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20070223134237.pdfo� Ebro City of Edmonds �a PLAN REVIEW COMMENTS BUILDING DIVISION Fst_ I $90 (425) 771-0220 DATE: February 23, 2007 TO: Brian Duffy, and Nancy Lindstrom briandu@@msn.com FROM: Jenny Readwin, Plans Ex in RE: Plan Check # 2007-0186 Project: Lindstrom Deck/Remodel Project Address: 2351174" 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. 1) Deck plan configuration does not match configuration shown on the site plan. Please coordinate plans to show actual proposed location. Also, show deck stairs on the site plan. 2) Label deck on the site plan as "existing deck to be replaced". 3) Provide typical stair details showing rise, run, handrail, guardrail, etc. See attached deck handout for sample. 4) Specify size of existing deck footings. Minimum size is 12"x12"x12" poured concrete, If existing footings do not meet minimum requirements new footings will need to be poured or calculations stamped and signed by a Washington State Licensed Professional Engineer will need to be submit to justify existing footings. 5) Provide all dimensions on the framing plan to verify beam spans. Also show all posts and footings. See deck handout for sample framing plan. #B21 s I city of edmonds development information In'. l sao Deck Permit Subnn'ttal Requirements PEANUT REQUIRED: A. permit . is required for the construction, repair, replacement, relocation, addition or alteration of decks that are greater than 30 inches above finished grade. EXEMPTED WORK: Uncovered decks, platforms and walkways not more than 30" above grade are exempt from permit requirements provided the property is not located in a designated critical area. Contact the Planning Division for setback requirements for all zoning districts. CODES: International Building (IBC) and International Residential (IRC) Code (2003 Edition) Edmonds Community Development Code Chapter 16 FEE: Based on square footage SUBMITTAL REQUIREMENTS: I . Critical Areas Determination, issued by the. Planning Division (See Handout ##P20) 2. plot Plan - Three (3) copies, scaled 1"=20' (One (1) of the three plot plans must be no Ig er than $%" x 14" See Attachment A) 3. Working Drawings - Two (2) complete sets with the following: a) Framing & Foundation Plan b) Sections & Elevation View c) Construction Details d) Miscellaneous Information 4. Smoke Alarm Requirement i.: lTeuTABUILDINGWANDOUT ICODESIDECK B2 LDOC Revised 7104 PERMIT SUBMITTAL REQUIREMENTS 1. CRITICAL AREAS CHECKLIST DETERMINATION (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. PLOT PLAN ( See Attachment A) Three (3) copies, scaled 1"=20', one (1) of the three plot plans must be no larger than $%z" x 14" with the following: 1) Property owner's nage, 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), street dedications and adjacent City right-of-way (developed or undeveloped). 4) Existing physical features and water courses of any size (i -e., streams, creeks, ponds, ditches, etc.)_ 5) Dimension the house and proposed deck and indicate setback distances to property lines. 3. WORKING DRAWINGS Two (2) copies of working drawings scaled V4"=1', with the following plan details: A. FRAMING & FOUNDATION PLAN (See Attachment B) 1) Dimension existing and proposed deck. 2) Footing size and thickness (i.e. 18"x18"x12" deep). 3) Joist size, species, span, spacing and direction. 4) Decking size, span and direction. 5) Post location, species, size and spacing. 6) Beam size, species, span and spacing (submit beam, calculations). 7) Indicate the species and grade of all lumber. 8) Dimension required landings at the top and bottom of stairs. B. SECTION & ELEVATION VIEW (See Attachment Q 1) Footing detail for posts. 2) Guard detail (a guard is required to protect falls greater than 30", openings in the guard must be spaced such that a 4" sphere may not pass through, minimum guard height 36"). 3) Windows or doors within five (5) feet of the side above or below the deck. L.:1TernplBU1LDINGlHANDOUT ICODESWECK S21.DOC Revised 7104 C. CONSTRUCTION DETAILS (See Attachment B, . C & D.) 1) Connection of the deck to the existing structure (i -e. ledgei- size, type/size/spacing of fasteners). 2) Connection of posts and beams (post cap and post footing connector)_ 3) Stair construction (36" minimum stair width fbr residential) stair landing. 4) Pursuant to IRC Section 313.1.1 the issuance of a deck permit requires smoke alarms (detectors) to be installed in all existing sleeping rooms. 5) Stair step rise and run (7-314" maximum rise and 10" minimum run permitted for residential use). Open risers permitted provided the opening between the treads does not permit the passage of a 4" diameter sphere. 6) Handrail required for four or more stair risers (handrail must be gripable 1-1/4" to 2" maximum in cross section and placed 34" to 38" above the stair nosing). 7) Deck ledger flashing. D. MISCELLANEOUS INFORMATION 1) Wood exposed to weather must be pressure treated or naturally resistant to decay. 2) Decks attached to exterior walls shall be positively anchored for vertical and lateral loads. Attachment by toenails or nails not permitted. If positive connection cannot be accomplished, decks are required to be self' -supporting. R5©2.2.1. 3) Deeks shall be fastened to the structure with fastners not subject to withdrawal. R311.2. 4) Fastners for pressure treated wood shall be of hot dipped galvanized steel, all metal in contact must be galvanized to G1.85. Exception anchor bolts 1/2" or larger_ 4. SMOKE ALARM REQUIREMENT Pursuant to 8313, battery operated smoke alarms (smoke detectors) shall be installed in each sleepizig room, outside each separate sleeping area (i.e_, hallway), on each additional story of the dwelling, including basements and split level dwellings when work requiring a building permit is issued. 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 -SUBSTnUTE 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 CITY FOR REVIEW L:1TempTUILDiNGWANDOUT ICODESIDECK B21.DOC . 3 Revised: 7/04 Property owner= John Doe Property Address: 9923 Main Street Zone: RS -6 ATTACHMENT A ..:1TEMPISU[LD[NGMANDOUTIDECKlSETE.Ysd W04 —Ab- Sample Framing/Foundation Pian 25'-0" T -O" rain_ Sample Stair Section Gripa6le handrail 1 % - 2" Max. intermediate rails spaced so that a 4" sphere shall not pass \ through x 3 .E o � . / E R 10" min. M �m t!3 T iq Rise=run-rad opening LIZ spaced so that a 5" 'sphere shall not pass through R ti ,31q'b'2" T.�. 't NA LJTEMP/BUILDING]HANDOUT/DECKIFRAMESTR.vsd 8104 LL LL C C E M Sample Section/Elevation View W. 1-001 Positive connection required at all posts and beams (see attached details) .foist Hanger (see attached details) Ledger with lag bolts (provide bolt sizelspacing Ledger Flashing required ** All wood exposed to weather shall be pressure treated or naturally resistant to decay *" Minimum design loads 40 p.s.f. *z provide size, spacing, wood species and grade for all framing members including joists, beams, posts, ledgers, decking and guardrails Post -to -concrete pier connection required (see attached details) I-1 T L i _JTEMP/BUILDING/HANDOUTIDECKIDECK.vsd 8104 ill lil 111 I. � III lii Ili ii u ** f=ootings shall be placed on firm, undisturbed, bearing soil (2000 p:s.t mics.) ATTACHMENT C Typical Construction Connectors Post -Beam Connector Post-Pier Connectors .Joist Hanger � hemp/bui[Minglhandontldecklcorinecti.vsd 8104 ATTACHIVIENT D