20070301112921.pdfOV EDO City of Edmonds
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PLAN REVIEW COMMENTS
"' BUILDING DIVISION
(425) 771-0220
DATE: March 1, 2007
TO: Dane and Marjorie Tomer
D-MTOMER@peoplepc.com
FROM: Jenny Readwin, Plans Exam ner
RE: Plan Check # 2007-0226
Project: Tomer Carport Enclosure
Project Address: 23723 77th Ave W.
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 on or before Friday Mauch. 30, 2007 or the file will be turned back over to code
enforcement for further enforcement action.
1) Provide three copies of site plan scaled 1"=20' on 8 %" x 14" or smaller paper. See attached
garage handout for minimum site plan requirements.
2) Note garage/dwelling separation on plans. Minimum %2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 13/8" solid core door.
3) Expand floor plan to show all doors and room uses in the existing residence ( i.e. kitchen,
bedroom, living room, etc.) around this carport that is being converted to a garage. Clarify if
water heater storage area is existing or proposed.
4) Provide a section detail from the foundation through the roof showing, footing/foundation
dimensions, rebar, stud size and spacing, top plate, roof construction, etc. See attached garage
handout for sample section detail. Specify on detail what is existing and what is proposed.
5) Provide roof framing plan and specify what is existing and what is proposed. See attached
handout for sample roof framing plan.
6) Per R403.1 a continuous foundation is required to support all exterior walls. Provide a
foundation plan showing proposed and existing foundation. If a continuous foundation is not
provided then structural calculations stamped and signed by a Washington State Licensed
Professional Engineer will be required.
7) Exterior walls do not meet minimum wall bracing required by IRC 602.10. Provide lateral
calculations stamped and signed by a Washington State Licensed Engineer or alter plans to meet
minimum wall bracing requirements.
#B36
city of edmonds
development information
Garage
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for the repair, alteration or construction of a garage.
CODES: International Building (IBC) and Residential Code (IRC) (2003 Edition)
Edmonds Community Development Code (ECDC)
FEE:
Based on square footage
SUBMITTAL REQUIREMENTS:
1. ❑ A Critical Areas Determination, issued by the Planning Division (See Handout #P20)
2. ❑ Drainage Pian - 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 Man - Three (3) copies, scaled 1"-20' (one (1) of the three plot plans must be no lamer than
8 %z" x 14") (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) Elevation Views
e) Height Calculations (See Handout #B41)
i.:1TEMKBU1LDINGIHANDOUT ICODESIGARAGE B36_DOC
Revised 7104
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. Site 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
the 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 City Grading handout for
more specific information and submittal requirements.
NOTE: When grading exceeds 499 cubic yards of f ll, excavation or cut, a SEPA Environmental Checklist
(See Handout #P71) and Adjacent Property Owners list (See Handout #P2) 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'/2" 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), show all dimensions.
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,
lot area and lot coverage.
.b) Building height calculations. (See Handout #B41 and page 3 'of this handout)
7) Surface elevations at each corner of the lot. Topographic lines at five (5) foot intervals for slopes 15%
or less and at two (2) feet intervals for slopes greater than 15%. Indicate driveway slope.
8) Impervious area calculations.
I.: ITEMMUILDINGUL4.NDOUT ICODESIGA.R.AGE B36.DOC
Revised 7/04
5. WORKING DRAWINGS Two (2) complete sets with the following:
A. GENERAL NOTES: General notes shall include the following:
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 with 3 second gust, exposure B or C, See
R301.2.1.4), snow load 25 psf, Seismic Design Category D2.
5) Soil classification (i.e., soil bearing 2,000psf), concrete strength, reinforcement steel grades.
6) 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).
B. FOUNDATION PLAN DETAILS: (See Attachment I3, C & D)
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 and size of reinforcing steel, spacing
and size of vertical and horizontal rebar and anchor bolts, location of proposed holdowns or other
seismic connectors.
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 comer. 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 18001bs) 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 for all beams.
4) Provide a roof -framing plan. (See Attachment F) All rafters/trusses shall be anchored to bearing
walls with approved framing anchors: Provide truss drawings to building inspector at the training
inspection.
5) If the garage is attached to existing structure, provide detail showing how existing construction will
be tied into new construction.
NOTE: Plans which do not meet conventional construction as detailed in the International 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 G)
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.
L UEMMBUILDINGMANDOUT ICODESIGARAGE B36.DOC
Revised 7104
E. HEIGHT CALCULATIONS: (See Attachments A & G and Handout #B41)
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 30 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
dation 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 comer, 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 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 MY FOR REVIEW_
L:ATEMPIBUILDINGIHANDOUT ICODESIGARAGE B36.DOC
Revised 7104
SAMPLE PLOT PLAN
Scale: V=20'
IMPERVIOUS Si RFA_CE CALCS +105
Exist_ Building Roof Outline: 2500 sf. (constr. prior to 197'1) I
Existing Patio: 200 sf- (constructed in 1987) _
Proposed Garage: 500sf. +100 J
Proposed Drivetivay: 610 sf.
