2020-0327 Approved Applicant CopyNothing in this permit approval process shall be interpreted as
allowing or permitting the maintenance of any currently existing
illegal, nonconforming, or unpermitted building, structure, or site
condition which is outside the scope of the permit application,
regardless of whether such building, structure, or condition is
shown on the site plan or drawing. Such building, structure, or
condition may be the subject of a separate enforcement action.
Sound/noise originating from temporary construction sites as a
result of construction activity are exempt from the noise limits
only during the hours of 7:00am to 6:00pm on weekdays and
10:00am and 6:00pm on Saturdays, excluding Sundays and
Federal Holidays. At all other times the noise originating fiom
construction sites/activities must comply with the noise limits,
unless a variance has been granted. ECC Chapter 5.30
All changes in plans and field modifications shall be approved by
the local jurisdiction. The design professional shall prepare
drawings as required for approval. IBC I07.4
Temporary address shall be clearly visible from street during all
phases of construction. Failure to properly post house/building
numbers may result in no inspection by the City Inspector.
Curb signage is not acceptable.
Address numbers (4" min.ht. &.Vz" min. stroke width) shall be
posted to be plainly visible from the street or road fronting the
property. IRC R319
GTINTI,KAL NU'I'ES
LIFE SAFETY NOTES
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Provide one operable escape window in the basement, habitable
attic and in each sleeping room meeting all of the following
requirements:
.An operable area of not less than 5.7 sq. ft. (5 sq. ft. for grade
floor opening)
.A minimum clear opening height of 24 inches
.A minimum clear opening width of 20 inches
.Not more than44 inches between the finished floor and the
bottom of the clear opening.
Escape windows located under decks or porches must have a path
36 inches in height to a yard or court. R310 IBC 1029
The greaiesi riser height within any äight of stairs or Íhe greaiest
tread depth within any flight of stairs shall not exceed the smallest
by more than 3/8 inch.
IRC R311 .7.5.L IRC R311,.7.5.2 IBC 1009.7.4
FOOTINGS/FOUNDATIONS
Footing drains are required around concrete/masonry foundations
that retain earth and enclose habitable or usable spaces located
below grade, or for crawl spaces when a minimum 6 inch slope
within the first l0 feet of the foundation wall is not achieved. A
separate footing drain inspection by the Building Inspector is
uired. IRC R401.3 IRC R405.1
Slab-on-grade floors shall be a minimum 3.S-inch thick concrete
over a 6 mil vapor barrier and 4-inch base of sand/graveVetc.
There shall be a thermal-break for slabs inside a foundation wall,
and if the slab is less than24" below the exterior grade, 24" wide
R-10 perimeter insulation must be provided. Slabs used as part of
a hydronic heating system shall have R-10 insulation provided
throughout the entire slab area.
IRC R506 WSEC R402.2.9 WSEC Table R402.1.1
Vertical rebar must be hooked and tied in place at time of footing
inspection. Maintain minimum 3" clearance to earth, l-112" to
form-work forreinforcement. R403.1.3 R404.L.2.3.7.4
Anchor bolts shall be at least lz -inch in diameter and extend 7
inches into concrete. There shall be a minimum of two bolts per
plate, with one bolt within 12 inches but not closer than seven bolt
diameters from the end of the plate. The bolt spacing shall not
exceed 6 feet o.c. and shall have a nut and 3"x3"x0.229" washers
unless engineered. IRC R403.1.6
FRAMING NOTES
Hardware and fasteners in contact with preservative-treated wood
shall be of hot-dipped zinc galvanízed steel, stainless steel, silicon
bronze or copper. IRC R317.3.1 IBC 2304.9.5.I
Joists less than 18" and beams less than 12" to grade and all wood
exposed to weather shall be preservative-treated or naturally
resistant to decay. IRC R317 IBC2304.ll
Joists shall have not less than 1.5 inches bearing on wood or metal
and 3 inches on concrete. Joists shall be prevented from rotating
at the ends and at intermediate support by approved hangers, 2
inch nominal blocking, or attachment to a rim board.
