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PROJECT TEAM
<br />Owner/Developer
<br />Polygon WLH, LLC
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<br />11624 SE
<br />5t Suit_
<br />Bellevue, WA 98005
<br />(425)586-7700
<br />Architect:
<br />Milbrandt Architects, Inc., P.S.
<br />25 Central Way, Suite 210
<br />Kirkland, WA 98033
<br />(425) 454-7130
<br />Structural Engineer
<br />CT Engeneering, Inc.
<br />180 Nickerson St. Suite 302
<br />Seattle, WA 98109
<br />(206)285-4512
<br />Civil Engineer/Surveyer
<br />Core Design, Inc
<br />14711 NE 29th Place, Suite 101
<br />Bellevue, WA 98007
<br />(425) 885-7877
<br />Landscape Architect
<br />Core Design, Inc
<br />14711 NE 29th Place, Suite 101
<br />Bellevue, WA 98007
<br />(425)885-7877
<br />GENERAL NOTES
<br />1. Comply with 2012 IRC and all applicable codes and ordinances of the local
<br />jurisdiction and the State of Washington.
<br />2. Do not scale drawings.
<br />3. Verify all rough -in dimensions for equipment provided in this contract or by
<br />others.
<br />All rough -ins shall be approved and fireblocking shall be installed prior to
<br />framing inspection.
<br />4. Verify size and location of and provide all openings through floors and walls,
<br />furring, anchors, inserts, rough bucks and backing for surface mounted items.
<br />5. Provide furring as required to conceal mechanical and electrical work in all
<br />finished areas.
<br />6. All swinging doors not located by dimensions on plans, interior elevations, or
<br />details shall be 3" from face of stud to edge of rough openings or centered
<br />between room partitions as shown.
<br />7. Plans are drawn assuming the following rough openings:
<br />Swinging doors: Nominal size +2".
<br />Bi-Fold doors: Nominal size +1-1/2".
<br />Bi-Pass doors: Nominal size +0".
<br />Windows: Nominal size +0".
<br />Sliding glass doors: Nominal size +0".
<br />8. Fill where required with earth free from organic material. Compact fill in
<br />12" layers maximum.
<br />9. "Finish Floor" refers to the top of concrete slab or top of wood floor
<br />sheathing .
<br />10. Exterior walls shall be 2x6 studs at 16" o.c. and interior walls shall be 2x4
<br />studs at 16" o.c., unless noted otherwise.
<br />11. Unless otherwise noted, plan dimensions are to face of studs and face of
<br />concrete walls.
<br />12. Refer to interior elevations for cabinet and counter lengths, dimensions,
<br />countertop materials and detail reference. Verify all existing dimensions
<br />before installation.
<br />13. Provide caulking between sole plates and subfloor and between rim joists at
<br />both top plate and subfloor.
<br />14. Hydrants shall be in service prior to start of framing.
<br />15. Through penetrations and membrane penetrations of rated wall or
<br />floor/ceiling assembly will require Firestopping per IFC 703.
<br />See detail 13/Dl for diagram of specifics.
<br />16. Milbrandt Architects is not responsible for construction means, methods,
<br />techniques or procedures, or for the safety precautions and programs in
<br />connection with the work, and is not responsible for the failure of any
<br />contractor or subcontractor to carry out the work in accordance with the
<br />various contract documents and or governing jurisdiction, regardless of what
<br />is shown on these drawings.
<br />DEFERRED SUBMITTALS
<br />Shop drawings and calculations are required for:
<br />1. Roof trusses. See notes on sheet S1. Drawings and calculations will be
<br />reviewed and stamped by a State of Washington Registered Engineer.
<br />2. Firestopping details. Firestopping methods and materials shall be
<br />determined by the Contractor except where details or notes are indicated in
<br />these drawings. Firestopping locations are indicated in part by detail 13/131.
<br />Contractor shall submit UL assembly details and product cuts of all relevant
<br />situations to the Architect for conformance to the building design. Upon the
<br />Architect's approval, they shall be submitted to the Building Official for
<br />approval. Firestopping shall not be installed without City approval.
