Report (93) ✓ /<'q k, ; .
13800 SW 110th AVE
Debi Kennett
(503)244-2384 ..
4 "114
Mid-century Modern construction built on monolithic slab-on-grade foundation; vaulted roof with
exposed beam construction throughout. The roof has approximately a 4°incline,equal to a 1'elevational
decline from front to back of dwelling.
PROPOSAL:
(1) Convert 16'x20', 320 sf finished garage into 3 finished rooms which total 312 sf to be allocated
in the following manner:
- 13'x16'Bedroom-208 sf
- 6.5'x8'walk in Closet-52 sf
- 6.5'x8' Office-52 sf
(2) Create a transition Hallway between the Kitchen and the new Bedroom by erecting to short walls
to divide a 3'x5' space from the 120 sf Utility room.
LABOR:
- Carpentry aspects including framing, siding, insulating, window installation, ceiling&floor
insulation,gypsum board installation,and interior&exteriorpaint performedproperty
owners,in compliance with current state and local codes P
- Electrical contractor,Lighthouse Electric,will file the electrical
and will provide all services within their scope including adding outlets,plightswfor this itches, plan
fixtures;installing a cadet heater,and removing a 3-way light switch system.
- Materials for the projects will be purchased at Home Depot&Lowe's and will conform to all
current state and local codes.
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PROJECT OVERVIEW:
Additional detail provided in narratives:
- Remove(2)exterior doors
o 7'x12'overhead garage door
o 30"x80"man door
- Remove existing window in garage/utility room wall
- Construct new exterior walls in the voids left from the door removals
- Insulate interior floor space
- Install vapor barrier and underlayment over concrete floor
- Insulate ceiling
- Frame(2)non-loadbearing interior walls to create the proposed rooms in the garage space
- Frame(2)non-loadbearing interior walls in the Utility room to create the proposed 3'x5'
transitional Hallway
- Electrician to complete"rough"installation of all contracted work
- City of Tigard building inspection,and approval
- Install gypsum board on all newly constructed walls
- Paint new interior&exterior walls
- Install laminate flooring in 3 new rooms
- Electrician to complete all "finish"contracted work
SUPPORTIVE DOCUMENTS:
Proposed floor plan— %"scale
3-room conversion&transitional hallway plan w/electrical details—%"scale
External lateral views of wall framing,roof ventilation, and pitch details - %"scale
Interior lateral views and abutment details—%"scale
Cut-away views detailing roof, ceiling, exterior walls &floor—magnified
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EXTERIOR WALL NARRITIVE:
1. Remove both exterior garage doors,including springs,tracks and non-load bearing overhead
track brace beam for the overhead door; and door frame for man door.
2. Remove a 21"x20'strip of asphalt in front of overhead garage door providing a 6"distance
between the foundation and bottom of siding(R317.1 (6),R319.1)
3. Relocate clothes dryer exhaust vent 8"from exterior garage wall to exterior utility room wall.
Seal old vent opening with sheeting, vapor barrier, seal tape,and siding. Insulate from warm-
in-winter side and patch gypsum board.
4. Install a 6-mil plastic sheathing vapor barrier across the entire 16'x20' interior concrete slab
floor. The vapor barrier will be lapped 12"at all joints,and a 12"turn up edge at each of the
door openings. (R317.1.3)
FASTENERS:
*All interior&exterior top plates, sole plates,studs,window headers&sills, cripples,
and sheathing will be secured using 10d box(3"x0.128"0 nails.
*All sole plates and floor underlayment will be secured to existing cement slab with 3"
.22 caliber Powder Nailer system.
*Tyvek vapor barrier will be secured with either 1" crown staples or Tyvek Wrap Caps.
All seams,fasteners,and window openings will be sealed with Tyvek seam tape.
*Hardboard ceiling hung with plastic-coated 18 gauge 7/8"nails. (R602.3 (2)).
FRAMING: MI wood framed construction,built in place.
1. The existing header plates will not be removed from the external walls when the doors are
removed as they are load bearing. In both cases,they will be the top plates for the infill
walls.
