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20060721120504.pdfDATE: July 21, 2006 City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425)771-0220 TO: Warren LaFon 'W arrenlafon@earthlink.net' FROM: Ann Bullis, Assistant Building Official ,r RE: Plan Check # 2006-0807 Project: Addition/Remodel Project Address: 849 Puget Way In reviewing the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Please submit 2 sets of revised plans/documents (affected sheets only) to Theresa Umbaugh, Permit Coordinator. 1. Site plan notes 118" scale, however it appears to actually scale to 1"=10' based on the actual dimensions. Please revise. 2. The site plan will be microfilmed as part of the permit record (floor plans will not be microfilmed). Please clearly show and label on the site plan the extent of both the l" and 2°d story additions. 3. Note the existing and total floor areas for each floor, and for the addition for each floor. 4. Note the roof beams/headers on the roof framing plan (as noted in structural calculations). 5. Provide beam calculation for GLB 3 118 x 9 shown on the roof framing plan. 6. Per IRC Table R403.1 the width of the footing must be 12" (plan shows 8") please revise. 7. Will the furnace be replaced as part of this permit? 8. The window schedule on Sheet A9 notes 19% glazing. If using the Prescriptive option for energy compliance, you would need to select Option IV unlimited. This would require a glazing U -value of 0.40 (window schedule shows 0.48). Please revise Sheet A9 accordingly, or another option is to provide Component Performance calculations for energy compliance. 9. Show 100 cfm whole house exhaust fan in new laundry room on the Sheet A2 (per submitted energy worksheets). 10. Provide a 50 cfm exhaust fan in the new bathroom, and in the gym since there is a shower and tub which both produce steam. 11. Safety glazing is required at the gym tub area, the stair mid-level landing, upper level landing and at the stairway (if bottom edge of window is less than 60" to landing or stair surface). 12. Provide a minimum 36" wide landing on the exterior side of the gym french doors. 13. Revise wall sections on Sheets A4 and A5 to show roof sheathing type and thickness. 14. Revise note on floor plans to include that smoke detectors must be interconnected. 15. Note the cfm for all exhaust fans on the plans. 16. On sheet A3, show that relocated existing window in bedroom meets current egress window requirements. 17. Revise detail 61A6 to show attachment of guardrail to resist. impact loads. 18. Special inspection is required for the epoxy anchor installation at the holdowns. Complete the enclosed special inspection and testing agreement and testing schedule, have the owner, general contractor and special inspector (WABO Certified or P.E.) sign the form and return for Building Official approval prior to permit issuance. 19. Existing structures within the setback (This issue will be handled separately from your current building permit application for the addition.) a. Site plan shows existing sheds within the setback area. i. Clarify if the sheds are attached or detached (separate buildings). I. If the sheds are detached (each less than 120 sf) no building permit is required, but they must be relocated to meet current setback requirements (see enclosed zoning handout and see footnotes regarding accessory structures). Please contact Gina Coccia, Planning Division, if you have zoning questions. 2. If attached or constructed as one building, the building scales to approximately 160 sf, requiring a building permit. We were unable to locate a permit for the shed in archived City records. If you have permit records for this building, please provide them to the City. See enclosed Accessory Structure handout for minimum submittal requirements for the building permit application. b. Site plan shows lower deck encroaching within the setback. Note the height of the deck on the site plan. If 30" or less, certain encroachments are permitted (see enclosed zoning handout). If it is greater than 30", it must meet the minimum 10 foot setback requirement. Page 2 of 2 CITY OF