<br />3. Electrical and Plumbing design and drawings.
<br />4. Pre-engineered and per -fabricated deck and stair guardrail and handrail
<br />systems. Drawings and calculations shall be reviewed and stamped by a State
<br />of Washington Registered Engineer.
<br />DESIGN LOADS
<br />See sheet S 1.0 and S l . l for Design Loads.
<br />ECLIPSE
<br />A 190 Unit Townhome Development
<br />Everett, Washington
<br />PROJECT INFORMATION
<br />Project Name: Eclipse
<br />Scope: New construction of one hundred ninety (190) 3 story
<br />Townhome units within thirty three (33) separate buildings.
<br />SITE INFORMATION
<br />Site Address:
<br />2808 36th Pl.
<br />Everett, WA 98201
<br />Land Use Zone:
<br />Waterfront Commercial
<br />Unit Count:
<br />E Townhome
<br />28
<br />F Townhome
<br />36
<br />G Townhome
<br />36
<br />El Townhome
<br />60
<br />E3 Townhome
<br />30
<br />Total
<br />190
<br />Parking:
<br />Garage Single
<br />60
<br />Garage Side by Side
<br />132
<br />Garage Tandem
<br />128
<br />Standard Site
<br />25
<br />Parallel Site
<br />8
<br />Apron Open
<br />256
<br />Total
<br />609
<br />ENERGY NOTES
<br />Reference: 2012 International Energy Conservation Code of The State of Washington
<br />(2012 IECC-WA) Chapter 4 using climate zone eatagory 5 & marine 4 for all
<br />calculations.
<br />All residential units shall comply with the Requirements By Component Table 402.1.1.
<br />Including but not limited to the following: Associated Notes/Details
<br />Code Requirements Showing Compliance
<br />Window U-Factor 0.30 Insulation Notes U1, U4, U7, U10 & U13
<br />Ceiling R-Value R-49 17 / DI
<br />Wood Frame Wall R-Value R-21 int. 1, 3, & 4 / DI
<br />Floor R-Value R-30 5/DI
<br />Below Grade Wall 10/15/21 int. + TB NIA
<br />Slab R-Value & Depth R-10, 2ft, or top of ftg. 1, 9, &10 / D2
<br />"int." (intermediate framing) denotes standard framing 16" o.c. with headers
<br />insulated with a min. of R-10 (see 6/134) and corners fully insulated (see 4/D3).
<br />All units need to have a certificate posted within 3 feet of the electrical distribution panel
<br />listing the following information: R-values, U-values, duct air leakage test results,
<br />building envelope air leakage test results, types and efficiencies of heating, cooling and
<br />service water heating equipment per R401.3
<br />All insulation installation shall comply with table 402.4.1.1
<br />All units need to be tested and verified as having an air leakage rate not exceeding 5 air
<br />changes per hour per R402.4.1.2
<br />All mechanical ducts in unheated space shall be insulated to a minimum of R-8 per R403.2.1
<br />Mechanical ducts shall be sealing tested per R403.2.2 and WSU RS-33
<br />Hot water piping shall be insulated to a minimum of R-4 in both heated and unheated spaces
<br />per R403.4.2
<br />Water heaters in unheated spaces, or on concrete sirall be placed on minimum of R-10
<br />incompressible insulated surface per R403.4.3
<br />Mechanical ventilation shall be provided per R403.5
<br />Heating & Cooling equipment shall be sized per R403.6
<br />A minimum of 75% of all permanently installed lamps in lighting fixtures shall be
<br />high -efficacy lamps per R404.1
<br />Additional Energy Efficiency Requirements (Energy Credits) per R06 & Table 406.2
<br />Unit El = Small Dwelling Unit - .5 points required
<br />Option 5b Efficient Water Heating 1.5 points provided
<br />Unit E3 = Medium Dwelling Unit - 1.5 points required
<br />Option 5b Efficient Water Heating 1.5 points provided
<br />See Insulation Notes on the Unit Plans, and Insulation and Energy Notes on sheet D5.