2. Pressure Treated 2"x4"used for Sole plates in both exterior walls(R317.1.2);and placed,over
the 6-mil vapor barrier to lock the vapor barrier in place against the cement slab. An
additional turn up collar of 6-mil vapor barrier will extend outside 12"past the sole plate in
each opening.
3. Secure 2"x4"kiln dried stud grade lumber secured on 16"centers,between the existing
header plates and the new sole plates in each wall.
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4. Secure 2"x4"kiln dried sills,headers and cripples for windows, framed as detailed in the
Lateral views page. (R602.9)
a. (2)30"x48"Jeld-Wen V-2500 vinyl single hung windows,with an egress sill height
of 30"above the floor will be framed in the 7'x12'opening. (8311.1;)
b. (1)31.75"x23.75"Tafco vinyl left-hand sliding window, with a sill height of 40"
above the floor will be framed in the 30"x80"opening. (R602.9)
5. Secure'/z"x4'x8' yellow pine oriented strand board(OSB)sheathing to outside of frame
studs. Sheathing will run vertically with a 1/16"gap between sheets.
a. Nails will run 3/8"from the panel edge. (R602.3.4)
b. 6-mil 12"turn up edge pulled upwards tightly from grade and secured to outside of
sheathing.
6. Secure 3'x165'Tyvek house-wrap vapor barrier horizontally against sheathing beginning at
grade level, covering the 6-mil turn up,and working upward with a 2"overlap at each run.
7. Install windows with flashing to sheathing and apply seam tape around outside edge of
windows to sheathing. (R703.2)
a. Spray foam gap sealer around warm-in-winter side of windows as needed in
accordance with air leakage requirements. (N1104.8.2)
8. Secure primed board siding over vapor barrier. Exterior sheathing will be dry before
applying exterior covering(R701.2). Exterior siding will be applied consistent with all other
siding as supported by the exterior wall envelope exception#4 of(8703)
9. Secure R-19 insulation between the studs in the warm-in-winter side of the sheathing between
studs in framed walls. (N1101.1(1)c
INTERIOR SPACE NARRITIVE:
FLOORS:
1. As mention in#4 of the exterior wall narrative: a
A 6-mil plastic sheathing vapor barrier will be installed across the entire 16'x20'interior
space. The vapor barrier will be lapped 12"at all joints,and a 12"turn up edge at each of
the door openings. (R317) (N1104.91 exception 3)
2. Install 3/"sanded plywood underlayment tightly across the entire 320 sf span on top of the E-
mil vapor bather. Garage floors are not sloped so no adjustment is necessary. Laminate
flooring installed when all"finish"work is done.
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ROOF/CEILING INSULATION:
Three 3.5"x11.5"x 23'exposed cedar beams divide the ceiling into 44"or 44.5"W x 20'L
interior channels. 1.5' on each end of each beam extends through the outside wall to support the
roof overhang. The 1"x6"tongue and groove pine roof deck is visible from inside. Above deck
layers are: vapor barrier,R-13 rigid foam insulation and an industrial grade GenFlex membrane
roof and flashing. The roof system was installed in June of 2009,and the whole system was
inspected in January 2018,both by Rhino Roofing Co.
Exception G of the Prescriptive Envelope code for insulating vaulted ceilings,allows an R-30
insulation value. To achieve this I will supplement the existing above deck R-13 by adding a
vented airflow space and insulation to the warm-in-winter side of the deck as detailed below and
on the cut away views page.
1. Secure 1"x2"furring strips to each side of each ceiling beam,and along the walls for the
20'length of the room. The furring strips will be secured in a 2"H x l"W orientation
creating a 2"deep by 42"wide air flow zone in each ceiling channel.
2. Drill 1.5"vent holes just below the roof deck,centered between the furring strips at each
end of each of the(4)channels,and covered with%4"galvanized wire mesh. (R806.4)
3. Sandwich a layer of R-5.78 rigid insulation, and a layer of R-13 foil backed rigid
insulation,foil facing down,between these furring ships and another run of fuming strips
below the insulation,pushing the insulation . •tether,and ensuring no air leakage.
