20071019144356.pdf�F E City of Edmonds
:f PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr $90 (425) 771-0220
DATE: October 19, 2007
TO: Miroslaw and Bogumila Kanczugowski
kmim'cl@comeast.net
FROM: Jenny Readwin, Plans E amine
RE: Plan Check # 2007-1021
Project: Detached Garage
Project Address: 2381177'11 Place 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) Please add the following information to the site plan.
■ Site plan is missing some information (i.e. driveway(s), eaves, utilities, impervious surface
calculations, datum point, etc.) see sample site plan in attached garage handout for minimum
requirements.
You may redline plans or resubmit three (3) new site plans scaled no smaller than 1"=20' and
one on paper no larger than 8 %" x 14".
2) Provide a foundation/floor plan. See attached garage handout for sample plan. Show
door/window locations, header sizes, all dimensions, etc. At this time it is not possible to
determine if the proposed garage meets conventional wall bracing requirements. Once this
information is received it is possible that lateral calculations from Washington State Licensed
Professional Engineer will be required.
3) Provide roof framing plan. See attached garage handout for sample plan. Also, note how
minimum 2% slope will be maintained.
4) On section detail provided, all information is general. Please specify materials and information
that applies to your specific project (i.e. roof material, stud size and spacing, rafter size and
spacing etc.).
5) Based on R302'because the house and garage are not 6' apart, the garage wall will need to be
one-hour fire -resistive rating with exposure from both sides and no openings are permitted in
this wall with maximum of 4" eaves. See attached 1 -hr listed and tested assembly. Note on
plans.
GA -600-2006 FIRE RESISTANCE DESIGN MANUAL 91
_ GA FIL1 O. WP 8006 1 I PROPRIETARY" I
GYPSU LLBOARD, GLASS MAT GYPSUM SUBSTRATE,
STEEL S S, MINERAL OR GLASS FIBER INSULATION
EXTERIOR SIDE: One layer 51s' rietary type X glass mat gypsum substrate (sheathing)
applied parallel to 31/z' 20 gage el studs 24" o.c_ with 1" Type S-12, self-drillin
corrosion resistant, bugle head, drywa crews 12" o.c. Studs attached to both ve Kai
legs of floor and ceiling runners either b elding or with 11Z Type S-12 head
screws. Mineral or glass fiber insulation friction ' to the stud space. E or cladding
to be attached through glass mat gypsum pane[ to s
INTERIOR SIDE: One layer Sle" proprietary type X gypsum bo plied parallel to studs
with 1" Type S-12 drywall screws 12" o.c_
Bracing: Lateral bracing spaced not over 40" o.c. sh a 1" by 18 ga teel straps
attached to each side or channel bracing attach o each stud with a clip a For
studs with holes or punch -outs in the web th " factor shall be determined by me
of stub column tests. Tested at 100 perce of design load. (LOAD-BEARING)
PROPRIETARY PSUM PANEL PRODUCTS
SPB America Inc_ $la" ProRocla) Type X Gypsum Panels
51s' GlasRoc® Sheathing Type X
BPS Canada Inc_ - 518" ProRoc@ Type X Gypsum Panels
G -P Gypsum - 51s' ToughRock® Fireguard®
518" DensGiass Gold® Fireguard®
GA FILE NO. WP 8105 I GENERIC
GYPSUM WALLBOARD, GYPSUM SHEATHING, WOOD STUDS
EXTERIOR SIDE: One layer 48" wide 51s' type X gypsum sheathing applied parallel to 2 x
4 wood studs 24" o.c. with 1314" galvanized roofing nails 4" o.c. at vertical joints and 7"
o.c. at intermediate studs and top and bottom plates. Joints of gypsum sheathing may
be left untreated. Exterior cladding to be attached through sheathing to studs.
