20060808154721.pdfo� Ego City of Edmonds
PLAN REVIEW COMMENTS
- BUILDING DIVISION
�sr 1P (425) 771-0220
DATE: August 8, 2006
TO: Paul and Karen Nickle
karen_nickle@hotmail.com
FROM: Jenny Readwin, Plans Exami er
RE: Plan Check # 2006-0900
Project: Nickle Remodel
Project Address: 24233 Firdale Ave
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Note on site plan says drawn on wrong lot with an arrow. Please clarify scope of work and
accurate dimensions on correct lot. Please remove any information that does not pertain (i.e.
neighbor lot). Engineering department requires minimum of 20' from garage to sidewalk for
parking. One lot says 11.5' and the other says 31.6'. Please clarify accurate dimensions on the
site plan.
2) Provide complete floor plan including all room uses, doors and windows (existing and
proposed) and show location of all smoke detectors throughout existing residence.
3) See attached addition/remodel handout for minimum plan requirements. Provide complete
foundation plan and section views (see samples in handout). Also provide section through old
garage door/new French door to show exterior weather protection.
4) Garage enclosure does not meet current prescriptive insulation R -Value requirements (R-10
under slab, R-21 wall and R-38 ceiling). If these prescriptive insulation values can not be met a
component performance analysis (forms can be found at www.energy.wsu.edu) must be
completed. It may be necessary to seek assistance from an architect or design professional if you
are not comfortable or familiar with these forms.
r ; 1
OF EDS
city of edmonds
development information
Residential Addition/ Remodel / Alteration
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required to add, remodel, alter, enlarge, repair, move, improve,
remove, or convert a dwelling.
CODES: International Building & Residential Code (IBC, IRC) (Current Edition)
International Mechanical Code (IMC) (Current Edition)
Uniform Plumbing Code (UPC) (Current Edition)
Washington State Energy Code (WSEC) (Current Edition)
WA State Ventilation & Indoor Air Quality Code (VIAQ) (Current Edition)
Edmonds Community Development Code (ECDC)
FEES: Additions - based on square footage
Interior Remodels - based on licensed contractor's bid
SUBMITTAL REQUIREMENTS:
1. A Critical Areas Determination, issued by the Planning Division (See Handout #P20)
2. Drainage Plan - Three (3) copies with worksheet or required calculations (See Handout #E72)
3. Grading Plan - When grading exceeds 50 cubic yards (See Handout #B37)
4.. Plot Plan - Three (3) copies, scaled 1"=20' one (1) of the three plot plans must be no larger than
8%" x14" (See Attachment A)
5. Working Drawings - Two (2) complete sets with the following:
a) General Notes
b) Foundation Plan and Details
c) Construction and Section Details
d) Floor Plans
e) Elevation Views
f) Height Calculations
g) Structural Calculations
h) Energy and Ventilation Codes Worksheet (See Handout #B26)
L:ITEMPIBUILDINGIHANDOUT ICODES\Handouts WebpagelREMOADD B61.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 #E72)
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. Sites with existing drainage systems may
need to be upgraded to accommodate new proposed impervious area. Impervious area includes; the building
pad with eave overhangs, paved or graveled areas, solid surface decks, patios, walkways, breezeways,
awnings, accessory structures, sidewalks and driveways. On the plot plan, indicate the square footage of
impervious area existing on the site prior to July 1977, impervious area added to the site since July 1977, and
amount of impervious area proposed under the current project.
3. GRADING PLAN (See Handout #B37)
When grading on site exceeds 50 cubic yards, submit three (3) copies of a grading plan, scaled 1"-20', with
yardage calculations specifying the number of cubic yards to be removed, filled or graded. Show existing
grade contours and proposed finished grades at five (5) foot intervals. Refer to the City Grading handout for
more specific information and submittal requirements.
NOTE: When grading exceeds 499 cubic yards of fill, excavation or cut a SEPA Environmental Checklist
(See Handout 4P71) and Adjacent Property Owners list (See Handout 4P2) must be submitted. Contact the
Planning Division for fees and processing information.
4. PLOT PLAN (See Attachment A)
Three (3) copies, scaled 1"=20', one (1) of the three plot plans must be no larger than 8%" x 14" with the
following:
1) Property owner's name, tax account parcel number and street address.
2) North arrow designation, Scale 1."= 20' and property line dimensions.
3) Streets, approaches, driveways, sidewalks, alleys, easements (public and private), paved areas, street
dedications and adjacent City right-of-way (developed or undeveloped).
4) Existing water courses of any size (i.e., streams, creeks, ponds, ditches, etc.).
5) Dimension all buildings and structures (label them existing or proposed), indicate setback distances
from property lines, call out lot area and lot coverage.