IRC 502.61502.7 rBC 2308.8
ß'RAIMIN G N U'l'tts (continued)
Foundation cripple walls shall be framed of studs not less in size
than the studs above. \üalls over 4 feet in height shall be framed
of studs having the size required for an additional story. Cripple
walls studs less than 14 inches in height shall be sheathed on at
least one side with a wood structural panel that is fastened to both
the top and bottom plates in accordance with Table R602.3(1), or
crþple walls shall be constructed of solid blocking. Cripple walls
shall be supported on continuous foundations. IRC R602.9
Prior to the framing inspection, the building must be dried in with
a minimum of roofing, windows, and siding paper installed.
Truss layouts showing girder truss/hip-master locations are not
permitted to change and must be followed correctly. If the truss
manufacturer requests to change, in part or in whole, the layout
shown, they must contact the architect/designer to ensure that the
structural design of the building is maintained. If the layout
shown is changed, in part or in whole, the Building Division
requires new engineering calculations and must approve the
changes prior to the installation of the roof sheathing.
Exterior and bearing wall studs may be notched <257o and bored
<407o of the stud width. Non-bearing wall studs may be notched
<407o and bored <60Vo of the stud width. Any bore located <518"
from the stud face is considered a notch. Rafters and joists may
be notched in the outer thirds of the span with a maximum notch
depth 1/6th and a notch width Il3rdthe depth of the member.
Rafters and joists may be bored up to 1/3rd the depth of the
member no closer than2" to each edge or to another bore. Top
plates notched or bored >507o of the width must have a l6ga.
strap, 6 inches past and fastened with 8-10d nails at each side of
the opening. IRC R502.8 IRC R602.6 IBC 2308
Attic access openings are required for buildings with combustible
ceiling or roof construction over an area >30 sq. ft. and with a 30"
vertical space between ceiling and roof framing members. The
rough-framed opening shall be 22"x30" and located in a hallway
or other readily accessible location. The access cover shall be
weather-stripped and insulated to a level equal to the surrounding
surfaces. IRC R807.L WSEC 402.2.4
survey may be required prior to the foundation wall inspection
Building Inspector is unable to verify setbacks. Lot line stakes
should be in place at the time of the foundation inspection and
established property pins should be made visible.
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Smoke alarms shall be installed in each sleeping room, outside of
each separate sleeping area in the immediate vicinity of the
bedrooms, and on each level (including basements and habitable
attics) in new construction and in existing dwellings when
alterations, repairs or additions requiring a permit occur. Smoke
alarms shall be hard-wired with battery backup, and when more
than one smoke alarm is required within an individual dwelling
unit, they shall be interconnected. Discuss exceptions to the
power source requirements with the Building Inspector.
IRC R314 IBC 907.2.TI.2
Carbon monoxide alarms shall be installed outside of each
separate sleeping area in the immediate vicinity of the bedrooms
and on each level in new construction and in existing dwellings
when alterations, repairs or additions requiring a permit occur, or
when one or more sleeping rooms are added or created. IRC R3L5
ventilation openings shall not be less than 1/150 of the area
of the space ventilated. It may be reduced to 1/300 if at least 50
and not more than 80 percent of the required openings are
at least 3 feet above the eave vents with the balance provided by
eave vents. The net free cross-ventilation area may also be
to 1/300 when a Class I or II vapor barrier is installed on
warm-in-winter side of the IRC R806.2Handrails and guards must be capable of resisting a concentrated
load of 200 pounds per square foot applied in any direction at any
point along the top. Guard in-fill components must be capable of
resisting 50 pounds per square foot.
IRC Table R301.5 IBC 1607.8
Handrails shall be continuous through stair flights of four or more
risers, without intemrption by newel posts (unless at a turn) or
other obstructions, and return to a wall, newel post, or safety
terminal. The grip-size shall be Type I or II or of equivalent
graspablity. IRC 311,.7.8
ADDITIONAL REQUIREMENTS
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MECHANICAL NO 'ES
Provide outdoor air inlets in all habitable spaces.IRc 1507.3.4.4
A 30"x30" level working space shall be provided in front of the
control side to service appliances. In attics and underfloor areas,
a passageway a minimum of 30 inches high and 20 inches wide
traveling not more than20 feet from the access shall be provided.
