HomeMy WebLinkAboutD_UsseryReconsiderationDecision_Final
May 17, 2023
Phillip Ussery
1024 N 36th St
Renton, WA 98056
SUBJECT: Reconsideration Request for the Ussery Variance Decision (LUA23-000028, V-A)
Dear Mr. Ussery:
The Department of Community and Economic Development received your timely request on April 17,
2023, for the reconsideration of the Ussery Variance land use decision. The Ussery Variance
administrative decision issued on April 3, 2023, was partially approved.
In your reconsideration request (Attachment 1 - 3), you requested the City to reconsider the denial of
the front yard setback variance request from 25 feet to 20 feet and a commensurate increase in building
and impervious coverage to allow for this additional setback reduction.
Staff has reviewed the reconsideration and offers the following revised variance analysis.
In addition to the information provided with the reconsideration, staff met with the applicants last April
11, 2023 to discuss their project. In this meeting the applicant indicated that they own a recreational
vehicle (RV) and a boat that are currently stored outside in the rear yard. The applicant indicated in this
meeting that the objective with the large garage is to provide storage for these vehicles as well as the
two (2) required parking stalls for a single-family home. Within the R-6 zone the maximum height for
detached accessory structures is 12 feet (12’) which is not tall enough to allow for storage of a typical
RV. In order to store the RV on-site and obscure it from off-site views consistent with provisions of RMC
4-4-085F.1, Permitted Parking Locations for RVs, the applicant has designed a detached dwelling to
include a garage that is 20 feet one inch (20’1”) wide, 55 feet (55’) deep with a garage door opening of
15 feet (15’) in height (Attachment 4). If the applicant were to meet the front and rear yard setbacks the
garage would be reduced by ten feet (10’) in depth and would not be large enough to accommodate
storage of the RV, personal vehicles and other items typical to a detached dwelling. However, it is a
property owner’s right and privilege to be able to store their property in a safe and secure manner which
Phillip Ussery
Page 2 of 4
May 17, 2023
is not afforded to the applicant through the current detached accessory structure he ight limit or the R-
6 zoning setback standards on a sub-standard sized lot.
With regards to the front yard setback, granting a front yard setback reduction as requested by the
applicant because other structures in the vicinity are nonconforming to the front yard setbacks would
be a grant of special privilege to the applicant because it would permit them to deviate from established
standards because others do not meet the established standards. It is necessary to preserve the 25-foot
setback for consistent standards along N 36th St as the block redevelops. Maintaining the R-6 front yard
setback will not only maintain a consistent view corridor but will also bring development into
conformance with the current zoning standards , allow for an on-site parking area within the driveway,
and allow for right-of-way improvements in the future if determined they were needed.
With that said, the applicant has requested the front yard setback reduction for the benefit of an
additional five feet (5’) of space for their RV. The rear yard is also available for the additional five feet
(5’) and could accommodate a 50-foot-deep garage. Like the front yard, the rear yard provides a view
corridor by limiting the location of the primary dwelling. However, encroachments into the rear yard
setback would not have the same impact on the public realm as this yard it is not viewed from the pubic
road. With the approval of a rear yard setback reduction, 5 feet (5’) of the view corridor in the rear yard
would be impacted by the primary home. In order to mitigate this impact as much as possible, staff
recommends a condition of approval that any accessory buildings, including Accessory Dwelling Units,
proposed in the rear yead be limited to a maximum wall plate height of 12 fee t (12’). This height
reduction for accessory buildings in the rear yard would preserve views in the remaining rear yard
setback area.
By decreasing the rear yard setback from 25 feet (25’) to 20 feet (20’) the applicant would have the
minimum necessary space to be able to have an enclosed storage space for their RV, personal vehicles
and other items typical to a detached dwelling . Limiting the height of accessory structures in the
remainder of the rear yard would preserve view corridors thereby addressing public comments received
during the land use permit review. However, if the applicant chooses to construct the residence to meet
R-6 zone rear yard setbacks standards, additional limitations on accessory building height would not be
required.
Additionally, a building coverage increase to 45 percent (45%) and an impervious surface coverage
increase to 59 percent (59%) would be the minimum necessary for the applicant to exercise their
approved deviations from the side yard and rear yard setback standards
Phillip Ussery
Page 3 of 4
May 17, 2023
Therefore, staff revises the original administrative decision to allow for a maximum building area
coverage of 45 percent (45%) of the lot square footage and a maximum impervious surface area coverage
of 59 percent (59%) of the lot square footage. These standards are only amended to accommodate the
primary dwelling unit and the associated setback reductions. If the applicant chooses to meet the yard
setbacks of the R-6 zone, the associated building and impervious coverage shall only be permitted to
exceed the code by the necessary amount to accommodate the proposed primary structure.
Decision: the reconsideration request for the Ussery Variance, LUA23-000028, is partially approved, as
follows:
1) The rear yard setback decision is reversed, and a setback reduction to 20 feet (20’) is approved.
2) The denial of the front yard setback variance stands
3) The building and imperious coverage standards are amended and partially approved to a
maximum building coverage to 45 percent (45%) a maximum impervious coverage of 59 percent
(59%).
Subject to the following conditions :
1) All conditions of the original decision stand.
2) Any accessory buildings placed in the rear yard shall have a maximum wall plate height of 12 feet
(12’). If the applicant chooses to construct the residence to meet rear yard setback standards,
additional limitations on accessory building height would not be required.
3) The building area coverage and impervious coverage variances are only provided to
accommodate the reduced setbacks approved by this variance. If setbacks reductions are not
utilized by the primary residence, the variance for both building and impervious coverage shall
be reduced accordingly.
Phillip Ussery
Page 4 of 4
May 17, 2023
APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on May 31, 2023.
An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC
197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or
delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the
time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically.
The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the
Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
Sincerely,
Vanessa Dolbee
Planning Director
Attachment 1: Reconsideration Request
Attachment 2: Department Letter Requesting Additional Information
Attachment 3: Additional Information Provided by the Applicant
Attachment 4: Architectural Drawings
cc: C.E. “Chip” Vincent, CED Administrator
Matthew Herrera, Current Planning Manager
Andrew Van Gordon, Associate Planner
Phillip and Heather Ussery, Owners
Kevin Singh, Signature GCI, Applicant/Contact
Parties of Record
1
Andrew Van Gordon
From:PHILLIP USSERY <phillip.ussery@me.com>
Sent:Monday, April 17, 2023 4:03 PM
To:Vanessa Dolbee; Andrew Van Gordon
Cc:Kevin Singh; Heather Ussery
Subject:Fwd: City of Renton: Ussery Variance, LUA23-000028, V-A
Hi Vanessa & Andrew,
We are still trying to find a way that makes sense for us to build our home in Renton but a few details still need to be
resolved. We would like to go ahead and ask for a reconsideration while we work through those details. One point that
I don’t believe was considered was the current setbacks for existing homes on the north side of 36th within the R-6
zone. Currently there are only 2 homes that were built 25’+ from the front of the property. Please let me know if you
need anything additional from us to formally request a reconsideration.