6) Accessory structures and projections, decks, porches, hot tubs/pools, cantilevered structures,
chimneys, eave lines, breezeways, patios, sheds, fences, etc.
7) Building height calculations for additions. (See Handout 041 and page 4 of this handout)
8) Impervious area calculations.
L:ITEMPIBUILDINGII3AND0UT ICODES\Handouts Webpage\REMOADD B6LDOC
Revised 7104
5. WORKING DRAWINGS
Two (2) complete sets of working drawings with the following:
A. GENERAL NOTES:
1) Name and address of property 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, live, wind (wind speed 85 mph, exposure B or C, See R301.2.1.4), snow load 25
psf, Seismic Design Category D2.
5) Soil classification (i.e., soil bearing 2000psf) concrete strength, reinforcement steel grades.
6) Specify timber species and lumber grades, plywood span indexes for roof, wall, floor sheathing.
7) Nailing schedules for floor, wall, roof sheathing per IBC Table 2304.9.1 and IRC Table R602.3(1).
8) Type of heat and glazing to floor area percentage.
B. FOUNDATION PLAN: (See Attachments B & C)
For additions, a site specific foundation plan is required and shall be designed based on the soil
classification determined on site. Show the following:
1) Slab, footing and wall dimensions, thickness and height, grade of reinforcing steel, spacing and size
of vertical and horizontal rebar and anchor bolts.
2) Connection detail between the floor diaphragm and foundation.
3) Location and size of foundation vents and crawlspace access opening.
4) Isolated footings with reinforcement and connectors. (See Attachment H)
5) Location of hold-downs or other metal connectors per IBC Chapter 18 or IRC Chapter 4. (See
Attachment H)
6) Positive drainage method for all crawl space areas.
7) For slabs: provide insulation, thermal break, aggregate and vapor barrier details.
8) Foundation drainage detail. Footing drains are required around all concrete and masonry foundations
that retain earth and enclose habitable or useable spaces located below grade and for crawlspaces when
a minimum 6" slope within the first 10' of the foundation wall is not achieved, or when a Geotechnical
Engineer calls out footing drain requirements in a report.(See Attachment CI for footing drain
requirements -When a Geotechnical report is provided -the foundation drainage recommendations in
the report shall govern)
NOTE: Footings and foundations shall be constructed of masonry and/or concrete, unless an alternate
design is approved by the City. For habitable structures the footing must extend below the frost line 18 "
minimum. Refer to IRC Table 8403.1 of this handout for minimum footing and wall sizes. Bearing walls
shall be of sufficient size to support all imposed loads; walls greater than 4 feet exposed, with unequal
backill, or supporting a surcharge, shall be designed and stamped by a licensed engineer with design
calculations submitted for review.
L: ITEMPIBUII.DINGIHANDOUT ICODESIHandouts Webpage\REMOADD B61.DOC 3
Revised 7104
TABLE R403.1
MINIMUM WIDTH OF CONCRETE OR MASONRY
FOOTINGS
(inches)"
For SI: 1 inch = 25.4 nun, 1 pound per square foot — 0.0479 kNlm'.
a. Where minimum footing width is 12 inches, a single wydic of solid
or fully grouted 12 -inch nominal concrete masonry units is permitted
to be used.
C. CONSTRUCTION AND SECTION DETAILS: (See Attachment C)
Timber species, lumber grade and nailing patterns shall be noted near the appropriate detail.
1) Framing cross sections from foundation through roof and plan views (with appropriate cross
references) show joist and stud size, spacing, direction, support, connections, blocking, headroom,
insulation, foundation and footing drain.
2) Engineered lateral calculations are required when the "conventional construction" wall bracing
provisions of IRC R602.10 cannot be met. NOTE: The IRC provides an alternate braced wall panel
exception for one-story applications, see IRC R602.10.6. (See Attachments FI & F2)
3) Locate and detail all seismic hold-downs, anchor bolts, drag strut locations, post and beam
connections, rafter and truss clips; specify manufacturer, model number and size. Clearly indicate
exterior and interior shear wall location(s), specify nailing patterns and provide lateral analysis
calculations. (See Attachment H)
4) Provide detail showing how existing construction will be tied into new construction.
5) Typical bearing wall and roof section view; label all materials, insulation, sheathing, connections,
exterior bracing, nailing patterns for roof, wall and floor sheathing, finish materials, roofing and
siding.
6) Roof construction, ventilation, drainage and pitch.
7) Provide load calculations for all beams, specify connectors. Note. positive connection is required at
all posts and beams. (See Attachment H)
8) For factory engineered trusses note positive connection, bracing and blocking requirements.