A24 inch wide solid pathway shall be provided in attics. A
switch-controlled luminaire is required at the passageway opening
and a receptacle outlet at or near the appliance. A means of
electrical disconnect is required within sight of the appliance or
the breaker is to be capable of being locked in the open position.
rRC M130s rMC 306 NEC 422.31(8)
Dryer ducts shall terminate outside of the building, 3 ft. from any
openings into the building. The termination shall have a backdraft
damper and no screen. The dryer duct shall be a minimum
.016-in. (27 ga.) thick, a minimum 4 inches in diameter, have a
smooth interior finish, have sections joined with the insert end in
the direction of airflow without the use of fasteners, be supported
at4ft. intervals, and secured in place and protected by nail plates
that extend 2" abovefbelow bottom/top plates. The joints shall be
sealed with ULl8lA listed mastic or tape. Dryer duct maximum
lengths are 25 ft. for electric and 35 ft. for gas with deductions for
fittings (or sizedÄength per manufacturer). If concealed, the
equivalent length of the duct shall be permanently labeled or
tagged within 6 ft. of the dryer connection.
IRC M1502 M1601.4.1 G2439 IMC 504 IFGC 614
H¡udronic heating system piping shall be tested at 100 psi water
pressure or I Vz times the operating pressure, whichever is greater,
for a minimum of 15 minutes. Piping embedded in concrete shall
be pressure tested prior to the placing of concrete and be
maintained at operating pressure during concrete placement. The
test must be observed by the Building Inspector prior to concrete
placement. Note: a means of providing outdoor air per IRC
R303.4, M1507 and IMC 403.2 is required. IMC 1208 - 1209
Refrigerant circuit access ports located outdoors shall be fitted
with locking-type tamper- resistant caps.
IRC M1411.6IMC 1101.10
.I'LUIVIIJINU NU Iljs
installed on a floor level that is lower than the next
manhole cover of the public or private sewer shall be
from backflow of sewage by installing an approved type
of backwater valve. Fixtures on floor levels above such elevation
shall not discharge through the backwarer valve. UPC 710.L
Vent all plumbing fixtures through the roof per UPC 906.0 or
with a loop vent per UPC 909.0. Air admittance valves are not
unless first approved by the Building Inspector on a
e by case basis.
Vy'ater heaters installed in attics, attic-ceiling assemblies,
floor-ceiiing assemblies or a tloor/sub-floor assembly, where
damage may occur from a leak, shall be installed in a watertight
pan made of corrosion-resistant materials. The pan shall have a
minimum 3/+" drain and the drain shall terminate in a visible
location. The drain cannot empty into the crawlspace beneath a
building. Discharge from a relief valve into a water heater pan
shall be prohibited. UPC 507.4 UPC 507.5
Access will be required for the whirlpool/jetted tub pump and the
tempering valve for all tubs. The tempering valve may also be
installed at the water heater. UPC 409
building shut-off required on water supply line. UPC 606.2
sure reduction valve on main water supply line required by
City code
Vent hot water tank relief valve directly to the outside.
UPC 608.5
water heater must be seismically anchored or strapped at
within the upper one-third and lower one-third of its
dimensions. At the lower point, a minimum distance of 4"
be maintained above the controls with the strapping
507.2
All pressure absorbing devices (e.g. air chambers, mechanical
devices, hammer arrestors) shall be accessible or installed per
manufacturer. UPC 609.10
Minimum 1" air-gap required at dishwasher 414.3
bibs (exterior faucets) are required to have a permanently
affixed anti-siphon device installed. UPC 603.5.7
Soaker and jetted tubs shall be installed and supported per the
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shall be provided to cut off all concealed draft openings (both
and horizontal) and to form an effective fire barrier between
stories, and between a top story and the roof space. Fireblocking shall be
in wood-frame construction in the following locations:
1) In concealed spaces of stud walls and partitions, including furred spaces
parallel rows of studs or staggered studs as follows:
1.1 Vertically at the ceiling and floor levels.
l.2Horizontally at intervals not exceeding 10 feet.
2) At alI interconnections between concealed vertical and horizontal spaces
such as occur at soffits, drop ceilings and cove ceilings.
3) In concealed spaces between stair stringers at top and bottom of the run.