INTERIOR SIDE: One layer 51e" type X gypsum wallboard, water-resistant gypsum backing
board, or gypsum veneer base applied parallel or at right angles to studs with 6d coated
nails, 111s' long, 0.0915" shank, 114" heads, 7" o.c. (LOAD-BEARING)
Inufacturer for more detailed intormati
EXTERI
1 HOUR
FIRE SIDE
Thickness: 4314"
Approx_ Weight: 6 psf
Fire Test: UL R36601R15187,
01NK21103, 2-4-02,
UL Design U425
1 HOUR
FIRE
Thickness: Varies
Approx. Weight: 7 psf
Fire Test: See WP 3510
(UL R35011-47,48, 9-17-65,
UL Design U309;
UL R1319-129, 7-22-70,
UL Design U314)
on propnerary products.
city of edmonds
development information
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,
Garage
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for the repair, alteration or construction of a garage.
CODES: international Building & International Residential Code 2006 Edition
FEE: Based on square footage
SUBMITTAL REQUIREMENTS:
1 _ A Critical Areas Determination, issued by the Planning Division
2. Permit Application Form A
3. Drainage Plan - Three (3) copies with worksheet
4. Grading Plan — Three (3) copies when grading exceeds 50 cubic yards
5. Plot Plan - Three (3) copies, scaled 1"=20'
6. Working Drawings - Two (2) complete sets with the following:
a) General Notes
b) Foundation Plan and Details
c) Construction and Section Details
d) Elevation Views
e) Height Calculations
Revised 7107
1. CRITICAL AREAS CHECKLIST (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. DRAINAGE PLAN (See Handout #E72)
Sites currently without an on-site drainage system may be required to install a detention system depending
upon site location and the scope of the proposed work. Sites with existing drainage systems may need to be
upgraded to accommodate new proposed impervious area. Impervious area includes; the building pad with
eave overhangs, paved or graveled areas, solid surface decks, patios, walkways, breezeways, awnings,
accessory structures, sidewalks and driveways. On the plot plan (see #4 below), indicate the square footage
of impervious area existing on the site prior to July 1977, impervious area added to the site since July 1977,
and the amount of impervious area proposed under the current project.
3. GRADING PLAN (See Handout #B37)
When grading on site exceeds 50 cubic yards, submit three (3) copies of a grading plan, scaled 1"=20', with
yardage calculations specifying the number of cubic yards to be removed, filled or graded. Show existing
grade contours and proposed finished grades at five (5) foot intervals. Refer to City Grading handout for
more specific information and submittal requirements.
NOTE. When grading exceeds 499 cubic yards of fill, excavation or cut, a SEPA Environmental Checklist
(See Handout #P71} and Adjacent Property Owners list (See Handout #P2} must be submitted. Contact the
Planning Division for fees and processing information.
4. PLOT PLAN (See Attachment A)
Three (3) copies, scaled 1"=20', one (1) of the three (3) plot plans must be no larger than 8'/z" x 14" with the
following:
a) Property owner's name, tax account parcel number and street address.
b) North arrow designation, Scale 1 "= 20' and property Iine dimensions.
c) Streets, approaches, driveways, sidewalks, alleys, casements (public and private), paved areas, street
dedications and adjacent City right-of-way (developed or undeveloped), show all dimensions.
d) Existing water courses of any size, i.e., streams, creeks, ponds, ditches, etc.
e) Dimension all buildings and structures (label them existing or proposed), indicate setback distances,
lot area and lot coverage.
f) . Building height calculations. See Handout #B41 and page 3 of this handout)
g) Surface elevations at each corner of the lot. Topographic lines at five (5) foot intervals for slopes 15%.
or less and at two (2) feet intervals for slopes greater than 15%. Indicate driveway slope.
h) Impervious area calculations.
Revised 7107
5. WORKING DRAWINGS Two (2) complete sets with the following:
A. GENERAL NOTES: General notes shall include the following:
1) Name and address of property owner and project contact person.
2) Legal description, tax account parcel number, copies of recorded access or utility easements.
3) Zoning, lot square footage, building pad area, lot coverage and percentage of lot coverage.
