HomeMy WebLinkAboutPermit File 4905 Portalis Way ii
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= ! Engineering and Development Services
Residential Inspection
Address: `kab / 0? io Rcc ue, \s ipt4 Date: 3_ 4-68
Owner. r—A,,k,1/4.1Ac. Comes
Contractor: -1", STgAs
Inspected by: j,s s,p ,�0,r11rsJu>�v.,
1. Water Meter Box
❑--set rrm and level to finished grade or backside of sidewalk elevation. ,
id and box undamaged.
Water meter and customer shutoff installed.
ed ris.
ccessible-no landscape obstruction.
veway instahation has drive-over box and lid.
1:stom gate valve intact.
o eaks at connections.
2. Curb and Gutter
�y No cracks, damage, graffiti, footprints, finishing blemishes, or other objectionable
of marks.
If road frontage improvements:
❑ Expansion joints every 15 feet and at driveways.
❑ Concrete has broom finish.
D
No low spot at curb line, especially at driveway cut. Maximum grade change in
20 feet is 34 inch.
3. Sidewalk
' No cracks, damage, graffiti, footprints, finishing blemishes, or other objectionable
marks.
ADA compliant=1 percent slope to curb.
If road frontage improvements:
❑ Expansion joints every 15 feet and at driveways.
❑ Concrete has broom finish •
4. Driveway Approaches
VNo cracks, damage, graffiti, footprints, finishing blemishes, or other objectionable _
marks.
ADA compliant. •
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5. Streets •
0 No crakes, blemishes. .
If road or alley improvements: •
❑ • Received proctor and sieve analysis of ballast, crushed rock, and asphalt.
❑ Received passing materials testing reports for sub-grade,.ballast, crushed
rock,and asphalt. _ .
❑ Received tonnage tickets consistent with required thickness.per approved:
plans.
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6. Sanitary Sewer
Inspection card signed off and/or verified in Building Department database.
'❑ As-built record filed in the address file. • •
. l Screw cap(s).installed on dean-out(s). •
it Clean-out(s)set at finished grade.
7. Storm Drainage
Inspection.card signed off and/or verified in Building Department database.
As-built record filed in address file.•
110 Not blocked o.diverted to adjacent parcel.
A 8. Public Utilities Out of Traveled Way
❑ Concrete collars around-City utilities.
❑ Final grading ok.
❑ Restored to prior condition or better.
9. Landscape Co yyA��G�
❑ Bonded for completion at later date.
Verified against approved landscape plan:
Installation.
• - 0 Type and quantity of plants.
❑ Sod or.seed in place.
❑ Root barrier (receipt filed). •
10. Erosion Control Measures .
BMPs removed.
W,4 All debris removed. Site dean.
J Permanent vegetation established.
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1, . CITY OF ANACORTES
08. `p'eti .
y y.,ne INSPECTION CAR]
BUILDING DEPARTMENT 9cWC--llalln (Card to be on job site at all time
Job A ddress: 4905 PORTALIS WAY 7/09 293 1901 APN: Permit#: BLD-2005-0470 Issue date: 07/21/2005
A
Permit Type: Multi Family Residence Permit Expire date: 07I2112006 '
Remarks: New three unit condo. Lender
Applicant: Contractor: Owner.Owner:PORTALIS LLC
PORTAL'S M LLC 1004 COMMERCIAL AVE
1004ANACORTES,
ORTES, CA LAVE ANACORTES WA 98221-4117
ANACORTES,WA 98221-4117 (360)202-6145
(360)202-6145 License#:
C S«- __- ` — Date Inspector's Comments
Inspection Date Inspector's Inspection Initial
Initial
-
�'�
Site&Soii/Footings* a a it Sewer Connection"
J TESC(erosion control Insulation / .- 6 ,/' f
n
Foundation' e ail Drywall Nailing" rW
Perimeter Drains" lilNg/ Storm Drain Connection
Pads for Posts' Site Drainage
Under Floor Framing 1 Curb Cut
Plumbing Ground Work"' ` Rooting
Slab Insulation" Final" m J^,-,- Zr. O. on Lt 90.5-08 LA 5 ate-ar
Shear Nailing" e 12 t fJ
�p Public Works-Final"'
Rough Plumbing"ch G4 02,5f t
"Do not pour concrete urnilsigned off
-. Gas Piping ! 4 "0o net cover wen signedoff
Rough Heat&Vent" .f- / I "'Do not occupancy building before signed off 8 Certificate of Occupancy is Completed
Framing" / C /' ----- ----
City of Anacortes
p Building/Perm it Application g
Site Address: 'IGOS!/qppo.t - f oQ L)I I a ii tit r Parcel No.: /'2 2I i3
Lot: 7 Block: Div: Addition: ?t,r+aubs S
OWNER LENDER CONTRACTOR
Name Name Name
?or-FadiS (Lc Paull< domes
Mailing Address p Mailing Address Mailing Address
I004' Cen'DMYCiax five 109 29/S S d air Cf.
