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Home My WebLink AboutPermit File BLD-2021-0923 4111 Kellogg AvenueLu S I L- r i ? r 1 fl I {b i LI S: L#' - �, .!!!` �! • • ; ,! ;_ ! |E R !}i; \ (\&2 � �!•`!f| ! N e Fr•4 Y•i{W.-6wis 9Iliw'Ssi /�,1so.. 4lNde Nn...uc As &dfl Jam- WA , G,4'! - no I Fry-,ne�,4 — , - 1-7 CITY OF ANACORTES PLANNING AND BUILDING DEPT: APPROVED PLANS REVIEWED FOR CODE COMPLIANCE PERMIT#: BLD-2021-0923 ADDRESS: 4111 KIN SWAY _ APPROVED BY: SUBJECT TO FIELD INSPECTION. APPROVE6-PLYfS SHALL NOT BE ALTERED WITHOUT AUTHORIZAtfON. If project is in garage space, please see attached garage conversion details for insulation requirements. 0 Iff 50 CFM vent fans required in each room. V C DI �MyBui ldi ngPermit.com a service of eCityGov.net Construction Tip Sheet 25 Garage Conversions This Tip Sheet reflects code requirements of the 2018 International Residential Code (IRC) with Washington State Amendments. General Requirements Converting your existing garage (or a portion of it) into living space requires that the project meet the same requirements for new construction. Here is a summary of the general requirements for this kind of project: ❑ Permits and plans are required ❑ Check with your local land use/planning department to see if you need to provide parking for the spots you are displacing ❑ New conditioned (heated) area must be fully insulated (ceiling, walls, foundation walls and floor) to the same R-values required for new construction ❑ Additional energy credits must be selected (based on square footage) and plans must show required information ❑ Bedrooms require egress windows or doors (see tip sheet #10) and cannot have openings (like windows) directly into the garage ❑ If your driveway slopes towards the garage, water may leak into the new living space (see curb detail on next page), so discuss your options with your local jurisdiction Floor plans must show all proposed work, such as: existing and proposed walls; windows and doors; room uses labeled; smoke, carbon monoxide and heat detectors; exhaust fans; stairs and proposed plumbing fixtures. Detailed cross section(s) indicating floor, wall and roof construction, materials, insulation, and ceiling height are also required. The following pages contain details that illustrate construction requirements including how to insulate an existing slab -on -grade floor. January 24, 2021 MyBuildingPermit. com I Garage Conversions 1 101, eCityGwnet 2005 ?. aClLy"Allianca �My6ui ldi ngPermit.com a service of eCrtyGov.net Construction Tip Sheet 25 Creating a Curb in the Garage Door Opening When infilling the garage door with a wall, a curb is required for anchoring the bottom of the wall (see Figure 1). Pressure Treated Curb Frame in Garage Door opening with 24 sludS 0 16" o-c- with 1: ' sheathing on the igAgrior. Existing header to remain in the opening. Poured Concrete Curb 1r2" Ao-Mr bolls @ 611 o.o. embed 7" min. iiito curb, Use Scraw Anchors inla slab where curb is less than 7" tall Use 3 x3-x4.25' Plate Washers 24 PT Plate New curb. Uln 6" wide and �- 4x5 PT curb 6" min h high. Max heJght equal to �h0ght of exi$6ng stmwall, 2" min t4 is soils I nsutate per other details, concrete A 112' x 6.5' ScrewAnchors 44 rebar embed 3" Min 6 it D_c. max wish 3'x3'xd.2 ' into side stemwall and d Plate Washers. slab @ 48' a.c. max Figure 1: Options for Creating a Curb in the Garage Door Opening Creating a New Footing under the Slab Some existing garage slabs will not have a thickened footing that runs beneath the slab in the garage door opening. In these cases, it is often required to dig under the slab and add a footing to support the new wall above. Figure 2 shows one way in which this can be done. For other options speak to your jurisdiction. Excavation may be required to verify the existing slab thickness. January 24, 2021 New curb_ Min 6" wide and G' high_ Max 10Q111equal to heighl of existing stemwakl- #3 vertical rebar - Insulate per other ME ils- 48-o.c. Standard Hook on each end Cut existing slab for new looting and stemwall- 44 conlinuous rebar lop�� and bottom ernbed 4" ruin G e into existing stemwall and ,E looting at the sides to V 12- m in Figure 2: New Footing Under the Slab MyBuildingPermit.com I Garage Conversions 2 ecityGov.net M05 ?.