMENSIONS WITH DIMENSIONS SHOWN ON PLANS,
SECTIONS AND ELEVATIONS. DIMENSIONS IN PLAN, SECTION AND
ELEVATION SUPERCEDE DETAIL DIMENSIONS. WHERE DISCREPANCIES
OCCUR, NOTIFY ARCHITECT IMMEDIATELY FOR CLARIFICATION PRIOR TO
PROCEEDING WITH THE WORK.
DO NOT VARY OR MODIFY THE WORK SHOWN WITHOUT WRITTEN
AUTHORIZATION FROM THE ARCHITECT.
DETAILS WHICH OCCUR BOTH RIGHT- AND LEFT-HAND ARE SHOWN ONLY
ONCE. TYPICAL DETAILS ARE NOT REFERENCED AT ALL LOCATIONS, THE
INTENT IS THAT THEY CARRY THROUGHOUT THE PROJECT UNLESS
OTHERWISE NOTED.
HOURS OF PROJECT CONSTRUCTION SHALL BE LIMITED IN ACCORDANCE WITH
THE LOCAL JURISDICTION'S NOISE ORDINANCE (IF ANY.)
C1.0
C2.0
C2.1
C2.2
C2.3
C2.4
UTILITIES & GRADING PLAN
TESC PLAN
FRONTAGE IMPROVEMENT PLAN
NOTES & DETAILS A
NOTES & DETAILS B
NOTES & DETAILS C
A0.0
COVER SHEET
GENERAL NOTES
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
EXHIBIT 7
RECEIVED
PLANNING DIVISION
05/29/2024
AVanGordon
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
5'
S
E
T
B
A
C
K
25' REAR SETBACK
25' SETBACK
MAIN FLOOR
15' UTILITY EASEMENT
PATIO
UP 2R
5'
-
0
"
24
'
-
0
"
FREEFORM AT GRADE
~370 SF, SHAPE TBD
10
'
-
0
"
15'-0 3/8"
15
'
U
T
I
L
I
T
Y
E
A
S
E
M
E
N
T
NE 22nd ST
UP 2R
304.3'
305'
304.25'
302.5'302.5'
306.0'
305.5'
303.16'
5'-0"
60
'
-
0
"
20
'
-
0
"
16
'
-
0
"
5'-
0
"
5'-
0
"
4'
-
0
"
R
2
5
'
-
0
"
R25'-
0
"
80'-0"
48" MAX. ROCKERY
HB
HB
308'
306'
CB CB
SSMH
STMH
DECK
AVERAGE GRADE = 303.5
305.0'
GARAGE
1'-
8
"
1'-10"
CANT.
303.47'
25' FRONT SETBACK
2% MIN. SLOPE
4
.
3
%
M
A
X
.
S
L
O
P
E
ELECT. METER
GAS METER
305.9'
8" PVC SANITARY
SEWER PER AS-BUILT
12" STORM SEWER
PER AS-BUILT
WATER POC
BUILDING SETBACK
LINE (5'+2')
CONCRETE
DRIVEWAY, 865 SF
CONCRETE
PORCH & STEPS
4'Ø DRY WELL AREA,
DESIGN PER C-51
ASPHALT HAMMER
HEAD PER CIVIL
EXT'G UTILITY POLE
PER SURVEY, VFY
LOCATION
5146 SF
5410 SF
5' S
I
D
E
S
E
T
B
A
C
K
25'
-
0
"
25'
-
2
3
/
8
"
15'-0"
EXISTING HOUSE
1868 SF NBA
1979 SF NBA
10
2
'
-
1
0
1
/
8
"
25
'
-
0
"
EXISTING
CONCRETE
DRIVEWAY
EXISTING
LANDSCAPE STRIP
EXISTING CONCRETE
SIDEWALK
EXISTING
CONCRETE
WALKWAY
EXT'G ELECT.
METER
EXT'G GAS
METER
16'-0
"
5'-
0
"
351 SF
65 SF
1215 SF
IMPERVIOUS ROOF
AREA
21
'
-
8
1
/
2
"
2
0
'
-
0
"
5'-0"
4 FT MAX. ROCKERY
OR KEYSTONE WALL;
T.O.W.. @ 302.0'
A
-
302.0'
15
'
-
0
"
10'-
0
"
5'-0"
CATCH BASIN
16
'
-
1
"
15'-6"
5'-
0
"
80'-4 3/4"
73'-7 7/8"
59'-1
0
3
/
8
"
9'
-
0
"
8'-
0
"
SHADED AREA
INDICATES
EXISTING SLOPES
GREATER THAN 15%
30
8
306
304
300
302
310
294
296
298
2
9
8
302
30
0
3
0
4
31
2
31
4
3
1
6
3
1
8
3
2
0
3
0
8
3
0
6
HATCHED AREA
(OFFSITE) INDICATES
EXISTING SLOPES
GREATER THAN 40%
PROPERTY
LINE, TYP.
305.0'
9'-9 1
/
2
"
48163248SCALE: 1/16"= 1'-0"(1:192)
124812SCALE: 1/4"= 1'-0" (1:48)
0'5'10'20'30'40'60'
5'-
0
"
24
'
-
0
"
10
'
-
0
"
15'-0 3/8"
NE 22nd ST
5'-0"
60
'
-
0
"
20
'
-
0
"
16
'
-
0
"
5'-
0
"
5'-0
"
4'-
0
"
R
2
5
'
-
0
"
R25'-
0
"
80'-0"
1'-8"
1'-1
0
"
CANT.
5146 SF
5410 SF
25'
-
0
"
25'-
2
3
/
8
"
10
2
'
-
1
0
1
/
8
"
16'-0"
5'-0
"
21'-
8
1
/
2
"
2
0
'
-
0
"
5'-0"
A
-
15
'
-
0
"
10'-0
"
5'-0"
16'
-
1
"
15'-
6
"
5'-0
"
80'-4 3/4"
73'-7 7/8"
59'-1
0
3
/
8
"
308
306
304
300
302
310
294
296
298
2
9
8
302
30
0
3
0
4
31
2
31
4
31
6
3
1
8
3
2
0
3
0
8
3
0
6
9'-9 1
/
2
"
48163248SCALE: 1/16"= 1'-0"(1:192)124812SCALE: 1/4"= 1'-0" (1:48)
IMPERVIOUS AREA:2935 SF (53% LOT AREA)
0'5'10'20'30'40'60'
PROJECT ADDRESS:
PROJECT NAME:RESIDENCE FOR JACKSON SHORT PLAT
2223 NE 23RD ST, RENTON, WA 98056
BUILDING AREA:LIVING:
GARAGE:
TOTAL AREA:
2091sf
380 sf
2471 sf
PARCEL NUMBER:
LEGAL DESCRIPTION:
TBD
JACKSON SHORT PLAT
SE 1/4 OF NE 1/4 OF SECTION 5, TOWNSHIP 23 N, RANGE 5 EAST,
W.M., KING COUNTY, WA.
ZONING:R-8
LOT B AREA:5410 SF (0.117 AC)
BUILDABLE AREA:1794 SF
BLDG. FOOTPRINT:1389 SF
DRIVE AREA:869 SF
PATIO AREA:368 SF
IMPERVIOUS AREA:2935 SF (53% LOT AREA)
ROOF AREA:1698 SF
LOT A AREA:5146 SF (0.117 AC)
BUILDABLE AREA:1868 SF
BLDG. FOOTPRINT:1014 SF
DRIVE AREA:351 SF
WALKWAY AREA:65 SF
IMPERVIOUS AREA:1631 SF (32% LOT AREA)
ROOF AREA:1215 SF
20'30'
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
SITE PLAN
A1.0
SCALE: 1" = 10'-0"
SITE PLANe
s
w
n
SCALE: 1" = 20'-0"
SITE PLANe
s
w
n
PROJECT INFORMATION
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
20"x30" CRAWL SPACE ACCESS W/
REMOVABLE SCREENED COVER.
COVER W/ 1
8" GALV. WIRE MESH;
N.F.A.= 510 S.I. =3.54 SF
INSTALL 6 MIL POLYETHYLENE
GROUND COVER THROUGHOUT
CRAWL SPACE; LAP JOINTS 6" MIN.
GALV. CRAWL ACCESS WELL
INSTALL R-38 BATT UNDERFLOOR
INSULATION, TYP. THROUGHOUT
INSTALL 2x4 PONY-WALL FROM TOP
OF FOOTING TO BTM. OF
SUB-FLOOR ABOVE
TOILET PER FLOOR PLAN
SEWER CLEAN-OUT PER PLUMBING
PERMIT; VERIFY LOCATION PRIOR
TO CONSTRUCTION
NEW STEM WALL & FT'G PER
STRUCTURAL
4" CONC. SLAB ON GRADE W/ #4
REBAR @ 24" O/C E/W; STEEL
TROWEL FINISH O/ 10 MIL POLY
VAPOR BARRIER O/ 4" MIN.
COMPACTED GRANULAR FILL
POST & IMBED PER STRUCTURAL
S2.0
PROVIDE SOLID BLK'G AT ALL
POINT LOADS
NEW T&G PLYWD. SUBFLOOR PER
STRUCTURAL; GLUE AND NAIL PER
STRUCT.
NEW FLOOR BEAM & FOUNDATION
PER STRUCT.
BLOCK-OUT FOR DUCTWORK PER
MECH.
ALL DUCTS LOCATED IN
NON-CONDITIONED AREAS SHALL BE
INSULATED WITH R-8 MIN. INSULATION
INSTALL NEW 8"X16" FND. VENT W/
CORROSION RESISTANT SCREEN
SIMPSON LU210 TO RIM JOIST
8"x16" FOUNDATION VENT;
95 IN² NET FREE AREA
30"x30" CONC. FT'G
PER STRUCTURAL
POST & BASE CALL-OUT
LOCATION
CRAWL SPACE
AREA
996 SF
VENT AREA
REQUIRED
6.64 SF
CRAWL SPACE VENTILATION REQUIRED: 1 SF/150 SF AREA
VENT SIZE = 16"x8", MIN NFA = 63 IN2 (0.438 SF)
PROVIDE GALV. WIRE SCREEN AT ALL VENTS
ACCESS
VENT
3.54 SF
CRAWL SPACE VENTILATION NOTES:
P.T
.
4
x
4
W/
P
B
S
4
4
A
VENTS
REQ'D
7
24"x24" CONC. FT'G
PER STRUCT.
VENTS
PROVIDED
9
24"Øx8" CONC. FT'G
PER STRUCT.
DUCTWORK & DIFFUSERS,
DESIGN BUILD BY MECH.
CONTRACTOR; INSULATE
DUCTWORK PER WSEC.
F2
F2.5 36"x36" CONC. FT'G
PER STRUCTURAL
F3
48"x48" CONC. FT'G
PER STRUCTURAL
F4
B
A4.0
C
A4.0
E
A4.0
F
A4.0
A
A4.0
20
'
-
6
"
19
'
-
6
"
11'-10"
18'-6"
10'-6"4'-6"12'-2"
3'-81
2"
30'-101
2"
1'-0"16'-0"1'-6"4'
-
0
"
1'-
0
"
1'-0"
8'-6"8'-6"
2'-
0
"
18'-
8
"
10'-0
"
1'-6"
8'-0"
14'-1
1
"
53'-
1
"
3'-
1
0
12"
7'
-
5
1
2"
6'
-
5
1 2"
16"
16"
16
"
2'-21
2"
2'
-
2
1 2"
1'-9
1
2 "CA
N
T
.
16
"
2X12 JSTS. PER STRUCT. @ 16"
O/C W/ 3/4" T&G ACX PLYWD,
GLUED & NAILED PER STRUCT.
4X1
0
B
E
A
M
P
E
R
STR
U
C
T
.
DBL. JST.
D
B
L
.
J
S
T
.
DBL. JST.
SL
O
P
E
1
%
M
I
N
.
SL
O
P
E
2
%
M
I
N
.