) At openings around vent, pipes, and ducts at ceiling and floor level,
th an approved material to resist the free passage of flame and products
combustion. For additional requirements see IRC 302.11
ADDITIONAL UIREMENTS
Height verification shall be done by the applicant's agentþontractor and
observed by the Building Inspector on site. The agentþontractor shall set
the equipment (transit/builders level), establish the datum point, and the
of average grade. These items must be consistent with the approved
lans. If the proposed height of a building (as shown on rhe plans) is
12 inches of the maximum height permitted for the zone, an
ation survey is required. An elevation survey consists of three
to be conducted by a licensed surveyor. 1) Prior to
the surveyor shall establish average grade as specified in
21.40.030, and shall establish a reference datum point that will be
and can be freely accessed. 2)The surveyor shall locate the
elevation of the first floor prior to the City under-floor inspection. 3) A
final letter of height confirmation shall be provided upon completion of the
structure.
garage separation shall be maintained by installingVz" gypsum
wallboard on the garage side from the foundation to the underside of the
sheathing. Ceiling of garages with habitable space above shall have
inch Type X gypsum wallboard attached with 1-718 inch 6d coared
or equivalent drywall screws and the structural elements supporting
ceiling protected withVz gypsum wallboard. Enclosed accessible space
under stairs shall have walls, under-stair surface and any soffits protected
on the enclosed side with Vz" gypstm wallboard. 'Water resistant gypsum
shall not be used as a tile backing board where there will be direct
exposure to water, or in areas subject to continuous high humidity
(showers, etc.). IRC R302 IRC R702.3.8.1
Provide the combustion air required for the proper operation of the
appliance(s). The minimum required volume per the standard
method is 50 cubic feet per 1000 BTU/h. Where exhaust fans,
clothes dryers, and kitchen ventilation systems interfere with the
operation of appliances, makeup air shall be provided. Fuel-fired
appliances shall not be located in sleeping rooms, bathrooms,
toilet rooms, or storage closets unless specific installation
requirements are met. IRC G 2406.2 G2407.4 G24075.1
rFGC 303.3 304.4 304.5
An exhaust hood/system of >400cfm installed or required by the
range or cooktop manufacturer must be provided with makeup air
equal to the exhaust air rate. IRC M1503.4 IMC 505.2
Provide required makeup air in the laundry room. Louvered doors
or openings/grilles into other spaces may be used to meet the
requirements. Other limitations may arise if a gas dryer is
installed. IMC 504.5 G2407.4 G2407.9.I
Showers shall be a minimum of 900 square inches and be capable
of encompassing a 30 inch circle. The shower receptor shall have
a finished dam, curb, or threshold between 2" and 9" above the
of the drain. The floor of the shower shall slope a minimum
r/q" and a maximum of Vz" . Lining materials for built-up showers
and shower seats shall be sloped, extend upward 3" above the
surface, and over the top ofthe dam or threshold.
Shower receptors shall be tested by filling with water to rhe top of
rough threshold while plugged at the drain. Protect rhe weep
in the sub-drain clamping ring from clogging.
408.5 - 408.7
shall be installed in combustible construction where there is
space both above and below the concealed space of a floor/ceiling
y, so that the area ofthe concealed space does not exceed 1000 sq.
ft. and shall divide the space into approximately equal areas. 'Where the
assembly is enclosed by a floor membrane above and a ceiling membrane
below, draftstopping shall be provided in floor/ceiling assemblies under
the following circumstances :
l.Ceiling is suspended under the floor framing.
2.Floor framing is constructed of truss-type open-web or perforated
members.
materials shall not be less thanVz inch gypsum board, 3/8
wood structural panels or other approved materials adequately
supported and installed to the floor framing memberslRC R302.12
's installation specifications. UPC 409.6
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EXISTING WINDOW
EX|ST|NG DOOR (2 P|_ACES)
17'-6"
2X6 PT LEDGER MOUNTED TO
EX¡STTNG STRUCTURE (2 PLCS)
6 MIL POLYETHYLENE VAPOR
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NEW WALL MADE FROM 2X6 BOARDS 16'OC
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PERIMETER BERM SIMILAR TO EXISTING
NEW SIDING TO MATCH EXISTING
3
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