Manufactured floor and roof trusses are designed for specific conditions and tolerances the
manufacturer prepares a design sheet which specifies the size and grade of the members, the size and
type of connectors to be used and the method of bracing. All rafters or trusses shall be anchored to
bearing walls with approved framing anchors. Note: Truss design sheets shall be submitted to the
building inspector at the framing inspection. (See Attachment G)
9) Chimney construction, clearance from combustibles, detail hearth, roof clearance, lateral support and
seismic strap connections. Supply manufacturer's listing for factory built units, inserts, flues,
woodstoves, etc.
10) Stair, handrail, guards, headroom, landing, deck details. Note; enclosed useable space under interior
stairs requires 112" gypboard on walls and ceiling. (See Attachment I)
LATEMPV3UII:DINOHANDOUT ICODES1Handoots WebpagelREMOADD B61 DOC 4
Revised 7104
LOAD-BEARING VALUE OF SOIL s
1,500 1 2,000 3,000 X4,000
Conventional light -frame construction
I -story 12 12
12 12
2 -story 15 12
12 12
3 -story 23 17
12 12
For SI: 1 inch = 25.4 nun, 1 pound per square foot — 0.0479 kNlm'.
a. Where minimum footing width is 12 inches, a single wydic of solid
or fully grouted 12 -inch nominal concrete masonry units is permitted
to be used.
C. CONSTRUCTION AND SECTION DETAILS: (See Attachment C)
Timber species, lumber grade and nailing patterns shall be noted near the appropriate detail.
1) Framing cross sections from foundation through roof and plan views (with appropriate cross
references) show joist and stud size, spacing, direction, support, connections, blocking, headroom,
insulation, foundation and footing drain.
2) Engineered lateral calculations are required when the "conventional construction" wall bracing
provisions of IRC R602.10 cannot be met. NOTE: The IRC provides an alternate braced wall panel
exception for one-story applications, see IRC R602.10.6. (See Attachments FI & F2)
3) Locate and detail all seismic hold-downs, anchor bolts, drag strut locations, post and beam
connections, rafter and truss clips; specify manufacturer, model number and size. Clearly indicate
exterior and interior shear wall location(s), specify nailing patterns and provide lateral analysis
calculations. (See Attachment H)
4) Provide detail showing how existing construction will be tied into new construction.
5) Typical bearing wall and roof section view; label all materials, insulation, sheathing, connections,
exterior bracing, nailing patterns for roof, wall and floor sheathing, finish materials, roofing and
siding.
6) Roof construction, ventilation, drainage and pitch.
7) Provide load calculations for all beams, specify connectors. Note. positive connection is required at
all posts and beams. (See Attachment H)
8) For factory engineered trusses note positive connection, bracing and blocking requirements.
Manufactured floor and roof trusses are designed for specific conditions and tolerances the
manufacturer prepares a design sheet which specifies the size and grade of the members, the size and
type of connectors to be used and the method of bracing. All rafters or trusses shall be anchored to
bearing walls with approved framing anchors. Note: Truss design sheets shall be submitted to the
building inspector at the framing inspection. (See Attachment G)
9) Chimney construction, clearance from combustibles, detail hearth, roof clearance, lateral support and
seismic strap connections. Supply manufacturer's listing for factory built units, inserts, flues,
woodstoves, etc.
10) Stair, handrail, guards, headroom, landing, deck details. Note; enclosed useable space under interior
stairs requires 112" gypboard on walls and ceiling. (See Attachment I)
LATEMPV3UII:DINOHANDOUT ICODES1Handoots WebpagelREMOADD B61 DOC 4
Revised 7104
D. FLOOR PLAN: (See Attachment D, DI & G)
1) Direction, and spacing, size and species of structural beams, joists, rafters and trusses.
2) Dimension, specify use of each room and/or area, indicate the square footage of each floor.
3) Distinguish new construction from existing construction
4) Stairway, door and hallway widths, smoke alarms (detectors).
5) Location, access and clearance to crawl and attic spaces. Specify opening dimensions.
6) Mechanical and plumbing fixtures/appliances.
7) Specify size of rough opening for doors and windows. Provide openable area and sill height of egress
windows in all sleeping rooms.
8) Show extent of fire separation between garage and living space and garage attic areas or habitable
spaces over garage.
9) Show required lighting for interior and exterior stairways per R303.6.
E. ELEVATION VIEWS: (See Attachment E)
1) Front, rear, sides, average grade and finished floor and roof elevations.
2) Roof overhangs, decks, porches, stairways, walkways, breezeways, cantilevered structures, chimneys,
roof decks, guardrails, handrails, landings, stairs, siding, roof material, etc.