6'-0
"
5'-8"
1'
-
6
"
16"
CANT. JSTS. PER
STRUCT. W/ HARDI-
SOFFIT & 2" CONT. VENT
P.T
.
4
X
8
B
E
A
M
P
E
R
S
T
R
U
C
T
.
P.T.
2
X
8
L
D
G
R
.
P
E
R
S
T
R
U
C
T
.
P.T. 2X12 STRINGERS @ 16"
MAX. O/C; HNGR. PER STRUCT.
TREX DECKING & TREADS;
INSTALL PER MFR. REQ'TS
NEW CONC. PORCH &
STEPS AS REQ'D TO
GRADE
RAISED STEMWALL
12
"
D
A4.0
DBL. JST.
DBL. JST.
4'-
0
"
UP T/K
UP
G
A4.0
5'-1
1
"
13'-3"
DB
L
.
J
S
T
.
8'-
4
"
F4
F2.5
F3
F2.5 F2.5
2'
-
2
"
STEP
STEMWALL 11 14"
STEP STEMWALL 11 14"
2'
-
0
"
6X6
-
6X8
-
6X6
-6X6
-
6X6
-
7'-11
1
2"
5'
-
1
0
1 2"
4'-7"4'-4"3'-81
2"
FOUNDATION PLAN
A2.0
SCALE: 1/4" = 1'-0"
FOUNDATION PLAN
PLAN NOTES
E
S
W
N
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
53'
-
1
"
380 sf
PORCH
2-CAR GARAGE
LIVING ROOM
UP 2R
UP 2R
5'
-
0
"
KITCHEN
4
5
°
10
5
°
44
'
-
0
"
4'
-
0
"
27'-2"18'-6"
16'-0"
OFFICE
DINING
STUDY NOOK
S & P
11'-10"
20
'
-
6
"
6'-
0
1 2"
13
'
-
5
1 2"
45'-8"
BATH
211 sf
12'-11" x 13'-11"
18'-0" x 20'-0"
169 sf
121 SF
11'-8" x 13'-0"
166 SF
10'-0" x 16'-0"
14'
-
1
1
"
8'-0"
20'-9
"
9'-5
"
7'
-
5
1
2"
10'-6"4'-6"12'-2"
B
A4.0
C
A4.0
E
A4.0
F
A4.0
A
A4.0
9'-
1
1
1
2 "
HB
HB
WH
20
M
I
N
.
9'-
1
1
1 2"
110V
S.D.
110V
S.D.
8'-0
"
10'
-
0
"
4'-0"
SL
O
P
E
S
L
A
B
1%
M
I
N
.
110V
H.T.
D
A4.0
DECK
E
F
G
AB
C
C
D
1
2
3
6
5
7
120
°
PANTRY
DW
HO
O
D
/
M
I
C
.
RA
N
G
E
RE
F
.
CLO
.
(2)
S
H
L
V
S
.
BALUSTRADE +36"
HAND RAIL +36"
UP
P
E
R
C
A
B
.
UP
P
E
R
C
A
B
.
UPPER CAB.
16R @ 7.40"
FAU18" S
O
F
F
I
T
12" S
O
F
F
I
T
COUNTER @ 30"
VAULT
VA
U
L
T
OPEN
T
O
A
B
V
.
CLG. @ 9'-0"
CLG. @ 7'-6"
CLG. @ 9'-0"
CLG. @ 10'-0"
BALCONY ABV.
4'-0"2'-0"1'-1"
3'-
6
"
5'-
0
"
3'-2"
2'-10"
4'
-
0
"
3'-8"
4'
-
0
"
6'-0"5'-3"
1'-
1
0
"
E1
E1
E1
E2
E2
E1
E1
E1
P1
P1
3'-
4
"
3'-3
12"
3'-4"
41
2"
G
A4.0
G
U
A
R
D
R
A
I
L
+
3
6
"
G
U
A
R
D
R
A
I
L
+
3
6
"
UP
DN
SMOKE DETECTOR PER R314. LISTED AND LABELED W/ UL217. LINE
VOLTAGE W/ BATTERY BACKUP. INTERCONNECT DETECTORS. AT "A"
PROVIDE COMBINED SMOKE/CO2 DETECTOR.
STAIR PER IRC R311.7: WOOD TREAD AND RISER U.N.O. TREAD WIDTH
AS INDICATED (10" MIN.); MAX. RISER HEIGHT = 7.75". PROVIDE 3/4"-1-1/4"
TREAD NOSING, W/ MAX RADIUS OF 9/16". NOSING BEVEL NO GREATER
THAN 1/2". RISER AND TREAD DIMENSIONS SHALL NOT VARY MORE
THAN 3/8" IN A SINGLE RUN.
GUARDRAIL AT PLATFORM ABOVE PER IRC R312.1. TOP AT +36" MIN.
GUARD SHALL PREVENT 4"Ø SPHERE PASSING THRU; 2 1
4"x 1 3
8" TYPE 1
OAK CAP RAIL O/ 1/4"X1" STEEL TOP RAIL W/ 3 1
2" NEWEL POSTS, 1"x1
4"
STL. BTM. RAIL AND 5/8" SQ. IRON PICKETS @ 4" O/C.
STAIR HANDRAIL PER IRC R311.7.8 FULL LENGTH OF STAIR ONE SIDE
MIN. TOP AT +36" (34" MIN - 38" MAX.) HANDRAIL PROFILE PER NOTE #2.
MIN. 1-1/2" CLEAR TO WALL. RETURN ENDS TO WALL.
(1) LAYERS 5/8" TYPE "X" GWB ON ALL INTERIOR FACES OF GARAGE; ALL
PENETRATIONS SHALL BE FIRE CAULKED; WRAP ALL BEAMS AND
SUPPORTING CONSTRUCTION W/ 58" TYPE X GWB.
KITCHEN EXHAUST HOOD/FAN; 150 CFM, VENT TO EXTERIOR IN
SMOOTH-WALL 6"Ø GALV. DUCT, SIDE WALL DISCHARGE W/ HOOD AND
BACK DRAFT DAMPER.
24" BASE CABINET PER ELEV. W/ 25" WIDE COUNTERTOP @ +36" AFF.;
12" x36" OVERHEAD CABINETS PER ELEV.
VANITY W/ COUNTERTOP @ +34" AFF, PER ELEV.
(2) ROWS OF SHELVING AT +16" O.C.
PROVIDE MIN. 2" PREFIN. CONT. VENT IN SOFFIT ;
NET FREE AREA = .16SF / LF.
FIRE EXTINGUISHER WALL MTD.; TYPE 2A/10B,C RATED.
32"X60" TUB/SHOWER W/ TILE SURROUND. W/ WATERPROOF
UNDERLAYMENT AT SURROUND (SCHLUTER KERDI UNDERLAYMENT,
OR EQ, TYP.)
36"x60" PREFAB WALK-IN SHOWER BASE W/ TILE SURROUND. W/
WATERPROOF UNDERLAYMENT AT SURROUND (SCHLUTER KERDI
UNDERLAYMENT, OR EQ., TYP.)
32"x48" PREFAB WALK-IN SHOWER.
TEMPERED GLASS SHOWER DOOR.
PROVIDE VENT BLOCKING EACH TRUSS/JOIST SPACE W/ (3) 2" HOLES W/
1/8" WIRE MESH. NET VENT AREA: 0.0522SF/BLOCK (7.52IN2 EA. SPACE)
CONT.PREFIN. ALUM. GUTTER; REFER ELEV FOR DOWNSPOUT
LOCATIONS
MAINTAIN VENT PATH TO ATTIC; PROVIDE VENTED & SCREENED
BLOCKING; INSTALL INSULATION BAFFLES AS REQ'D TO MAINTAIN 1"
CLEAR VENT PATH.
PROVIDE MIN. 22"X30" ATTIC ACCESS ABV. W/ PANEL. WEATHER-STRIP
NOTE: ALL WORK UNDER GENERAL CONTRACT, UNLESS NOTED OTHERWISE.
TYPE E-1
CL'G ASSEMBLY PER
SECTION
EXTERIOR SIDING PER
ELEVATION
2x6 BLK'G EA. JST SPACE
@ 8'-0"o.c. MAX.
2x6@16" o.c. STUD WALL;
INTERMEDIATE FRAMING
1/2" GWB (MOISTURE
RESISTANT AT WET WALLS)
7/16" OSB SHEATHING,
U.N.O.
WEATHER RESISTANT BARRIER
(WRB), TAPED SEAMS
R-21 BATT INSUL. EA. JST
SPACE
VAPOR RETARDER
2x6 FIRE BLK'G EA. JST
SPACE @ 8'-0"o.c. MAX.
2x6@16" o.c. STUD WALL;
2x6 @ 16"O.C. AT
BEARING LOCATIONS;
REFER STRUCTURAL
5/8" TYPE X GWB EA. SIDE
(MOISTURE RESISTANT AT
WET WALL LOCATIONS)
P.T. 2x_ SILL PLATE;
RAMSET PER
STRUCTURAL
TYPE P-1
2x4 FIRE BLK'G EA. JST
SPACE @ 8'-0"o.c. MAX.
1/2" TYPE X GWB EA. SIDE
(MOISTURE RESISTANT AT
WET WALL LOCATIONS);
2x4 P.T. AT SLAB;
RAMSET PER
STRUCTURAL
TYPE P-2
FLOOR ASSEMBLY
PER SECTION
FLOOR ASSEMBLY
(SLAB ON GRADE
WHERE INDICATED)
FLOOR ASSEMBLY (SLAB
ON GRADE WHERE
INDICATED)
RAINSCREEN: 12"x3" P.T. PLYWD
VERT. STRIPS; ALIGN W/ STUDS DROP CL'G
ASSEMBLY PER PLAN;
2X4 JST. @ 16" O/C W/1
2" GWB
2x4@16"o.c. STUD WALL;
REFER STRUCTURAL
6"
M
I
N
.
T
O
G
R
A
D
E
TYPE E-2
2x6 PLATE O/ SILL GASKET;
NAILING PER STRUCT.
P.T. 2x6 SILL PLATE O/ SILL
GASKET AT CONCRETE;
ANCHOR BOLT PER
STRUCTURAL
FLOOR ASSEMBLY (SLAB
ON GRADE WHERE
INDICATED)
R-38 F.G. BATT INSUL.
R-21 BATT INSUL. EA. JST
SPACE
2x6 PLATE O/ SILL GASKET
RIM PER STRUCT.
(2)2x6 TOP PLATE PER
STRUCT.2x SOLID BLK'G
(2)2x4 TOP PLATE PER
STRUCT.
2x SOLID BLK'G @
PARTITIONS
2x6@16" o.c. STUD WALL;
INTERMEDIATE FRAMING
7/16" SHEATHING, PER
STRUCT.
1/2" GWB (MOISTURE
RESISTANT AT WET WALLS)
R-21 BATT INSUL. EA. JST
SPACE
VAPOR RETARDER
2x6 PLATE O/ SILL GASKET;
NAILING PER STRUCT.
FLOOR ASSEMBLY (SLAB
ON GRADE WHERE
INDICATED)
5/8" TYPE X GWB
CL'G ASSEMBLY PER
SECTION
(2)2x6 TOP PLATE PER
STRUCT.
CL'G ASSEMBLY PER
SECTION
(2)2x6 TOP PLATE PER
STRUCT.
STEM WALL &
FOUNDATION PER PLAN 2x SOLID BLK'G @
PARTITIONS
WATER HEATERS SHALL BE ANCHORED OR STRAPPED PER MANUFACTURER'S
RECOMMENDATION TO RESIST EARTHQUAKE MOTION (IF OVER 48" TALL.) COMBUSTION AIR
IS REQUIRED PER MANUFACTURER'S RECOMMENDATION AND THE IMC. VENT TO OUTSIDE.
