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GE-NERAL NOTES
<br />'Nomigiiam
<br />CODE
<br />The following codes and classifications are applicable to this project and are to be enforced:
<br />2015 International Building Code (Structural for Residential)
<br />2916 International Residentiai Code (Ordinance)
<br />2015 Washington State Energy Code and Ventilation Code
<br />(Or adopted City of Seattle versions of these same codes.)
<br />BUILDING,
<br />Construction Type: V Seismic Zone: D2
<br />Occupancy Group: Wind Speed: 36 MRFI/3sec. 120 MPH Gust
<br />Fire Zone: 3 Exposure Category: B Kit:
<br />LOADING: Floor Live Load: 40psf Dead Load: 10psf
<br />Roof Live Load: 26psf Dead Load: 16 sf
<br />Stairs Live Load: 100psf Dead Load: 10psf
<br />Exterior and Interior Walls: Dead Load: 35plf
<br />Contractor shall verify all notes, dimensions and conditions prior to construction. During demolition
<br />and construction the Contractor shall provide temporary bracing for support and stability until all
<br />positive connections have been installed. The Contractor shall report all discrepancies to the
<br />Designer when they are noted. Written dimensions take precedence over scaled drawings.
<br />SITE WORK
<br />has performed a soils investigation and report, the
<br />Unless a state approved �eotechnica Engineerp g p,
<br />foundation will be designed based on the assumption that the average soil bearing is 2000psf.
<br />Exterior footings shall be a minimum 1259 below finished grade for one-story structures or 18" below
<br />finished grade for multiple -story structures on undisturbed soil. Footing drains, if required, are to be
<br />tied to existing or new systems, Mono -pour slabs with footings shall be a minimum 12" below finished
<br />grade. Foundation vents shall not interfere with bearing points or be within 3" of lateral holdowns.
<br />Finish grade shall be a rain. 6" below the top of foundation.
<br />CONCRETE,
<br />Class and Use F'C Slump Min. Sacks/cy
<br />A. Footings and foundations 2500 3-4 Y2
<br />B. Slabs On grade 2600 3-4 5 Y2
<br />Air entraining agent (3% to 6%) t0 be Used in all concrete flat work exposed to the weather,
<br />Retarding agents may be used, but must be installed by professional concrete provider. Concrete
<br />mix design and water®to-cement ratio to be in accordance to the IBC.
<br />REINFORCING STEEL and COVER
<br />All steel reinforcing to be ASTM A615 Grade, 40. All special reinforcing steel details to be approved
<br />by a'professional engineer. All splices are to be lapped 30 diameters. No splices to occur at
<br />locations of tension.
<br />Cover: 3" Concrete cast against and perm- anently, exposed to earth
<br />1 1/2" Concrete exposed to weather or tem, porarl'ly t0 earth
<br />1 1/2" Beams and columns not exposed to earth Or weather
<br />%" dabs or walls not exposed to earth or weather
<br />All structural framing and nailing are to conform to the requirements in the IBC or IRC. All wood in
<br />contact with concrete to be pressure treated. All structural wood exposed to the weather to be
<br />pressure treated. Wood bearing against or within 1" of masonry to be pressure treated. Solid 2x
<br />blocking shall be installed at ends and at all support points of all joists and rafters. Also, solid 2x -
<br />blocking or approved bridging shall be installed at the mid -span of ail joists spanning more than 10'-
<br />0". Typical anchor bolts, tying sill plate to foundation, shall be minimum 6/8" diameter and embedded
<br />into the foundation minimum " at 4'®0"oc and 12" from all corners and plate separations. Bolt heads
<br />and nuts bearing against wood to have 3"x3"x1/4" square washers. All metal framing anchors,
<br />connectors and hangers called Out on drawings to be Simpson Strong -Tie Connectors or designer
<br />approved equal.