Thanks,
Phillip
Begin forwarded message:
From: Jennifer Cisneros <JCisneros@Rentonwa.gov>
Subject: City of Renton: Ussery Variance, LUA23-000028, V-A
Date: April 3, 2023 at 1:23:43 PM PDT
Hello,
A decision has been posted online for Ussery Variance, LUA23-000028, V-A. You may find it here.
Regards,
JENNY CISNEROS, Planning Technician
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
(425) 430-6583 | jcisneros@rentonwa.gov
CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless
you know the content is safe.
April 24, 2023
Phillip Ussery
1024 N 36th St
Renton, WA 98056
SUBJECT: Reconsideration Request for the Ussery Variance Review Decision (LUA23-000028, V-A)
Dear Mr. Ussery,
The Department of Community and Economic Development received your timely request April 17, 2023, for the
reconsideration of the Ussery Variance land use decision. However, clarification of your reconsideration is needed
before a decision can be issued. The submitted reconsideration request appears to be limited to the following
statement: “[o]ne point that I don’t believe was considered was the current setbacks for existing homes on the
north side of 36th within the R-6 zone. Currently there are only 2 homes that were built 25’+ from the front of
the property.”
To ensure the Department can appropriately review and consider your request and that it also is compliant with
procedural requirements pursuant to Renton Municipal Code 4-8-100I.3, please provide supporting information
identifying the specific errors that you assert led to the variance decision being issued that was based on
erroneous procedure, error of law or fact, or error in judgement. Please note that specific errors and any
arguments for reconsideration are limited to the evidence in the administrative record for the above referenced
variance decision. The requested information is required to be provided within 10 calendar days of the date of
this letter. (RMC 4-8-100I, Reconsiderations)
If you have any questions, please contact me at (425) 430-7286 or avangordon@rentonwa.gov.
Sincerely,
Andrew Van Gordon
Associate Planner
cc: Heather Ussery / Owner(s)
Signature GCI, Attn: Kevin Singh / Applicant
Jonathan Bye, Thomas Jarzynka, Joyce Segur, Daoguang Yu / Party(ies) of Record
Phillip & Heather Ussery
1024 N 36th ST
Renton, WA 98056
May 2, 2023
City of Renton
Community & Economic Development – Planning Division
1055 S Grady Way – 6th Floor
Renton, WA 98057
To Whom It May Concern:
This letter is regarding LUA23-000028 which was mostly denied on April 3, 2023.
It is our belief that the City's decision to deny the variance requesting reduced front and rear setbacks,
deny the variance requesting to increase impervious surface allowance, and only approving a minimal
building coverage allowance was unfairly punitive to our family given that our lot size is nearly 40%
smaller than the minimum lot size for properties located with the R-6 zone as well as the fact that other
homes that are also located within the R-6 zone have been approved for similar variances.
One factor that I do not believe was considered when evaluating our request, is the fact that nearly all
the homes located on the north side of 36th street (R-6 zone) have been built less than 25' off the front
of their property line. To be more specific, there are only 2 homes that have been built with 25' or more
from the street. The remaining 14 homes have been built with less than 20' from the street with 7
homes that have been built 15' or less from the front property line. Requiring that our home be built 25'
from the front property line is inconsistent with the other homes that have been built on our street and
places an unfair burden on our ability to build a home that is consistent with nearly all of the homes on
our street.
Attached you will find a spreadsheet which contains the current setbacks for all the homes on the north
side of 36th street along with 3 maps which contain these measurements. Given this information, we
respectfully ask that you reconsider your decision on our front yard setback variance and allow a
reduction to a 20' setback in the front in addition to the side yard setbacks that were already approved
(5' setbacks on either side vs. 15' combined). If approved, we would also ask that you reconsider the
impervious surface variance and building coverage percentage as well to allow for the additional 5' in
the front.
Please let us know if you have any questions.
Thank you for your consideration.
Phillip & Heather Ussery
(425) 205-5336
Address Front Yard Setback
3602 Lake Washington Blvd N 28' 7"
904 N 36th ST 17' 8"
910 N 36th ST 16' 9"
1004 N 36th St 15' 2"
1006 N 36th 15' 5"
1024 N 36th ST 11' 2"
1030 N 36th ST 15' 9"
1100 N 36th ST 15' 5"
1108 N 36th ST 18' 8"
1110 N 36th ST 17' 5"
1116 N 36th ST 15' 9"
1122 N 36th ST 57' 5"
1204 N 36th ST 13' 9"
1210 N 36th S 10' 9"
1216 N 36th ST 7' 6"
1222 N 36th ST 11' 9"
Current Setbacks On North Side Of 36th Street(R-6 Zone)
28.7 f t 17.8 f t 16.9 f t 15.2 ft 15.5 f t 11.2 ft
King C ou nty, Ea g le View
King C ou nty iMa p
Date: 4/27/2023
Notes:±The i nfor ma tion inclu ded on thi s map has been c om pil ed by King Cou nty s taff from a vari ety of so urc es a n d is subject to c ha n ge w ith out n otice. King C ountymakes n o r epr e sentations o r w ar ra ntie s, express o r i mp li ed , as to acc ur a cy, co m pl ete ness, tim e line ss, or ri g hts to the use of s uc h i nform a tion . T hi s doc um e n t i snot intended for us e as a su rvey pr odu ct. King C ounty shall not be l iabl e for an y gene r al , spec ia l, in dire ct, inci de n ta l, or conse que ntia l dam a ges i nclu d in g,but n ot li mi ted to, lost reve n ues o r l os t p r ofi ts resulting fro m the use or mi suse of the i nfor ma tion contained on this m ap. An y s al e of this m ap or in form atio n onthis map is prohibited ex cept by wr itten pe r mis sion of King Cou n ty.