EDMONDS SPECIAL INSPECTION AND TESTING AGREEMENT The project at t:VC2 k T i/V/`r Y issued under building permit number 2-00 (0 -(2 A2 requires special inspection and/or testing per IBC Chapter 17. The complete list of special inspections is attached to this document. BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete this agreement and the attached structural test(s) and inspections schedule including the required acknowledgements. APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building Official prior to performing any duties or inspections. Each special inspector shall submit Statement of Qualifications to the Building Official for review. Special inspectors shall display identification when performing special inspections on site. Special inspection and testing shall meet the minimum requirements of IBC Chapter 17 and the following: A. Duties and Responsibilities of the Special Inspector 1. Observe Work The special inspector shall observe the site work for conformance with the approved (stamped) plans and specifications and applicable workmanship provisions of the IBC. Architect or Engineer reviewed shop drawings may be used only as an aid to inspection. Special Inspections are to be performed on a continuous basis—meaning that the special inspector is on site at all times observing the work requiring special inspection. Periodic inspections, if any, must have prior approval by the City based on a separate written plan reviewed and approved by the Building Official and the engineer or architect of record. 2. Report Non -conforming Items The special inspector shall bring non -conforming items to the immediate attention of the contractor and note all such items in the daily field report. Any item not resolved in a timely manner shall be immediate cause of the special inspector to notify the Building Official of the plan deviation, error, change or omission. It shall also be the duty of the special inspector to promptly notify the engineer or architect. 3. Complete Daily Reports Each special inspector shall complete and sign both the special inspection record and the daily report form for each day's inspection. These records shall remain at the jobsite with the contractor for review by the City Building Inspector. Q. Furnish Weekly Reports The special inspector or inspection agency shall furnish the City with weekly reports of tests and inspections. The project engineer or architect, and others as designated shall also be copied on reports. Weekly reports must include the following: • Description of daily inspections and tests made with applicable locations • List of all non -conforming items • Report on status of non -conforming items (resolved or unresolved) • Itemized changes authorized by the Architect, Engineer and City if not included in non- conformance items. 5. Furnish Final Construction Report The special inspector or inspection agency shall submit a final signed report to the City stating that all items requiring special inspection and testing were fulfilled and reported. And, to the best of L:ITEMPIBUILDING1SpecialInspectionAgreementIBC_doe 7/04 his/her knowledge the project is in conformance with the approved plans and specifications, approved change orders and the applicable workmanship provisions of the IBC. Items not in conformance or unresolved items or any discrepancies in inspection coverage., (i.e., missed inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically itemized in this report. B. Contractor Responsibilities 1. Notify the Special Inspector It is the duty of the contractor to notify the special inspector when work is ready for special inspection. Note, the items listed on the attached schedule and as noted on the approved plans and specifications are required to have special inspections. Adequate notice shall be provided by the contractor so that the special inspector has time to become familiar with the project. 2. Provide Access to Approved Plans The contractor is responsible for providing the special inspector access to approved plans at -the jobsite. 