City: State: Zip: City: State: Zip: City: State: Zip:
airta.COr teo . UO19- ai221 (bust, 604 982-z i
OW>) sgg- I06S Contractor Lic.No.: fAtsikh*066.O$-
3oo /
Phone No.: Phone No.: Phone No/.::�244-30/tf Exp Date: '-/OJ
Contact Person: RA1 {4u�,I(, Phone No.: 60) 3CI I- Z0 cj0
OCCUPANT USE
(Check One)
Single Family:?'" Multi-Family: Apartment: Condominimum: Senior Housing: Retail: Office: Restaurant:
Manufacturing: Storage: Bank:ffI� Assembly: Accessory: Automotive Repair: Other(Specify)
'w
DESCRIPTION OF WORK: o C15Ylc-E�"Ctc.s tlti� to • "J`, L.„- " N ----4
GENERAL/INFORMATION
Street Setback: 201 ft. 2nd Floor: 39 b 3 f. 9 as (Circle Y or N)
V1 Side Setback: ?' 3" ft. 3`d Floor: -i-t`f sf Shoreline/Wetlands Y
2nd Side Setback: 20' S°' ft. Basement: 2E 133bs£ Water on/Adj.To Property Y p
Rear Setback: 20 ft. Occ.Group: Soils Report Y
Use Zone: P 5 Carport Area: s£ Sensitive Area Y
Type of Construction: S Garage Area: f((p(f g Latecomers Agreement Y
Lot Area: sf No.of Stories: o^,t Uif-F "'2as Fire Hydrant(250 Feet) (�
No.of Dwellings: Building Height: d i' '6 I' Variance Y
Lot Coverage: Deck Area: is s£ Covenant 0 N
Is`Floor l sf. 3,D, 210 13,-/Do Flood Zone X A AE VE
Project Valuation(Labor and Material Cost): lati Is W11Sq 0
THIS APPLICATION IS RECEIVED BY THE BUILDING OFFICIAL UNDER THE PROVISIONS OF THE UNIFORM BUILDING CODE,AND SHALL EXPIRE BY LIMITATION
AND BECOME NULL AND VOID IF PERMIT IS NOT OBTAINED WITHIN 180 DAYS OF THIS APPLICATION. BY AFFIXING MY SIGNATURE I HEREBY CERTIFY THAT I
AM THE LEGAL OWNER OF THE'ROP : FOR WHICH THIS APPLICATION IS ISSUED OR AN AUTHORIZED AGENT OF THE OWNER. ALL PROVISIONS OF LAWS
AND ORDINANCES GOVE' I, OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT,INCLUDING CALLS FOR INSPECTIONS.
SIGNATURE: f/iJf & DATE: L//S OS--
1
Bid -a00s ^._`_= d'-47D
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CITY OF ANACORTES
904 6th Street/P.O. Box 547
<,.. ANACORTES, WASHINGTON 98221
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360-293-1901
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One and Two Family Residential Construction Guide
NOTE: 1. "Job Copy"approved set of plans must be on site for all inspections.
2. Sub-floor framing inspection is required prior to floor cover.
3. Truss plans shall be on site for framing inspection.
4. Inspection card shall be on job site at all times.
JOB ADDRESS
OWNER PLAN REVIEW BY
CONTRACTOR DATE
NOTICE: Minimum code requirements must be incorporated into construction.
This list of excerpts is condensed from various codes and only includes the most common errors and omissions. This list
is not intended to be a comprehensive building code instruction. Additional code requirements and options are the
responsibility of the individual.
Approval of plans with notes and/or this list attached does not permit the violation of any building, mechanical, plumbing,
fire or zoning code, or any other state or city regulations.
GROUND WIND SEISMEC SUBJECT TO DAMAGE FROM WINTER FLOOD ICE AIR MEAN
SNOW SPEED DESIGN - DESIGN HAZARDS SHIELD FREEZING ANNUAL
LOAD (mph) CATEGORY TEMP UNDER- INDEX TEMP
' WEATHERING FROST TERMITE DECAY REQ
DEPTH
20 70 D1 MOD 12 NS S-M 24 r NO U 200 50
Special requirements:
INSPECTION RECORD,APPROVED PLANS AND CONSTRUCTION GUIDE
MUST BE ON SITE AT EVERY INSPECTION
ADDRESS MUST BE CLEARLY POSTED PRIOR TO EVERY INSPECTION
Updated August 24,2004 -Page 1
Anacortesconstruction Guide.doc
BUILDING CODES:
All construction within the City of Anacortes shall comply with the following codes and amendments per their
adopting ordinances.
2003 International Building Code
2003 International Residential Code
2003 International Mechanical Code
2003 International Fuel Gas Code
2003 International Fire Code
2003 Uniform Plumbing Code
2003 Washington State Energy Code
2003 Washington State Ventilation and Indoor Air Quality Code
ICC/ANSI A117.1-1998
REQUIRED INSPECTIONS: R108.5
1. Erosion control measures shall be in place before scheduling the first inspection.
2. Footing inspection-forms and reinforcing steel to be in place prior to the placement of concrete.
Property corners to be located to determine setback requirements are met as per zoning requirements.
3. Foundation inspection-forms, reinforcing steel and holddowns, bolts in place prior to concrete
placement.