3) Show location and size of windows, doors, sliders, skylights, etc.
4) Show actual and maximum height of the residence taken from the average grade as determined by the
height calculations. (Refer to Item #F, below, for more information)
F. HEIGHT CALCULATIONS: (See Attachments A & E and Handout #B41)
1) Stake out the smallest rectangle within the boundaries of the site, that encompasses all four corners of
the proposed building at original, undisturbed soil. Include decks when covered by a roof and
projections such as bay windows. Chimneys and eaves are exempt if they project no more than 30
inches. Note, detached structures must have separate height calculations.
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 25 feet to the average grade for a single family residence. This figure is the maximum height
allowed at the proposed location.
6) On the plot plan show the grade elevations at each corner of the building rectangle, the datum point
grade, the original grade, the average grade, the actual height and the maximum building height.
7) A height check verification is conducted at the framing inspection. A transit must be provided on site
for the Building Inspector to confirm height compliance
G. STRUCTURAL CALCULATIONS:
Plans which do not meet conventional construction 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 permit submittal.
L:ITEMPIBUILDINGIHANDOUT ICODES1Handouts WebpagelREMOADD BGI.DOC 5
Revised 7/04
H. ENERGY (WSEC) AND VENTILATION (VIAQ) WORKSHEETS: (See Handout #B26)
Complete the energy worksheets that includes all windows, doors and skylight U values, floor to wall
glazing percentages and R values of all insulation (See Handout #B26) Source specific and whole house
ventilation (fans) must be detailed on the plans including fan location(s) and cfm sizing.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC iN COMPLYING WITH THE DETAILED
PERMIT SUBMITTAL REQUIREMENTS, IT IS NOT A COMPLETE LIST OF PERMIT OR CODE RE UTREMENTS AND
SHOULD NOT BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE
RESPONSIBILITY OF THE OWNER/DESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS.
ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW.
LATEMMUILDINGIHANDOUT ICODEMandouts Webpage\REMOADD B61.DOC 6
Revised 7104
Property Owner Name
Property Address
Tax Account Parcel #
#B57
SAMPLE PLOT PLAN
.Rr-alp• 911-701 IIR AAA
IMPERVIOUS SURFACE CALLS (SOLID SURFACES)
Exist. Building Roof Outline: 2200 s£ (constr. in 1962)
Existing Covered Porch: 75 A. (constructed in 1962)
Existing Driveway: 610 sf. (constructed in 1987)
Existing Patio: 200 sf. (constructed in 1985)
Proposed Addition: 440 sf.
Proposed Garage: 500 sf.
Proposed Deck: 90 sf.
HEIGHT CALCS
A = +99'
B = +107'
C = +100'
D = +105'
AVE GRADE =102.75'
ACTUAL = 123'
MAXIMUM =127.75'
+98
+99
raosedpeck — — — —
�991� � ��9°art E B
z� :+107
` � 1
1
I t
Existing Rocke
LOT COVERAGE: I
3515 SQ.FT. (26%)
LOT AREA:
13,527 SQ.FT.
LOT SLOPE, 11%
N
QI
r -
I
I
I
I
I
Property Line
I
R'
I
3 I
I _ I
Existing :1 oWeSt
Footm'ga -
25'-U" Existin v
Concre a Residence Elevatlo I _ C
-1031
Patioi 2000 sq.ft. s� r
I
1
I
I
Oxy
iR14i
1 s
L Cove red Porch
Existing
Grade
1 I7 a{ 0
Contours
C
i
N
�
y 1001 I,
Sidewalk '
Water Meter
MAIN STREET
Telephone Pole
DATUM PT. +100' Center of Right -of -Way
L:1TEdv1PIBUILDINGIHAND0UT TCODE 1Hando ss dbpgV1&S+MOAh1k3QV,,h,.DOC 7
Revised 7/04
2—
L:,ternp\buildinglhanciout4addidon\plotvsd 71ATTACHMENT A
I
I
Oxy
iR14i
1 s
L Cove red Porch
Existing
Grade
1 I7 a{ 0
Contours
C
+1001
n
...A
------ --
Existing
Asphalt
Driveway
Slope 6%
i
N
�
y 1001 I,
Sidewalk '
Water Meter
MAIN STREET
Telephone Pole
DATUM PT. +100' Center of Right -of -Way
L:1TEdv1PIBUILDINGIHAND0UT TCODE 1Hando ss dbpgV1&S+MOAh1k3QV,,h,.DOC 7
Revised 7/04
2—
L:,ternp\buildinglhanciout4addidon\plotvsd 71ATTACHMENT A
❑ Property owner's name, tax account parcel number and street address.