4) Design loads: dead, live, wind (wind speed 85 mph with 3 second gust, exposure B or C, See ECDC
19.05.005C for other climatic and geographic design criteria) roof snow load 25 psf, Seismic Design
Category D2-
5) Soil classification (i.e., soil bearing 2,000psf), concrete strength, reinforcement steel grades.
6) Timber species and lumber grades, plywood span indexes for roof, wall, and floor sheathing_
7) Nailing schedules for floor, wall, roof sheathing per IBC Table 23049.1 and TRC Table R602.3(1).
B. FOUNDATION PLAN & DETAILS: (See Attachment B, C & D)
A site specific foundation plan is required and shall be designed based on the soil classification determined
by explorations on site. Show the following:
1) Slab, footing and wall dimensions (thickness and height), grade and size of reinforcing steel, spacing
and size of vertical and horizontal rebar and anchor bolts, location of proposed holdowns or other
seismic connectors.
2) It is permissible to use the foundation plan also as the floor plan; show the use of all space(s)-
Indicate plumbing and mechanical fixtures and floor material. For attached structures show openings
(door and windows) in common walls and the use of rooms adjacent to the proposed garage.
C. CONSTRUCTION AND SECTION DETAILS: (See Attachment C)
1) Framing cross section from foundation to roof including; stud, post, joist, rafter, truss size and
spacing, show direction, support, connections, blocking, headroom, finish materials, siding, roof
pitch, and ventilation.
2) Exterior wall bracing is required at each building corner. Typically, bracing is satisfied by installing
solid 4 foot sheathed panels at each building corner. See WAC IRC R602.10.6.1 for alternate braced
panel designs. (See Attachment E)
3) Show post and beam connection details (positive connection is required at all posts and beams).
Provide beam calculations for all beams. (See Attachment D)
4) Provide a roof framing plan. (See Attachment F) All rafters/trusses shall be anchored to bearing.
walls with approved framing anchors. Truss drawings shall be provided to the building inspector at
the framing inspection.
5) If the garage will be attached to an existing structure, provide detail showing connection.
NOTE: Plans which do not meet conventional construction as detailed in the International Residential
Code, must be designed in accordance with the structural provisions of the International Building Code by
a Washington State licensed professional Engineer with supporting calculations included in the submittal.
D. ELEVATION VIEWS: (See Attachment G)
1) Front, rear, sides of the garage, finished slopes within 5 feet and finished floor elevations.
2) Show location and size of windows, doors, sliders, skylights, etc.
3) Show actual and maximum height of the residence taken from the average grade as determined by the
height calculations.
Revised 7107
E. HEIGHT CALCULATIONS: (See Attachments A & G and Handout #B41)
NOTE: Detached structures in residential zones are limited to 15 feet in height.
1) Stake out the smallest rectangle that encompasses all four corners of the building at original,
undisturbed soil. Do not include eaves if they project no more than 30 inches.
2) Select a datum point to establish a starting mark to compute height calculations. The datum point
must be a permanent point of reference and be located off site (Le_ top of a manhole cover, fire
hydrant, or street monument). Reference the datum point at elevation +100.
3) Calculate the difference in elevation at each building corner of the rectangle, above or below, the
datum point mark of +100.
4) Add the four corner elevations and average --this figure is the average grade.
5) Add 15 feet to the average grade, this is the maximum height allowed.
6) On the plot plan show the grade elevations at each building corner, the datum point, the original
grade, the average grade and the actual height.
7) zf the garage is attached to an existing house you must include the existing and proposed structures
within the smallest rectangle that encompasses all four corners of both buildings in order to determine
the average grade. From the average grade the maximum height would be 25 feet for attached
structures.
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 SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE RESPONSIBILITY OF
THE OWNERMESIGN PROFESSIONAL TO REVIEW THE SUBMITTAL FOR COMPLETENESS. ONLY COMPLETE
APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW.