4. Footing-Downspout Drains-prior to backfilling, shall have gravel and fabric. (Connection of footing
drain and downspout to be 10 feet from foundation)
5. Rough in Underground Plumbing-underground or under slab plumbing prior to cover. ( Water-10 foot
stack test or five psi air test is required)
6. Rough Plumbing-Made prior to covering or concealing walls, ceilings and floors. Inspection includes
drain waste lines and vents, and water supply lines. (DWV plumbing requires a 5 psi air test or 10ft.
water stack test. Water piping requires 50 psi air test or must be under normal operation conditions.)
7. Rough Gas Piping-prior to covering or concealing walls, ceilings and floors. (Requires a 3 psi air test
for not less than 10 minutes)
8. Rough Heat and Vent-prior to covering or concealing walls, ceilings and floors. The code requires that
the installer leave the manufacturer's operating and installation instructions attached to each gas
appliance.
9. Rough Framing-Inspection to be made after the roof, all framing, fire blocking, and continuous load
path columns and blocking, wind bracing is in place, and all other roughs are completed and protected.
Engineering design and layout for manufacturer's structural components such as trusses or wood "I"
joists must be on site at the time of the inspection. If engineered trusses are used, provide the truss
engineer sheets.
10. Insulation-Prior to covering or concealing walls, ceilings, floors and crawl spaces. All vertical
penetrations shall be filled.
11. Wallboard-prior to taping walls and ceilings after all nails and screws in place.
12. Final this will include grading, drainage, life safety issues, plumbing fixtures, heating, glazing and
address and insulation complete, landscaping, and street or side walk corrections.
Updated August 24,2004 Page 2
Anacortesconstruction Guide.doc
Design requirements:
1. Where engineered design is used, the design shall comply with the 2003 International Building Code
Sections R301.1.1 and R301.1,3.
2. A building of Prescriptive construction may contain engineered design approach for portions of the building,
without the entire building being engineered. Section R301.1.3.
3. Buildings in Anacortes shall be constructed in accordance with Sections R301.2.2 and R301.2.2.4.
4. Wood frame buildings shall not exceed three stories in height. Cold form steel framed buildings shall be
limited to two stories above grade. Section R301.2.2.4.1
5. Wood framed wall buildings, having bracing in accordance with Table R602,10.1, may have a story height
of 12' without engineering IF the length of bracing is increased by a factor of 1.2 Section R301.3, exception.
Where story height limits are exceeded, an engineered design in accordance with the 2003 International
building Code is required. Section R301.3
6. Exterior walls placed less than 3' from a property line shall be constructed of one-hour fire resistive
assemblies. Projections shall not extend closer to the property line than 2'.
7. Openings shall not be permitted in walls located less than 3'from a property line. However, code compliant
foundation vents shall be permitted.
8. Flashing is required at the following locations:
• the top of all exterior windows and doors
• the intersection of chimneys or masonry construction with frame or stucco walls, with
projecting lips on both sides under stucco openings.
• under and at the ends on masonry,wood or metal copings and sills.
• continuously above all projecting wood trim
• where exterior porches, decks or stairs attach to a wall or floor assembly of wood frame
construction.
• wall and roof intersections and built-in gutters
9. There shall be a floor or landing on each side of each exterior door (exception: where a stairway of two or
fewer risers is located on the exterior side of door, other than the required exit landing, a landing is not
required for the exterior side of the door).
•
Updated August 24,2004 Page 3
Anacortesconstruction Guide.doc
FOUNDATIONS and UNDERFLOOR SPACE
1. IRC sec R403.1.3.1, &.1.3.2 Foundation:
Where footing style A is used and the wall and footing is placed monolithically shall have not less than one#4 bar at
the bottom of the footing and not less than one#4 bar at the top of the wall. Monolithic slab on grade with a
footing (type B)shall have not less than one#5 bar or two#4 bars located in the middle third of the footing depth.
2. IRC sec Table R403.t Minimum width of footings
LOAD-BEARING VALUE OF SOIL (psf)
1,500 2,000 3,000(a) I >_4,000(a)
Conventional light-frame construction
1-story 12 12 12 12
2-story 15 12 12 12
3-story 23 17 12 _ 12
(a) Must be verified by soils report from licensed geotechnical engineer
Where a construction joint is created between a footing and a stem wall, (Type A) a minimum of one vertical No. 4
bar must be provided at not more than 4 feet on center. The vertical bar must extend to 3 inches clear of the
bottom of the footing, have a standard hook and extend a minimum of 14 inches into the wall. The City of
Anacortes policy requires that these vertical bars be placed in the footing prior to the footing inspection and that
concrete be cast with bars in place. Rebar with hooks may not be wet-set under Anacortes policy.
Interior footings supporting bearing or braced wall lines and cast monolithically with a slab on grade must extend to
a depth of not less than 12 inches below the top of the slab.
24/4 rebar or 1-#5
in middle 1/3
31/2 6"Above Grade
Reba Min 7z. Typical
aVVertical bar
3"clear of
bot.&eat. Gravel max a 18
a Min.
min of 14" 2"dia.,min.
into stem 4"thick 3" /
4.