<br />Unit E Option 5b 1.5 points
<br />Unit E1 Option 5b 1.5 points
<br />Unit E3 Option 5b 1.5 points
<br />Unit F Option 5b 1.5 points
<br />Unit G Option 5b 1.5 points
<br />ACCESSIBILITY
<br />All residential buildings are constructed under the 2012 IRC and per R320 must
<br />meet the provisions of 2012 IBC - Chapter l I for Group R3 occupancy. As
<br />shown below this project is exempt from all accessibility requirements.
<br />IBC Chapter 11 - Accessibility:
<br />• All proposed units are multistory units and are exempt from accessibility
<br />requirements per 1107.7.2.
<br />• In Group R3 where there are no required accessible Type A or Type B
<br />units, there are also no accessible parking space requirements per 1106.2.
<br />• Accessible entrances are not required to units that are not Type A or
<br />Type B per 1105.1.6.2
<br />• Accessible routes are not required as there are no accessible buildings,
<br />units or parking within the project per 1104.2 & 1 ] 04.3.
<br />RATED
<br />Assembly
<br />ASSEMBLIES
<br />Fire Rating
<br />Detail
<br />LIST OF DRAWINGS
<br />Common walls separating dwelling units:
<br />2-hour
<br />8/D1
<br />A!
<br />Covel Sheet
<br />A1.1
<br />Cover Sheet
<br />Exterior walls X 5-feet to assumed shared
<br />1-hour
<br />4/DI
<br />A2
<br />Site Plan
<br />property line:
<br />Exterior walls X 5-feet or perpendicular
<br />non -rated
<br />I /DI
<br />B1
<br />Building Type A
<br />Building Floor Plans
<br />to assumed shared property line:
<br />B2
<br />Building Type B
<br />Building Floor Plans
<br />Walls separating private garages from living
<br />%" GWB garage side
<br />3/D1
<br />B3
<br />Building Type C
<br />Building Floor Plans
<br />space:
<br />B4
<br />9 Type Building T e D
<br />Building
<br />9 Floor Plans
<br />B5
<br />Building Type E
<br />Building Floor Plans
<br />Floor separating private garages from living
<br />%" GWB garage ceiling
<br />6/D1
<br />B6
<br />Building Type F
<br />Building Floor Plans
<br />space:
<br />B7
<br />Building Type F
<br />Building Floor Plans
<br />Penetrations (Firestopping):
<br />Per situation
<br />13/D1
<br />B8
<br />Building Type G
<br />Building Floor Plans
<br />Membrane penetrations by ducts in garages:
<br />26 ga. steel ducting
<br />5/D1
<br />B9
<br />Building Type H
<br />Building Floor Plans
<br />B10
<br />Building Type H
<br />Building Floor Plans
<br />Bl l
<br />Building Type I
<br />Building Floor Plans
<br />B12
<br />Building Type I
<br />Building Floor Plans
<br />VENTILATION NOTES
<br />1. Design Criteria: 2012 International Residential Code and the 2012
<br />International Mechanical Code with Washington State amendments.
<br />2. System Type: Whole house ventilation system using exhaust fans per section
<br />M1507.3.4 operating intermittently using table M 1507.3.3(2).
<br />2.1.1. Unit E Min required Whole House Fan (Qf=Qr/(Ef)) Qf=
<br />45cfm/1x0.5 = 90cfm @ 50% operational time, switching on at
<br />least once ever 3 hours. 1.0 max Sone rating.
<br />2.1.2. Unit E1 Min. required Whole House Fan (Qf=Qr/(Ef)) Qf=
<br />45cfm/1x0.5 = 90cfin @50% operational time switching on at
<br />least once every 3 hours. 1.0 max Sone rating.
<br />2.1.3. Unit E3 Min. required Whole House Fan (Qf--Qr/(Ef)) Qf=
<br />45cfm/1 x0.5 = 90efm pia 50% operational time switching on at
<br />least once every 3 hours. 1.0 max Sone rating.