3. Retain Special Inspection Records The contractor is responsible to retain at the jobsite all special inspection records submitted by the special inspector. These records are to be provided to the City building inspector upon request. C. City -of Edmonds Building Department Responsibilities I. Approve special inspectors or inspection agencies The building department shall approve all special inspectors and special inspection requirements. 2. Monitor special inspection and approve weekly reports Work requiring special inspection and the performance of special inspectors shall be monitored by the City Building Inspector. His/Her approval must be obtained prior to placement of concrete or other similar activities in addition to that of the special inspector. 3. Issue Certificate of Occupancy The Building Official may issue a Certificate of Occupancy after all weekly special inspection reports including the final report have been submitted and accepted. D. Owner Responsibilities The project owner or the engineer or architect of record acting as the owner's agent shall fund special inspection services. E. Engineer or Architect of Record Responsibilities The engineer or architect of record shall include special inspection requirements on the plans and specifications. ACKNOWLEDGEMENTS I have read and agree to comply with the terms and conditions of this agreement. Owner Special Inspector General Contractor City Building Official L.:ITBMI'1BUILDINGISpeciallnspectionAgreementIBC.doe 7104. Date Date Date Date. SPECIAL INSPECTION AND TESTING SCHEDULE PROIECTNAME etrttD,rictyER>wtrrrio. ""XIECt-ADDRESS REINFORCED CONCRETE, G NrrE, GROUT AND MORTAR: Concrete Ganite Grwt Mortar Tuts e Tests Reinforcing Placement -- Bald, Plant insoecoon can Tests PRECAST/PRESTRESSED CONCRETE: t'ucs Post -'leas Pre-Tms ['faddittg - AggregateTests Reinforcing Tests Tendon Tests Mix Desiens Reinforcing Plac.ment Insert Placement Concrete Batching Conercte Placement Installation Itrsepcdon Cast Samples Pick-up Samples Compression Tats MASONRY.- - ASONRY:— Special Inspection Stresses Used ____ Preliminary Acceptance Tests fMasonry units_ Wall Prisms) — Subsequent Tests (Mortar. Grout. Feld Wall Prisms) — Placement Inspection of Units 'lESIII'K:UNSPECiKtN At;EJ4CY w SPECIAL INSPECIDR STRUCTURAL STEELIWELDING: _ Sample and Ten (list specific members below) . — Shop Material Identification - welding Inspection 13Sbop ©meld Ultrasonic Inspection ❑ Shop D held High-strength Bolting Insparian O Shap 0 Field D A325 �A490 ©N DX DF Meta[ Deck Welding Inspection Reinforcing Steel Welding Inspection — MeW Stud Welding Inspection — Concrete Insert Welding Inspection FIREPROOFING: — Placement Inspection — Density Tests - Thickness "Pests _ Inspect Batching INSULATING CONCRETE: _.._ Sample and Test — Placement inspection — Unit weights FILL MATERIAL: — Acceptance Tests — Placement Inspection — Feld Density STRUCTURAL WOOD_ — Shear AW) Nailing Inspection. — Inspection of Glu -lam Fab. — Inspection of Truss Join Fab_ ADDITIONAL INSTRUCTIONS OR OTHER TESTS — Sample and Test Compoocnts AND INSPECTIONS: C N Form completed by.!' I%V N- _l Qi/( -L1 5, :, :._ Title - r' -7 ? pZz a Tdephorre No.: _.._ _. _ Date: #P77 Summary of Site Development Standards SINGLE FAMILY RESIDENTIAL Zone Minimum Lot Area (Sq- Ft. city of edmonds w development information Minimum Side Setback Minimum Rear Setback' tntg90 Summary of Site Development Standards SINGLE FAMILY RESIDENTIAL Zone Minimum Lot Area (Sq- Ft. Maximum Densi Minimum Lot Width Minimum Street Setback Minimum Side Setback Minimum Rear Setback' Maximum Height 2 Maximum Lot Coverage Minimum # Parkin Spaces RS -20 20,000 1 2.2 100' 25' 35710' s 25' ' 25-2 35% 2 RS -12 12,000 3.7 80' 25' 10' 25'' 25,2 35% 2 RSW-124 12,000 3.7 — 15' 10' 35'' 25,2 35% 2 RS -10 10,000 4.4 75' 25' 10' 20' ' 25,2 35% 2 RS -8 8,000 5.5 70' 25' 7-112' 15' ' 25,2 35% 2 RS -6 6,000 7.3 1 60' 20' 5' 15'' 252 35% 1 2 RS -MPs 12,000 5 3.7 s 80' s 25' s 10' S 25" 5 25' 2 35% 1 2 Footnotes for Single Family Residential: ° The rear setback may be reduced to a minimum of 5 feet for detached accessory buildings covering less than 600 square feet of the site. Does not apply to corner lots_ 2 Height of detached accessory buildings shall be limited to 15 feet. 3 35 feet total of both sides; 10 feet minimum on either side. 4 Lots must have frontage on the ordinary high water line and a public street or access easement approved by the Hearing Examiner. s "MP" signifies "Master Plan_" The standards in the table (above) show the standards applicable to development without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern equivalent to RS -8 with an adopted master plan (see 16.20.045 ECDC). MULTIPLE FAMILY RESIDENTIAL Footnotes for Multiple Family Residential: ' . Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of 4" in 12" or greater - RS -6 setbacks may be used for single-family residences on lots of 10,000 square feet or less in all RM zones - 3 Multiple Residential Parking Requirements are according to the following table. Parking may not be located in required street setback. Type of Multiple Dwelling Unit Required Parking Spaces per Dwelling Unit Studio 1.2 1 Bedroom 1.5 2 Bedrooms 1.8 3+ Bedrooms 2.0 See definition of townhouse_ Maximum height for accessory structures is 15 feet. Page 1 of 2 Revised on 3/28/2006 LALIBRARYIPLANNINMForms & HandoutsTubiic HandoutslSITEDVLP.DOC Minimum Lot Area Per Minimum Minimum Minimum Maximum Minimum Dwelling Unit4 Street Side Rear Maximum Lot # Parkin Zone ISS. Ft. Setback 2 Setback 2 Setback 2 Hei ht',5 Coverage Spaces RM -1.5 1,500 15' 2 10,2 15,2 25' ',5 45% Footnote 3 RM -2.4 2,400 15,2 10' 2 15'2 25''•5 45% Footnote 3 RM -3 3,000 15,2 15' 2 15 2 25''-5 451/10 Footnote 3 Footnotes for Multiple Family Residential: ' . Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of 4" in 12" or greater - RS -6 setbacks may be used for single-family residences on lots of 10,000 square feet or less in all RM zones - 3 Multiple Residential Parking Requirements are according to the following table. Parking may not be located in required street setback. Type of Multiple Dwelling Unit Required Parking Spaces per Dwelling Unit Studio 1.2 1 Bedroom 1.5 2 Bedrooms 1.8 3+ Bedrooms 2.0 See definition of townhouse_ Maximum height for accessory structures is 15 feet. Page 1 of 2 Revised on 3/28/2006 LALIBRARYIPLANNINMForms & HandoutsTubiic HandoutslSITEDVLP.DOC am city of edmonds m development information jnc_ i 890 Accessory Structure Permit Submittal Requirements PERMIT REQUIRED: For residential, multifamily and commercial use zones, a building permit is required for the construction of one story, detached accessory structures such as tool and storage sheds and similar uses, greater than 120 square feet measured from the outside exterior wall or post. For multifamily and commercial projects, design review approval is required prior to installation regardless of the size. CODES: International Residential Code (2003 Edition) International Building Code (2003 Edition) Edmonds Community Development Code Chapter 16 and 20 FEE: Based on square footage SUBMITTAL REQUIREMENTS: L ❑ A Critical Areas Determination, issued by the Planning Division (See Handout #P20) 2. ❑ Drainage Plan -Three (3) copies with worksheet (when applicable) (See Handout #E21) 3_ ❑ Plot Plan -Three (3) copies, scaled 1"-20' (One (1) of the three plot pians must be no larger than. 8%z" x 14" See Attachment A) 4. ❑ Working Drawings -Two (2) complete sets with the following: a) General Notes b) Foundation Plan and Details c) Construction and Section Details d) Elevation Views e) Height Calculations (See Handout #B41) 5. ❑ For commercial or multifamily applications, in addition to the items noted above: a) Design Review approval b) One colored rendering of the proposed building or structure or paint chips c) On plot plan indicate if landscaping or parking spaces will be removed or altered for this project L_1TEMPIBMLDINGIFIAND0tiT ICODESIACCESSORY B2.DOC Revised 7104 PERMIT SUBMITTAL REQUIREMENTS 1. CRITICAL AREAS CHECKLIST (See Handout #P20) A Critical Areas Determination, issued by the Planning Division, must be completed and on file with the City. Provide applicable information as indicated by the decision. 