B 4 /
12" /1
Exterior wall (A)- footing Exterior wall (B) -footing (monolithic)
3. IRC sec R403.1.3.1 Footings
Footings with stem walls must be provided with a minimum of one horizontal No. 4 rebar
4. IRC sec R404.1.4 Plain Contrete Walls
Plain concrete walls shall comply with the following:
1. A minimum of one No. 4 rebar shall be located in the upper 12 inches of the wall
2. Wall shall not exceed 8 feet
3. Unbalanced backfill must not exceed 4 feet
4. A minimum wall thickness of 7.5 is required, except that a minimum of 6 inches is permitted for walls not
exceeding4 feet 6 inches in height.
5, IRC sec 404.1.4 Foundation Walls _ -
Foundation walls not complying with the requirements for plain concrete, must comply with tables
R404.1.1(2). R404.1.1(3)and shall have two no.4 horizontal bars located in the upper 12 inches of the wall.
Example from table R404.1.1
Max.Wall Max. Min. Size and Spacing of Vertical Reinforcement for 8 inch wall thickness
Height Unbalanced Soil classes (d)
(feet) Backfill Height
GW,GP,SW &SP GM,GC,SM,SM-SC, ML SC,MH,ML-CL&
inorganic.CL
6 FT. 5 ft. #4 at 48 in. o.c. #4 at 48 in.o.c. #4 at 48 in.o.c.
6 ft. #4 at 48 in.o.c. #4 at 40 in. o.c. #5 at 48 in.o.c.
7 FT. 4 ft. #4 at 48 in. o.c. #4 at 48 in.o.c. #4 at 48 in. o.c.
5 ft. #4 at 48 in. o.c. #4 at 48 in. o.c. #4 at 40 in.o.c.
6 ft. #4 at 48 in. o.c. #5 at 48 in.o.c #5 at 40 in. o.c.
7 ft. #4 at 40 in.o.c. #5 at 40 in. o.c. #6 at 48 in.o.c.
8 FT. 5 ft. #4 at 48 in. o.c. #4 at 48 in. o.c. #4 at 40 in.o.c.
6 ft. #4 at 48 in.o.c. #5 at 48 in. o.c #5 at 40 in. o.c.
7 ft. #5 at 48 in. o.c. #6 at 48 in. o.c. #6 at 40 in. o.c.
8 ft. #5 at 40 in. o.c. #6 at 40 in. o.c. #6 at 24 in.o.c.
9.FT. 5 ft. #4 at 48 in.o.c. #4 at 48 in.o.c. #5 at 48 in. o.c
6 ft. #4 at 48 in.o.c. #5 at 48 in. o.c #6 at 48 in.o.c.
7 ft. #5 at 48 in. o.c. #6 at 48 in. o.c. #6 at 32 in. o.c.
8 ft. #5 at 40 in. o.c. #6 at 32 in. o.c. #6 at 24 in. o.c.
Partial table of reinforcement from 2003 IRC
6. IRC sec 403.1.6.1: Foundation Plates and Anchor Bolts
Foundation plates shall be bolted to the foundation wall with not less than 1/2" steel anchor bolts embedded 7"
minimum into concrete or masonry and shall be spaced not more than 6 feet apart.There shall be at least two bolts
per piece not more than 12 inches or less than seven bolt diameters from each end of each piece. Plate washers a
minimum of 3 inches square by 1/4 inch thick shall be used on each bolt.
Maximum anchor bolt spacing shall be 4' for buildings over two stories in height.
Stepped cripple walls shall conform to section R602.11.3.
WHERE FOOTING SECTION"A"IS MORE THAN 6 FT..
SPLICE PROVIDE METAL TIE 16 GA.BY 1.5 BY 4 Ft MIN,EACH
SIDE OF SPLICE WI 8-16d COMMON NAILS.
2x SILL PLATE F --2 FT MIN.
2-2x PLATE
_ .s•••tas•no••••••• ThlIlk
CONCRETE
STEPPED I��
FOOTING '� 2x CRIPPLE
STUD WALL
\,,
///
\\/
FOOTING SECTION"A"
For SI:I inch=25.4 mm,I fool=304.8 mm.
Note:Where fooling Section"A"is less than 8 feet long in a 25 feet total length wall.provide bracing at cripple stud wall.
FIGURE R602.11.3
STEPPED FOUNDATION CONSTRUCTION
Updated August 24,2004 Page 5
Anacortesconstruction Guide.doc
7. =R319.1.408.3; IMC sec306.4; 2003 UPC Sec. 707.10: Crawl Space .
Under-floor clearance to joists shall be at least 18"and a minimum of 12"to the bottom of girders. Under-floor area
shall be provided with a minimum of 18" x 24" access opening unobstructed by pipes, ducts and similar
construction. All under-floor access openings shall be effectively screened. Where an electrical or natural gas
furnace is installed in a crawl space, the access shall have sufficient width and height to permit removal of the
furnace, but in no case less than 30" x 24" or more than 20 feet from the passage way access. Locate all under-
floor clean-outs within 20 feet of access opening.
8. IRC sec. R408.2: Under-floor Ventilation
Under-floor areas shall be ventilated by an approved mechanical means or by openings into under-floor area walls.
Such openings shall have a net area of not less than 1 square foot for each 150 square feet (0.067m2 for each
10m2) of under-floor area. At least one vent shall be placed within 3' of each corner of the building. The required
area of such openings shall be approximately equally distributed along the length of at least two opposite sides.
They shall be covered with corrosion-resistant wire mesh with mesh openings of 1/4".