❑ North arrow designation and Scaled 1"=20'.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public and private),
paved areas, street dedications and adjacent City right-of-way (developed or
undeveloped). Show dimensions.
❑ Side sewer stub and proposed sewer lines, water meter location, water service line,
gas, cable and phone lines, fire hydrants, telephone poles, utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams creeks, ponds,
ditches, etc.).
❑ Dimension all buildings and structures (label them existing or proposed), indicate
setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools, cantilevered
structures, bay windows, chimneys, roof overhangs, eave lines, breezeways, patios,
sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location with typical section detail. (Refer to separate
Rockery and Retaining Wall Handouts #B62 & #B63)
❑ Fences existing and proposed.
❑ Building height calculations, average grade, actual height, maximum allowed height
(See Handout #B41). Datum point and elevation located off-site (i.e. top of sewer
manhole lid, top of fire hydrant, etc.) and lowest footing elevation.
❑ Elevations at four corners of property lines. Topographic lines at two foot intervals.
Lot slope and driveway slope.
❑ Impervious surface calculations, existing impervious surface (Pre and Post July 1977)
separate from proposed impervious surface.
It is the owner/applicant's responsibility to submit a true and accurate
plot/site plan to the City.
LATEMI'1BUILDINGMANDOUT ICODESMandouts Webpage\REMOADD BOLDOC 8
Revised 7104
SAMPLE FOUNDATION PLAN
INCLUDES IST FLOOR FRAMING
SCALE 1/4" = 1'-0"
40'-0"
10.,9.. i 10,_9.. � 9•,9" I a._9.. � 10',6" I
/ Proposed deck {see Deck Handout for information)
I I
Existing crawl space -
Re
ove F�dsting
access: 16" x 24" �—
onc. Patio
— 963N
I—• —
I
—
r
I
t
I I�I I
l I I 1
I
1
111 I
I�I I
I
I
1
1 1
1 Existing 2.10 HF#
1F 0-
ityp) 11 1 1
I Holdown (e.g.
e
{
I
1
I 1
1
I HD5A, STHD141
c+
I
I
]il
I I
I I
I I�I I
111 I
I
I
I
lil I
1 1 I
1�1 I
111 I
I
I
I
I
I
I
I 111 I
I I I
I
111 I
I•I I
I A
L P
--
Illy i1�',1
111 ]
I 1
Iq
o
1 1 1
Craw] Space I
I I
I
c a
I
I a 1 1 1
1410
Access: x 6" 24"
J 1
I
N
1 2x1 0 HF#2 @ 16" 1
1
t� o
f
l q I
I 1 1 ]
o.c.
1
1
I
IIIA III 1
I �
I�I I
I 1
J! I
J 1 continuous],
1 1
1 1 1 I I! 1
I I Foundation,
I
1 1 1 1
(typ) ]
1 1 ]
!
1
c1,
y E
Existing 4 x 4 1 1 1 1
I I
1 I
Crawispace I
1
'r s
pressure treated 11 1
I t I 1
I
w U
Ill post with post I I I
I I I
J !
1
1 I I base (PBXX) and 11 1 1
post cap (PcXX) I ! I
I
1 11 I
J 151 J
I !
I 1
I
1 1 1 1 (typical all posts)
III
al
1 1�1
I L- I
!
al—
--- I --— — SLI
ABwP
Existing Covered 1 I
4
Porch
Lo_�- —- —---
I
1
I
I
i
I
I
1
!
o = Existing foundation I 4 " Concrete Slab
= Proposed foundation I l I 1
I I I !
1 1 1 1
Provide construction details and sections to 1 I 4ABW�� clearly show code complianceL — — — — — — — — — -- ----
ABWP —
I 10'.8•' I 15'-0" 25'-0" I
I Holdown (e.g. I
I so'{" HD5A, STHD14) I
"Provide 0 mil black polyethylene moisture barrierthroughout crawlspace, lap seams 6" and seal.
"AEI wood in contact with concrete or exposed to weather must be pressure treated or naturally resistant to dewy.
"Footings to bear on 2000 psf. undisturbed soil. Specify Sol] Type: Le., Silty Gravel
L:Stemplbuilding\handoutladditionVdnframe.vsd -- 8104
LATEMPIBUILDINGIHANDOUT ICODES1Handouts Webpage\REMOADD B61 DOC
Revised 7/04
Detail Attachment F
Holdown (e.g.
HD5A,STH014)
Ledger size, lag bolU
nail size and
spacing with
o specified joist
ti hanger.
Foundation Ventilation
Cales. 318!158=2.12 sf.
Provide six 12"x 6"
vents covered with
corrosion resistant
screen. Note: vent net
free area is 54 sq.ln.
taking into account
25Y screened
reduction.