2. DRAINAGE PLAN (See Handout #E21) Sites that currently do not have an on-site drainage system may be required to install such a system depending upon site location and the scope of the proposed work. Existing drainage systems may need to be upgraded to accommodate new proposed impervious area. hnpervious area includes; the building pad with eave overhangs, paved or graveled areas, solid surface decks, patios, walkways, breezeways, awnings, accessory structures, sidewalks and driveways. Indicate the square footage of impervious surface existing on the site proper to July 1977 and impervious surfaced added to the side since July 1977. The amount of impervious proposed under the current project must also be called out. Contact the Engineering Division for more information. When applicable, submit three (3) drainage plans, scaled 1"-20', and three (3) drainage worksheets. 3. PLOT PLAN (See Attachment A) Three (3) copies; scaled 1"-20', one (1) of the three plot plans must be no larger than 8 %2" x 14" with the following: 1) Property owner's name, tax account parcel number and street address. 2) North arrow designation, Scale F'- 20' and property line dimensions. 3) Streets, approaches, driveways, sidewalks, alleys, easements (public and private), paved areas, street dedications and adjacent City night -of -way (developed or undeveloped), show all dimensions. 4) Side sewer location, cleanouts, proposed sewer lines, water meter location, water service line, gas, cable and phone lines, fire hydrants, telephone poles, utility transformers. 5) Existing physical features and water courses of any size, i -e., streams, creeks, ponds, ditches, etc. b) Dimension all buildings and structures (label them existing or proposed), indicate setback distances, lot area and lot coverage (buildings to be demolished or moved require a separate permit) - 7) Building height calculations (See Handout #B41) 8) Impervious surface calculations, existing impervious surface (Pre and Post 1977) separate from proposed impervious surface. 4. WORKING DRAWINGS Two (2) complete sets with the following: A. GENERAL NOTES: General notes shall include the following: 1) Name, address, phone number of owner and project contact person. 2) Legal description, tax account parcel number, copies of recorded access or utility easements. 3) Zoning, lot square footage, building pad area, lot coverage and percentage of coverage. 4) Design loads: dead, hve, wind, snow load 25 psf, lateral, seismic design category D2). 5) Specify timber species and lumber grades, plywood span indexes for roof, wall, floor sheathing. 6) Nailing schedules for floor, wall, roof sheathing per IBC Table 2304.9.1 and IRC Table R602.3(1) - B. FOUNDATION PLAN DETAILS: (See Attachment B) . 1) Footing, slab and wall dimensions (thickness and height), size of reinforcing steel, spacing and size of vertical and horizontal rebar and anchor bolts, location of proposed holdowns or other seismic connectors, (See Attachments B, C & D). Show location of foundation vents and access for crawlspace designs. LITEMMUILDINGHANDOUT ICODESIACCESSORY B2.DOC 2 R a A—A WAA S. FOUNDATION PLAN DETAILS (Continued): 2) Use the foundation plan also as a floor plan showing the use of all space(s). Indicate plumbing and mechanical fixtures and floor material. For attached structures show openings (door and windows) in common walls and use of rooms adjacent to the structure. C. CONSTRUCTION AND SECTION DETAILS: (See Attachment C) 1) Framing cross section from foundation to roof including; stud, post, joist, rafter, truss size and spacing, show direction, support, connections, blocking, headroom, finish materials, siding, roof pitch, and ventilation. 2) Exterior wall bracing is required at each building corner. Typically, bracing is satisfied by installing solid 4 foot sheathed panels at each building corner. A code exception (IRC R602.10.6) allows an alternate braced panel for one-story designs provided that panels are a minimum of 2'8" wide with two (2) holdowns (min. uplift 1800lbs) with two anchor bolts. (See Attachment E) 3) Show post and beam connection details (positive connection is required at all posts and beams). (See Attachment D) Provide beam calculations. 