9. WSEC Sec. 502.1.6.7: Vapor Barrier
In an unheated crawl space, a minimum 6-mil black vapor barrier shall be laid over the soil, lapped at least 12" at
seams and extended to the foundation wall.
10. IRC sec R405&Anacortes City Ordinance No. 2441
Roof downspouts shall be tightlined and directed away from the building to an approved drainage area. Perimeter
footing drains shall be independent of downspout tightlines,and be directed to an approved drainage area.
The finished grade and elevation under the building shall be above the ground drainage flow of the land around the
building to prevent surface or subsurface water from draining to the space under the building, provided that
alternates, such as drain tile, exterior drainage of the building or an approved sump pump system, may be used if
shown on the building plans and approved by the Building Official. Approved sump pump systems shall in no way
be connected to the sanitary sewer system.
At least 2% gradient toward approved drainage facilities is required from building walls unless waived by the
Building Official for non-hill terrain.
Tightlined downspout and perimeter building drains may be connected together at a point no closer than ten feet
from a building.
11. IRC sec R401.3 (ex.) Drainage
Surface drainage shall be diverted to a storm sewer conveyance or other approved point of collection so as to not
create a hazard. Lots shall be graded to drain water away from the foundation walls. The grade away from
foundation walls shall fall a minimum of 6 inches within the first 10 feet. Where lot lines, slopes walls or other
physical barriers prohibit 6 inches of fall within 10 feet, drains or swales shall be provided to ensure drainage away
from the structure.
12. IRC sec R406: Dampproofinq Foundation Walls
Unless otherwise approved by the building official, foundation walls enclosing a basement or habitable below
finished grade shall be dampproofed outside by approved methods and materials.
13. IRC secR319.1(2):Wood in Contact with Concrete
All wood in contact with concrete or masonry shall be pressure treated wood marked by an approved agency. Cut
ends of treated posts must be retreated or be provided with protection from contact with concrete. 90# felt is
permitted under posts located in crawl spaces.
14. IRC sec 319.3 Fasteners
Fasteners for pressure treated and fire retardant wood must be of hot dipped galvanized steel, stainless steel or
copper. Exception: %-inch diameter or greater steel bolts.
15. IRC sec R319&R407 Columns and Posts
Columns and posts located on concrete floors exposed to weather or water splash or in basements and which
support permanent structures shall be supported by concrete piers or metal pedestals projecting above floors,
unless approved wood of natural resistance to decay or treated wood is used. The pedestals shall project at least
6" above exposed earth and at least 1" above such floors.
16. IRC sec R319.1.4: Girders Entering Concrete or Masonry
Wood girders entering masonry or concrete shall be provided with 1/2" air space on sides, tops and ends unless
treated wood is used.
Updated August 24,2004 Page 6
Anacortesconstruction Guide.doc
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17. Q IRC sec R502.5: Girders - - -
The allowable spans of girders fabricated of dimension lumber shall not exceed the values set forth in
Tables R502.5(1) & R502.5(2). The end of beams or girders supported on masonry or concrete shall have no less
then 3"of bearing.
18. IRC sec R602.9/602.10.2 Cripple Walls
Cripple walls shall be framed of studs not less in size than the studding above. When exceeding 4 feet in height,
such walls must be framed with studs having the size required for an additional story. Cripple walls less than 14
inches high must be sheathed on at least one side and fastened to top and bottom plates or the cripple wall shall
have solid blocking. Cripple walls must be braced with 15% more bracing than as required for the wall above, with
wall panel spacing not more than 18 feet.
19. IRC sec R502.7&EX7:Joists
Solid blocking is required at all bearing points of floor, ceiling and roof systems to prevent rotation or racking. In
Seismic Design Category D1 &D2 joists shall be blocked at intermediate supports.
20. IRC sec R802.6: Joist Bearing
Joist ends shall not have less than 1 1/2 inches (38 mm)of bearing on wood or metal or less than 3 inches (76 mm)
on masonry or concrete.
21. IRC sec R407.3 Positive Connections
Where post and beam or girder construction is used, a positive connection shall be provided to insure against uplift
and lateral displacement.
FRAMING See nailing schedule attached (Table R602.3 (1)
22. IRC sec R602.8: Fire Blocks
Fire blocks shall be provided to cut off all concealed draft openings, both vertical and horizontal, and form an
effective barrier between stories, between a top story and roof space.
1) In concealed spaces of stud walls and partitions, including furred spaces and parallel row of studs
or staggered studs as follows: A. Vertically at ceiling and floor levels B. 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.
al In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces
under stairs shall comply with section R311.2.2
44 In openings around vents, pipes, ducts, chimneys, fireplaces and similar openings which afford a
passage for fire at ceiling and floor levels,with noncombustible materials.
5) Site built chimneys and fireplaces, fire blocking must be minimum of 1" thick and supported on
metal strips or metal lath.
6) Fire blocking of cornices of a two family dwelling is required at the line of dwelling separation
23. IRC sec R602.6 &.1 Boring,Cutting & Notchin•
FRAMING MEMBERS BORING REQUIREMENTS NOTCHING REQUIREMENTS
JOISTS Not within 2" of top or bottom of joist, Ends not to exceed '/< of joist depth.
not to exceed 1/3 joist depth Tops & bottoms not to exceed 1/6 of
joist depth shall not be located in
middle 1/3 of span.