RECESSED LIGHT FIXTURES SHALL BE IC RATED. PROVIDE PROPER PROTECTION FROM
INSULATION AROUND THE RECESSED FIXTURES SO THAT THE FIXTURE WILL NOT BECOME
OVERHEATED.
4
5
6
2
3
A UL LISTED COMBINATION SMOKE & CARBON MONOXIDE DETECTOR SHALL BE PLACED
IN ALL IN ALL SLEEPING ROOMS AND IN THE IMMEDIATE VICINITY OUTSIDE BEDROOMS.
ALARMS SHALL BE INTERCONNECTED, PROVIDED WITH PERMANENT & BACKUP BATTERY
POWER, AND SOUND AN AUDIBLE ALARM .
ALL DUCTWORK IN NON-CONDITIONED AREAS SHALL BE INSULATED WITH R-8 MIN.
INSULATION
ALL VENTILATION OPENINGS SHALL BE COVERED WITH CORROSION-RESISTANT METAL
MESH WITH MESH OPENING OF 1/4 INCH SQUARE MAXIMUM.
FIRE STOPS SHALL BE PROVIDED TO CUT OFF ALL CONCEALED DRAFT OPENINGS, FROM
VERTICAL TO HORIZONTAL SPACES, INCLUDING STAIRS, TUB, SHOWER, FIREPLACES, ETC.
WATER RESISTANT GYPSUM BACKING BOARD IS REQUIRED AT ALL WET WALLS. IT IS NOT
TO BE INSTALLED OVER A VAPOR BARRIER OR ON THE CEILING.
ALL FOOTINGS TO BEAR ON UNDISTURBED SOIL UNLESS APPROVED OTHERWISE IN
WRITTING BY GEOTECHNICAL ENGINEER. ALL FILL PLACED UNDER FOOTINGS, SLABS
AND IN PARKING AREAS SHOULD BE COMPACTED TO A MINIMUM OF 90 PERCENT OF
MAXIMUM CAPACITY PER APPROVED GEOTECHNICAL DESIGN.
1
FLOOR PLAN NOTES
8
7
10
9
14
12
11
15
HOT AND COLD WATER PIPES IN UNCONDITIONED SPACES SHALL BE PROTECTED WITH R-3
INSULATION HAVING A FLAME SPREAD RATING OF 25 OR LESS.
REFER TO APPLICABLE DETAIL AS REQUIRED FOR EXHAUST, HVAC AND HOOD DUCT CHASE
CONSTRUCTION.
WATER SERVICE CONTROL SHUT-OFF REQUIRED.
ALL PLYWOOD SHEATHING PANEL EDGES SHALL BE EDGE-BLOCKED AT SHEAR WALLS PER
STRUCTURAL REQUIREMENTS.
DISHWASHER AIR GAP REQUIRED.
GLAZING WITHIN 24" RADIUS OF DOORS TO BE SAFETY GLAZED. REFER TO DOOR
SCHEDULE AND VERIFY PRIOR TO CONSTRUCTION.
HVAC SYSTEM & DUCTWORK DESIGN BUILD BY GC MECHANICAL CONTRACTOR. SYSTEM
SHALL CONFORM TO STATED REQT'S LISTED HEREIN AND TO ALL APPLICABLE CODES &
REGULATIONS INCLUDING WSEC, IRC, & IMC .
16
PROVIDE MIN. 22"X30" ATTIC ACCESS ABV. W/ PANEL. WEATHER-STRIP
PANEL AND INSULATE W/ R-49 RIGID
SECURITY KEYPAD @ + 60 A.F.F. (F.O.I.C.). GC TO COORDINATE
INSTALLATION WITH OWNER VENDOR PRIOR TO COVERING FRAMING.
ELECTRICAL PANEL PER ELECTRICIAN. MAINTAIN MIN. 36" CLEAR FLOOR
AREA IN FRONT OF PANEL(S), TYP
NEW GAS METER PER PSE
PROVIDE SOUND BATT INSULATION AT ALL RESTROOM PARTITIONS
RESTROOM EXHAUST FAN: 50-90 CFM, VENT TO EXTERIOR IN
SMOOTH-WALL 4"Ø DUCT, SIDE WALL DISCHARGE W/ HOOD AND BACK
DRAFT DAMPER.
VENT DRYER TO EXT.; 4"Ø GALV. SMOOTH WALL, W/ VENT HOOD & PEST
GUARD
WSEC COMPLIANT UP-DRAFT GAS-FIRED FORCED AIR FURNACE, MIN
AFUE 95%;
A. PROVIDE OUTSIDE COMBUSTION AIR PER IRC M1701, CHAPTER 24,
SECTION G2407, AND MFR INSTRUCTIONS.
B. VENT TO EXTERIOR; PER MFR INSTRUCTIONS FOR FLUE SIZE,
LENGTH, CLEARANCES, DISCHARGE, ETC.
C. PROVIDE OUTSIDE FRESH AIR VENTILATION TO FORCED AIR UNIT
AS REQ'D BY IRC AND IMC.
INSTANTANEOUS GAS WATER HEATER UFE 91% MIN., WALL MTD. AS
HIGH AS PRACTICAL. HEATED WATER CIRCULATION SYSTEM SHALL BE
PROVIDED WITH A CIRCULATION PUMP. THE SYSTEM RETURN PIPE
SHALL BE A DEDICATED RETURN PIPE OR A COLD WATER SUPPLY PIPE.
A. PROVIDE OUTSIDE COMBUSTION AIR PER IRC M1701, CHAPTER 24,
SECTION G2407, AND MFR INSTRUCTIONS.
B. VENT TO EXTERIOR; PER MFR INSTRUCTIONS FOR FLUE SIZE,
LENGTH, CLEARANCES, DISCHARGE, ETC.
C. PROVIDE OUTSIDE FRESH AIR VENTILATION AS REQ'D BY IRC AND
IMC.
PROVIDE A HEAT DETECTOR IN ATTACHED GARAGE IN A CENTRAL
LOCATION PER R314. HEAT DETECTOR SHALL BE INTERCONNECTED
WITH SMOKE ALARMS IN THE DWELLING, PROVIDED WITH PERMANENT
& BACKUP BATTERY POWER, AND SOUND AN AUDIBLE ALARM
PROVIDE FROST-FREE HOSE BIB
PROVIDE 12"x12"x 12" PLYWD. PLUMBING ACCESS PANEL
PROVIDE RECESSED HOT & COLD WASHER CONNECTION W/ 2" Ø DRAIN.
(5) 5
8" x16" BIRCH VENEER PLYWD. SHLVS. W/ 1
2"x1" NOSING & 12" WALL
BRACKETS; PROVIDE (4) 24" CAB. DOORS W/ CONCEALED HINGES
A
2X6 STUDS PER STRUCT. TYP.
B
2X4 STUDS PER STRUCT.
SHT'G PER STRUCTURAL
2X4 NAILER 12" GWB EA. SIDE
GSM CORNER BEAD
R-21 F.G. BATT INSUL.
FILL VOIDS W/ F.G. BATT INSUL.
FLOOR PLAN
A2.1
SCALE: 1/4" = 1'-0"
LOWER FLOOR PLAN
WALL SCHEDULE
NOTE:
1.REFER A2.4 FOR DOOR AND WINDOW SCHEDULES.
2.REFER A2.3 FOR REFLECTED CEILING PLAN.
CONSTRUCTION NOTES
E
S
W
N
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
B
A4.0
C
A4.0
E
A4.0
F
A4.0
A
A4.0
12
5
36" ICE & WATER
SHIELD AT
VALLEYS, TYP.
VALLEY
12
5
12
5
12
5
VALLEY
VA
L
L
E
Y
HIP BEA
M
P
E
R
S
T
R
U
C
T
.
RI
D
G
E
RI
D
G
E
RID
G
E
HIP
H
I
P
HIP
HIP
HIP
VALLEY
VALL
E
Y
12
8
1
2
8
12
5
12
5
12
5
12
5
12
8
12
8
12
5
2
2
"
X
3
0
"
IN
S
U
L
A
T
E
D
ATTIC ACCESS
5" CONT. ALUM.
GUTTER, TYP.
2'-
0
"
1
1
1
1
1
1
1 1 1
HDR. PER STRUCT.
MFR. WD. TRUSSES
PER STRUCT. @ 24"
O/C, TYP.
HD
R
.
HD
R
.
HDR
.
P
E
R
S
T
R
U
C
T
.
HD
R
.
P
E
R
S
T
R
U
C
T
.
HDR.HDR. PER STRUCT.
HDR
.
HD
R
.
HD
R
.
P
E
R
S
T
R
U
C
T
.
HDR.
VENT STACK W/
BOOT FLASHING
PER 2/A2.3, TYP.
V
E
N
T
S
T
A
C
K
W
/
BOOT FLASHING PER
2/A2.3, TYP.
DRO
P
B
E
A
M
P
E
R
STR
U
C
T
.
D
A4.0
HD
R
.
HD
R
.
2X
1
2
R
F
T
R
S
P
E
R
S
T
R
U
C
T
.
@
2
4
"
O
/
C
,
T
Y
P
.
GABLE END HIPMASTER TRUSS
HIP MASTER TRUSS
GIR
D
E
R
T
R
U
S
S
GIRDER TRUSS
HIP MASTER TRUSS
2'-
0
"
3'-
0
"
2'-0"
1'-
4
"
4'-3"
6
6
6
6
4'-3"
4'
-
0
"
2'-0"
2'-0"
2'-
0
"
2'-0"
1'-0"
1'-
0
"
1'-0"
BR
K
T
.
BR
K
T
.
2'-0
"
2'-0"
HIP
G
A4.0
6"
12
"
M
I
N
.
SIZE
PER
PLUMBING
LAP SYNTHETIC
UNDERLAYMENT O/ BASE
FLASHING
EDPM PIPE BOOT W/
PREFIN. MTL. FLANGE;
24 GA. MIN.
VENT PIPE PER PLUMBING
SAW CUT ROUND OPENING THRU
ROOFING AND SHEATHING
(12" LARGER THAN PIPE)
12" MIN. FROM
VERTICAL SURFACE
(10'-0" MIN. FROM
BLDG. OPENING OR
AIR INTAKE)
SLOPE
BLK'G AS REQ'D
ROOF SHT'G PER PLAN
LOW EXPANSION SPRAY
FOAM SEALANT AT
ANULAR RING
LAP SHINGLES O/ TOP
HALF OF FLANGE
URETHANE CAULK
S.S. CLAMP
PROVIDE SOFFIT VENTS, MIN. 13 SI/LF
1
ROOF VENTILATION
NET FREE VENTILATION AREA SHALL BE NOT LESS THAN 1/150 OF THE AREA OF THE
SPACE BEING VENTED. VENT AREA SHALL NOT BE LESS THAN 1/300 WHEN 40-50% OF
THE VENTS ARE LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE,
PER IRC R806.2. OPENINGS SHALL BE PROTECTED WITH CORROSION RESISTANT
WIRE MESH PER IRC R806.1
ATTIC SPACE: 1159 SF/ 300= 3.86 SF = 556 SI
VENTING: RIDGE VENT 40LF @ 12.5 SI/LF = 500 SI
EAVE VENT: 68 EAVE BLOCKS @ 7.5 SI = 510 SI
VAULTED ROOF VENTING:
222 SF/150 = 1.48 SF =213 SI VENT REQ'D
HIP VENT: 17 LF x 12.5 SI/LF = 212 SI PROVIDED
EAVE BLOCKS: 15 @ 7.5 SI = 112.5 SI PROVIDED
PER R806.3, BLOCKING, BRIDGING, OR INSULATION SHALL NOT BLOCK THE FREE
FLOW OF AIR. NOT LESS THAN 1" AIR SPACE SHALL BE PROVIDED BETWEEN THE
INSULATION AND ROOF SHEATHING. GC SHALL INSTALL INSULATION BAFFLES TO
INSURE FREE FLOW OF AIR AT ATTIC.