Crawlspace access in
floor: 18"x24" min.
Holdown (e.g.
HD5A, STHD14)
ATTACHMENT B
9
SAMPLE SECTION VIEW
(FOR CONVENTIONAL LIGHT -FRAME WOOD CONSTRUCTION)
Roofing material type
and weather barrier
Roof Slope (e.g. 3:12) Ridge
Sheathing thickness, type, and nailing Board size
pattern (e.g. 112" CDX Plywood, 8d nails,
6" o.c. at edges and 12" o.c at field) Manufactured TrusslRafter size,
spacing and lumberspecies/grade
Maintain 1" airspace (e.g. 2x8 HF#2 rafters at 24" on center)
with approved baffle
Ceiling Insulation
Gutter connected R -Value (e.g. R-30 batt) Ceiling JoistlCollar Tie
to tighlined ` size, spacing and species
downspout
Eave venting -
Three 2" holes per bay
covered with 114"
galvenized wire mesh
Siding material type
and weather barrier
Sheathing thickness, type and
nailing pattern (e.g. 1/2" CDX
Plywood, 8d nails, 6" o.c. at
edges and 12" o.c at field)
112" x 10" anchor bolt with nut and
washer spaced at 6' o.c. maximum,
with min. 7" embedment, 2 bolts per
piece within 12" of each end. Plate
washers are required for each bolt
(2" x 2" x 3116" thick)
6" minimum wood -
earth separation
Grade shall slope away from
foundation walls minimum 6
inches within the first 10 feet.
Footing are drains required—
for
equired —j
for all foundation walls tha; 11 11
enclose habitable or
useable space below grade.
See footing drain detail for
requirements, Attachment I 1
C1. IIII
Footings must be placed on
firm, bearing, undisturbed soil
L:itemplbuilding%handoullsftLseclionC.vsd updaled V06
Rafters/Trusses must be anchored to bearing wall with
approved framing clips (See Typical Construction Connectors)
Double top plate
Wall Insulation R -value
(e.g. R-19 kraft paper
batts face stapled)
Sheetrock thickness (e.g. 1/2"
sheetrock)
Studs size, spacing and species (e.g.
2x6 HF#2 studs at 16" on center)
DESIGN LOADS:
Wind Speed: 80 mph
Wind Exposure: B
Seismic Zone: 3
Roof Snow Load: 25 psf
Roof Dead Load: 15 psf
Floor Live Load: 40 psf
Floor Dead Load: 15 psf
SCALE: 314"=1'-0"
Subfloorthickness, type, and
nailing pattern (e.g. 314" CDX
Plywood, 8d nails, 6" o.c. at edges
Floor Insulation R -value and 12" o.c at field)
(e.g. R-19 batts)
Floor Joist size and spacing
(e.g. 2x1 o HF#2 at 16" on center)
Size of pressure treated sill plate
(e.g. 2x6 pressure treated sill plate)
#4 rebar continuous (typ)
6 mil vapor barrier throughout
ZZ crawlspace
See chart on page 4 for minimum
IIII foundation footing and wall sizes
Concrete foundation
ATTACHMENT C
L:ITEMPIBUFLDINGIHANDOUT ICODES1Handouts WebpagelREMOADD B61.DOC 10
Revised 7104
Foundation Drainage Examples
Footing drains are required for concrete or masonry foundation walls that retain
earth and enclose habitable or useaOle space located below grade - IRC 405.1
Grade shall slope away from 6" minimum wood -
foundation walls minimum 6 earth separation
inches within the first 10 feet.
yEO
IIII fftI
Footing drains are required for crawlspaces if topography does not allow for minimum
6 inch slope away from the foundation wall within the first 10 feet - IRC 401.3
6" minimum wood -
earth separation \
Ali 111111 11��,
Filter membrane \
4" perforated drain pipe in
washed gravel or crushed _
rock (minimum one sieve —
size larger than the opening�+::::i:::
or perforation)i'
-Illi' • I �f ..,.