BEARING STUDS Not to exceed 40% of stud nearer than Not to exceed 25%of the stud width.
5/8"to edge of stud.
NONBEARING STUDS Not to exceed 60% of stud, provided not Not to exceed 40% of the width of the
more than 2 successive doubled studs stud.
are so bored & not nearer than 5/8" to
stud edge.
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Fig-19
No notchln
Notching&Boring Joists In middle 1P3,
holes OK Notch max.1/6 depth Fig.
Notching& 60%hob OK
'— --- Boring Studs on bearing wails
N the studs are
_ doubled and
, , the holes do not
• RP pass through
tom= T _ more than 2
` Outer 1/3 parallel studs.
Notch at end 1/4
of depth max. [No notching at bottom l>_4"thick, •
except at ends) Bearing Nonbearing
24. IRC sec R502.4: Bearing Partitions
Bearing partitions perpendicular to joists shall not be offset from supporting walls or partitions more than the joist
depth. Joists under and parallel to bearing partitions shall be doubled and provide adequate bearing.
25. IRC sec R602.3.2:Top Plates
Bearing and exterior wall studs shall be capped with double top plates installed to provide overlapping at corners
and at intersections with other partitions. End joints in double top plates shall be offset at least 24". A single top
plate may be installed provided the plate is tied at joints, corners and intersecting walls by a minimum 3 x 6
steel plate, nailed with six 8d nails on each side of joint.
26. IRC sec R602.7: Headers
Headers shall be as per span tables R502.5 (1) and R502.5 (2). Interior and exterior non-load bearing walls
do not require load bearing headers.
27. TR602.3 (5): Wall Framing
BEARING WALLS: Size, height and spacing of wood studs shall be as follows:
STUD SIZE UNSUPPORTED SUPPORTING ROOF SUPPORTING ONE SUPPORTING
(inches) LATERAL STUD AND CEILING ONLY FLOOR, ROOF & TWO FLOORS,
HEIGHT (feet)(1) (inches) CEILING (inches) ROOF &CEILING
(inches)
2X4 10 24 16
3 X 4 10 24 24 16
2X5 10 24 24
2 X 6 10 24 24 16
NONBEARING WALLS
STUD SIZE (inches) LATERAL UNSUPPORTED STUD SPACING (inches)
HEIGHT(feet) (1)
2 X 3 (2) 10 16
2X4 14 24
3X4 14 24
2 X 5 16 24
2 X 6 20 24
(1) Listed heights are distances between points of lateral support placed perpendicular to the plane of the wall. Increases in supported height
are permitted where justified by an analysis. (2)Shall not be used in exterior walls.
28. IRC sec R602.10.11: Braced Wall Lines
Exterior and interior braced wall lines are required for all buildings. Typically interior braced wall lines need to be
braced at 25 feet on center, other options may exist. Interior braced wall lines may be located 35 feet on center to
accommodate one 900 sq. ft. room. When any wall line of a building is over 50 feet long, the interior braced wall
must have a continuous footing and foundation or a braced (sheathed)cripple wall below. Exterior braced wall lines
must have a braced wall panel at each end. Braced wall panels that do not begin at the building corner are allowed
to begin within 8 feet from the corner if one 1800 lb. capacity hold down is provided at the end of the panel closet to
the corner, or if a 2-foot braced wall panel is provided at both sides of the corner.
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29. ? R301.2.2.2.2: Unusually Shaped Buildings _ -
When buildings are of unusual Shape,that is,when exterior braced wall panels, as required by Section R602.10,
1. When shear walls or braced wall panels are not in one plane vertically from the foundation to the uppermost story
in which they are required.
EXCEPTION: Floors with cantilevers or setbacks not exceeding four times the nominal depth of the floor foists may
support braced wall panel provided:
1. Floor joists are 2 X 10's 16 inches on center.
2.The ratio of the back span to the cantilever is at least 2 to 1. .
3. Floor joists at ends of braced wall panels are doubled.
4.A continuous rim joist is connected to ends of all cantilevered joists.
5. Loads carried at the end of cantilevered joists are limited to uniform wall and roof load and the reactions from
headers having a span of 8 feet or less.
2.When a section of floor or roof is not laterally supported by braced wall lines on all edges.
3. When the end of a braced wall panel occurs over an opening in the wall below and ends at a horizontal
distance greater than one foot from the edge of the opening.
4. Openings in the floor or roof exceed the lesser of 12 feet or 50%of the least floor or roof dimensions.
5. Portions of the floor level are vertically offset. Exceptions: Framing bearing on continuous foundation
around the perimeter. 2. Wood light frame construction may be permitted to vertically offset when the floor
framing is lapped or tied together as required by Sec. R502.6.1.
6.When Shear walls and braced walls do no occur in perpendicular directions.
7. If wood framing above grade partially or completely braced as per sec R602 include masonry or concrete.
30. R602.10: Bracing
Braced wall lines shall consist of braced wall panels that meet the requirements for location, type and amount of
bracing specified in Table R602.10.1 and are in line or offset from each other by not more than 4 feet (1219 mm).