4) Provide a roof -framing plan. All rafters/trusses shall be anchored to bearing walls with approved framing anchors. Provide truss specifications to field inspector at the framing inspection. 5) Note, plans which do not meet conventional construction as detailed in the International Building or Residential Code, must be designed in accordance with the structural provisions of the International Building Code by a Washington State licensed Engineer with supporting calculations included in the submittal. D. ELEVATION VIEWS: (See Attachment F) 1) Front, rear, sides, finished slopes, average grade, finished floor elevations. 2) Show location and size of windows, doors, sliders, skylights, etc. 3) Show actual and maximum height of the residence taken from the average grade as determined by the height calculations. (Refer to Item #E) E. HEIGHT CALCULATIONS: (See Attachments A & F and Handout 041) NOTE: Detached structures in residential zones are limited to 15 feet in height. 1) Stake out the smallest rectangle that encompasses all four corners of the building at original, undisturbed soil. Do not include eaves if they project no more than 3.0 inches. 2) Select a datum point to establish a starting mark to compute height calculations. The datum point must be a permanent point of reference and be located off site (i.e. top of a manhole cover, fire hydrant, or street monument). Reference the datum point at elevation +100. 3) Calculate the difference in elevation at each building corner of the rectangle, above or below, the datum point mark of +100. 4) Add the four corner elevations and average --this figure is the average grade. 5) Add 15 feet to the average grade, this is the maximum height allowed. 6) On the plot plan show the grade elevations at each building corner, the datum point, the original grade, the average grade and the actual height. 7) If the structure is attached you must include the existing and proposed structures within the smallest rectangle that encompasses all four corners of both buildings in order to determine the average grade. From the average grade the maximum height would be 25 feet for attached structures. NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL REQUIREMENTS. IT IS NOT A . COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A SUBSTIT[J"IE FOR APPLICABLE LAWS AND REGULATIONS IT IS THE RESPONSIBILITY OF THE OWNERMESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW L:ITEMPIBUILDINGIIIANDOUT ICODESiACCESSORY BIDOC 3 SAMPLE ACCESSORY BUILDING PLOT PLAN Pro ert Owner Nf— I Scale: 1 "=20' P Y Property Address Tax Account Parcel # IMPERVIOUS SURFACE CALCS (Solid Surfaces). Exist. Building Roof Outline: 2500 A. (constr. prior to 1977) Existing Patio: 200 A. (constructed in 1987) 1Q Existing Garage: 500 A. (constructed in 1990) / Existing Driveway: 610 sL (constructed in 1990) / Proposed Shed: 225 A. / HEIGHT CALCS / A = +104.71 B = +105.6' C = +104.5' D = +105.4' AVE GRADE = 105.05' ACTUAL = 116.05' / 0 1 1105.6' I Proposed I I Shed I I 225 sq.ft. Ito C 704.5' Eave overhang D 105.4' MAXIMUM = 120.05' i I I I I I E I II • I= ' I Ewstcnl L. — — LOT COVERAGE: Concree — { Existing 1 3100SQ.FT. (23%) 2uosgltF i Residence I 2300 sq.ft. I LOT AREA: I I I 13,527 SQ.FT. N l I I I • I I I I I I I I L_ ----I I ° Existirig f • f=xlsting Garage 4 Covered Porch 1 500 sq.ft 75 sq -ft. E I 1 _ L—r° J Property Line 0 Water Metter 100, Sidewalk rt' 77777 MAIN STREET ODATUM PT. +100' ss Top of SS Manhole Cover Center of Right -of -Way L:ltempltuild�ng%andouMhedkplotl.vsdOM4 ATTACHMENT A PLOTISITE PLAN CHECKLIST ❑ Property owner's name, street address and Snohomish County Tax Parcel Number. ❑ North arrow designation and all Piot/Site Plans scaled at 1 `20'. ❑ Streets, approaches, driveways, sidewalks, alleys, easements (public and private), paved or graveled areas, street dedications and adjacent City right-of-way (developed or undeveloped). Show dimensions (width and length) of each feature. ❑ Side sewer stub out at property line, existing or proposed sewer line, existing or proposed water meter location and water service line, all other site