<br />Minimum woad -to -earth clearances: 699 Any untreated wood to earth
<br />12" Craw{space floor bears to earth
<br />1" Crawlspace floor joists to earth
<br />LUMBER STRENGTH (units in osi
<br />FV Fb L
<br />Studs: Hem -Fir #3 76 600 1200K
<br />Stud grade 75 675 1200K
<br />Joists & Rafters: Hem -Fir #2 (2x10) (2x12) 75 350 1300K
<br />Beams &pleaders: 4x Doug -Fir #2X1 96 375/1000 160OK/1700K
<br />6x Doug -Fir 2/ 1 35 375/1350 1300K/1600K
<br />Clulam Beams: Doug -Fir Larch 24F-V4 190 2400 1 00K
<br />Micro -Lam: LVL 1.9 E 290 2900 1900K
<br />Loading:
<br />Roof 16psf Dead Load + 26psf Live Load o 40psf
<br />Floor 10psf Dead Load + 40psf Live Load m 60psf
<br />Ceiling 5psf Dead Load + 10psf Live Load 16psf
<br />Deck 10psf mead Load psf Live Load psf
<br />Interior Partition e 30pif
<br />Exterior Partition 90plf
<br />PLYWOOD
<br />Plywood wall and roof sheathing shall e 1/2" CD or 7/16" OSB, unless otherwise specified.
<br />y g p
<br />Minimum nailing shall be 3d @ 6"oc on all panel edges and 12"oc in the field. The span index shall
<br />be 24/0. Plywood subflooring shall be 1/99 CDX or 11/16" OSD tong ue=and=grove, unless otherwise
<br />specified. Minimum nailing shall be 10d @ 6"oc on pane{ edges bearing on supports and 12"oc in the
<br />field. The span index shall be 40/20. Roof and floor sheathing should be staggered a minimum 24".
<br />WOOD TRUSSES
<br />All roof and floor trusses shall be designed by a State approved engineer and fabricated only from the
<br />approved designs. The trusses, are to be stamped by the manufacturer or by an approved quality
<br />control agency. All truss designs are to be submitted to the. Building Official for approval prior t0
<br />fabrication and a copy of the approved designs to go to the Designer. Nonbearing walls shall not be
<br />tied directly to the roof truss bottom -hord unless with an approved connector. All truss -to -truss metal
<br />connections are to be specified by the designing engineer. The roof trusses shall be tied into the
<br />framework and the supporting galls so as to form an integral art of the whole structure, Temporary
<br />pp 9 g C�
<br />diagonal and sway bracing shall be used until all required bracing and roof sheathing is installed,
<br />FIREPLACES
<br />Masonry fireplaces laces and chirnne s are to e constructed to conform to all applicable ortions of the
<br />p yp
<br />IBC, IFC and International Mechanical Code. Chimneys shall support their Own weight unless
<br />specifically designed to support additional loads. All fireplaces are to be provided with tightly fitting
<br />flue dampers and Operated with a readily accessible manual Or approved automatic control, An
<br />Outside source, of combustion air is t0 be provided with a minimum 10 square inch dint.
<br />Prefabricated fireplaces, chimneys and related components to bear UL or ICBO seals of approval and
<br />installed per manufacturer's specifications. Masonry hearths are to extend 20" in front of and 12"
<br />beyond each side of the fireplace mouth. All fireplaces are to be provided with tight fitting tempered
<br />glass or metal doors.
<br />INSULATION & MOISTURE PROTECTION
<br />LIGHTING,
<br />A minimum of 75% of lamps in permanently installed lighting fixtures shall be high -efficacy lamps.
<br />0Pi'i0N
<br />DESCRIPTION
<br />�_.Eb1i()
<br />EFFICIENT BUILDING ENVELOPE la:
<br />0.5
<br />Prescriptive compliance is based on Table R402.1.1 with the following modifications:
<br />Vertical fenestration U = 0.28
<br />Floor R-38
<br />Xla__Co.mpliance
<br />Slab on grade R-10 perimeter and under entire slab
<br />Below grade slab R-10 perimeter and under entire slab
<br />or
<br />based on Section R402.1.4_'Reduce the Total UA by 5%.
<br />lb
<br />EFFICIENT BUILDING ENVELOPE 1b:
<br />1.0
<br />Prescriptive compliance is based on Table R402.1.1 with the following modifications:
<br />Vertical fenestration U = 0,2.5
<br />Wall R-21 plus R-4
<br />Floor R-38
<br />Basement -
<br />wall R 21 int plus R-5 of
<br />Slab on grade R-10 perimeter and under entire slab
<br />Below grade slab R-10 perimeter and under entire slab
<br />or
<br />Com fiance based on Section R402.1.4: Reduce the Total UA by 150/..