Braced wall panels shall start at not more than 12.5 feet (2438mm)from each end of a braced wall line. All braced
wall panels shall be clearly indicated on the plans.
Construction of braced wall panels shall be by one of the 8 methods outlined in Sec R602.10.3. The most
commonly used are:
1. Let in bracing is no longer allowed in seismic zone D1.
3. Wood structural panels 5/16 inch thick applied to studs 16 inches on center or 3/8 inch thick applied to studs 24
inches on center minimum.
5. Gypsum board on studs spaced not over 24 inches on center for a single story, 16 inches on center and fastened
at 7 inches on center. Each braced wall panel must be at least 96 inches in length when applied to one face of a
braced wall panel and 48 inches when applied to both faces.
31. IRC sec R602.10.6:Alternate Braced Wall Panel
Any braced wall panel required by Section R602.10.4 may be replaced by an alternate braced wall panel
constructed in accordance with the following:
1. In one-story buildings, each panel shall have a length of not less than 2 feet 8 inches and a height of not more than 10 feet. Each panel
shall be sheathed on one face with 3/8 inch minimum thickness plywood sheathing nailed with 8d common or galvanized box nails,6 inches
at edges and 12 inches in the field. All edges shall be blocked. Two anchor bolts installed shall be provided in each panel. Each panel end
stud shall have a tie-down device fastened to the foundation, capable of providing an approved uplift capacity of not less than 1,800
pounds. The tie down device shall be installed in accordance with the manufacturer's recommendations. The panels shall be supported
directly on a foundation or on floor framing supported directly on a foundation, which is continuous across the entire length of the braced
wall line. This foundation must be reinforced with not less than one No.4 bar top and bottom. When the continuous foundation is required
to have a depth greater than 12 inches, a minimum 12-inch-byl2-inch continuous footing or turned down slab edge is permitted at door
openings in the braced wall line. This continuods footing or turned down slab edge must be reinforced with not less than one No.4 bar top
and bottom. This reinforcement must be lapped 15 inches with the reinforcement required in the continuous foundation located directly
under the braced wall line.
2. In the first story of two-story buildings, each braced wall panel shall be in accordance with Section R602.10.6, Item 1, except that the
plywood sheathing shall be provided on both faces,three anchor bolts shall be placed at one-fifth points, and tie-down device uplift capacity
shall not be less than 3,000 pounds.
32. IRC sec T602.3(1): Roof Sheathing Nailing Schedule
The number and size of nails connecting wood members shall not be less than that set forth in Table R602.3(1).
Footnote 3 Edge spacing also applies over roof framing at gable-end walls. (See illustration#1)
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33. = IRC sec R802.10.2: Engineered Systems -
A licensed WA State Structural Engineer shall design trusses in accordance with ANSI/TPI1 Standards. Truss
engineering shall be on site for framing inspection. NOTE: Trusses for tile roofs shall be engineered for the extra
dead load of the tiles.TJI installation guidelines shall be on site for framing inspection.
34. IRC sec R802.8 &R802.10.3: Truss, Rafter and Ceiling Joist Blocking
Roof trusses, rafters and ceiling joists shall be supported laterally at bearing points by solid blocking to prevent
rotation and lateral displacement.
35. IRC sec 502.3.1: Framing Lumber Spans
Size of floor and ceiling joists, and rafters shall be in accordance with Tables R502.3.1 (1) and 502.3.1(2) or by
using AF & PA Span tables for joist and rafters. Section R502.3. The first table shall be used for sleeping areas and
attic joist where the required loads do not exceed 30 PSF live and 10 PSF dead. The second table shall be used for
all other joists where the required loads do not exceed 40 PSF live and 10 PSF dead. Roof spans shall use tables
R802.4. (1)through TR802.5.1 (9)
36. IRC sec R802.10.5& R 802.11.1: Roof System
Approved high wind clips or equal positive connections shall be provided as a means of connecting roof system at
bearing points 24 inches on center or less. Toenailing is not acceptable. Rafters shall be framed directly opposite
each other and to at least 1"nominal thick ridge board not less than the cut of the rafter.
37. IRC sec R807.11: IMC 306.3:Attic Access
A22" x 30" attic access opening shall be provided with a minimum headroom clearance of 30" and shall be in a
readily accessible location. The access opening shall not be located in closet spaces. Where a furnace is installed
in a attic area,the access shall have sufficient width and height to permit removal of the furnace, but in no case less
than 22"x 30".
38. IRC sec R806: Attic Ventilation
Enclosed attics or enclosed rafter space shall have cross ventilation at the rate of 1/150 of the attic area and as per
Section R806.2. Openings shall be covered with corrosion-resistant metal mesh with openings of 1/4" in
dimensions.
•
39. WSEC Sec. 502.1.4.5: Eave vent baffling
When feasible, the baffles shall be installed from the top of the outside of the exterior wall, extending inward, to a
point 6 inches vertically above the height of non-compressed insulation, and 12 inches vertically above loose fill
insulation.
40. IRC sec R902.1: Roof Coverings
Roofs shall be covered with materials as set forth in Sections 904 and 905. Class A, B, & C shall be
installed as required by law or when the edge of the roof is less than 3'feet from a property line.