The combined value of all insulation wills R-31.78 ys-i t.f JC S a j Jo w ; -117'S
-11 INTERIOR WALLS:
Remove window in garage wall between garage&utility room. Install cripples between header
and sill plates. Insulate and finish with gypsum.
Dividing the 320 sf space into(3)rooms -
1. Secure 2"x4"kiln dried sole plates to the sanded plywood underlayment floor in a T-shape
dividing the space into the proposed rooms. Please refer to the floor plan for detailed
placement of these sole plates.
2. Secure 2"x4"kiln dried top plates to the ceiling above the sole plates.
3. Secure 2"x4"kiln dried stud grade lumber on 24"centers between the top&sole plates.
4. Secure 2"x4"kiln dried header and trimmers in the(2) door openings framed into the 16'
wall for the office and the walk-in closet.
a. (1)32"x82"opening in the office wall for the Jeld-Wen primed right-hand flush
hardboard single pre-hung 30"x80"interior door.
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b. (1)60 7/8 x 80 3/8"opening in the closet wall for a 4-panel set of Masonite full-
louver solid-core smooth pine 30"x80"bi-fold doors.
5. The shortest new wall height,joined at the North facing exterior wall,is 8.77'. This is more
than the minimum ceiling height allowable for habitable spaces in the code. (R305)
TRANSITIONAL HALLWAY:
1. Remove Kitchen door and frame,creating a permanent archway opening into hall.
2. Erect(2)non-loadbearing interior walls just inside the 120 sf utility room,creating a 3'x5'
hallway. Please see detailed information on the floor plan
3. Secure 2"x4"kiln dried sole plates in an L-shape
4. Secure 2"x4"kiln dried top plates to the ceiling above the soles
5. Secure 2"x4"kiln dried stud grade lumber between the top&sole plates on 24"centers.
6. Secure 2"x4"kiln dried header and trimmers in the door opening framed into the 5'wall,
providing access to the utility room
a. (1)36 7/8"x 80 3/8"opening in the new wall for a 2-panel Masonite 36"x80"full-
louver solid-core smooth pine bi-fold door
ELECTRICAL CONTRACTOR:
Lighthouse Electric will submit the Electrical Permit Application for this job separately. All new light
fixtures will utilize screw-in compact florescent lamps in compliance with High-efficiency lighting
systems code. Contracted services to include, but may not be limited to:
1. Installation of additional electrical outlets
2. Installation of additional light switches
3. Removal of a 3-way light switch system
4. Relocating light switch in the hall
5. Installation of flush mount overhead light fixtures,and ceiling fan with light kit
6. Installation of wall mount light fixture in the hall
7. Installation of a 72" 1500W 240V Cadet electric heater in bedroom(R303.8)
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CITY of TIGARD SITE INSPECTION:
Including compliance notification to City of Tigard that owner has taken steps to meet code requirements
for Moisture Content(R318.2)
FINISHES:
1. Ceilings will be finished by pin nailing 4'x8' sheets of Eucatile hardboard white tile board to the
lower furring strips,which hold the insulation in place. Finish moldings will bridge the seams
between sheets in each of the ceiling channels.
2. Laminate flooring will be installed in each of(3)new rooms
3. %i"Gypsum fire blocking(R602.8)board will be installed,and secured with either type W or type
S screws(R702.3.5.1). Once the gypsum board is installed,the seams will be taped,mudded,and
sanded on all framed wall surfaces(R702.3.5,R702.3).
a. Gypsum board,tape&mud will be used to sculpture the archway between the kitchen
i.-, f ere the door and frame were removed
4. Battery operated smoke detect to be installed in new bedroom,in accordance with existing
buildings alteration, and pow- •source provisions(R314.2.2;R314.6)
5. The existing exterior door installed between the new hall and bedroom will be removed and
replaced with(1) 30"x80"Jeld-Wen primed left-hand flush hardboard single pre-hung interior
door.
6. Color match paint for interior&exterior walls will comply with flame spread and smoke index
regulations.
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