11.2 ft 15.9 f t 15.5 f t 18.8 f t 17.5 f t
King C ou nty, Ea g le View
King C ou nty iMa p
Date: 4/27/2023
Notes:±The i nfor ma tion inclu ded on thi s map has been c om pil ed by King Cou nty s taff from a vari ety of so urc es a n d is subject to c ha n ge w ith out n otice. King C ountymakes n o r epr e sentations o r w ar ra ntie s, express o r i mp li ed , as to acc ur a cy, co m pl ete ness, tim e line ss, or ri g hts to the use of s uc h i nform a tion . T hi s doc um e n t i snot intended for us e as a su rvey pr odu ct. King C ounty shall not be l iabl e for an y gene r al , spec ia l, in dire ct, inci de n ta l, or conse que ntia l dam a ges i nclu d in g,but n ot li mi ted to, lost reve n ues o r l os t p r ofi ts resulting fro m the use or mi suse of the i nfor ma tion contained on this m ap. An y s al e of this m ap or in form atio n onthis map is prohibited ex cept by wr itten pe r mis sion of King Cou n ty.
17.5 f t 15.9 f t
57.5 ft
13.9 ft 10.9 f t 7.6 ft 11.9 ft
King C ou nty, Ea g le View
King C ou nty iMa p
Date: 4/27/2023
Notes:±The i nfor ma tion inclu ded on thi s map has been c om pil ed by King Cou nty s taff from a vari ety of so urc es a n d is subject to c ha n ge w ith out n otice. King C ountymakes n o r epr e sentations o r w ar ra ntie s, express o r i mp li ed , as to acc ur a cy, co m pl ete ness, tim e line ss, or ri g hts to the use of s uc h i nform a tion . T hi s doc um e n t i snot intended for us e as a su rvey pr odu ct. King C ounty shall not be l iabl e for an y gene r al , spec ia l, in dire ct, inci de n ta l, or conse que ntia l dam a ges i nclu d in g,but n ot li mi ted to, lost reve n ues o r l os t p r ofi ts resulting fro m the use or mi suse of the i nfor ma tion contained on this m ap. An y s al e of this m ap or in form atio n onthis map is prohibited ex cept by wr itten pe r mis sion of King Cou n ty.
DPMFEB 8 - 2022Sheet Date:Drawn By:Scale:Client:A01024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYGENERAL NOTESGENERAL NOTES:A.These notes are in abbreviated form. The intent is to further define those areas of work not clearlydelineated on the drawings. The quality of workmanship throughout should be highest rated and allmaterials shall meet and/or exceed the normal industry standards applicable in each case.B. All work is to be performed in strict compliance with applicable provisions of prevailing local, state, and federal code ordinances, including appropriate licensing laws including local amendments.C.Notify and Consult with Owner and Architect if discrepancies are found between drawings on siteconditions and/or building or zoning requirements prior to start of work.D.Contractor to physically inspect site prior to commencing any work. Report any discrepancy to Ownerand Architect. Contractor to review construction documents prior to commencing construction. Anyquestions should be directed to Owner and Architect. Contractor to cross reference with city approvedplans for any changes and/or additional requirements by city.E.Area measurements: Area is measured from the perimeter of each floor/space within the inside of wallfootprint of the structure and is inclusive of all open areas, stairways, stairwells, and basement stemwalls, at each level. Projects such as bay windows are also calculated in the heated area calculations.Interior walls separating heated and unheated enclosed space is measured from the exterior of theconditioned space.F.Do not scale drawings. During the reprographics process, proportions may have been altered. Use onlywritten dimensions. Where conflict exist, notify the Architect immediately. Written dimensions takeprecedence.G.Contractor to maintain in full force at all times during construction activity, insurance as required by the general conditions of the mutually accepted Contract for Construction.H.The Contractor shall carry all insurance required by law.I.The Contractor is solely responsible for all construction means and methods and shall maintain thestructural integrity of any construction until all final lateral and vertical load carrying systems arecompleted. Approvals from the Architect do not extend to approval of construction means andmethods.J.Drawings are for a complete installation with fully-functional assemblies. Contractor is to field verify alldimensions and conditions prior to any work, and shall be responsible for all work and materialsincluding those finished by the subcontractor.K.All information contained in these documents represents a "basic limited architectural service" thatrequires the contractor to be knowledgeable and experienced with all aspects of construction includingall building codes and regulations by the city or county and any other agency having jurisdiction overthe project.L.All work shall comply with the state and local ordinances and shall be done to the highest standards ofcraftsmanship by journeymen of their respective trades.M.Safety, care of adjacent properties during construction, compliance with local, state, and federalregulations regarding safety on site shall be the contractors responsibility.N. No deviations from these documents shall be made without written approval from the owner andArchitect. Any changes can affect the structural integrity and code related issues of the structure.O.All information contained in these documents is for the purpose of construction permit acquisition andconstruction only. The information provided is not intended for any other