<br />2.1.4. Unit F Min. required Whole House Fan (Qf Qr/(Ef)) Qf=
<br />45cfm/1x0.5 = 90cfm 450% operational time switching on at
<br />least once every 3 hours. 1.0 max Sone rating.
<br />2.1.5. Unit G Min. required Whole House Fan (Qf Qr/(Ef)) Qf=
<br />60cfm/IX0.5 = 120cfm @50% operational time switching on at
<br />least once every 3 hours. 1.0 max Sone rating.
<br />3. Specifics: See Electrical Plans for Whole House Fan and Air inlet locations
<br />4. Outdoor air inlets shall be provided by means of operable ports in window
<br />frames each inlet providing a minimum of 4 square inches each and all doors
<br />shall be undercut Y2" minimum above the finish floor.
<br />Minimum Required Local Exhaust Rates per section MI507.4
<br />5. Kitchen Exhaust fans shall be per Table 1507.4
<br />(100 cfm intermittent of 25 cfm continuous)
<br />6. Bathroom/Toilet Room Exhaust fans shall be
<br />(50 cfm intermitant or 20 cfin continuous).
<br />VICINITY MAP
<br />N.I.S.
<br />U1
<br />Unit E
<br />Floor Plans
<br />U2
<br />Unit E
<br />Framing Plans
<br />U3
<br />Unit E
<br />Electrical Plans
<br />U4
<br />Unit E1A, E1 B, El C, E1 D, E1 E & E1 F
<br />Floor Plans
<br />U5
<br />Unit E1A, E1 B, El C, E1 D, E1 E & E1 F
<br />Framing Plans
<br />U6
<br />Unit E1A, E1 B, E1 C, E1 D, E1 E & E1 F
<br />Electrical Plans
<br />U7
<br />Unit E3A, E3B, E3C & E3D
<br />Floor Plans
<br />U7.1
<br />Unit E3A & E313
<br />Floor Plans
<br />U8
<br />Unit E3A, E313, E3C & E3D
<br />Framing Plans
<br />Ug
<br />Unit E3A, E313, E3C & E3D
<br />Electrical Plans
<br />U10
<br />Unit F
<br />Floor Plans
<br />Ul l
<br />Unit F
<br />Framing Plans
<br />U12
<br />Unit F
<br />Electrical Plans
<br />U13
<br />Unit G
<br />Floor Plans
<br />U14
<br />Unit G
<br />Framing Plans
<br />U15
<br />Unit G
<br />Electrical Plans
<br />U16
<br />Unit E
<br />Interior Elevations & Stair Plans
<br />U17
<br />Unit E1
<br />Interior Elevations & Stair Plans
<br />U18
<br />Unit E3
<br />Interior Elevations & Stair Plans
<br />U19
<br />Unit F
<br />Interior Elevations & Stair Plans
<br />U20
<br />Unit G
<br />Interior Elevations & Stair Plans
<br />F1
<br />Building Type A
<br />Foundation Plan
<br />F2
<br />Building Type A
<br />Shear Plans
<br />F3
<br />Building Type A
<br />Roof Framing Plan
<br />F4
<br />Building Type B
<br />Foundation Plan
<br />F5
<br />Building Type B
<br />Shear Plans
<br />F6
<br />Building Type B
<br />Roof Framing Plan
<br />F7
<br />Building Type C
<br />Partial Foundation Plan
<br />F8
<br />Building Type C
<br />Partial Foundation Plan
<br />Fg
<br />Building Type C
<br />Shear Plans
<br />F10
<br />Building Type C
<br />Roof Framing Plan
<br />Fl l
<br />Building Type D
<br />Foundation Plan
<br />F12
<br />Building Type D
<br />Shear Plans
<br />F13
<br />Building Type D
<br />Roof Framing Plans
<br />F14
<br />Building Type E
<br />Foundation Plan
<br />F15
<br />Building Type E
<br />Shear Plans
<br />F16
<br />Building Type E
<br />Roof Framing Plan
<br />F17
<br />Building Type F
<br />Partial Foundation Plan
<br />F18
