2021 CITY NOTES Final 5.14.24GENERAL 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 / IRC 106.4
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 lit & 11/2" min stroke width) shall be posted to be
plainly visible from the street or road fronting the property. IRC 319.1
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. IBC 907.2.11.2 / IRC 314,
314.2.1, 314.2.3 & 314.4 - 3.4.4.1
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 315
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. IBC Table 1607.9.1.2 & 1607.9.1.2 / IRC Table 301.5
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. IBC 1011.11 / IRC 311.7.8
LIFE SAFETY NOTES (continued)
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. IBC 1029 / IRC 310
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 311.7.5.1 & 311.7.5.2
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 401.3 & 405.1
Slab -on -grade floors shall be a minimum 3.5-inch thick concrete over a 10
mil vapor barrier and 4-inch base of sand/gravel/etc. There shall be a
thermal -break for slabs and shall be insulated with a minimum of R10 for the
first 48" of the perimeter adjoing exterior / cold walls. Heated slabs shall have
R10 under the entire slab. IRC 506 / WSEC 402.1.1 & 402.2.9
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. IRC 403.1.3 & 404.1.3.7.4
Anchor bolts shall be at least %2 -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 403.1.6
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.
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.
IBC 2304.10.6 / IRC 317.3.1
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.
IBC 2304.12.1.1 / IRC 317
FRAMING NOTES (continued)
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.
IBC 2308.4.2.2 & 2308.4.2.3 / IRC 502.6 & 502.7
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.
IBC 2308.5.6 / IRC R602.9
Prior to the framing inspection, the building must be dried in with a
minimum of roofing, windows, and weather barrier 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.
IBC 2308.4.2.4 / IRC 502.8 & 602.6
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 807.1 / 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.
IBC 1202.2 / IRC 806.2
MECHANICAL NOTES
PLUMBING NOTES
FIRE -RATED CONSTRUCTION
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.
IMC 306 / M1305 / 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 1503.6 / G2407.4 & 2407.5 / IFGC 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. IMC 505.4 / M1503.6
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 504.7 / G2407.4 &2407.9.1 / 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.
IMC 504 / M1502 & 1601.4.1 / G2439 / IFGC 614
Hydronic 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 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
IMC 403.2 and M505 Chapter 21 is required. IMC 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.
IMC 1101.10 / M1411.9
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 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 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, 507.5 & 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. Soaker and jetted tubs shall be installed and supported
per the manufacturer's installation specifications. UPC 409.4 & 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 maximum oft/2".
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
Pressure reduction valve on main water supply line. UPC 608.2
Vent hot water tank relief valve directly into the drainage system OR
outside. UPC 608.5 (3)
Hot water tank 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 609.11
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
Dwelling/garage separation shall be maintained by installing 1/2" 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 11/2" 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 302.6 & 702.3.7
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 1l/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 302.12
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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