L:Itemplbuilding\handovtlsfr5atlachmenlCl.vsd —4106
L:ITEMP1BUILD1WHANDOUT ICODE51Handouts WebpegelREMOADD B6 LDOC
Revised 7104
Crawlspace
ATTACHMENT C1
11
SAMPLE FLOOR PLAN
INCLUDES 2ND FLOOR FRAMING
SCALE 1!a" = 9'-0"
K Line of deck above
----------------------------------.....-----------------_-..-'---
ABWP crz=z==
BWP=
L: 4templbuiidinoandoutlaWaor.vsd — 8104
LATEMP1BLULDINGIHANDOUT ICODEMandouts Webpage\REMOADD B61.DOC
Revised 7104
® = See Sample General Notes
ATTACHMENT D
12
40'-0"
--
1_ 10'-0•'
214" I 18'4"
lip
.4
vg
36"
4
FanKLaundrye
4'0"2640
2640
1660 1660
3'-2"
-
BWP
ieasementcasemen
BWP so sty safetyABWP
i
: a
a
2fi sic
N
2640
m
I K
m
; o ( Tet)
casement
ro
casamenl safe
sats
1Oo3068..._.2•g•.BWP
11 718•�TJI 210016" O.C. (typical]
a
m
k Contreteto
••
HW
3 Family
eoABWP
o
r
'a
C100
FM
(vaulted
ROOM
Entry Porch
o
O
Fan
��
6x16oF#i
ceiling)a
`
a
Crawt space r
-
}\
Garage
500 sq.ft
access 18" x 24"
1st Floor
2300 sq.ft.
m
`o
weatherstripped
Garage
2nd Floor
800 sq.ftInstall
z
$
`/T gypsum hoard on garage
N
e betatE Attachment F
3600 sq.ft
q
walls and Type X gypsum
cqs
board onn garage telling.
g
Deck
280 sq.ft
7fi i
ABWP
4060 2'.$"
75 sq.ft.a
a
m
Q
WP fixed p
m
3'.0"
8070 O.H. Door 8070 O.H. Door
m 4212 DF#1
101.6" 16•,0"
� a
50'-6"
I°
"m
o
M
E m
MST60
Dining Room
c IN u m
N
o
; g
Living Room
v
{vaulted ceiling}
-: 11 718"TJ1210 @i16" o.a.
Office/Guest
m
Bedroom
MSTso
w4
oa
4
a
4 x 4 HF#2 Post (TYPJ
a m c
M
s0
O tl
a�
soo
® „o
ABWP crz=z==
BWP=
L: 4templbuiidinoandoutlaWaor.vsd — 8104
LATEMP1BLULDINGIHANDOUT ICODEMandouts Webpage\REMOADD B61.DOC
Revised 7104
® = See Sample General Notes
ATTACHMENT D
12
Direct Vont Manufactured
--
�� /H2_Bath
IFireplay
vg
36"
LI
100 CFMWholenoHouse
FanKLaundrye
N
4060 2040
2040
I K
casamenl safe
sats
1Oo3068..._.2•g•.BWP
k Contreteto
c.
HW
P
eoABWP
o
Entry Porch
o
O
6x16oF#i
Building Area
Garage
500 sq.ft
6x6 Pressure
1st Floor
2300 sq.ft.
Treated Post
Garage
2nd Floor
800 sq.ftInstall
`/T gypsum hoard on garage
N
TOTAL
3600 sq.ft
q
walls and Type X gypsum
board onn garage telling.
g
Deck
280 sq.ft
Covered Porch
75 sq.ft.a
a
m
Q
4x10 DF#2 4x10 DF#2
m
3'.0"
8070 O.H. Door 8070 O.H. Door
101.6" 16•,0"
ABWP 26'-0" ABWP
50'-6"
ABWP crz=z==
BWP=
L: 4templbuiidinoandoutlaWaor.vsd — 8104
LATEMP1BLULDINGIHANDOUT ICODEMandouts Webpage\REMOADD B61.DOC
Revised 7104
® = See Sample General Notes
ATTACHMENT D
12
SAMPLE GENERAL NOTES FROM
FLOOR PLAN REFERENCES
ODoor between garage and dwelling to be 13/8" solid core or 20 minute fire rated door.
2 Vent hot water tank relief valve directly to the outside, provide seismic straps within
upper 113 and lower 113 of hot water tank, provide expansion tank.
(D Install bollard or wheelstop to protect mechanical equipment from vehicle impact.
OSources of ignition for gas hot water tank and furnace to be located a minimum of 18"
above finished floor.
Provide one openable escape window in basement and in each sleeping room meeting
all of the following requirements:
1) An openable area of not less than 5.7 square feet.
2) A minimum clear height of 24".
3) A minimum clear width of 20".
4) Finished sill height of not more than 44" above the finished floor.
6 Install direct vent manufactured gas fireplace in accordance with manufacturer's
specifications and State codes.
ODryer to vent directly to the outside with a maximum vent length of 14'-0" and a
maximum of two 90 degree elbows.
Smoke detectors to be hard wired with battery backup and installed in the following
O
locations:
1) In each sleeping room.
2) Centrally located in hallways or areas accessing sleeping rooms.
When sleeping rooms are on the upper floor, smoke detectors must be
installed near stairways.
3) Minimum of one installed on each floor, including the basement.