<br />Ic
<br />EFFICIENT BUILDING ENVELOPE Ic:
<br />2.0
<br />Prescriptive compliance is based on Table R402.1.1 with the following modifications:
<br />Vertical fenestration U = 0.22
<br />Ceiling and single -rafter or joist -vaulted R-49 advanced
<br />Wood frame wall R-21 int plus R-12 ci
<br />Floor R-38
<br />Basement wail R-21 int plus R-12 ci
<br />Slab on grade R-10 perimeter and under entire slab
<br />Below grade slab R-10 perimeter and under entire slab
<br />or
<br />Compliance based on Section R402.1.4: Reduce the Total UA by 30%.
<br />Ida
<br />EFFICIENT BUILDING ENVELOPE Id:
<br />0.5
<br />Prescriptive compliance is based on Table R402.1.1 with the following modifications:
<br />Vei airdal fenestration U = 0.24
<br />OPTION
<br />DESCRIPTION
<br />2a
<br />AIR LEAKAGE CONTROL AND EFFICIENT VENTILATION 2a:
<br />0:5
<br />Compliance based on R402.4.1.2: Reduce the tested air leakage to 3,0 air changes per
<br />hour maximum
<br />and
<br />All whole house ventilation requirements as determined by Section M 1507.3 of the
<br />International Residential Code shall be met with a high efficiency fan (maximum 0.35
<br />watts/char), not interlocked with the furnace fan. Ventilation systems using a furnace
<br />including an ECM motor are allowed, provided that they are controlled to operate at low
<br />speed in ventilation only mode.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the maximum tested building air leakage and shall
<br />show the qualifying ventilation system.
<br />2b
<br />AIR LEAKAGE CONTROL AND EFFICIENT VENTILATION 2b:
<br />l.0
<br />Compliance based on Section R402.4.1.2: Reduce the tested air leakage to 2.0 air
<br />changes per hour maximum
<br />and
<br />All whole house ventilation requirements as determined by Section M 1507.3 of the
<br />International Residential Code shall be met with a heat recovery ventilation system
<br />with minimum sensible heat recovery efficiency of 0.70.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the maximum tested building air leakage and shall
<br />show the heat recovery ventilation system.
<br />2c
<br />AIR LEAKAGE CONTROL AND EFFICIENT VENTILATION 20:
<br />1,5
<br />Compliance based on Section R402.4.1.2: Reduce the tested air leakage to 1.5 air
<br />changes per hour maximum
<br />and
<br />All whole house ventilation requirements as determined by Section M 1507.3 of the
<br />International Residential Code shall be met with a heat recovery ventilation system
<br />with minimum sensible heat recovery efficiency of 0,85.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the maximum tested building air leakage and shall
<br />ehnu, fk� h..f rare,ran, r ,.. __
<br />3a
<br />HIGH EFFICIENCY HVAC EQUIPMENT 3a:
<br />Gas, propane or oil -fired furnace with minimum AFUE of 94%, or
<br />Gas, propane or oiled -fired boiler with minimum AFUE of 92%
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the heating equipment type and the minimum
<br />equi ment efficiency:
<br />1.0
<br />3b
<br />HIGH EFFICIENCY hVAC EQUIPMENT 3b:
<br />1.0
<br />Air -source heat pump with minimum BSPF of 9,0
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the heating equipment type and the minimum
<br />e ui mentefficiency.
<br />3c
<br />111t3B EFFICIENCY B\TAC EQUIPMENT 3c:
<br />1.5
<br />Closed -loop ground source heat pump; with a minimum COP of 3.3
<br />or
<br />Open loop water source heat pump with a maximum pumping hydraulic head of 150
<br />feet and minimum COP of 3.6
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify, the heating equipment type and the minimum
<br />equi meat efficiency.
<br />r. ut{vee wtn,v c Ju.
<br />Ductless Split System Heat Pumps, Zonal Control: In homes where the primary space
<br />1,0
<br />heating system is zonal electric heating, a ductless heat pump system shall be installed
<br />and provide heating to the largest zone of the housing unit.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the heating equipment type and the minimum
<br />equipment efficiency.
