REV1 REVIEWED 2018 CITY NOTES REV.3.18.21GENERAL NOTES
LIFE SAFETY NOTES (continu
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:OOpm 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 houselbuilding
numbers may result in no inspection by the City Inspector.
Curb signage is not acceptable.
Address numbers (4" min. ht. &'/2" min. stroke width) shall be
posted to be plainly visible from the street or road fronting the
property. IRC R319
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. A heat detector or heat alarm shall be
provided in new attached garages. 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 R314.2.1
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
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 TABLE 1607.1 IBC 1607.8
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 IBC 1011.11
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 vard or court. R310 IBC 1029
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
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 COE Engineering department 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'/z -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"xO.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 2304.10.5.1
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 2304.12.1.1
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 IRC 502.7 IBC 2308.4.2.2 IBC 2308.4.2.3
FRAMING NOTES (continued)
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 IBC 2308.5.6
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 <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 2308.4.2.4
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"00" 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
.1
WSEC 402.2.4
Attic ventilation openings shall not be less than 11150 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
ceiling.
IBC 1202.4
IRC R806.2 IBC 1202.2
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.
A 30"00" 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
R1503.6 G2407.4 G2407.5.1 IFGC 303.3 304.4 304.5
An exhaust hood/system of >400cfrn installed or required by the
range or cooktop manufacturer must be provided with makeup air
equal to the exhaust air rate. IRC M1503.6 IMC 505.4
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 504.6 G2407.4 G2407.9.1 IFGC 304.9.1
Dryer ducts shall terminate outside of the building, 3 ft. from any
openings into the building. The termination shall have a back draft
damper and no screen. The dryer duct shall be a minimum 28 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, be
supported at 12 ft. intervals, and secured in place 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
is 35 ft. 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
ydronic heating system piping shall be tested at 100 psi water pressure
or 1 '/2 times the operating pressure, whichever is greater, for a
minimum of 15 minutes. Piping embedded in concrete shall be pressure
ested 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, M505 IRC Chapter 21 and
MC 403.2 is required.
MC 1208 -1209
Refrigerant circuit access ports located outdoors shall be fitted
with locking -type tamper- resistant caps. or shall be otherwise
secured to prevent unauthorized access.
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
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 unles
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 not be less than 1
1/2" in depth and have a minimum 3/4" 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 UPC 608.5(7)
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 409.6
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 and a
aximum of 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
he sub -drain clamping ring from clogging.
PC 408.5 - 408.7
Main building shut-off required on water supply line. UPC 606.2
Pressure reduction valve on main water supply line required by City
ode.
Vent hot water tank relief valve directly into the drainage system
R outside.
PC 608.5 (3)
of water tank must be seismically anchored or strapped at points within
he upper one-third and lower one-third of its vertical dimensions. At the
ower point, a minimum distance of 4" must be maintained above the
ontrols with the strapping.
PC 507.2
11 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. UPC 414.3
Hose 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
manufacturer's installation specifications. UPC 409.6
Dwelling/garage separation shall be maintained by installing %" 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
%2 gypsum wallboard. Enclosed accessible space under stairs shall have walls,
under -stair surface and any soffits protected on the enclosed side with'/z"
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 R302.6 IRC R702.3.7
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
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'/2 inch gypsum board, 3/8 inch
wood structural panels or other approved materials adequately supported and
installed parallel to the floor framing members
IRC 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.
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