purpose and no other use isintended or implied. e.g. plan information is not intended to be used as a base for sale or transfer ofreal estate.P.Unless otherwise specified, electrical, mechanical, plumbing, fire sprinkler, etc. shall be subcontractorbidder designed. Owner and/or agents (contractor) shall be responsible for all work performed on site(field) as to proper installation etc.Q.The Architect may assist in coordination with consultants (such as soils, structural, civil engineers,etc.) but under the terms of basic limited service, receives no compensation for, and assumes noresponsibility or liability for the area of their (consultants) work and expertise.Acceptance of these plans for construction constitutes an understanding of above mentioned termsand basic limited architectural services as described in agreement between owner/architect.GENERAL REQUIREMENTS:A.Provided all required temporary facilities and all temporary utilities as required. Contractor isresponsible for all costs associated with temporary facilities and temporary utilities.B.Construction Barricades and Fencing: The contractor shall provide barricade and fencing, as required,to keep public and employees safe, following all applicable federal, state, and city codes andregulations.DRAWINGS / PERMITS BY OTHERS:It is the contractor's responsibility to provide additional drawings and permits as required to complete the project. The following list is by no means meant to be comprehensive, rather suggestive of the possible types of additional permits, drawings, and submittals that may be required during the course of the project. Depending on the project, some of the following permits, drawings, and submittals may be required in including others not listed below:-Provide information to City regarding disposal of export soils and organic material-Provide design / obtain permit for any required shoring work-Provide drawings / obtain permit for plumbing work-Provide drawings / obtain permit for electrical work-Obtain permit for storm sewer design mitigation and compliance with County ordinances-Apply and pay for any and all health department components and water meter(s) as required-Obtain separate permits for demolition, accessory building, and site retaining walls-Any deferred submittals shall be submitted to the Building Department for review and approvalSOILS AND SITE WORK:A.Excavation cuts are to be no steeper than 1 : 1, horizontal to vertical unless otherwise authorized bythe Geotechnical Engineer.B.Fill to be free of debris, organic contaminants and rock fragments larger than 6 inches. Use free-draining sand and or sand and gravel conditioned to appropriate moisture content for adequatecompaction. Fill shall contain no more than 5% fines relative to the fraction passing the 3/4" sieve. Forhouse, slab or pavements areas, compaction of fill to be at least 95% of the maximum dry density(MDD) per ASTM D-1557 testing procedures. Utility trench backfill in settlement sensitive areas to becompacted to at least 90% of the MDD, except for the top 2 feet which should be compacted to 95% of the MDD.FRAMING / STRUCTURAL:A.All materials and workmanship shall conform to the requirements of the structural drawings,calculations, notes, specifications, and all applicable codes and ordinances.B.All wood frame construction shall conform to the minimum standards of 2018 IRC. Fasteningrequirements to be in accordance with Table 602.3(1), unless specified otherwise in the structural drawings, structural notes, and specifications.C.Columns and posts located on concrete and/or masonry floors or decks exposed to the weatheror to water splash or in basements and which support permanent structures shall be supportedby concrete piers or an approved metal fastener projecting above floors unless approved ofnatural resistance to decay or treated wood is used. The pedestals shall project at least 6 inchesabove exposed earth and at least 1 inch above such floors. Section IRC R317.1.4.D.Where installation includes manufactured products, comply with the manufacturer's applicableinstructions and recommendations for installation. Verify rough in dimensions for equipmentand provide buckouts, backing and jacks as required.E.All guardrails shall be 36" high minimum from finished floor line. Openings in railing assembliesare not to exceed 4" in one direction. Guardrails to withstand a horizontal force of 50 pounds perlineal foot when applied in any direction, or 200lb concentrated load. Handrails to be between1-1/2" diameter to 2" diameter, with clearance of 1-1/2" between rail and wall surface. Mountbetween 34" and 38" above stair nosing.F.All wood exposed to weather, such as wood used for deck framing including, decking, railings,joists, beams and posts shall be pressure treated or of wood with natural resistance to decay perIRC R319.1.-Girder ends within 1/2" of exterior masonry walls below grade.-Wood joists in crawl space closer than 18" to ground or girders closer than 12" to ground.-Wood framing resting on the foundation within 8" of exposed earth.-Wood framing or furring attached directly to below grade concrete.-Sleeper or sill on concrete slab on grade.