<br />4
<br />IISI EFF1tENC. ,-%is/AC D S 12iUTTON S� STE
<br />All heating and cooling system components installed inside the conditioned space. This
<br />includes all equipment and distribution system components such as forced air ducts.
<br />hydronic piping, hydronic floor heating loop, convectors and radiators. All combustion
<br />equipment shall be direct vent or sealed combustion.
<br />For forced air duets: A maximum of 10 linear feet of return ducts and 5 linear feet of
<br />supply ducts may be located outside the conditioned space. All metallic ducts located
<br />outside the conditioned space must have both transverse and longitudinal joints sealed
<br />with mastic. If flex ducts are used, they cannot contain splices. Flex duct connections
<br />must be made with nylon straps and installed using a plastic strapping tensioning tool,
<br />Ducts located outside the conditioned space must be insulated to a minimum of Rug,
<br />Locating system components in conditioned crawl spaces is not permitted under this
<br />option.
<br />Electric resistance heat and ductless heat pumps are not permitted under this option.
<br />Direct combustion heating equipment with AFUE less than 80% is not permitted under
<br />this option.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the heating equipment type and shall show the location
<br />of the heatinY and coolin e ui ment and all the ductwork.
<br />5a
<br />EFFICIENT WATER BEA IING 5a:
<br />0.5
<br />All showerhead and kitchen sink faucets installed in the house shall be rated at 1.75
<br />GPM or less. All other lavatory faucets shall be rated at 1.0 GPM or less.`
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the maximum flow rates for all showerheads, kitchen
<br />sink faucets, and other lavatoryfaucets.
<br />5b
<br />EFFICIENT WATER BEATING 5b:
<br />1.0
<br />Water heating system shall include one of the following:
<br />Gas, propane or oil water heater with a minimum EF of 0.74
<br />� di
<br />N
<br />Car
<br />Water heater heated by ground source heat pump meeting the requirements of Option
<br />3c.
<br />M 6d er
<br />or
<br />oFol 4-
<br />For R-2 occupancy, a central heat pump water heater with an EF greater than 2.0 that
<br />would supply DBW to all the units through a central water loop insulated with R-g
<br />minimum pipe insulation.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the water heater equipment type and the minimum
<br />equipment efficiency.
<br />Sc
<br />EFFICIENT WATER HEATING 5c.
<br />1.5
<br />Water heating system shall include one of the following:
<br />Gas, propane or oil water heater with a minimum EF of 0.91
<br />or
<br />Solar water heating supplementing a minimum standard water heater. Solar water
<br />heating will provide a rated minimum savings of 85 therms or 2000 kWh based on the
<br />Solar Rating and Certification Corporation (SRCC) Annual Performance of OG-300
<br />Certified Solar Water Beating Systems.
<br />or
<br />Electric heat pump water heater with a minimum EF of 2,0 and meeting the standards of
<br />NEEA's Northern Climate Specifications for Beat Pump Water heaters.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall specify the water heater equipment type and the minimum
<br />equipment efficiency and, for solar water heating systems, the calculation of the
<br />OPTION
<br />DESCRIPTION
<br />CREDIT(S)
<br />5d
<br />EFFICIENT WATER BEATING 5d:
<br />U
<br />A drain water heat recovery unit(s) shall be installed, which captures waste water heat
<br />from all the showers, and has a minimum efficiency of40% if installed for equal flow or
<br />a minimum efficiency of 52% if installed for unequal flow. Such units shall be rated in
<br />accordance with CSA B55.1 and be so labeled.
<br />To qualify to claim this credit, the building permit drawings shall include a plumbing
<br />diagram that specifies the drain water heat recovery units and the plumbing layout
<br />needed to install it and labels or -other documentation shall be provided that
<br />demonstrates that the unit complies with the standard.
<br />6
<br />RENEWABLE ELECTRIC ENERGY:
<br />0.5
<br />For each 1200 kWh of electrical generation per housing unit provided annually by
<br />on -site wind or solar equipment a 0.5 credit shall be allowed, up to 3 credits. Generation
<br />shall be calculated as follows:
<br />For solar electric systems, the design shall be demonstrated to meet this requirement
<br />using the National Renewable Energy Laboratory calculator PV WATTs.