2
PROVIDE CONT. RIDGE VENT, MIN. 12.5 SI/LF3
PROVIDE CONT.HIP VENT, MIN. 12.5 SI/LF4
NOT USED
PROVIDE VENT BLOCKING EVERY TRUSS/JOIST
SPACE W/ (3) 2" HOLES W/ 1/8" WIRE MESH. NET
VENT AREA: 0.0522 SF/BLOCK (7.52IN2 EA. BLOCK)
5
6
DOWN SPOUT; TIGHTLINE TO STORM DRAINAGE
SYSTEM PER CIVIL
ROOF PLAN
ROOF DETAILS
A2.3
SCALE: 1/4" = 1'-0"
ROOF PLAN
SCALE: 1 1/2" = 1'-0"
1
A2.3
DETAIL - VENT FLASHING
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
NOTES:
3. Transom glazing not req'd to be safety glazing
2. Refer 2-3/A2.5 for window/door opening penetration flashing and
installation sequence.
4. Dimensions shown are outside Rough Opening dimensions, u.n.o.;
coordinate w/ details.
1. See details for exact window dimensions. GC SHALL FIELD VERIFY
all rough-in width and height prior to ordering of window units.
WINDOW SCHEDULE
A
SILL
DETAILS
JAMBHEADGLAZINGMA
T
'
L
FR
A
M
E
TY
P
E
SYMBOL SIZE (WxH)OP
E
R
A
T
I
O
N
SA
F
E
T
Y
NOWhite13'-6" x 4'-0" Slider Insul.
D 1" Insul
5. Refer Door Schedule for door hardware and operation
NF
R
C
U-
F
A
C
T
O
R
0.25
AR
E
A
(
S
F
)
NF
R
C
SH
G
C
0.39
FENESTRATION AREA CALCULATIONS:
Conditioned Floor Area:
Total Exterior Wall Area:
Total Glazing Area:
Glazing Percentage:
Total Opaque Door Area:
Total Fenestration Area:
Fenestration Percentage (wall area):
Fenestration Percentage (floor area):
0.398'-0" x 7'-0" Sliding Glass Door 56.0
2093 sf
2886 sf
321.6 sf
11.1 %
20.0 sf
341.6 sf
11.8 %
16.3 %
SHGC PROJECTION FACTOR CALCULATIONS:
Horizontal Projection = 2'; Projection Height = 7' Projection Factor = 2/7 = 0.28
1" Insul 0.39 NO
B 6'-0"x4'-0" FIX/6'-0"x2'-0" SLDR 1" Insul 0.39
C NO1" Insul 15.00.39
1" Insul 0.39 NO
1" Insul 0.39
1" Insul 0.39
YES
321.6Total Area
WINDOW TYPES
1" Insul 0.39 NO
White
White
White
White
White
White
White
WhiteVINYL
VINYL
VINYL
VINYL
VINYL
VINYL
VINYL
VINYL
VINYL
FIXED
SGD
SLIDER
S.H.
SGD
S.H.
SLIDER
SLIDER
SLIDER
12'-6" x 6'-0" Unequal Sgl. Hung
E
F
G
H
6'-0" x 4'-0" Slider
2'-6" x 4'-0" Sgl. Hung
4'-0" x 1'-6" Slider
6'-0" x 6'-8" Sliding Glass Door
J 6'-0" x 6'-0" Fixed Divided Lite
36.0
24.0
10.0
6.0
40.0
36.0
3.88
3
3
3
3
3
3
2
AIR LEAKAGE REQUIREMENTS FOR NEW DOORS AND WINDOWS:
Per WSREC 402.4.3
·Air leakage (rating) for fenestration and doors shall be determined by a
laboratory accredited by a nationally recognized accreditation
organization, such as the National Fenestration Rating Council (in
accordance with NFRC 400 or AAMA/WDMA/CSA 101/I.S.2/A440 , and
shall be labeled and certified by the manufacturer. Air leakage shall be
no more than:
·0.5 cfm per SF for glazed swinging entrance doors
·0.3 cfm per SF for windows and sliding doors.
WINDOW MANUFACTURER:
Milgard "TRINSIC" V300 series, w/ Double Pane 1/8" Suncoat MAX,
Argon-filled, EdgeGard MAX spacer
TYPE Uvalue SHGC VT
Single Hung 0.25 0.27 0.48
Horiz. Slider 0.25 0.27 0.48
Picture 0.25 0.27 0.50
SLIDING DOOR MANUFACTURER:
Milgard "TRINSIC" series, w/ Double Pane 1/8" Suncoat i89, Argon-filled,
EdgeGard MAX spacer
TYPE Uvalue SHGC VT
Sliding Glass 0.29 0.31 0.58
10/A4.18/A4.1 9/A4.1
6'-
0
"
6'-0"
3'-6"
4'-
0
"
3'-0"8'-0"
6'-0"
TYPE A TYPE B TYPE C TYPE D TYPE E
XO SLIDER FIIXED/ XO SLIDER UNEQUAL SINGLE
HUNG
XO SLIDER
7'-
0
"
6'-
0
"
2'-
0
"
2'-
0
"
SLIDING GLASS
DOOR
TEMPERED INSULATED
GLAZING W/ LowE COATING
QTY.
4'-
0
"
4'-
0
"
2
1
2
3
1
3
2
1
1
15
SU
M
AR
E
A
(
S
F
)
56.0
30.0
36
72.0
30.0
12.0
40.0
36.0
7.77
YES
NO
NO
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
10/A4.18/A4.1 9/A4.1
1" Insul 0.39WhiteVINYL FIXEDK1'-6" x 1'-6" Fixed 2.2532 4.5 NO 10/A4.18/A4.1 9/A4.1
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
DOOR ACCESSIBILITY REQUIREMENTS
THRESHOLD
1/2" MAX. HEIGHT, +1/4" - 1/2" SLOPE =
SECTION @ DOOR/THRESHOLD
- OPERABLE WITHOUT GRASPING
- MAX. EFFORT FOR EXTERIOR DOORS = 15 LBS
- MAX. EFFORT FOR INTERIOR DOORS = 5 LBS
- REQUIRED FIRE DOORS, MAX. EFFORT = 15 LBS
PUSH SIDE
10" MIN. KICKPLATE OR SMOOTH FULL WIDTH OF
DOORLE
V
E
L
A
R
E
A
-
M
A
X
I
M
U
M
S
L
O
P
E
1
:
4
8
(
2
%
)
60
"
M
I
N
.
P
U
L
L
S
I
D
E
24" MIN. CLR @ EXTERIOR
18" MIN. CLR @ INTERIOR
HA
R
D
W
A
R
E
H
E
I
G
H
T
3
0
"
-
4
8
"
DOOR CLEARANCES
PROVIDE THIS
ADDITIONAL AREA
IF DOOR IS
EQUIPPED WITH A
LATCH AND A
CLOSER
4"
MIN. 32" CLR.48
"
M
I
N
.
P
U
S
H
S
I
D
E
44
"
(
N
O
L
A
T
C
H
A
N
D
C
L
O
S
E
R
)
12"
LC
HARDWARE
2 1
2/A4.1
Office
1. Field verify rough-in width and height prior to manuf. of door units.
1. All swing doors with levers to have lever-type handles w/ single action latching hardware.
GENERAL NOTES:
2. All door glazing to be safety glass, insulated low-E, argon-filled units
NOTES:
DO
O
R
M
A
T
'
L
WD
DOOR SCHEDULE
3'-0" x 7'-0" x 1 3/4"1
SIZENO.
Entry A
LOCATION TY
P
E
FR
A
M
E
M
A
T
'
L
NO1WDSTAIN
FI
N
I
S
H
HA
R
D
W
A
R
E
CL
O
S
E
R
HEAD
HARDWARE SCHEDULE
NOTES
1,2,3,4,63/A41
DETAILS
JAMB SILL
SET #1
ENTRANCE SET
-1.5 PAIR HD. 5-KNUCKLE BB, BRASS HINGES
-1 MORTISE DEADBOLT ENTRANCE SET
-1 LOT, WEATHER-STRIPPING
-1 SILL BRUSH WEATHER-STRIPPING
-1 THRESHOLD, 36", MAX 1
2" RISE
- HD FLOOR STOPEntry Closet2'-8" x 7'-0" x 1 3/8"
2'-8" x 6'-8" x 1 3/8"
DOOR TYPES:
7
3
6
2
TYPE # A
G 4
B 2 2,6PT.
PT.
WD WD
HM WD
MA
N
U
F
'
R
/
M
O
D
E
L
1
3
2
U-
V
A
L
U
E
(
M
i
n
)
.46
N/A
.30
0.38
1. In-swing Entrance Door, Solid core w/ Obscure Dual insul. lites.
MANUFACTURER / MODEL
3'-
6
"
SET #2
GARAGE DOOR
-1 PAIR HEAVY DUTY 5-KNUCKLE BB HINGES
-1 SELF-CLOSING HINGE
-1 CYLINDER ENTRANCE SET
-1 STRIKE
-1 LOT, SMOKE SEAL
-1 SILL BRUSH WEATHER-STRIPPING
-1 THRESHOLD, 36" , ALUM.
AIR LEAKAGE REQUIREMENTS FOR DOORS AND WINDOWS (WSEC C404):
·Air leakage (rating) for fenestration and doors shall be determined by a
laboratory accredited by a nationally recognized accreditation organization,
such as the National Fenestration Rating Council (in accordance with NFRC
400 or AAMA/WDMA/CSA 101/I.S.2/A440 or ASTM E283), and shall be
labeled and certified by the manufacturer.
·Air leakage shall be tested at a pressure of at least 1.57 lbs per SF and shall
not exceed:
·1.0 cfm per SF for glazed swinging entrance doors and revolving doors
·0.04 cfm per SF for curtain wall and storefront glazing
·0.2 cfm per SF for all other products, or 0.3 cfm per SF when tested at a
pressure of at least 6.24 lbs per SF.
4
NO
4Garage3'-0" x 6'-8" x 1 3/4"
2. Insulated Steel door with Wood frame.
3. Owner specified
SET #4
PRIVACY SET
-1 PRIVACY LATCH SET
-1 1/2 PAIR 5-KNUCKLE BRASS HINGES
-1 STRIKE
-1 LOT, DOOR SILENCER
-1 WALL STOP
TYPE #D
1
5 E 5WDWD N/A 4
Bath 12'-6" x 6'-8" x 1 3/8"
TYPE #B TYPE #C1
7'-
0
"
7'-
2
"
R
.
O
.
TYPE #E TYPE #F
D
FM. Bdrm.3'-0" x 6'-8" x 1 3/4"
DM Clo.2'-6" x 6'-8" x 1 3/8"8
9
WD WD
WD WD
WD WD
NO
YES
NO
SET #3
OFFICE DOOR
-1 PRIVACY LATCH SET,
-1 1/2 PAIR 5-KNUCKLE HINGES
-1 STRIKE
-1 LOT, DOOR SILENCER
- 1 WALL STOP
10 EBdrm 22'-8" x 6'-8" x 1 3/8"
11
WD WD
C26'-0" x 6'-8" x 1 3/8"
12
WD WD
FLaundry
13
WD WD
DBath 2
14
WD WD
E
15
WD WD
3'-0" x 6'-8" x 1 3/4"
3'-0" x 6'-8" x 1 3/8"
6'-
8
"
SET #5
PASSAGE SET
-1 CYLINDER KNOB
-1 PAIR HINGES
-1 STRIKE
-1 LOT, DOOR SILENCER
- 1 WALL STOP
1
1
1
1
1
1,4
1
1
2/A4.1 3/A41
5 N/ANO
5 N/ANO
N/A
N/A
N/A 4
3
3
3
3
3
3
3
3
3
3
N/A
N/A
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
1A/A2.4 1BC/A2.4
3. GC shall submit a Door Submittal for approval prior to ordering doors. Door submittal shall include door & hardware schedule, door, frame, &
hardware cut sheets, & installation details.
DM Bath2'-6" x 6'-8" x 1 3/8"WD WD
PT.