Drive,vay to be Removed: 457 st
HEIGHT CALCS /
/
A. = +99'
B=+107' / -{
C = +100'
D=+104' f
O
AVE GitADE = 102.5' I � en
ACTUAL =125' , % 1 ave overhang
AIA7tINTUM =127.5'
A / - g !
1
•� +99•i i_ .. +Iut
LOT COV ERA GE:
Patla.l' Existing; i • tD
2875 SQ.FT- (21%) " zoo,'A. ] r
a.: Residence
]: 2300 sq.ft ]
LOT AREA:
13,527 SQ.M N l i
i
l i
E
E i
] w _ _ I Proposed
Existing r Garage i
Covered Parch j 500 sq.ft. t
75 sq.ft.
C .............. L_ ,'� '- +104
+100
Removeu;��'r5.1.tiz
Property Line Exisfng EiaY `� '�'as�,�""•"..t°-'5 � `"'`' Q,
driveway auf:l}
1457 sq.fL)�{Fr+i"�s , _fir `•'
100,
Driveway Slope: 6%
MAIN STREET
DATUM PT- +140' ..� Center of Right -of -Way
' ss Tap of S5 i4laiibolc Cover
L:lkemplbuddinglhandautkgaraoa4oloLvsaB011
ATTACHMENT
!S
PLOUSITE PLAN CHECKLIST
❑ Property owner's name, street address and Snohomish County Tax Parcel Number.
❑ North arrow designation and all Plot/Site Plans scaled at 1 "=20'.
Q 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, chinmeys, 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 Tull Handouts #B62 & #B63), include top and bottom elevation every 5 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 ##B41). Datum point must be located off-site (i.e., 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 pian to the City for review.
LATEMKBU1LDiNMANDOUT iCODESTLOTPLANCKLST B57 -doe Revised 10/05
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SAMPLE SECTION VIEW
SCALE: 314"=V-0"
Roofing material type
and vapor barrier
(e.g. asphalt shingles des
w130# felt) ST,
d'VP
c
Sheathing thickness and type acing
(e -g- %" CDX plywood, 8d nails, �ye.yp oL�
6" a.c. at edges and 12" in field) _� d Cus aRVNFRidge Board size
'�{acOle
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261DM
Ceiling Joist/Collar Tie size, spacing and species
DESIGN LOADS:
Roof: 25 psf snow load
Wind Speed: 85 mph
Wind Exposure: B
Seismic Zoite: Q2
6" minimum wood
earth separation
4" perforated
drain pipe in
washed gravel
-- IIII�I
ltemplbuildinglhandoutlgaragelgarsectl.vsd 8104
Raftersfrrusses 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
and nailing pattern
(e.g. %" plywood, OSB, 8d
common nails, 6" o.c_ at
edges and t2" o -c- field)
Studs size, spacing and species
(e.g. 2x4 HF#2 @ 46" o.c-)
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 714" thick)
Size of pressure treated sill plate
III-
Ilill #4 horizontal rebar continuous (typ)
#4 vertical rebar at 48" o.c_
]z Footings most be placed on firm
CO bearing undisturbed soil
Concrete foundation
ATTACHMENT C
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Alternate Braced Wart Panel
for a. 1 -story Structure
(IRC R602.1.6)
NOTE: This panel may be used in place of any braced wall parcel 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.
1t4 rebar con
top and bi
Minimum 318" thick sheathing
nailed with 8d nails at 6" o.c. at
edges and 12"o.c. in the field.
is Holdown with minimum 1800 lb.
apacity_ Note specific holdowns or
options on the plans for the
'actor that meet the 18001t
;ment. Caution on minimum edge
ce'required foundation wall width,
in embedment requirement, etc..
ichor baits embedded a
im of 7", spaced at panel
points
Continuous Foundation
LUempt . usicrn9u,ana«utazagelcaf—auvw.vsc-PO4 ATTACHMENT E
Truss Example:
Manufactured trusses at
24" o.c.
Truss drawings must be
stamped and signed by
State licensed
Professional Engineer
and provided to the
Building Inspector at
framing inspection.
All trusses shall be
anchored to the bearing
walls with approved
framing.clips.
Rafter Example:
2x8 HF#2 at 24" o.c.
All rafters shall be
anchored to the bearing
walls with approved
framing clips.
Sample Roof Plan
Tri
sp
ATTACHMENT F
LatemplbuildinglhandoutlgarageVooipin_vsd — 8/04
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