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11X17 CITY NOTES 2015CN 1GENERAL CONSTRUCTION NOTESCITY OF EDMONDSCITY OF EDMONDSDevelopment ServicesBuilding Division121 5th Avenue NorthEdmonds, WA 98020T. (425) 771-0220 F. (425) 771-0221GENERAL NOTES Nothing 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 from 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 107.4 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. & ½” min. stroke width) shall be posted to be plainly visible from the street or road fronting the property. IRC R319 LIFE SAFETY NOTES (continued) The greatest riser height within any flight of stairs or the greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch. IRC R311.7.5.1 IRC R311.7.5.2 IBC 1009.7.4 Foundation cripple walls shall be framed of studs not less in size than the studs above. Walls 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 cripple walls shall be constructed of solid blocking. Cripple walls shall be supported on continuous foundations. IRC R602.9 FRAMING NOTES (continued) Prior to the framing inspection, the building must be dried in with a minimum of roofing, windows, and siding paper installed. Handrails shall be continuous through stair flights of four or more risers, without interruption 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 LIFE SAFETY NOTES 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 907.2.11.2 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 R315 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 than 44 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 Handrails 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 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 10 feet of the foundation wall is not achieved. A separate footing drain inspection by the Building Inspector is required. IRC R401.3 IRC R405.1 Slab-on-grade floors shall be a minimum 3.5-inch thick concrete over a 6 mil vapor barrier and 4-inch base of sand/gravel/etc. There shall be a thermal-break for slabs inside a foundation wall, and if the slab is less than 24” 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, 1-1/2” to form-work for reinforcement. R403.1.3 R404.1.2.3.7.4 Anchor bolts shall be at least ½ -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 galvanized steel, stainless steel, silicon bronze or copper. IRC R317.3.1 IBC 2304.9.5.1 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 IBC 2304.11 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 502.6/502.7 IBC 2308.8 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 <25% and bored <40% of the stud width. Non-bearing wall studs may be notched <40% and bored <60% of the stud width. Any bore located <5/8” 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 1/3rd the depth of the member. Rafters and joists may be bored up to 1/3rd the depth of the member no closer than 2” to each edge or to another bore. Top plates notched or bored >50% of the width must have a 16ga. 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 R807.1 WSEC 402.2.4 Attic 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 percent and not more than 80 percent of the required openings are at least 3 feet above the eave vents with the balance provided by the eave vents. The net free cross-ventilation area may also be reduced to 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. IRC R806.2 ADDITIONAL REQUIREMENTS A survey may be required prior to the foundation wall inspection if the 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. CN 2GENERAL CONSTRUCTION NOTESCITY OF EDMONDSCITY OF EDMONDSDevelopment ServicesBuilding Division121 5th Avenue NorthEdmonds, WA 98020T. (425) 771-0220 F. (425) 771-0221MECHANICAL NOTES 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 than 20 feet from the access shall be provided. A 24 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. IRC M1305 IMC 306 NEC 422.31(B) 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/hr. 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 G2407.5.1 IFGC 303.3 304.4 304.5 Fixtures installed on a floor level that is lower than the next upstream manhole cover of the public or private sewer shall be protected from backflow of sewage by installing an approved type of backwater valve. Fixtures on floor levels above such elevation shall not discharge through the backwater valve. UPC 710.1 Minimum 1” air-gap required at dishwasher. UPC 414.3 Hose bibs (exterior faucets) are required to have a permanently affixed anti-siphon device installed. UPC 603.5.7 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 G2407.9.1 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 PLUMBING NOTES 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 permitted unless first approved by the Building Inspector on a case by case basis. Water heaters installed in attics, attic-ceiling assemblies, floor-ceiling assemblies or a floor/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 ¾” 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 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 top of the drain. The floor of the shower shall slope a minimum of ¼” and a maximum of ½”. Lining materials for built-up showers and shower seats shall be sloped, extend upward 3” above the horizontal surface, and over the top of the dam or threshold. Shower receptors shall be tested by filling with water to the top of the rough threshold while plugged at the drain. Protect the weep holes in the sub-drain clamping ring from clogging. UPC 408.5 – 408.7 Main building shut-off required on water supply line. UPC 606.2 Soaker and jetted tubs shall be installed and supported per the manufacturer’s installation specifications. UPC 409.6 Dwelling/garage separation shall be maintained by installing ½” gypsum wallboard on the garage side from the foundation to the underside of the roof sheathing. Ceiling of garages with habitable space above shall have 5/8-inch Type X gypsum wallboard attached with 1-7/8 inch 6d coated nails or equivalent drywall screws and the structural elements supporting the ceiling protected with ½ gypsum wallboard. Enclosed accessible space under stairs shall have walls, under-stair surface and any soffits protected on the enclosed side with ½” gypsum 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 Fireblocking shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between stories, and between a top story and the roof space. Fireblocking shall be provided in wood-frame construction in the following locations: 1) In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or staggered studs as follows: 1.1 Vertically at the ceiling and floor levels. 1.2 Horizontally at intervals not exceeding 10 feet. 2) At all 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. 4) At openings around vent, pipes, and ducts at ceiling and floor level, with an approved material to resist the free passage of flame and products of combustion. For additional requirements see IRC 302.11 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 at 4 ft. intervals, and secured in place and protected by nail plates that extend 2” above/below bottom/top plates. The joints shall be sealed with UL181A listed mastic or tape. Dryer duct maximum lengths are 25 ft. for electric and 35 ft. for gas with deductions for fittings (or sized/length 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 Refrigerant circuit access ports located outdoors shall be fitted with locking-type tamper- resistant caps. IRC M1411.6 IMC 1101.10 Hydronic heating system piping shall be tested at 100 psi water pressure or 1 ½ 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 Pressure reduction valve on main water supply line required by City code. Vent hot water tank relief valve directly to the outside. UPC 608.5 Hot water heater must be seismically anchored or strapped at points within the upper one-third and lower one-third of its vertical dimensions. At the lower point, a minimum distance of 4” must be maintained above the controls with the strapping. UPC 507.2 All pressure absorbing devices (e.g. air chambers, mechanical devices, hammer arrestors) shall be accessible or installed per manufacturer. UPC 609.10 FIRE-RATED CONSTRUCTION Draftstops shall be installed in combustible construction where there is usable space both above and below the concealed space of a floor/ceiling assembly, so that the area of the 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: 1.Ceiling is suspended under the floor framing. 2.Floor framing is constructed of truss-type open-web or perforated members. Draftstopping materials shall not be less than ½ inch gypsum board, 3/8 inch wood structural panels or other approved materials adequately supported and installed parallel to the floor framing membersIRC R302.12 ADDITIONAL REQUIREMENTS Height verification shall be done by the applicant’s agent/contractor and observed by the Building Inspector on site. The agent/contractor shall set up the equipment (transit/builders level), establish the datum point, and the point of average grade. These items must be consistent with the approved plans. If the proposed height of a building (as shown on the plans) is within 12 inches of the maximum height permitted for the zone, an elevation survey is required. An elevation survey consists of three components to be conducted by a licensed surveyor. 1) Prior to construction, the surveyor shall establish average grade as specified in ECDC 21.40.030, and shall establish a reference datum point that will be undisturbed 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.