PT.
PT.
PT.
Bdrm 22'-8" x 6'-8" x 1 3/8"
C1Bi-Fold Closet5'-0" x 6'-8" x 1 3/8"
16
WD WD
C15'-0" x 6'-8" x 1 3/8"WD WD
5 NOPT.
5 NOPT.
5 NOPT.
5 NOPT.
5 NOPT.
5 NOPT.
5 NOPT.
5 NOPT.
FI
R
E
RA
T
I
N
G
20 Min.
3'-
0
"
SET #6
CLOSET SET
-1 SET TRACK & O/H SLIDING HDWR
-2 KNOB PULLS
-1 LOT, DOOR SILENCERS
6'-
8
"
5'-0"6'-0"
6'-
8
"
TYPE #C2
6'-
8
"
6'-
8
"
6'-
8
"
TYPE #G
Bi-Fold Closet
Bi-Fold Closet
1 4"
4"
(
T
Y
P
.
)
112"
DOOR JAMB
PARTITION WALL PER PLAN
SHIM AS REQ'D
DOOR PER SCHEDULE
HINGE PER HARDWARE
SCHEDULE
DOOR JAMB
SHIM AS REQ'D
DOOR CASING EA. SIDE
(3/8"x 1 1/2")
PARTITION AT INSIDE
CORNER WHERE
INDICATED
PARTITION WALL PER PLAN
DOOR CASING EA. SIDE
(1/2"x2-1/4")
DOOR FRAME AT HEAD
SHIM AS REQ'D
BUILT-UP 2X STUD HEADER
DOOR PER SCHEDULE
CLOSER PER DOOR SCHEDULE
(WHERE INDICATED)
DOOR CASING EA. SIDE
(3/8"x 1 1/2")
6'-
0
"
6'-0"
2'-6"
6'-0"
4'-0"
TYPE F TYPE G TYPE H TYPE J
4'-
0
"
1'-
6
"
5'-
2
"
6'-
8
"
XO SLIDER
FIXED DIVIDED
LITE
SINGLE HUNG SLIDING GLASS
DOOR
TEMPERED INSULATED
GLAZING W/ LowE COATING
1'-6"
1'-
6
"
FIXED
TYPE K
A2.4
DOOR & WINDOW
SCHEDULES
DETAILS
WINDOW SCHEDULESDOOR SCHEDULE
SCALE: 1 1/2" = 1'-0"
1
A2.4
DETAIL - DOOR CASING
A
B
C
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
GFIC
+44"
+44" +44"
+44"
+44"
+44"
+72"
220V
GFIC +30"
S2
100 CFM
V.T.O.S.
C4
F1 F1
F1
C4
C5
E1
E2
E2
E3E3
GWB
+8'-0"
GWB
+8'-0"
GWB
+9'-0"
GWB
VAULT
GWB
VAULT
GWB
OPEN
GWB
+8'-0"
P1
P2
P2
P3
C5
C4
C4
C4 C4
C4
C4
C4
FL
L2
DISP.
110V
S.D.
110V
S.D.
110V
H.T.
+40"
LIGHTING SCHEDULE
P1 6"Ø LED Pendant Light 7w
P2 14"Ø LED Chandelier 28w
P3 30"Ø LED Chandelier 42w
A5 4"Ø LED Can, IC Rated 14w
A6 6"Ø LED Can, IC Rated 18w
PX Wet listed Exterior Pendant 11w
F1 2x4 LED Fixture w/ Lens 27w
EF Wet listed Exterior Flood 22w
F1 Surface Mnt LED w/ Lens 35w
F2 54" Ceiling Fan 94w
S1 Ceiling-mtd LED Light 11w
S2 Wall-Mtd LED Vanity Light 35w
S3 Ceiling Mnt. LED Bathroom 27w
D2 Wet listed Exterior Pendant 11w
V Low-voltage LED Puck Lights 9w
E1 Exit Sign LED 3w
X Emergency Exit Light LED 3w
Note: All lamps to be LED
Mark Description Wattage
220V+44"
GFIC
+44"
GFIC
+44"
GFIC
+44"
GFIC
+44"
GFIC
S2
100 CFM
V.T.O.S.
P1
C4
GWB
+8'-0"
GWB
+8'-0"
GWB
+8'-0"
GWB
+8'-0"
GWB
+8'-0"
10
0
C
F
M
V.
T
.
O
.
S
.
S2 S2
P2
S2
P1
P1
P1
FL
FL
L4
L4
L4
22"X30"
INSULATED
ATTIC ACCESS
C4
110V
S.D.
110V
S.D.
110V
S.D.
110V
S.D.
REFLECTED CEILING /
POWER PLAN;
LIGHTING SCHEDULE
A2.5
SCALE: 1/4" = 1'-0"
REFLECTED CEILING/ POWER PLAN
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
SCALE: 1/4" = 1'-0"
REFLECTED CEILING/ POWER PLAN
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
24
'
-
0
"
9'
-
0
"
10
1 2"
8'
-
1
"
12
5
12
8
ELEV 305'
ELEV 306.0'
6'
-
0
"
AVE. GRADE 303.45'
MAX. PLATE HEIGHT
MAX. ROOF HEIGHT
2'
-
6
"
9'-
0
"
12"X16" PREFIN. LOUVERED &
SCREENED GABLE VENT W/
1X4 SPF TRIM, PAINTED
FRC PANEL, PAINTED
3'-
0
"
PREFIN. ROLL-UP
GARAGE DOOR
54 x4 SPF TRIM, PAINTED
W/ HD. FLASHING
2X8 SPF W/ 1X4 TRIM,
PAINTED
2X8 RS SPF FASCIA,
PAINTED W/ CONT. PREFIN.
ALUM. GUTTER, TYP.
36" ALUM. GUARDRAIL
SYSTEM
DOWNSPOUT PER PLAN;
CONNECT TO STORM
SYSTEM PER CIVIL
PREFAB. ALUM.
BALCONY; ATTACH PER
STRUCTURAL
VINYL WINDOW PER
SCHED. TYP.
PRECAST STONE TRIM
MFR. STONE ADHERED
VENEER
COMP. SHINGLE ROOFING
O/ ROOFING
UNDERLAYMENT
8'-
0
"
6'-
8
"
5
4 x 4 SPF TRIM,
PAINTED W/ HD.
FLASHING
FRC PANEL, PAINTED
1x4/1x3 CORNER SPF
CORNER TRIM, PAINTED FRC LAP SIDING,
PAINTED
5
4 x6 SPF TRIM,
PAINTED
CONC. STEPS & PORCH
PER PLAN
5
4 x 4 SPF TRIM,
PAINTED W/ HD.
FLASHING
20
'
-
6
"
PROPOSED PLATE HEIGHT
1'-
0
"
3'-0"
3'-
0
"
7'-
0
"
9'-
0
"
10
1 4"
8'-
1
"
6'-
8
"
PRECAST STONE TRIM
MFR. STONE ADHERED
VENEER
F
FFG
GFKK
VINYL WINDOW PER
SCHED. TYP.
FRC PANEL, PAINTED
1x4/1x3 CORNER SPF
CORNER TRIM, PAINTED
WD. BRACKETS PER
SECTION
2X8 RS SPF FASCIA,
PAINTED W/ CONT. PREFIN.
ALUM. GUTTER, TYP.
COMP. SHINGLE ROOFING
O/ ROOFING
UNDERLAYMENT
CONC. STEPS & PORCH
PER PLAN
VENTING PER MECH.;
MAINTAIN 48" MIN.
CLEARANCE TO
OPERABLE WINDOWS
48" MIN.
48
"
M
I
N
.
48" MIN.
4'
-
1
1
"
4'-
1
1
1 4"
5'-
2
"
6'-
0
"
9'-
0
"
30"X24" CRAWLSPACE
ACCESS W/ SECURED
COVER
2'-
0
"
7'-
0
"
9'-
0
"
10
1 4"
8'-
1
"
6'
-
8
"
6'
-
0
"
TREX DECK & STAIRS
PATIO PER PLAN
E
36" GUARDRAIL &
HANDRAIL 8'-
1
"
17
'
-
1
1
1 2"
E
E
9'-
0
"
10
1 4"
8'-
1
"
4'
-
1
1
"
4'-
1
1
1 4"
7'
-
6
"
12
8
VINYL WINDOW PER
SCHED. TYP.
FRC PANEL, PAINTED
1x4/1x3 CORNER SPF
CORNER TRIM, PAINTED
PORCH ROOF W/
BRACKETS
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
EXTERIOR
ELEVATIONS
A3.0
SCALE: 1/4" = 1'-0"
2
A3.0
ELEVATION - SOUTH
SCALE: 1/4" = 1'-0"
3
A3.0
ELEVATION - NORTHWEST
SCALE: 1/4" = 1'-0"
1
A3.0
ELEVATION - EAST
SCALE: 1/4" = 1'-0"
4
A3.0
ELEVATION - SOUTHWEST
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
CRITERIA
A continuous air barrier shall be installed in the building envelope. Exterior thermal envelope
contains a continuous air barrier. Breaks or joints in the air barrier shall be sealed.
Air-permeable insulation shall not be used as a sealing material.
All cavities in the thermal envelope shall be filled with insulation. The density of the insulation
shall be at the manufacturers' product recommendation and said density shall be maintained
for all volume of each cavity. Batt type insulation will show no voids or gaps and maintain an
even density for the entire cavity. Batt insulation shall be installed in the recommended cavity
depth. Where an obstruction in the cavity due to services, blocking, bracing or other obstruction
exists, the batt product will be cut to fit the remaining depth of the cavity. Where the batt is cut
around obstructions, loose fill insulation shall be placed to fill any surface or concealed voids,
and at the manufacturers' specified density. Where faced batt is used, the installation tabs must
be stapled to the face of the stud. There shall be no compression to the batt at the edges of the
cavity due to inset stapling installation tabs.
Insulation that upon installation readily conforms to available space shall be installed filling the
entire cavity and within the manufacturers' density recommendation.
The air barrier in any dropped ceiling/soffit shall be aligned with the insulation and any gaps in
the air barrier sealed. Access openings, drop down stair or knee wall doors to unconditioned
attic spaces shall be sealed. Batt insulation installed in attic roof assemblies may be
compressed at exterior wall lines to allow for required attic ventilation.
Corners and headers shall be insulated and the junction of the foundation and sill plate shall be
sealed. The junction of the top plate and top of exterior walls shall be sealed. Exterior thermal
envelope insulation for framed walls shall be installed in substantial contact and continuous
alignment with the air barrier. Knee walls shall be sealed.
The space between window/door jambs and framing and skylights and framing shall be sealed.
Rim joists shall be insulated and include the air barrier.
Insulation shall be installed to maintain permanent contact with underside of subfloor decking.
The air barrier shall be installed at any exposed edge of insulation.
Where provided in lieu of floor insulation, insulation shall be permanently attached to the
crawlspace walls. Exposed earth in unvented crawl spaces shall be covered with a Class I
vapor retarder with overlapping joints taped.
Duct shafts, utility penetrations, and flue shafts opening to exterior or unconditioned space
shall be sealed.
Batts in narrow cavities shall be cut to fit and installed to the correct density without any voids
or gaps or compression. Narrow cavities shall be filled by insulation that on installation readily
conforms to the available cavity space.
Air sealing shall be provided between the garage and conditioned spaces.
Not less than 90 percent of lamps in permanently installed light fixtures shall be
high-efficiency lamps. R404.1
Recessed light fixtures installed in the building thermal envelope shall be air tight, IC rated,
and sealed to the drywall.
Batt insulation shall be cut neatly to fit around wiring and plumbing in exterior walls. There
shall be no voids or gaps or compression where cut to fit. Insulation that on installation readily
conforms to available space shall extend behind piping and wiring.
Exterior walls adjacent to showers and tubs shall be insulated and the air barrier installed
separating them from the showers and tubs.