<br />Building Type F
<br />Partial Foundation Plan
<br />F19
<br />Building Type F
<br />Shear Plans
<br />F20
<br />Building Type F
<br />Roof Framing Plan
<br />F21
<br />Building Type G
<br />Foundation Plan
<br />F22
<br />Building Type G
<br />Shear Plans
<br />F23
<br />Building Type G
<br />Roof Framing Plan
<br />F24
<br />Building Type H
<br />Partial Foundation Plan
<br />F25
<br />Building Type H
<br />Partial Foundation Plan
<br />F26
<br />Building Type H
<br />Shear Plans
<br />F27
<br />Building Type H
<br />Roof Framing Plans
<br />F28
<br />Building Type I
<br />Partial Foundation Plan
<br />F29
<br />Building Type I
<br />Partial Foundation Plan
<br />F30
<br />Building Type I
<br />Shear Plans
<br />F31
<br />Building Type I
<br />Shear Plans
<br />F32
<br />Building Type I
<br />Partial Roof Framing Plan
<br />F33
<br />Building Type I
<br />Partial Roof Framing Plan
<br />LIST OF DRAWINGS
<br />R1
<br />Building Type A
<br />Roof Plan
<br />R2
<br />Building Type B
<br />Roof Plan
<br />R3
<br />Building Type C
<br />Roof Plan
<br />R4
<br />Building Type D
<br />Roof Plan
<br />R5
<br />Building Type E
<br />Roof Plan
<br />R6
<br />Building Type F
<br />Partial Roof Plan
<br />R7
<br />Building Type F
<br />Partial Roof Plan
<br />R8
<br />Building Type G
<br />Roof Plan
<br />R9
<br />Building Type H
<br />Partial Roof Plan
<br />R10
<br />Building Type H
<br />Partial Roof Plan
<br />Rl l
<br />Building Type I
<br />Partial Roof Plan
<br />R12
<br />Building Type I
<br />Partial Roof Plan
<br />E1
<br />Building Type A
<br />Building Elevations & Sections
<br />E2
<br />Building Type B
<br />Building Elevations & Sections
<br />E3
<br />Building Type C
<br />Building Elevations & Sections
<br />E4
<br />Building Type D
<br />Building Elevations & Sections
<br />E5
<br />Building Type E
<br />Building Elevations & Sections
<br />E6
<br />Building Type F
<br />Building Elevations & Sections
<br />E7
<br />Building Type G
<br />Building Elevations & Sections
<br />E8
<br />Building Type H
<br />Building Elevations & Sections
<br />Eg
<br />Building Type I
<br />Building Elevations & Sections
<br />S-1.0
<br />Structural Notes
<br />S-1.1
<br />Structural Notes and Schedules
<br />S-1.2
<br />Shearwall Schedule and Details
<br />S-1.3
<br />Holdowns Schedule and Details
<br />S-1.4
<br />SWSB Details
<br />S-6.0
<br />Typical Concrete Details
<br />S-9.0
<br />Typical Floor Framing Details
<br />S-9.1
<br />Typical Roof Framing Details
<br />S-9.2
<br />Framing Details
<br />S-9.3
<br />Framing Details - Unit E1C & D
<br />S-9.4
<br />Framing Details- Unit ElB,D,F & E3
<br />S-9.5
<br />Framing Details - Unit E & E3
<br />S-9.6
<br />Framing Details - Unit G & F
<br />D1 Details
<br />D2 Details
<br />D3 Details
<br />D4 Details
<br />D5 Details
<br />D6 Details
<br />Sheet Order: A B U F R E S D I
<br />5052 REGISTERED
<br />ARCHITECT
<br />ROBERT E. WEIBLE
<br />STATE OF WASHINGTON
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<br />Job No.: 13-47
<br />Sheet No.:
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