-Wood siding within 6" of exterior ground.ENERGY NOTES:1.All construction to comply with the 2018 Washington State Energy Code2.Service water pipes in unheated spaces to be insulated per code. Non re-circulating hot and cold water pipes inside and outside the conditioned space shall be insulated to R-3 minimum per WSEC R403.5.3. All hot water piping is to be insulated, even if it is within the thermal envelope, unless it is within the insulation itself.3.Metal ducts all joints taped, insulated to R-8 minimum. in unheated space.4.Opening caulked, sealed, and weatherstripped.5.Batt insulation-tears, joints sealed with tape.6.All windows shall be minimum double glazed -max. U=0.287.Al exterior doors to have a max. "U" value of 0.208.Plumbing fixtures to comply with WAC 51-46 Section 4-2-0.9.Toilets 1.28 gallons per flush (max.)(P2712)10.Lavatories faucets 0.6 GPM (max.) 11.Recessed light fixtures shall be type IC rated per R402.4.5.W.A.C.WASHINGTON ADMINISTRATIVE CODEIRCINTERNATIONAL RESIDENTIAL CODE (2018)ENERGY CODE SUMMARYBUILDING ENVELOPE COMPLIANCE METHOD:PRESCRIPTIVEHEAT SOURCE:Forced Air (Heat Pump)PROPOSED COMPONENTS WILL MEET THE FOLLOWING:Fenestration: 0.28 (Max.) -Refer to Schedule Sheet A4Skylight: 0.50Ceiling: 0.49Vaulted Ceiling: R-38Wall Above Grade: R-21 intWall Below Grade: R-10/15/21 int + TBFloor: R-38Slab: R-10, Entire Slab Below GradeWATER CONSERVATION NOTES:A.New Toilets to use max. 1.6 gallon/flushINDOOR AIR QUALITY NOTES:A.Structural Panels such as plywood, particle-board, shall be low formaldehyde emissions, labeled exposure 1, exterior grade.ELECTRICAL NOTES:A.Electrical work shall be performed in a "bidder design" manner. The contractor shall submit such systems separately for permit.B.It is the contractor's responsibility to design systems that meet all requirements and codes. Contractor shall submit drawings, pay for, and obtain permit and perform work in a manner that meets or exceeds the recognized workmanship standards for the industry.C.All drawings are to be submitted for review and approval to the Owner before performing work. Specific attention shall be paid regarding Owner requested locations of electrical, phone and computer cabling port locations.D.Proper protection shall be provided around recessed light fixtures per manufactures recommendations so that overheating does not occur. Recessed light fixtures to be IC rated.FIREBLOCKING AND DRAFTSTOPPING:Floor Assemblies: Fireblocking shall be installed in accordance with IRC R502.13. Draftstopping shall be installed per IRC R502.12. Wall Assemblies: Fireblocking shall be installed per IRC R602.8Chimneys and fireplaces: All spaces between chimneys and floors and ceilings through which chimneys pass shall be fireblocked with noncombustible material securely fastened in place. The fireblocking of space between chimneys and wood joists, beams, or headers shall be self supporting or be placed on strips of metal or metal lath laid across the spaces between combustible material and the chimney. IRC R1003.19FIELD VERIFY DEEPLY BURIED DUCTS ANDPROVIDE DUCT BLASTER REPORT.LENNOX MODEL XP25 -ENERGY STAR QUALIFIEDSPECIAL INSPECTORREQUIRED FOR BLOWERDOOR TEST. 3 ACH MAX -VERIFICATION TO BE PROVIDED AT TIME OF CITY INSPECTIONRHEEM PROTERRA ELECTRIC HYBRID ENERGY STAR RATED 75 GALLONRevision ScheduleRevisionNumberRevision Description RevisionDate1008 N28TH PL, RENTON WA
20' - 1"12' - 0"13' - 3"60' - 0"6' - 1"3' - 11"2' - 10"12' - 0"434446LOBBYHALLBEDROOM 1BATHROOMLAUNDRYlinenBEDROOM 2GARAGEHVAC6' - 4"8' - 0"PLANTERPLANTER8' - 7"5' - 10 1/2"17' - 0 1/2"12' - 0 1/2"7' - 11 1/2"17' - 1"24' - 0"8' - 11"7' - 1"40' - 0"55' - 0"4' - 11 1/2"35' - 10 1/2"8' - 5"5' - 3 1/2"20' - 6 1/2"1' - 11 1/2"3' - 6"4' - 2 1/2"15' - 7"4' - 1"2' - 2"6' - 1 1/2"3' - 1 1/2"1' - 5 1/2"2' - 0"5' - 0"3' - 11"9' - 4"13' - 3"UP 18R4' - 1"4' - 1"12' - 3 1/2"5' - 2"2' - 10"7' - 1"6' - 0"5' - 4"5' - 0"2' - 4 1/2"3' - 3"8' - 4 1/2"10' - 6"10' - 6"21' - 0"40' - 0"5' - 0"5' - 4 1/2"8' - 2"DN 12RDPMFEB 8 - 2022Sheet Date:Drawn By:Scale:Client:1/4" = 1'-0"A21024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYMAIN FLOOR PLAN1/4" = 1'-0"11 FF.General Plan Notes:1) All Interior Doors To Be Hollow Core 1-3/8" Thick. U.N.O. (Refer to Plan and Schedules for Sizes).2)All Entry Doors Are To Be Solid Core 1-3/4" Thick. (Refer to Plan and Schedule for Size).3)Provide 8"x14" Make Up Air Vent Above Laundry Room Doors Per WSEC 2015KEYNOTE:REFER TO SCHEDULES THIS SHEET FOR ALL WINDOW AND DOOR SIZES AND SPECIFICATIONS.NOTE: A MINIMUM OF 75 PERCENT OF PERMANTENTLY INSTALLED LIGHTING FIXTURES MUST BE HIGH EFFICIENCY PER WSEC R404.1PER WSEC R402.4.1.2 THE DWELLING SHALL BE TESTED AS HAVING AN AIR LEAKAGE RATE OF NOT EXCEEDING 5 AIR AIR CHANGES PER HOUR. TEST MUST BE CONDUCTED WITH A BLOWER DOOR AT A PRESSURE OF 0.2" w.g (50 PASCALS)DUCTS MUST BE LEAK TESTED IN ACCORDANCE WITH WSU RS-33 USING THE MAXIMUM DUCT LEAKAGE RATE REQUIRED. DUCT TIGHTNESS MUST BE VERIFIED BY EITHER THE POST CONSTRUCTION TEST OR ROUGH-IN TEST PER WSEC R403.2.2. TOTAL LEAKAGE MUST BE LESS THAN OR EQUAL TO 4 CFM PER 100 SQ. FT. OF CONDITIONED FLOOR AREA WHEN TESTED AT A PRESSURE DIFFERENTIAL OF 0.1" w.g. (25 PASCALS) ACCROSS THE ENTIRE SYSTEM.NOTE: A MINIMUM OF 75 PERCENT OF PERMANTENTLY INSTALLED LIGHTING FIXTURES MUST BE HIGH EFFICIENCY PER WSEC R404.1Floor Plan Notes:1 Double Sink With Garbage Disposal (Refer to Interior Elevations).Must be Rated at 1.75 GPM or Less.1aSingle Sink -Must be Rated at 1.75 GPM or Less.2Jenn-Air Model: JDTSS246GL Built-In Dishwasher With Air Gap.336" Jenn-Air Model: JGCP436HL Gas Cooktop 6 Burner with Exhaust Hood 600 CFM @ 0.25 W.G. Intermittent Rate Jenn-Air Model: JXW9036HP (Vent To Outside). Service For Dual Purpose Gas/Electric Appliance -Shall Meet all Hood