The air barrier shall be installed behind electrical or communication boxes or air sealed boxes
shall be installed.
HVAC register boots that penetrate building thermal envelope shall be sealed to the subfloor or
drywall.
An air barrier shall be installed on fireplace walls. Fireplaces shall have gasketed doors.
COMPONENT
Air Barrier and Thermal Barrier
Cavity Insulation Installation
Ceiling/Attic
Walls
Windows, Skylights and Doors
Rim Joists
Floors (Including above-garage and
cantilevered floors)
Crawl space walls
Shafts, Penetrations
Narrow Cavities
Garage Separation
Lighting
Recessed Lighting
Plumbing and Wiring
Shower/Tub on Exterior Wall
Electrical/Phone box on Exterior Wall
HVAC Register Boots
Fireplace
AIR BARRIER AND INSULATION INSTALLATION
12
5
FILTER FABRIC O/
1" DRAIN ROCK
4"Ø PERF. FTG. DRAIN;
DISCHARGE TO STORM
DRAIN SYSTEM
9'
-
0
"
10
1 4"
6'-
8
"
8'-
1
"
6'
-
8
"
418"
RAISED HEEL TRUSS, TYP.
E-1 EXTERIOR WALL ASSEMBLY, TYP.
-FRC SIDING O/ FURRING STRIPS @
16" O/C
-WRB PER MFR. SPECS
- 716" OSB SHT'G
- 2x6 STUDS @ 16" O/C
- R-21 BATT INSUL. EA. SPACE
- VAPOR RETARDER
- 1/2" GWB
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" ACX PLYWD. SHT'G
- 2X12 JOISTS @ 16" O/C
- UNFACED R-38 FIBERGLASS BATT INSUL,
INSTALL TIGHT TO SHEATHING ABOVE
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" T&G CDX PLYWD. SHT'G
- 9 12" TJI JOISTS @ 16" O/C
- 12" TYPE C GWB
TYP. ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 7
16" OSB SHEATHING PER STRUCT.
- MFR. TRUSSES PER PLAN
- UNFACED R-49 F.G. BATT INSUL.
-VAPOR BARRIER
- 5
8" TYPE X GWB
VENTED BLK'G EA. SPACE
INSUL. BAFFLE EA. SPACE
CONT. ALUM. GUTTER
2'-0"
VENTED CRAWLSPACE:
- SCREENED VENTS PER PLAN; PROVIDE NEW
SCREENED ACCESS COVER
- CRAWLSPACE
- 6 MIL VAPOR BARRIER
H1 CLIP EA. TRUSS
1
A4.1
5
A4.2
5
A4.1
ROD & SEALANT
PRE-FIN. Z- FLASHING ASSHOWN, 26 GA. MIN.
SLIDING GLASS DOOR PERSCHED.; INSTALL ON CONT.SEALANT BEAD
PENETRATION FLASHING W/PREFORMED CORNERS
COMP. DECKING
1X4 FRC TRIM, PAINTED.
SELF-ADHERINGPENETRATION FLASHING
CORROSION RESISTANTBOLTS PER STRUCT.P.T.2X8 LDGR. & JOISTHGRS. PER STRUCT.
2"MIN.
2"MIN.
2"
1X FRC TRIM, PAINTED.
2
A4.2
8
A4.2
8
A4.1
10
A4.1
1'-4"
1'-
2
"
2x8 HF RFTR. @ 24" O/C
W/ 716" OSB SHT'G
4" MIN. CONCRETE
PORCH W/ #4 BAR @
24" O/C E/W O/ COMP.
GRAN. FILL
10
'
-
3
14"
7'
-
0
"
7'
-
2
14"
12
8
VAULTED ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 7
16" OSB SHEATHING PER STRUCT.
- 2X12 JST PER STRUCT @ 24" O/C
-1" MIN. AIR SPACE
- UNFACED R-38 HD F.G. BATT INSUL.
-VAPOR BARRIER
- 12" TYPE C GWB
8'
-
9
14"
TREATED 6X6 WD
BRACKET
TREATED 4x4 COLLAR TIE
PAINTED 1X4 RS
SPF TRIM
H1 CLIP EA. RFTR.
(2)2X8 HDR. W/ R-10
RIGID INSUL
12
5
FLUSH BEAM
PER STRUCT.
9'
-
1
0
14"
LDGR. & HNGR. PER
STRUCT.
4
A4.1
1
A4.0
3
A4.1
4
A4.2
9'
-
0
"
8'-
1
"
12
8
2'
-
1
"
6'-
0
"
FILTER FABRIC O/
1" DRAIN ROCK
4"Ø PERF. FTG. DRAIN;
DISCHARGE TO STORM
DRAIN SYSTEM
HIP BEAM W/ HNGR. PER
STRUCT.
VENTED BLK'G EA. SPACE
CONT. ALUM. GUTTER
H1 CLIP EA. RFTR.
INSUL. BAFFLE EA. SPACE
1'-4"(2)2X8 HDR. W/ R-10
RIGID INSUL
VAULTED ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 716" OSB SHEATHING PER STRUCT.
- 2X12 JST PER STRUCT @ 24" O/C
-1" MIN. AIR SPACE
- UNFACED R-38 HD F.G. BATT INSUL.
-VAPOR BARRIER
- 1
2" TYPE C GWB
VENTED RIDGE CAP AT HIP
9'-1112" MAX.
2
A4.1
11
"
7'-
6
"
M
A
X
.
9
A4.1
10
A4.1
FILTER FABRIC O/
1" DRAIN ROCK
4"Ø PERF. FTG. DRAIN;
DISCHARGE TO STORM
DRAIN SYSTEM
10
'
-
3
"
1'-
0
5 8"
8'-
1
"
4"
RAISED HEEL TRUSS, TYP.
FLOOR ASSEMBLY:
-4" CONC. SLAB W/ #4 BAR @ 24" O/C E/W
- 6 MIL POLY VAPOR BARRIER
4" MIN. COMP. GRAN. FILL
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" T&G CDX PLYWD. SHT'G
- 11 7/8" TJI JOISTS @ 16" O/C
PER STRUCT.
- UNFACED R-38 F.G. BATT INSUL,
INSTALL TIGHT TO SHEATHING ABOVE
- 5/8" TYPE X GWB
VENTED BLK'G EA. SPACE
INSUL. BAFFLE EA. SPACE
CONT. ALUM. GUTTER
2'-0"
6'
-
8
"
GABLE END GIRDER TRUSS
8'-
0
"
BEAM PER STRUCT. W/
58" TYPE X GWB
GARAGE DOOR TRACK
PER MFR.
5/4x8 SPF JAMB LINER (3)
SIDES, PAINTED
3'-0"
3'
-
0
"
13
A4.1
12
A4.1
1
A4.2
10
A4.2
3'-0"
4'
-
8
"
RAIL-PRO PREFAB.
ALUM. BALCONY PER
MFR.; ATTACH PER
STRUCTURAL
11
A4.1
1'-0"
12
5
6"
M
I
N
.
FILTER FABRIC O/
1" DRAIN ROCK
4"Ø PERF. FTG. DRAIN;
DISCHARGE TO STORM
DRAIN SYSTEM
9'
-
9
"
1'-
0
5 8"
8'-
1
"
4"
4" RAISED HEEL TRUSS, TYP.
E-1 EXTERIOR WALL ASSEMBLY, TYP.
-FRC SIDING O/ FURRING STRIPS @
16" O/C
-R-4 MIN. XPS INSUL.
-WRB PER MFR. SPECS
- 716" OSB SHT'G
- 2x6 STUDS @ 16" O/C
- R-21 BATT INSUL. EA. SPACE
- VAPOR RETARDER
- 1/2" GWB
FLOOR ASSEMBLY:
-4" CONC. SLAB W/ #4 BAR @ 24" O/C E/W
- 6 MIL POLY VAPOR BARRIER
4" MIN. COMP. GRAN. FILL
TYP. ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 7
16" OSB SHEATHING PER STRUCT.
- MFR. TRUSSES PER PLAN
- UNFACED R-49 F.G. BATT INSUL.
-VAPOR BARRIER
- 58" TYPE X GWB
VENTED BLK'G EA. SPACE
INSUL. BAFFLE EA. SPACE
CONT. ALUM. GUTTER
2'-0"
E-1 EXTERIOR WALL ASSEMBLY, TYP.
-FRC SIDING O/ FURRING STRIPS @
16" O/C
-R-4 MIN. XPS INSUL.
-WRB PER MFR. SPECS
- 716" OSB SHT'G
- 2x6 STUDS @ 16" O/C
- R-21 BATT INSUL. EA. SPACE
- VAPOR RETARDER
- 1/2" GWB
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" T&G CDX PLYWD. SHT'G
- 11 7/8" TJI JOISTS @ 16" O/C
PER STRUCT.
- UNFACED R-38 F.G. BATT INSUL,
INSTALL TIGHT TO SHEATHING ABOVE
- 5/8" TYPE X GWB
1
1
A4.1
2
A4.1
DISCHARGE TO STORM
DRAIN SYSTEM
SIMPSON HL35 W/ (2) 12"x5" GALV.
LAG BOLTS & WASHERS
(2) SIMPSON SDW22634
SCREWS TO 4X4 COLLAR TIES
(2) SIMPSON KBS1Z W/ (12) SD
SCREWS EA.
12"x12" GALV. BOLT W/ WASHERS &
LOCKNUT, CNTR. SINK TO STUDS
1
2"x12" GALV. BOLT W/ WASHERS &
LOCKNUT, CNTR. SINK TO STUDS
FULL-HT. 4X6 POST @ EA.
BRACKET W/ SIMPSON A35 EA.
END TO PLATE
3'-1"
3'-
0
"
4'-0"
1"
(3) SIMPSON 1
4" x 3 1
2" SDS
SCREWS EA. EMD
112"
6X6 HF#1 OR BTR., PAINTED
4'-
6
"
2"
(2) SIMPSON SDW22634
SCREWS TO BRACE
(2) SIMPSON SDW22634
SCREWS TO BRACE
1
1
2'-
9
1 2"
SLOPE SLAB 1% MIN.
HEAT PUMP PER
MECH. PLAN; MOUNT
AS HIGH AS POSSIBLE
PROVIDE ENCLOSURE
W/ R-20 XPS INSUL
1'-
0
"
WD STEP W/ (2)
EQUAL; RISERS
2X12 SOLID BLK'G
@ PARTITION
12
5
FILTER FABRIC O/
1" DRAIN ROCK
4"Ø PERF. FTG. DRAIN;
DISCHARGE TO STORM
DRAIN SYSTEM
6'-
8
"
418"
RAISED HEEL TRUSS, TYP.
E-1 EXTERIOR WALL ASSEMBLY, TYP.
-FRC SIDING O/ FURRING STRIPS @
16" O/C
-WRB PER MFR. SPECS
- 7
16" OSB SHT'G
- 2x6 STUDS @ 16" O/C
- R-21 BATT INSUL. EA. SPACE
- VAPOR RETARDER
- 1/2" GWB
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" ACX PLYWD. SHT'G
- 2X12 JOISTS @ 16" O/C
- UNFACED R-38 FIBERGLASS BATT INSUL,
INSTALL TIGHT TO SHEATHING ABOVE
FLOOR ASSEMBLY:
- FINISH FLOOR PER PLAN
- 3/4" T&G CDX PLYWD. SHT'G
- 9 12" TJI JOISTS @ 16" O/C
- 12" TYPE C GWB
TYP. ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 7
16" OSB SHEATHING PER STRUCT.
- MFR. TRUSSES PER PLAN
- UNFACED R-49 F.G. BATT INSUL.