Revised 7107
SAMPLE PLOT PLAN
Scale: 1 "=20'
IMPERVIOUS SURFACE QALCS +105
Exist: Building Roof Outline: 2500 sf_ (constr_ prior to 1977) / I
Existing Patio: 200 sf. (constructed in 1987)
Proposed Garage: 500 sf +100
/ I
Proposed Driveway: 610 sf. /
Driveway to be Removed: 457 sf.
4-1
HEIGHT CALCS
A = +99' � I
B =+107' -
C = +100'
D = +104' 1
AVE GRADE = 102.5' I �;
ACTUAL =125' RS Pave overhang
MAXIMUM = I27.5' iv
1 A Vz -- - B
+99' +1071
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25,_0„ Existin�
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LOT COVERAGE: Concrete
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Existing ` 1 T-
Residence
I t 2300 sq.ft.
LOT AREA: ' ,. 10
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' :Proposed
I Existing _ 1 ; Garage
Covered Porch _ 1 i 500 sq.ft. i
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Driveway Slope: 6%
MAIN STREET
O DATUM p.t +100' Center of Right -of -Way
—ss Top of SS Manhole Cover
ATTACHMENT A
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SAMPLE SECTION VIEW
SCALE: 314"=1'-0"
Roofing material type
and vapor barrier
(e.g. asphalt shingles `es
w/30# telt) a�,J sP$c
Sheathing thickness and type ac�t•9
(e.g. 1/2" CDX plywood, ad nails, e,sp o c�
6" o.c. at edges and 12" in field) a��ose NF1@�6 Ridge Board size
�an�ta�utele 0
Ceiling JoistlCollar Tie size, spacing and species
Sheetrock type and thickness
Rafters/Trusses must be anchored to bearing wall with
approved framing clips (See Typical Construction Connectors)
Double top plate
DESIGN LOADS:
Roof: 25 psf snow load
Wind Speed: 85 mph
Wind Exposure: B
Seismic Zone: D2
6" minimum wood
earth separation
4" perforated
drain pipe in
washed gravel
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Revised 7/07
Siding material type
and weather barrier
Sheathing thickness and type
and nailing pattern
(e.g.'/2" plywood, OSB, ad
common nails, 6" o.c. at
edges and 12" o.c. field)
Studs size, spacing and species
(e.g. 2x4 HF#2 @ 16" o.c.)
Sheetrock type and thickness
112" x 10" anchor bolt with nut and washer spaced at
6' o.c. max., with min. 7" embedment, 2 bolts per
piece within 12" of each end. Plate washers are
required for each bolt (3" x 3" x 114" thick)
f size of pressure treated sill plate
1111 \ #4 horizontal rebar continuous (typ)
#4 vertical rebar at 48" o.c.
Footings must be placed on firm
bearing undisturbed soil
ATTACHMENT C
Concrete foundation
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Alternate Braced Wall Panel
for a 1 -story Structure
(IRC R602.1.6)
NOTE: This panel may be used in place of any braced wall panel required by IRC
R602.10.4. For all other wall bracing that does not meet R602.10, lateral
calculations stamped and signed by a Washington Slate Licensed Professional
Engineer must be provided.
#4 rebar coni
top and bo
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Revised 7107
linimum 318" thick sheathing
ailed with 8d nails at 6" ox. at
dges and 12"o.c. in the field.
Holdown with minimum 1800 Ib.
parity. Note specific holdowns or
ptions on the plans for the
ctor that meet the 1800#
nent. Caution on minimum edge
!, required foundation wall width,
embedment requirement, etc..
;hor bolts embedded a
t of 7", spaced at panel
oints
'ontinuous Foundation
ATTACHMENT E
Truss Example:
Manufactured trusses at
24" o.c.
Truss drawings must be
stamped and signed by
State licensed
Professional Engineer
and provided to the
Building Inspector at
framing inspection.
All trusses shall be
anchored to the bearing
walls with approved
framing clips.
Rafter Example:
2x8 HF#2 at 24" o.c.
All rafters shall be
anchored to the bearing
walls with approved
framing clips.
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