utilities (existing or proposed), i.e., gas, cable, power, phone, fire hydrant, telephone pole, utility transformers, etc. ❑ Existing physical features and water courses of any size (i.e., streams creeks, ponds, culverts, ditches, drainage courses, etc_). ❑ Grade elevations at the four corners of the property. Topographic grade changes at every two foot interval. Calculate lot slope and maximum driveway slope. ❑ Impervious surface calculations. (Refer to separate Storm Drainage Handout E72). ❑ Dimension all existing and proposed buildings and structures; show setback distances to property lines; include accessory structures and projections/cantilevered structures, bay windows; decks, porches, hot tubs, pools, chimneys, roof overhangs, cave lines, breezeways, patios, sheds, pool mechanical rooms, walkways, driveways, fences, etc. ❑ Lot area and lot coverage calculations. ❑ Retaining wall or rockery location(s) with typical section detail. (Refer to separate Rockery and Retaining Tall Handouts #B62 & 063), include top and bottom elevation every S feet_ ❑ Building height calculations. Show smallest box/rectangle encompassing all four corners of the building, average grade, actual height, lowest footing elevation, and maximum allowed height (See Handout 041). Datum point must be located off-site (Le., top of sewer manhole lid, top of fire hydrant, etc_) and must be a fixed point of reference that will not change during the construction project. It is the owner/applicant's responsibility to submit a true and accurate plot/site plan to the City for review. LITEMMUILDING\HANDOUT ICODESTLOTPLANCKLST 857.doc Revised 10105 15'-0" BWP BWP r--------------------- ' --I i I i { 1 ------------------------------------------ ip I E I I { ! I ! I WI I i IW ! I`O { ! { I { I ! I I 1 1 I Cl) ! 1 { I � C � ; 1 { m CrfCD I { N G) I ] I s CL m E I ! I � ! 03 ,{A f o I I 1 { I I I 1 ! I I I ------------------------------------------I { I , i 3068 I---------------------------- AMP -------AMP BWP D o uu 133 r2 x n = y wm •w D 3 o 0 c ID D W m Z na a —! ( m � (D C) �d cu w� `° sm m� - w w m A J m 0 CL m 0 1 arrrr 0 0 MOI SAMPLE SECTION VIEW SCALE: 3!4" = 1'-0" Roofing material type and vapor barrier ` Sheathing thickness and type. d �QeG,es 9 an Roof slope (e.g. 3.12) t �'ye,54ac�n awe DESIGN LOADS: Roof: 25 psf snow load 15 psf dead load Wind Speed: 85 mph Wind Exposure: B Seismic Zone: D2 4" perforated drain pipe in washed gravel f LSteMp buildinglhandouCLshed'demo€dn.vsd 8104 Ridge Board size Ceiling JoistlCollar Tie size, spacing and species RafterslTrusses must be anchored to bearing wall with approved framing clips (See Typical Construction Connectors) Double top plate Siding material type and weather barrier Sheathing thickness and type (e.g. plywood, OSB) Studs size, spacing, and species 112" x 10" anchor bolt with nut and washer spaced at 6' o.c. max., with min. 7" embedment, 2 bolts per piece within 12" of each end. Plate washers are required for each bolt (3" x 3" x 114" thick) — Size of. pressure treated sill plate #4 vertical rebar at 48" o.c. ': iiia #4 rebar continuous (typ) Concrete Foundation Footings must be placed on firm, bearing, undisturbed soil ATTACHMENT C R Alternate Braced Wall Panel 1 -story Structure (IRC R602.10.6) NOTE: This panel may be used in place of a braced wall panel required by IRC R602.10.4. For all other wall bracing that does not meet R602.10 lateral calculations stamped and signed by a Washington State Licensed Professional Engineer must be provided. #4 rebar top an Minimum 318" thick plywood sheathing nailed with 8d common or galvanized box nails at 6" o.c. edges and 12"o -c- field. iwn with min. i. uplift anchor bolts embedded spaced at panel quarter nstalled per IRC R403.1.6 Continuous Foundation L:(temp%buildinglhandoutlpanelWbwp.vsd-8104 ATTACHMENT E SAMPLE ELEVATIONS 120.OV =Maximum Ridge Elevation 905.051% = SOUTH ELEVATION A - XMC t i - icy'. €� 1� 9 ^$4.G.i�'� ✓�" }1vs�iY��3- ^amu✓3 �}�' 1s..�'3'�`°';n 3' `2. `X Y3.-y� .�}-.� e� �„t � $zq�.r��, �xs ` - . req+.:.I9'.�..$fc-+,-�s;� EAST ELEVATION I,:\temp\bonding\handout\shed\eiev.vsd 8104 ATTACHMENT F