-VAPOR BARRIER
- 58" TYPE X GWB
VENTED BLK'G EA. SPACE
INSUL. BAFFLE EA. SPACE
CONT. ALUM. GUTTER
2'-0"
VENTED CRAWLSPACE:
- SCREENED VENTS PER PLAN; PROVIDE NEW
SCREENED ACCESS COVER
- CRAWLSPACE
- 6 MIL VAPOR BARRIER
1
A4.1
2
AX4.1
5
AX4.1
9'
-
0
"
10
1 4"
8'
-
1
"
10
A4.1
8
A4.1
9
A4.1
10
A4.1
8
A4.1
9
A4.1
12
5
RAISED HEEL GIRDER
TRUSS
TYP. ROOF ASSEMBLY:
- 25-YR. COMPOSITION SHINGLES
- SYNTHETIC ROOF MEMBRANE
- 716" OSB SHEATHING PER STRUCT.
- MFR. TRUSSES PER PLAN
- UNFACED R-49 F.G. BATT INSUL.
-VAPOR BARRIER
- 58" TYPE X GWB
3
A4.2
1'-10"
DROP BEAM PER STRUCT.
2X12 RFTR. @ 24" O/C W/
R-38HD BATT INSUL.
5'
-
2
1 8"
RAISED HEEL GIRDER
TRUSS; HGR. PER MFR.
4X12 BEAM; WRAP
W/ 58" GWB
5
8" TYPE X GWB
UNDER STAIRS
GLB PER
STRUCT.
BEAM PER
PLAN BEYOND
4'-
1
1
1 8"
4'
-
1
1
1 8"
4
7'-
1
"
LUS28 PER
STRUCT.
2X12 STRINGERS
W/ SIMPSON LSC
CLIP
11
A4.2
OPEN BALUSTER
W/ HANDRAIL @
36" ABV. NOSING
PROVIDE SOLID
BLK'G BLW. PT.
LOADS
9'-
0
"
2x8 JST @ 16" O/C W/
SIMPSON LUS28 EA. END
9
A4.2
A4.0
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
SECTIONS, DETAILS
SCALE: 1/4" = 1'-0"
A
A4.0
SECTION
SCALE: 1/4" = 1'-0"
B
A4.0
SECTION
SCALE: 1/4" = 1'-0"
C
A4.0
SECTION
SCALE: 1/4" = 1'-0"
D
A4.0
SECTION
SCALE: 1/4" = 1'-0"
E
A4.0
SECTION
SCALE: 1" = 1'-0"
1
A4.0
DETAIL PORCH BRACKET
SCALE: 1/4" = 1'-0"
F
A4.0
SECTION
SCALE: 1/4" = 1'-0"
G
A4.0
SECTION
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
PENETRATION FLASHING;
W/ PREFORMED CORNERS;
LAP OVER WRB AND TAPE
SEAMS
WRAP OPNG W/
PENETRATION FLASHING W/
PRE-FORMED CORNERS;
LAP OVER WRB AND TAPE
SEAMS
WRB O/ SHT'G; TAPE ALL
SEAMS
ROD & SEALANT
SHIM AS REQ'D; 1
4" MIN.
FULL-DEPTH FG BATT
INSUL.
1/2" GWB O/ CONT.
VAPOR BARRIER
SILL EXTENSION PER
MFR.
FRC LAP SIDING PER
ELEV.
ROD & SEALANT TO
VAPOR BARRIER
R-4 MIN. CONT. XPS INSUL
1X WOOD SILL W/
APRON
PENETRATION FLASHING;
W/ PREFORMED CORNERS;
INSTALL O/ SHT'G AND
TAPE SEAMS
WRAP OPNG W/
PENETRATION FLASHING W/
PRE-FORMED CORNERS;
LAP OVER WRB AND TAPE
SEAMS
GWB JAMB LINER, TYP.
ROD & SEALANT ; 12" MIN GAP
1
2" X3" P.T. PLYWD. FURRING
STRIPS, ALIGN W/ STUDS.
LAP WRB O/ FLASHING
AND TAPE SEAMS
R-4 MIN. CONT. XPS INSUL
PRE-FIN. HEAD
FLASHING W/ DRIP
MAINTAIN DRAINAGE
GAP
BUILT-UP HDR. PER
STRUCT.FRC LAP SIDING PER ELEV.;
INSTALL FISRT COURSE O/
STARTER STRIP
R-10 RIGID XPS INSUL
3/4" CDX PLYWD. HEAD
LINER
INSTALL WNDW. FLANGE O/
CONT. SEALANT BEAD AT
HEAD & JAMBS
WINDOW PER SCHEDULE
WRB O/ SHT'G; TAPE ALL
SEAMS
BRICKMOULD PER
MFR.
WRAP OPNG W/
PENETRATION FLASHING W/
PRE-FORMED CORNERS;
INSTALL O/ SHT'G AND
TAPE SEAMS
WINDOW PER SCHEDULE
ROD & SEALANT ;
1/4" MIN GAP
LAP WRB O/ FLASHING
AND TAPE SEAMS
FRC SIDING PER
ELEV.
WRB O/ SHT'G; TAPE ALL
SEAMS
WALL PER PLAN
ROD & SEALANT
BRICKMOULD PER
MFR.
R-4 MIN. CONT. XPS INSUL
12" X3" P.T. PLYWD.
FURRING STRIPS, ALIGN
W/ STUDS.
INSTALL WNDW. FLANGE O/
CONT. SEALANT O/ WRB
SHT'G PER STRUCT.
COMPOSITION SHINGLES INSTALL
PER MFR. INSTRUCTIONS
2x8 VENTED BLK'G W/
A35 CLIP TO PLATE EA.
BAY
12d NAILS @ 8" O/C TO BLK'G
7
16" OSB SHEATHING PER STRUCT.
R-49 BATT INSULATION;
SYNTHETIC UNDERLAYMENT
1/2" TYPE C GWB O/ CONT.
VAPOR BARRIER
SIMPSON H1 CLIP, TYP.
NEW CONT. ALUM.
GUTTERS
2X8 RS SPF FASCIA,
PAINTED
SIDING PER ELEV.
R-21 F.G. BATT INSUL.
INSUL. BAFFLE; PROVIDE 1"
MIN. AIRSPACE
(2) 2x6 TOP PLATE PER
STRUCT.
WEATHER RESISTIVE BARRIER
SHT'G PER STRUCT.
FRY REGLET COUNTER
FLASHING AS SHOWN
4"X4" CONT. 26ga. PREFIN.
FLASHING W/ 1" LIP; SET IN
MASTIC O/ SHINGLES 2"
2X BLK'G AS
REQ'D
SHEATHING PER STRUCT
R-38 BATT INSUL.
FINISH PER ELEV.
LAP WRB O/ FLASHING
EXTEND UNDERLAYMENT
8" UP SIDEWALL
4"
4"
1"
SHT'G PER PLAN
2X6 MIN. LDGR.
COMP. SHINGLES; INSTALL
PER MFR. WARRANTY
INSTRUCTIONS
RIM JST. PER STRUCT.
2x6 PLATE O/ SILL GASKETFINISH PER PLAN
3/4" T&G CDX PLYWD
SUBFLOOR PER STRUCT. ;
GLUE & NAIL
R-38 FG BATT INSUL. ;
INSTALL TIGHT TO
SUBFLOOR ABV.
2X12 JOIST PER STRUCT.
P.T. 2X6 PLATE TO W/
1
2"x10" A.B. @ 48" O/C MAX.
STEMWALL & FT'G PER
STRUCT.
6 MIL BLACK POLY VAPOR
BARRIER, EXTEND 6" MIN. UP
STEM WALL
FRC SIDING PER ELEV.;
INSTALL O/ 1
2" x3" P.T. PLYWD
FURRING STRIPS
WRB INSTALL PER MFR.
INSTALLATION INSTRUCTIONS;
TAPE ALL SEAMS
18
"
M
I
N
.
SUBGRADE
SCREENED FNDN. VENT PER
PLAN; INSTALL INSUL.
BAFFLE
R-21 BATT INSUL
1
2" GWB O/ VAPOR
BARRIER
R-4 MIN. CONT. XPS INSUL.
6"
M
I
N
.
18
"
M
I
N
.
R-38 FG BATT INSUL. ; INSTALL
TIGHT TO SUBFLOOR ABV.
JOISTS PER STRUCT.
P.T. 2X10 (RTF) PLATE O/ SILL
GASKET
STEMWALL & FT'G PER
STRUCT.
6 MIL POLY VAPOR BARRIER,
EXTEND 6" MIN. UP STEM
WALL
P.T. 2X LDGR PER STRUCT.
FINISH PER PLAN
3/4" T&G CDX PLYWD
SUBFLOOR PER STRUCT.
CONCRETE EXPANSION
JOINT FILLER AT SLAB
PERIMETER
DOOR SILL PER MFR; INSTALL ON
(2) CONT. SEALANT BEADSDOOR BTM. PER SCHED. W/
SWEEP PER MFR.PENETRATION FLASHING;
EXTEND 4" DOWN
NEW 4" CONC. PORCH W/
10GA. 6"x6" EWWM O/ COMP.
GRANULAR FILL
(3) 12"x12" #4 REBAR
BENDS TO PORCH
ROD & SEALANT
R-30 FG BATT INSUL. ; INSTALL
TIGHT TO SUBFLOOR ABV.
JOISTS PER STRUCT.
P.T. 2X PLATE PER STRUCT. W/
ANCHOR BOLT @ 48" O/C MAX.
STEMWALL & FTG PER
STRUCT.
6 MIL POLY VAPOR BARRIER,
EXTEND 6" MIN. UP STEM
WALL
P.T. 2X LDGR PER STRUCT.
FINISH PER PLAN
3/4" T&G CDX PLYWD
SUBFLOOR PER STRUCT.
6"
M
I
N
.
12
"
M
I
N
.
BEAM PER STRUCT.
SIMPSON BC44 CAP
SIMPSON PBS44 BASE
4X POST PER STRUCT.
CONC. FT'G PER STRCUT.
6 MIL BLACK POLY
VAPOR BARRIER,
JOISTS PER STRUCT.
2X SOLID BLK'G
3/4" T&G CDX PLYWD
SUBFLOOR PER STRUCT. ;
GLUE & NAIL
R-38 FG BATT INSUL. ; INSTALL
TIGHT TO SUBFLOOR ABV.
10d NAILS @ 8" O/C TO RIM
7
16" OSB SHEATHING PER
STRUCT.
LAP WRB O/ FLASHING
WRB
SMART-VENT CONT.
VENT
6"
2"Ø HOLES @ 8" O/C
LDGR PER STRUCT.
HGR. PER STRUCT.
R-21 BATT INSUL
1
2" GWB O/ VAPOR
BARRIER
R-38 HD BATT INSUL.
1
2" GWB O/ VAPOR
BARRIER
1" M
I
N
.
EXTEND UNDERLAYMENT 8"
UP SIDEWALL
6"x6" PREFIN ANGLE
FLASHING, 26. GA. MIN.
2
1
ROD & CAULK ALL
AROUND KNIFE PLATE
6"X6" HDG STEEL
PLATE &
ATTACHMENT PER
STRUCTURAL
HDG STEEL KNIFE PLATE &
TIE-ROD PER STRUCTURAL
CNTR. PLATE
PER SECTION
INSTALL PLATE O/ FLEXIBLE
FLASHING
GALV. STEEL CLEVIS &
CLEVIS PIN
11
2"4"
FULL-HT POST
PER STRUCT. @
BRKT. LOC.
6"
CONT. WRB O/ SHT'G
SIDING PER ELEV.
CONT. INSUL. PER SECTION
ROD & SEALANT
PRE-FIN. J-CAP FLASHING
AS SHOWN, 26 GA. MIN.
SLIDING GLASS DOOR PER
SCHED.; INSTALL ON CONT.
SEALANT BEAD
PENETRATION FLASHING W/
PREFORMED CORNERS
INSTALL PLATE O/ FLEXIBLE
PENETRATION FLASHING
CONT. WRB O/ SHT'G
SIDING PER ELEV.
CONT. INSUL. PER SECTION
ALUM. ANGLE PER MFR.
@ 16" MAX O/C
ALUM. ANGLE LDGR.