Requirements per Table 1507.4 and 1503.4 IRC. Make-upAirDamperWithTransformer& PressureSwitch -Local Pro-V 400 CFM High Efficiency Blower. Dedicated Makeup Air Required in the Same Room if the Fan Exceeds 400 cfm per 1503.4.1 IRC. Plumb for Spagetti Pot Faucet at Backsplash3aJennAir 30 Inch Wide 7.1 Cu. Ft. Electric Range Model:JES1450FS4Jenn-Air Model: JMW3430IL RISE Built-In 30" Oven/Microwave Wall Mount. Below Jenn-Air Model: JJD3024HL RISE 24" Warming Drawer.548" Built-In Side by Side Jenn-air Model: JS48PPDUDE with water dispenser. Recessed Cold Water Bibb And Shut-Off For Ice Maker.6Whirlpool Model: WUW35X15DS 15" Undercounter Wine Center w/ Towel Handle Bar 7Kitchen Island8Cabinets / Line of Cabinets Above (Refer To Interior Elevations).9Built-In Pantry Shelving (5) Min.10Line Of Soffit Above -All Soffits Shall Be Below Ceiling Distance Per Owner's Specifications11Built-In Coats/Shoe Rack Shelving / Bench12Residential Elevator -Per Owners Selection and Specification13Shelf And Pole (12" Deep Shelf At 67" Above Finished Floor)14Linen (5 Shelves Min.)15Water Closet -Elongated Type (Maximum 1.6 Gallons Per Flush). Fan 50 CFM Intermittent Operation V.T.O. 1507.1 IRC16Vanity w/Sink(s) Per Plan Must be Rated at 1.0 GPM or Less.17Hot Mop And Ceramic Tile Shower or Fiberglass PreManufactured Pan, See Plan For Size -Surround to 120" Above Finished Floor. Control valves of the pressure balance, thermostatic, or combination pressure balance/ thermostatic mixing valve type that provide scald and thermal shock protection for the rated flow rate of the installed showerhead. These valves shall be installed at the point of use and in accordance with ASSE 1016 or ASME A112.18.1/CSA B125.1. Enclosure Must Be Of Approved Safety Glazing And Swinging Door Must Swing Out Of The Shower. Showerhead Must be Rated at 1.75 GPM or Less. Frame Shower Niches Per Owner's Specifications1830"x60" Tub Free Standing -American Standard -Arctic Cadet Acrylic Soaking Bathtub With Center Drain.19California Closets20Provide Wired Smoke Detector/Carbon Monoxide Combo 110v w/ Battery Backup21Water Heater Per WSEC (Heat Pump Heater -Refer to Energy Compliance Worksheet Sheet A1) :-Provide Seismic Straps At Points Within The Upper And Lower One-Third of It's Vertical Dimension. Lower Strap Located To Maintain Min. 4" Distance Above Controls. Place W/18" High Rigid Platform. Provide P.T. Relief Valve To Outside or Approved Drain.22Mechanical Subcontractor to Install a Heat Pump Heat/Air Unit(s) Per WSEC (Option 3.2) of WSEC Table 406.2. Minimum AFUE of 94 Percent) Manufactured Unit to Meet Demand 95 Percent Efficiency 65,800 BTU/Hr -Make and Model to be Specified by Owner and Verified by a Licensed Mechanical Contractor for Adequate Performance and Quantity. Air Source Shall be Centrally Ducted Heat Pump with a Min. HSPF of 11.0 -Bryant Evolution 280A Heat Pump -13 HSPF (Recommended)-Provide Condensate Line To Drain Outside Or Approved-Trapped Drain (Refer To HVAC Drawings)-Verify Size And Clearance-Provide Combustion Air As Required.234" Air Conditioner Pad (2-Units) (Verify Size With Manufacturer. Provide 220v, Weatherproof Disconnect. Provide 110v Weatherproof Outlet Within 25'-0" Of The Unit. All HVAC Equipment Shall Be Approved Prior To Installation Per Nationally Recognized Standards And Evidenced By Listing And Label Of An Approved Agency.COMPLIANCE BASED ON R402.4.1.2: REDUCE THE TESTED AIR LEAKAGE TO 3.0 AIR CHANGE PER HOUR MAXIMUM.TYPICAL DIRECT VENTED MANUFACTURED FIREPLACE DETAIL (TYP.)N.T.S.FIREPLACE SPECIFICATION TO OWNER'S SELECTION AND SHALL BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS2436" Metal Direct Vent Fireplace (Refer To General Notes -Division 10)Refer to Cut Sheet Detail -Sheet A3Optional: Electric (Dimplex IgniteXL 74" Built-in Hardwired Electric Fireplace (XLF74)) Dimplex Opti Myst Pro Electric Fireplace2536" Direct Vent Gas Appliance (Refer To General Notes -Division 10)26Non-Combustable Hearth-Minimum 20" In Front Of And 12" OnEach Side Of Fireplace Opening. See Details Sheet A927Gas Stub for BBQ/Firepit284" Concrete Slab2922-1/2" x 22-1/2" Min. Attic Access (30" x 30" Min. w/ Attic Mounted FAU) w/ Centrury Windsor 10ft 4in Wooden Attic Stairway (BET-100)30Occupancy Separation Per IRC Sec. 302.4 Between Garage/Mech (U-1) And Living (R-3) Walls -5/8" Type 'x' Gyp. Board On Garage Side Of Walls Adjacent To Living Areas And At Elements Supporting Separation Above. Ceilings Shall Receive Two Layers Of 5/8" Type 'x' Gyp. Board Applied To The Bottom Of The Roof/Floor Trusses, Or Comply WithTrus Joist PFC-4354 (Or Approved Equal) For 1-Hour Rating.Wall Separates Conditioned to Un-Conditioned Space Shall Be Insulated With R-2131Hose Bib with Thrust Block32TPO Elastomeric Membrane -Slope to Drain and Finish for Walk Surface33Gas Co. Service Riser (Verify Location With Utility Company)34Electric Service Main, Provide UFER Ground (Verify Location WithThe Utility Company. A Certificate is Required to be Posted Within 3' of the Electrical Service Panel per WSEC R401.3 and Include the Following: Predominate R-Values, U-Values of Fenestration, Result From Duct System and The Building Envelope Air Leakage Testing, and Efficiencies of Heating/Cooling/Water Heating Equipment.35Communications / Smart Panel36Fireplace Flue and Approved Rain Cap Per WSEC -See Keynote 12 Sheet A5ENERGY CODE COMPLIANCE CERTIFICATE: IECC R401.3. A PERMANENT CERTIFICATE SHALL BE POSTED WITHIN THREE FEET OF THE ELECTRICAL DISTRIBUTION PANEL. THE CERTIFICATE SHALL BE COMPLETED BY THE BUILDER OR REGISTERED DESIGN PROFESSIONAL. THE CERTIFICATE SHALL LIST THE PREDOMINANT R-VALUES OF INSULATION INSTALLED IN OR ON CEILING/ROOF, WALLS, FOUNDATION (SLAB, BASEMENT WALL, CRAWLSPACE WALL AND/OR FLOOR), AND DUCTS OUTSIDE THE CONDITIONED SPACES; UFACTORS FOR FENESTRATION; AND THE SOLAR HEAT GAIN COEFFICIENT (SHGC) OF FENESTRATIONDIRECTVENTZEROCLEARANCEMODELHEATED FLOOR AREAMAIN FLOOR: 1043 S.F.UPPER FLOOR:1828 S.F.(TOTAL) HEATED LIVING AREA(S)2871 S.F.COVERED PORCHES 35 S.F.GARAGE UN-HEATED FLOOR AREA: 1098 S.F.Revision ScheduleRevisionNumberRevision Description RevisionDate