<br />Documentation noting solar access shall be included on the plans -
<br />For wind generation projects designs shall document annual power generation based on
<br />the following factors:
<br />The wind turbine power curve; average annual wind speed at the site: frequency
<br />distribution of the wind speed at the site and height of the tower.
<br />To qualify to claim this credit, the building permit drawings shall specify the option
<br />being selected and shall show the photovoltaic or wind turbine equipment type, provide
<br />documentation of solar and wind access, and include a calculation of the minimum
<br />annual energy power production.
<br />a. Projects using this option may not use Option la, lbor lc.
<br />b. Projects may only include credit from one space heating option, 3a, 3b, 3c or 3d, When a housing unit has two pieces of
<br />equipment (i.e., two furnaces) both must meet the standard to receive the credit.
<br />c. Plumbing Fixtures Flow Ratings. Low flow plumbing fixtures (water closets and urinals) and fittings (faucets and
<br />showerheads) shall comply with the following requirements:
<br />1. Residential bathroom lavatory sink faucets: Maximum flow rate - 3.8 L/min (1.0 gal/min) when tested in accordance
<br />with ASME A112.1 8.1/CSA B125.1.
<br />2. Residential kitchen faucets: Maximum flow rate - 6.6 L/min (1.75 gal/min) when tested in accordance with ASME
<br />Al12.18.I/CSA B125.1,
<br />3. Residential showerheads: Maximum flow rate - 6.6 L/min (1.75 gal/min) when tested in accordance with ASME
<br />Al 12.19. I/CSA B125.1.
<br />S him-u'I ARINE .
<br />.
<br />FENESTRA'noN U-FACTORa.
<br />0.30
<br />SKYLIGHTu U-FACTOR
<br />0.50
<br />GLAZED FENESTRATION SW X �
<br />NR
<br />CEILING-VALUEa
<br />( 49
<br />WooD FRAME ALLO"n"R-VALUE
<br />21 int
<br />Mass Wall R-Value'
<br />21/21
<br />Rom RNALUE
<br />30
<br />BELOW -GRADE"' WALL R-VALUE
<br />10/ 15/21 int + TB,
<br />SLABd R-VALUE & DEPTH
<br />10, 2 ft
<br />For SI: I foot = 304,8 mart, ci = continuous insulation, int = intermediate framing,
<br />a R-values are minimums. U-factors and SHOC are maximums. When insulation is installed in a cavity which
<br />is less than the label or design thickness of the insulation, the compressed R-value of the insulation from
<br />Appendix Table A101.4 shall not be less than the R-value specified in the table.
<br />e The fenestration U-factor column excludes skylights. The SHGC column n applies to all glazed fenestration.
<br />° ' 10/15/21 +TB" means R-10 continuous insulation on the exterior of the wall, or R-I5 continuous insulation
<br />on the interior of the wall, or R-21 cavity insulation plus a thermal break between the slab and the
<br />basement wall at the interior of the basement wall. "10/15/21 +TB" shall be permitted to be met with
<br />R-13 cavity insulation on the interior of the basement wall plus R-5 continuous insulation on the interior
<br />or exterior of the wall. "713" means thermal break between floor .slab and basement wall.
<br />d R 10 continuous insulation is required under heated slab on grade floors. See R402.2.9.1.
<br />'There are no SHGC requirements in the Marine Zone.
<br />f Reserved.
<br />s Reserved.
<br />" Reserved.
<br />'The second R-value applies when more than half the insulation is on the interior of the mass wall,
<br />Reserved,
<br />k For single rafters .or joist -vaulted. ceilin s, the insulation m,ta be
<br />ar� y red cad to R 3g.
<br />'Reserved.
<br />" Int. (ioter€tiediate framing) denotes standard framing 16 incites on center with headers insulated with a
<br />i inimurnofR-10insulation.
<br />'Log og and solid tirpber walls with a minimum average thie nm- of 3.5 inches 1s are exempt ftaorra this insulation
<br />requirerruent.
<br />i 1lllf 'lw
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<br />R E r PERMIT Dp11
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