PER MFR.
COMP. DECKING
ALUM. TUBE FRAME
PER MFR.
ROD & CAULK ALL AROUND
8"X8" HDG STEEL KNIFE
PLATE BRKT PER MFR.;
ATTACHMENT PER
STRUCTURAL
RIM JOIST PER
STRUCT.
2X10 SOLID BLK'G
@ BRKT.
LAG BOLTS PER
STRUCT.
112"
ALUM. ANGLE LDGR.
PER MFR.
ALUM. TUBE FRAME PER
MFR.
ATTACHMENT PER MFR.
ALUM. RAIL & PICKETS
4" MAX/ O/C PER MFR.
HDG STEEL KNIFE PLATE &
TIE-ROD PER MFR. WELDED
TO ALUM. FRAME
GALV. STEEL CLEVIS &
CLEVIS PIN
ALUM. STANCHION &
MOUNTING PLATE PER
MFR.
2"X4" ALUM.
GUARDRAIL PER MFR.
ALUM. STANCHION &
MOUNTING PLATE PER
MFR.
5
8" ALUM PICKETS 4"
MAX/ O/C PER MFR.
A.F.F.
36" MIN.
DETAILS
A4.1
SCALE: 3" = 1'-0"
9
A4.1
DETAIL - WINDOW SILL
SCALE: 3" = 1'-0"
10
A4.1
DETAIL - WINDOW JAMB
SCALE: 3" = 1'-0"
1
A4.1
DETAIL - EAVE
SCALE: 3" = 1'-0"
2
A4.1
DETAIL - STEM WALL
SCALE: 3" = 1'-0"
3
A4.1
DETAIL - PORCH FOOTING
SCALE: 3" = 1'-0"
8
A4.1
DETAIL - WINDOW HEAD
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
SCALE: 3" = 1'-0"
7
A4.1
DETAIL - RAKE TO WALL
SCALE: 3" = 1'-0"
5
A4.1
DETAIL - PED FOOTING
SCALE: 3" = 1'-0"
6
A4.1
DETAIL - RAISED STEMWALL
SCALE: 3" = 1'-0"
4
A4.1
DETAIL -VENTED RAKESCALE: 3" = 1'-0"
11
A4.1
DETAIL - BALCONY TIE BRACKET
SCALE: 3" = 1'-0"
12
A4.1
DETAIL - BALCONY BRACKET
SCALE: 3" = 1'-0"
13
A4.1
DETAIL - BALCONY
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
ROD & SEALANT
PRE-FIN. Z- FLASHING AS
SHOWN, 26 GA. MIN.
SLIDING GLASS DOOR PER
SCHED.; INSTALL ON CONT.
SEALANT BEAD
PENETRATION FLASHING W/
PREFORMED CORNERS
COMP. DECKING
1X4 FRC TRIM, PAINTED.
SELF-ADHERING
PENETRATION FLASHING
CORROSION RESISTANT
BOLTS PER STRUCT.
P.T.2X8 LDGR. & JOIST
HGRS. PER STRUCT.
2"
MIN
.
2"
MI
N
.
2"
1X FRC TRIM, PAINTED.
RIM JST. PER STRUCT.
FINISH PER PLAN
3/4" T&G CDX PLYWD
SUBFLOOR PER STRUCT. ;
GLUE & NAIL
R-38 FG BATT INSUL. ;
INSTALL TIGHT TO
SUBFLOOR ABV.
2X12 JOIST PER STRUCT.
P.T. 2X6 PLATE TO W/
1
2"x10" A.B. @ 48" O/C MAX.
STEMWALL & FT'G PER
STRUCT.
6 MIL BLACK POLY VAPOR
BARRIER, EXTEND 6" MIN. UP
STEM WALL
18
"
M
I
N
.
SUBGRADE
SLIDING GLASS DOOR
PER SCHEDULE
18
"
M
I
N
.
7
A4.2
PREFIN. 2X2 EDGE FLASHING
O/ UNDERLAYMENT
(2) GALV. 16dx 3.25" NAILS
COMP. ROOFING PER PLAN; INSTALL
PER MFR. INSTALLATION
INSTRUCTIONS OVER APPROVED
UNDERLAYMENT
2X4 LET-IN BRACE @
48" O/C MAX.
DO NOT NOTCH TOP
CHORD
DO NOT NOTCH; FASTEN
W/ (2) 16d x 3.25" NAILS
GABLE END TRUSS
PER PLAN
SIDING PER ELEV.
WEATHER RESISTIVE BARRIER
SHT'G PER STRUCT.
1X8 SPF FASCIA O/ 2X6 ,
PAINTED
(2) 16d x 3.25" NAILS
EA. CHORD
2X4 SOLID BLK'G
INSTALL SHINGLES O/
VENT PER VENT MFR.
INSTRUCTIONS
SMART-VENT CONT.
VENT; INSTALL PER
MFR. INSTRUCTIONS
2"Ø HOLES
@ 8" O/C
1'-6
"
R-38 HD BATT INSUL.
1
2" GWB O/ VAPOR
BARRIER
1"
MIN. 1" AIR GAP
2X SOLID BLK'G
RFTR PER PLAN
INSTALL 30" PREFIN.
MTL VALLEY FLASHING
INSTALL 36"
SELF-ADHERING FLASHING
TO SHT'G @ VALLEY
2X8 RIDGE.
P.T. 4X8 BEAM PER STRUCT.
SIMPSON BC44 CAP
ADJUSTALE POST BASE
4X POST PER STRUCT.
12"x12" CONC. PIER PAD SET
ON 18"Ø x 8" MIN. CONC. FTG.
P.T. 2X8 RIM PER STRUCT.
COMPOSITE DECKING
P.T. 2X8 JST. @ 16" O/C
P.T. 2X12 STRINGER
PER PLAN
TREAT ALL CUTS W/
WOOD PRESERVATIVE
HGR. PER STRUCT.
P.T. 2X6 PLATE
4" CONCRETE
LANDING W/
THICKENED EDGE
3
4" NOSING
7
3 4"
M
A
X
.
103
4"
6"
18
"
M
I
N
.
5/4x4 CDR. RAIL
COMPOSITE DECKING
P.T. 2X8 JST. @ 16" O/C
JOIST OR
STRINGER
5/4x5/4 CDR. PICKETS
@ 4.5" O/C
(2) SIMPSON
SDW225000DB SCREWS
112"
4"
P.T. 4X4 STANCHION
PER PLAN
1X6 COMPOSITE RIM
4"
M
A
X
.
1 1
2"Ø HANDRAIL W/
RETURNED ENDS
(2) SIMPSON
SDW22400DB SCREWS
TO STANCHION
1'-4"
5/4x6 CDR. RAIL
ABV. NOSING
34" MIN.-36" MAX ABV. NOSING
36" MIN.
11
2"
LAP WRB O/ FLASHING
SIDING PER ELEV. O/ 1
2"
RAINSCREEN W/ 1
2"X3" P.T.
PLYWD STRIPS @ 24" O/C
WEATHER RESISTIVE
BARRIER
SHT'G PER STRUCT.
6"x6" PREFIN. ANGLE
FLASHING, 26 GA. MIN.
EXTEND UNDERLAYMENT
8" UP WALL
1
2" MIN. GAP
COMP. ROOFING PER PLAN;
INSTALL PER MFR.
INSTALLATION
INSTRUCTIONS OVER
APPROVED UNDERLAYMENT
SHT'G PER PLAN
2X4 BLK'G EA.
SPACE
FRAMING
PER PLAN
6"
8"
2x8 VENTED & SCREENED
BLK'G W/ A35 CLIP TO
PLATE EA. BAY
SIMPSON H1 CLIP, TYP.
NEW CONT. ALUM.
GUTTERS
2X8 RS SPF FASCIA,
PAINTED
(2) 2x6 TOP PLATE PER
STRUCT.
71 4"
COMPOSITION SHINGLES INSTALL
PER MFR. INSTRUCTIONS
12d NAILS @ 8" O/C
TO BLK'G
7
16" OSB SHEATHING PER STRUCT.
R-38C BATT INSULATION;
SYNTHETIC UNDERLAYMENT
INSUL. BAFFLE; PROVIDE 1"
MIN. AIRSPACE
5/4x4 RS SPF TRIM, PAINTED
W/ PREFIN. Z-FLASHING
8
A4.1
SOLID 2X BLK'G
18
"
M
I
N
.
RIM JST. PER STRUCT.
2x6 PLATE O/ SILL GASKET
FRC SIDING PER ELEV.;
INSTALL O/ 1
2" x3" P.T. PLYWD
FURRING STRIPS
WRB INSTALL PER MFR.
INSTALLATION INSTRUCTIONS;
TAPE ALL SEAMS
R-38 BATT INSUL. INSTALL
TIGHT TO DECK
R-4 MIN. CONT. XPS INSUL.
6"
M
I
N
.
2" CONT. SCREENED
VENT STRIP
P.T. SILL 2X6 PLATE
EDGE NAILING PER
STRUCT.
3
8" HARDI-BOARD SOFFIT,
PAINTED
11
1 4"
2x8 BLK'G EA. SPACE W/
V-NOTCH @ 8" O/C
INSUL. BAFFLE EA.
SPACE
2x8 SUB-FASCIA
NEW CONT. ALUM.
GUTTERS
2X8 RS SPF FASCIA,
PAINTED
SIDING PER ELEV.
734"
8
A4.1
SMART-VENT CONT.
VENT
2"Ø HOLES @ 8" O/C
1"
M
I
N
.
1'-6"
SIMPSON
LRU26Z
SIMPSON H1
(2) 2X6 TOP
PLATE
1/2" TYPE C
GWB
5
8" OSB RISER GLUED &
NAILED
1" OSB TREADS GLUED
& NAILED
738"
10"
3
4"
738"
4X4 OAK NEWEL POST
FINISH PER SCHEDULE
SHT'G PER STRUCT.
JOISTS PER STRUCT.
5
8" TYPE X GWB
HNGRS PER STRUCT.
BEAM PER STRUCT.
2X12 STRINGERS PER
STRUCT.
(2)1Od NAILS
1Od NAIL @
8" O/C
(3)1Od NAILS
BALUSTRADE PER SCHED.
4"Ø MAX. OPN'G.
6"Ø MAX. OPN'G DETAILS
A4.2
SCALE: 3" = 1'-0"
5
A4.2
DETAIL - DECK
SCALE: 3" = 1'-0"
3
A4.1
DETAIL - EAVE AT STAIRS
descriptionissueddate
checked by
drawn by JTB
project name
drawing title
MDL
PERMIT SET
12815 NE 126th Place, Kirkland, WA 98034
t.425.747.3177 www.mlarch.com
UNPUBLISHED WORK
© 2023 MERRICK LENTZ ARCHITECT
Unauthorized use or reproduction of these drawings
or any part herein without the permission of
Merrick Lentz Architect is not permitted
consultant
stamp
JACKSON SHORT
PLAT - LOT B
2223 NE 23rd ST
RENTON, WA 98056
8/1/23 SHORT PLAT SUBMITTAL
SCALE: 3" = 1'-0"
7
A4.2
DETAIL - DECK CONNECTION
SCALE: 3" = 1'-0"
4
A4.2
DETAIL - PORCH/ROOF
SCALE: 1 1/2" = 1'-0"
8
A4.2
DETAIL -GUARDRAIL & HANDRAIL
SCALE: 3" = 1'-0"
10
A4.2
DETAIL - ROOF TO WALL
SCALE: 3" = 1'-0"
1
A4.2
DETAIL - GABLE END
SCALE: 2
5
A4.2
DETAIL - DECK/STAIRS
SCALE: 3" = 1'-0"
4
A4.2
DETAIL - EAVE AT VAULT
SCALE: 11
11
A4.2
DETAIL -CANTILEVERED LANDING
SCALE: 1 1/2" = 1'-0"
9
A4.2
DETAIL -STAIR TREADS
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E