- aMyGovkianca �My6ui ldi ngPermit.com a service of eCrtyGov.net Construction Tip Sheet 25 Energy Code Requirements Window and Exterior Doors Windows and exterior doors located in the newly conditioned space must have a maximum U- factor of 0.30. Replacement of existing windows and doors may be required. Roof Insulation and Ventilation The attic space above the newly conditioned area is required to have R-49 insulation and be ventilated with a minimum vent area of 1 square foot for every 150 square feet of attic area (or 1 square foot for every 300 square feet if 40%-50% of the vents are within 3 feet vertically of the ridge). Attics with a height of 30 inches (or more) and an area of 30 square feet (or more) must have an access opening (22 inches by 30 inches minimum). Single -joist rafter/vaulted ceilings require R-38 insulation. Foundation and Framed Walls The foundation walls enclosing the new conditioned space are required to be insulated above and below grade, and framed walls require R-21 insulation as per Figure 3. Exterior Insulation Optio Interior Insulation option Fur out 2x4 framing to Min 26 pauge --�allaw ioF R-21 Insulation QU-Nanized Metal FlashlN. fxtarid s" 2x PT Plate filler m[n below grade _ " 3 Frame around slemwall to allow iar 6' min R-21 InsulatioR 91 R-5 rigid ared 8-13 f ' m�1 12" max T ball- Prov a ail air gao t5eltirrE?4n gall In"latmon and concrGt-a. rr * rr • Rigid.7 11 Insulation Rana Framing and Iflstrlatiar5 8 Inr.ulatron per G111$F a$Iails ■ =1 Now: Fird1cdsing 15 � q �$Q4rr0� i� �bf4403� # s i y J spaces per IRC R302.11 J Figure 3: Foundation and Framed Wall Insulation Options January 24, 2021 MyBuildingPermit.com I Garage Conversions 9 eCityGov,net 2005 ?. aCILVCnAllianca �My6ui ldi ngPermit.com Q service of eCrtyGov.net Construction Tip Sheet 25 Floor Insulation The floor of the newly conditioned area is required to be insulated. While the energy code requires R-10 insulation under the slab at the perimeter, we realize that removing and replacing portions of the slab is difficult. Figure 4 depicts two approved insulation options above the slab that are equivalent to under -slab perimeter insulation. Note: If batt insulation is to be used in raised framing without the R-7.5 rigid insulation indicated below, the minimum value is R-30, and the space below the floor joists will either need to be ventilated or filled to capacity with rigid insulation. Subfloor Directly on Sleepers R-5 Riged Insulation on slernwalls up 2x Pressure Treated j PT) Lumbar LT 24' o.c- max to F exposed height. Insulale taller ripped to match slope of slab. minimum depth of 1 112" E>zeZ slemwalls per derails on page 2. Treat cul sole with wood preservalive. a � Insulation v q 4 .6 8' 4 6 mil Vapor Barrier required on a top of slabB_y. Lap splices 12" min between Rigid id sleepers and run B" min up the sides. January 24, 2021 Raised Floor System R•5 Rigid Insulalton on stamwalls up to 9" exposed height. Insulale Wier Min. 2x6 Floor stemwalls per details on page 2. Joists @ 16- o-r,. Solid Blocking at Ft-7-5 Rigid Insulation bearing poinls between the sleepers 314" Plywpod sublloor a 2xd PT Sleepers @ 24` a.c. max. 314" or 23132" Phwood subiloor a d # 6 mit Vapor Barrier required on slab P7 sleepers at S o-.c. nwf fastFasteners- securely to kop of slab- Lap splices 12" min slab using blocking or ipn resistant fasteners- Continuous and run B" min up the sides. solid blocking or Pxb pony wall to joists above. Figure 4: Approved Insulation Options Above the Slab MyBuildingPermit.com I Garage Conversions 4 eCityGov,net 2005 ?. aCILVCnAllianca �MyBui ldi ngPermit.com a service of eCityGov.net Construction Tip Sheet 25 Additional Energy Credits The WSEC requires additional energy credits when adding new conditioned space to a dwelling. These credits are based on the size of the added space (1.5 credits for adding less than 500 square feet and 3.0 credits foradding less than 1,500 square feet). See WSEC Section R406 for a complete list of options and their detailed requirements. Common options chosen are: ❑ Option 1.3 (0.5 credits) — Window U-factor 0.28, floor insulation R-38, slab -on -grade insulation R-10 under the entire slab (R-10 above an existing slab is also acceptable) ❑ Option 3.1 (1.0 credits) — Energy Star gas or propane furnace with a minimum AFUE of 95% ❑ Option 3.1 (1.5 credits) — Ductless mini -split heat pump system with a minimum HSPF of 10.0 providing heat to the largest zone of the housing unit. ❑ Option 5.3 (1.0 credits) — Energy Star rated gas or propane water heater with a minimum UEF of 0.91. January 24, 2021 MyBuildingPermit. com I Garage Conversions 5 101, eCityGwnet 2005 ?. aClLy"Allianca a7 Q ��§ � \\ � / +) / §a s )/ \ �)� / / ! . (! �| `! \ | ) � � \�/b !