Battery operated smoke detectors to be installed in existing residence at the above
locations.
OProvide pressure relief valve and main water shut-off on water supply line
L-,gemp%Liildinglhandouts\addidon\gen notesysd-300 ATTACHMENT D1
L:ITEMPIBLFIL.DINGIHANDOUT ICODESILIandouts Webpage\REMOADD B61 .DOC 13
Revised 7104
0 0
Z
0
W
J
LU
D
0
V)
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
L:Hemplbuilding�handout)paneMbwp.vsd — Bf04
L:ITEMPIBUILDINGIHANDOUT ICODES1Handouts Webpage\REMOADD B61.DOC
Revised 7104
Minimum 318" thick plywood
sheathing nailed with 8d common
or galvanized box nails at 6" o.c,
edges and 12"o.c. field.
,wn with min.
uplift
Y
" anchor bolts embedded
spaced at panel quarter
nstalled per IRC R403.1.6
Continuous Foundation
ATTACHMENT F1
15
Alternate Braced Wall Panel
2 -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 submitted.
#4 rebar
continuous top
and bottom
LitempWuiidingVhandoutsL4bwp2st.vsd — 8104
Minimum 318" thick
plywood sheathing
m both faces nailed
with 8d common or
falvanized box nails
it 6" o. c. edges and
12"o.c. field.
Holddown with
min. 3000 Ib.
uplift capacity
412" anchor bolts embedded
'spaced at panel fifth
installed per IRC 403.4.6
ntinuous
Foundation
ATTACHMENT F2
L:ITEMPIBUILDINGIHANDOUT ICODESWandouts Webpage\REMOADD B61.DOC 16
Revised 7/04
SAMPLE ROOF FRAMING PLAN
SCALE 1/4" =1'-0"
0.0"
101-61,
i -O 101-6"
L:%lemp'bLjitdinglhandou6sdditonVoof.vsd —3100
601-61,
= Area of new roof
Truss specifications stamped by a Washington State
Licensed Professional Engineer to be provided on -sits to
Building Inspector at framing inspection.
ti
24'Eave (typ)
ATTACHMENT G
L:\TEMP\BU1LD1NG\HANDOUT ICODES\Handouts WebpageaEMOADD B6 ].DOC 17
Revised 7104
Existing 2x12 Rafters @IS" o.c.
,!,�trjl iimuiimum�i�,,l _Ult
it
t
TiT
.......... .
t� 11M
Tit 1'111'1,111�1�il 11" I'llf"11 il`,R 111 U1 I
AP ;5�1 M, 1111b fil
S kv light `NP 3. �,N5;
IN1111111111111KIR d
sl Ea �N
71A ii.Access 11, �ITI
4 x30"
22
17111 wl�
S2040
1;gi
111 SHIP kyllghtil '01 5
9
101, MIjq NOR
id:
4 �11R 1,
'11 111, T a
91
F
RE
i -O 101-6"
L:%lemp'bLjitdinglhandou6sdditonVoof.vsd —3100
601-61,
= Area of new roof
Truss specifications stamped by a Washington State
Licensed Professional Engineer to be provided on -sits to
Building Inspector at framing inspection.
ti
24'Eave (typ)
ATTACHMENT G
L:\TEMP\BU1LD1NG\HANDOUT ICODES\Handouts WebpageaEMOADD B6 ].DOC 17
Revised 7104
TYPICAL CONSTRUCTION CONNECTORS
rl
00
a
a
Rafter/Truss Clips Post -Beam Connectors
0'
O
O
0
Post -Pier Connectors Hoidowns
Post Cap (PCXX)
/ 4x4 Pressure Treated Post
Post Base (PBXX)
O
o Continuous Footing
�o
16"
Typical Crawlspace Post & Beam
24"
Entry Porch/Deck Post & Beam
;X)
created Post
;X)
ATTACHMENT H
L'demp%buildinglhandeutsladd'fionlconnecLvsd —3100
LATEMPIBUILDINCAHANDOUT 1CODES\14andouts WebpagelREMOADD B61.DOC 18
Revised 7/04
Sample Stair Detail
Handrail 1 1I4" min. to 2" max.
Intermediate rails
spaced so that a 4"
sphere shall not
passthrough
1=
36" min. landing
L:ltemplbuildinglhandoutlsfrlstairs.vsd 8104
10" min.
Rise -run -rail opening
spaced so that a 6" sphere
shall not pass through
Install 1/2" gypsum
board on walls and
ceilings of all useable
space under stairs.
ATTACHMENT [
L:ITEMPIBUILDINOIHANDOUT 1CODEMandouts Webpage\REMOADD B61.DOC 19
Revised 7/04