20' - 1"12' - 0"60' - 0"2' - 0"OPEN TO LOBBY BELOWHALLBEDROOM 3DININGLIVING ROOM15' - 7"8' - 0"21' - 1 1/2"10' - 0"15' - 10 1/2"5' - 0"5' - 4"3' - 3"fireplace21' - 3 1/2"KITCHENMASTERBEDROOMMASTERBATHMASTERWICBATHPANTRYfireplaceCOVEREDDECK12BALCONY14' - 0"15' - 5 1/2"5' - 1"4' - 6"10' - 0"4' - 11 1/2"20' - 6 1/2"19' - 5 1/2"5' - 10 1/2"17' - 0 1/2"12' - 0 1/2"20' - 5"4' - 7 1/2"6' - 0"2' - 0"4' - 2 1/2"3' - 9"13' - 2"2' - 1"5' - 10"2' - 1"2' - 7 1/2"10' - 0"3' - 3"2' - 0"3' - 8 1/2"3' - 3 1/2"47' - 0"DN 18R6' - 5 1/2"9' - 3"5' - 3 1/2"5' - 0"2' - 4 1/2"3' - 3"8' - 4 1/2"14' - 0"21' - 0"40' - 0"4' - 1 1/2"3' - 1"5"7"4' - 0"7"7' - 3 1/2"9' - 4 1/2"6"15' - 1"5' - 7 1/2"9' - 1"7' - 2"5' - 2"5' - 4 1/2"8' - 2"13' - 3"8' - 5 1/2"4' - 1"4' - 1"20' - 10"4' - 5"9"3' - 3 1/2"4' - 1 1/2"1' - 10"2' - 0"4' - 0"4' - 0"3' - 4 1/2"8' - 0"18' - 6 1/2"METHOD OF ATTACHMENT REFER TO DETAIL 11 SHEET A9TABLE 301.5 AND 312.1 IRC5.7 sq. ft. min.operableportionmin. 24" clearmin. 20" clearoperableportion5.7 sq. ft. min.44" max. sill height AFFNote: Basements, habitable attics, and every sleeping room shall have at least one openable emergency escape and rescue opening. Such openings shall open directly into a public street, public alley, yard or court. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room, but shall not be required in adjoining areas of the basement. See R310.1.1. Sill height of not more than 44" above the floor. See R310.1.2. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. See R310.1.3. All emergency escape and rescue openings shall have a min. net clear opening of 5.7 SF. See R310.1.1, exception: grade floor openings min. 5 SF4. Min. net clear opening height 24". See R310.1.2.5. Min. net clear opening wide 20". See R310.1.3.6. Emergency escape and rescue opening shall be operational from the inside of the room without the use of keys, tools, or special knowledge. See R310.1.4. MINIMUM WIDTH / HEIGHT REQUIREMENTS FOR EMERGENCY ESCAPE WINDOWSEMERGENCY ESCAPE AND RESCUE OPENINGS R310.1WidthHeightHeightWidth41 40 39.1 38.2 37.3 36.5 35.7 34.9 34.2 33.5 32.8 32.2 31.6 31 30.420 20.5 21.5 21.5 22 22.5 23 23.5 24 24.5 25 25.5 26 26.5 2727.5 28 28.5 29 29.5 30 30.5 31 31.5 32 32.5 33 33.5 34 34.229.8 29.3 28.8 28.3 27.8 27.4 26.9 26.4 26.0 25.6 25.2 24.8 24.5 24.1 24DPMFEB 8 - 2022Sheet Date:Drawn By:Scale:Client:As indicatedA31024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYSECOND FLOOR PLAN1/4" = 1'-0"12 FF.1" = 1'-0"2TYPICAL MORTAR BED SHOWER PANDETAIL1 1/2" = 1'-0"3HANDRAIL/GUARDRAIL DETAIL1 1/2" = 1'-0"4EMERGENCY ESCAPE AND RESCUEOPENINGSFIREPLACE SPECIFICATIONS N.T.S.REFER TO LOCATION SHEET A2Floor Plan Notes: (Cont'd)37Floor Drain38Bench and Coats39Deck to be Surfaced With a Waterproof MembraneSlope 1/4" = 12" Min. To Drain (Typ.)40Handrail 34" ABV. Nosing41Architectural Concrete Cast In-Place Stairs Per Plan w/ Planters. Architect to Specify Final Stair Dimensions and Overall Design Concept. Refer to Elevations42Strip Drain to Tie Into Storm Drain -Refer to Civil Drawings43Washer Space (Provide Recess Niche In Wall For Plumbing And Provide Waste Line.44Dryer Space (Vent To Outside) Dryer Exhaust Ducts Shall Not Exceed 35 Feet From Dryer to Roof or Wall Termination IRC M1502.4.4.1.4590 CFM Fan Run Continuously at 0.25" w.g. VTO Exhaust Whole House Ventilation Fan Must Have a Sone Rating of 1.0 or Less Measured at 0.1 Inches Water Gauge Per IRC M1507.3.4.46Laundry Sink -Per Owners Specifications4736" Guardrail or Guardwall Abv. FF48 Stairs Risers Shall be 7" MAX. (7 ¾”Within Dwelling Units)and 4”MIN. Tread Depth Shall be 11" MIN. (10”Within Dwelling Units). Riser Height and Tread Depth Must Not Vary By More Than 3/8". IBC Section 1009.7.2. & IRC Section R311.7.5. Revision ScheduleRevisionNumberRevision Description RevisionDate
1 FF.0"2 FF.11' -2 3/4"2 FF.11' -2 3/4"1 PLATE10' -0"1 PLATE10' -0"MAX. ALLOW BLDGHT.22' -3"AVG. ORIGINALGRADE-1' -9"AVG. ORIGINALGRADE-1' -9"24 FOOT MEASUREMENT FROM GRADE PLANE ON ALL ELEVATIONS. THE TOPMOST SURFACE OF ROOFS PITCHED LESS THAN 4:12 AND ROOFTOP DECKS SHALL BE BELOW THE MAXIMUM WALL PLATE HEIGHT UNLESS SUCH SURFACES ARE STEPPED BACK ONE AND ONE-HALF (1.5) HORIZONTAL FEET FROM EACH MINIMUM BUILDING SETBACK LINE FOR EACH ONE VERTICAL FOOT ABOVE THE MAXIMUM WALL PLATE HEIGHT, IN WHICH CASE THEY MAY EXTEND UP TO SIX (6) VERTICAL FEET ABOVE THE MAXIMUM WALL PLATE HEIGHT. DECK ENCLOSURES (I.E., RAILINGS) LOCATED ABOVE THE MAXIMUM WALL PLATE HEIGHT AND NOT STEPPED BACK SHALL BE CONSTRUCTED OF TRANSPARENT TEMPERED GLASS OR ITS EQUIVALENT, AS DETERMINED BY THE ADMINISTRATOR.MAX. ALLOW HT.4/12 PITCH28' -3"S.G.151.25' AVERAGE GRADE PLANE -REFER TO SP-13 PLATE EL.20' -3 3/4"3 PLATE EL.20' -3 3/4"GARAGE LEVEL-6' -0"S.G.S.G.S.G.16' - 0"6' - 0"24' - 0"10' - 0"9' - 1"2 FF.11' -2 3/4"2 FF.11' -2 3/4"1 PLATE10' -0"1 PLATE10' -0"AVERAGE EXISTING GRADE LINE(REFER TO SURVEY)401.3 Drainage.Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches (152 mm) within the first 10 feet.Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away from the structure. REFER TO R403.1 NOTE THIS SHEETMAX. ALLOW BLDGHT.22' -3"MAX. PLATE HT.23' -4".0".0"1 FF.612AVG. ORIGINALGRADE-1' -9"AVG. ORIGINALGRADE-1' -9"MAX. ALLOW HT.4/12 PITCH28' -3"MAX. ALLOW HT.4/12 PITCH28' -3"1A710' - 0"Elevation Notes:1 Standing Seam Metal Roofing (4/12 Pitch Roof and TPO Flat Roof) - Per Owner's Specifications.2 Pre-Bent Aluminum Coping - Patern and Color Per Owners Specifications3a Roof Scupper and Downspout to Tightline Raindrain3b 5" Gutter and Downspouts on 2x10 Painted Combed Hardie Fascia. 4 GenStone Veneer 'Common Brick Pattern'Refer to Detail 5 Sheet A85 Smooth Hardie Panel with Vinyl Reglet Inside/Outside Corners - Paint Color to Owner's Specifications6 Ply-Gem Windows. (Refer To Window Schedule for Sizes and Operation).7 3x2 Header Trim w/ 3x2 Sill Trim (Painted)3x2 Window Jamb Wrap (Refer To Exterior Elevations).8 Stucco Finish - Finish/Color Coat Per Owner SpecRefer to Detail 3 This Sheet For Typical Assembly9 Stained Cedar Siding w/ Rainscreen Per Owners Specifications10 Front Custom Entry 'Solid Vertical Veneered' Door per Owner's Specifications (Refer to Schedule for Size)..11 Garage Doors (Per Owner's Colors and Specifications). Clopay Glass Contemporary - S.G. IRC R308.4.112 Direct Vent Gas. Zero Clearance13 Slider w/ Weatherstripping (Tempered Glazing) (Refer To Door Schedule for Sizes and Operation).14 Guardrail - 2015 IRC Section 312. Detail 3/A3 and A815 Horizontal Hardie Lap Siding w/ Reglet Corners Color to Owner's Specifications16 Cast-in Place Concrete Steps17 Cast-in Place Concrete Planters - Per Owner's Specifications18 Conc. Retaining Wall - Per Structural3 PLATE EL.20' -3 3/4"3 PLATE EL.20' -3 3/4"9' - 1"10' - 0"9' - 1"30' - 0"DPMFEB 8 - 2022Sheet Date:Drawn By:Scale:Client:1/4" = 1'-0"A51024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYELEVATIONS 11/4" = 1'-0"1SOUTH1/4" = 1'-0"2EAST1Revision ScheduleRevisionNumberRevision Description RevisionDate
1 FF.0"1 FF.0"2 FF.11' -2 3/4"2 FF.11' -2 3/4"1 PLATE10' -0"1 PLATE10' -0"Elevation Notes:REFER TO R403.1 NOTE THIS SHEETMAX. ALLOW BLDGHT.22' -3"24 FOOT MEASUREMENT FROM GRADE PLANE ON ALL ELEVATIONS. THE TOPMOST SURFACE OF ROOFS PITCHED LESS THAN 4:12 AND ROOFTOP DECKS SHALL BE BELOW THE MAXIMUM WALL PLATE HEIGHT UNLESS SUCH SURFACES ARE STEPPED BACK ONE AND ONE-HALF (1.5) HORIZONTAL FEET FROM EACH MINIMUM BUILDING SETBACK LINE FOR EACH ONE VERTICAL FOOT ABOVE THE MAXIMUM WALL PLATE HEIGHT, IN WHICH CASE THEY MAY EXTEND UP TO SIX (6) VERTICAL FEET ABOVE THE MAXIMUM WALL PLATE HEIGHT. DECK ENCLOSURES (I.E., RAILINGS) LOCATED ABOVE THE MAXIMUM WALL PLATE HEIGHT AND NOT STEPPED BACK SHALL BE CONSTRUCTED OF TRANSPARENT TEMPERED GLASS OR ITS EQUIVALENT, AS DETERMINED BY THE ADMINISTRATOR.AVG. ORIGINALGRADE-1' -9"MAX. ALLOW HT.4/12 PITCH28' -3"10' - 0"9' - 1"1 Standing Seam Metal Roofing (4/12 Pitch Roof and TPO Flat Roof) - Per Owner's Specifications.2 Pre-Bent Aluminum Coping - Patern and Color Per Owners Specifications3a Roof Scupper and Downspout to Tightline Raindrain3b 5" Gutter and Downspouts on 2x10 Painted Combed Hardie Fascia. 4 GenStone Veneer 'Common Brick Pattern'Refer to Detail 5 Sheet A85 Smooth Hardie Panel with Vinyl Reglet Inside/Outside Corners - Paint Color to Owner's Specifications6 Ply-Gem Windows. (Refer To Window Schedule for Sizes and Operation).7 3x2 Header Trim w/ 3x2 Sill Trim (Painted)3x2 Window Jamb Wrap (Refer To Exterior Elevations).8 Stucco Finish - Finish/Color Coat Per Owner SpecRefer to Detail 3 This Sheet For Typical Assembly9 Stained Cedar Siding w/ Rainscreen Per Owners Specifications10 Front Custom Entry 'Solid Vertical Veneered' Door per Owner's Specifications (Refer to Schedule for Size)..11 Garage Doors (Per Owner's Colors and Specifications). Clopay Glass Contemporary - S.G. IRC R308.4.112 Direct Vent Gas. Zero Clearance13 Slider w/ Weatherstripping (Tempered Glazing) (Refer To Door Schedule for Sizes and Operation).14 Guardrail - 2015 IRC Section 312. Detail 3/A3 and A815 Horizontal Hardie Lap Siding w/ Reglet Corners Color to Owner's Specifications16 Cast-in Place Concrete Steps17 Cast-in Place Concrete Planters - Per Owner's Specifications18 Conc. Retaining Wall - Per Structural3 PLATE EL.20' -3 3/4"3 PLATE EL.20' -3 3/4"9' - 1"10' - 0"24' - 0"6' - 0"121 FF.0"2 FF.11' -2 3/4"2 FF.11' -2 3/4"1 PLATE10' -0"1 PLATE10' -0"PROPOSED GRADE401.3 Drainage.Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not create a hazard. Lots shall be graded so as to drain surface water away from foundation walls. The grade away from foundation walls shall fall a minimum of 6 inches (152 mm) within the first 10 feet.Exception: Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away from the structure. REFER TO R403.1 NOTE THIS SHEETMAX. ALLOW BLDGHT.22' -3".0"(3 1/2") MINIMUM TRIM (TYP.)SURROUNDING ALL WINDOWS AND DETAILING ALL DOORS.AVG. ORIGINALGRADE-1' -9"MAX. ALLOW HT.4/12 PITCH28' -3"1A710' - 0"9' - 1"3 PLATE EL.20' -3 3/4"3 PLATE EL.20' -3 3/4"6' - 0"24' - 0"GARAGE LEVEL-6' -0"1' - 0"16' - 0"9' - 1"DPMFEB 8 - 2022Sheet Date:Drawn By:Scale:Client:1/4" = 1'-0"A61024 N 36TH STRENTON, WA 98056USSERY RESIDENCEPHILLIP AND HEATHER USSERYELEVATIONS 21/4" = 1'-0"1NORTH1/4" = 1'-0"2WESTRevision ScheduleRevisionNumberRevision Description RevisionDateS.G.S.G.S.G.