GENERAL REQUIREMENTS
41. IRC sec R702.3 and TR702.3.5.: Wallboard Attachment
All edges and ends of gypsum wallboard shall occur on the framing members, except those edges and ends, which
are perpendicular to the framing members. The size and spacing of fasteners shall conform to Table R702.3.5.
(See attached table)
42. IRC sec R309.2: Separation from House to Attached Garage
Separation from house to attached garage, shop or similar areas shall be of not less than '/z" gypsum board
applied to the garage side and shall extend from the floor to the roof sheathing. Where a living area is above the
garage, all supporting members shall also be covered with 5/8" Type "X" gypsum wallboard. G.W.B. shall be
attached to walls with 6d cooler nails 8 inch on center maximum to ceiling 6 inches on center maximum. Doors from
house to garage shall be tight fitting, 1-3/8" solid core or a labeled 20-minute door.
43. IRC sec R311.4.2:Doorway
At least one doorway shall be of sufficient size to permit the installation of a door not less than 3 feet in width and
not less than 6 feet 8 inches in height. The door shall be mounted so that the clear width of the exit way is not less
than 32".
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44. = IRC sec R311.4.3:Landings - -
There shall be a floor or landing on each side of all doors. The floor or landing shall be level with or not more than
1" lower than the top of the threshold. However, in private dwellings a door may open on the top of a flight of stairs
or on an exterior landing, provided the door does not swing over that top step or exterior landing (except that screen
doors and storm doors may)and the landing is not more than 7 3/4"below the floor level. Where a door opens over
a landing, the landing shall have a length not less than the door width. Exterior landings may have slope not to
exceed 1/4"per foot.
45. IRC sec 311.2.1,T502.5.1: Exterior Decks and Porches
Approved wood of natural resistance to decay or treated wood shall be used for those portions of wood members
which form the structural support of buildings, balconies, porches or similar permanent building appurtenances
when such members are exposed to the weather without adequate protection from a roof, eave, overhang or cover.
Girders or beams and joists shall be sized in accordance with TR502.5.1. Attachment shall not be accomplished
by use of nails or toe nails subject to withdrawal,
46. IRC sec R708.8: Flashing
Approved corrosion-resistive flashing shall be provided in the exterior wall envelope in such a manner as to prevent
entry of water into the wall cavity or penetration of water to the building structural framing components. The flashing
shall extend to the surface of the exterior wall finish and shall be installed to prevent water from reentering the
exterior wall envelope. (see page 3, design requirement#8 for locations)
47. IRC sec R312: Guardrails
All open and glazed sides of landings, decks and porches that are more than 30" above grade or floor below, shall
have a guardrail not less than 36" in height. Open guardrails shall have intermediate rails or an ornamental pattern
such that a sphere 4" in diameter cannot pass through. The triangular openings formed by the riser, tread and
bottom element of a guardrail at the open side of a stairway may be of such size that a 6 inch sphere cannot pass
through. Openings for required guards on the stair treads shall not allow a sphere 4 3/8"to pass through.
48. IRC sec R311.5.1: Stairways and Handrails (See attachment)
Stairways shall be a minimum of 36" net finished in width. Handrails may project into the required width a distance
of 3-1/2" from each side of the stairway. Stairways shall have at least one handrail and guardrails shall be installed
on all open sides of stairways. Top of handrails shall be placed not less than 34"or more than 38" above the nosing
of treads. Handrail shapes shall be constructed in accordance with Illustration #5. Landing shall be as wide as
the stairway(minimum 36") served and the landing shall have a minimum dimension of 36" measured in the
direction of travel.
Handrails shall be provided on at least one side of each continuous run of treads, or flight with four or more
risers. (R311.5.6)
Handrails shall be continuous the full length of the stairs. Ends shall be returned or shall terminate in newel posts or
safety terminals. The handgrip portion of handrails shall not be less than 1 % inches (32 mm) nor more than 2
inches (51 mm) in cross-sectional dimension or the shape shall provide an equivalent gripping surface. The
handgrip portion of handrails shall have a smooth surface with no sharp corners. Handrails projecting from a wall
shall have a space of not less than 1 1/2 inches (38 mm) between the wall and the handrail.
All interior and exterior stairways, including landings and treads, shall be illuminated. (R303.6)
49. IRC sec R311.5.3.1: Rise and Run
The rise of steps in a stairway shall not exceed 73/4" and the run shall not be less than 10" measured from the
outer edge of the tread nosing straight down. Variations in height of risers and width of treads in any one flight shall
not exceed 3/8".
50. IRC sec R311,5,3,2:Winding Stairways
Winding stairways shall have no width of run less than 6" and a required width of run (10") provided at a point 12"
out from the narrow side.
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51. 4 IRC sec R311.5.8.1: Spiral Stairs
The tread shall provide a clearvalking area measuring at least 26"from the outer edge of the supporting column to
the inner edge of the handrail. A run of at least 7-1/2" is to be provided at a point 12"from where the tread is the
narrowest. The rise of the steps shall not exceed 9-1/2". Minimum headroom of 6'-6"shall be provided.
52. IRC sec R312.1 Guard
Stairways open on one or both sides shall have guardrails, exclusive of their landings, as specified for handrails. A
Guardrail at landings shall be no less than 36 inches in height.
53. IRC sec 311.2.2: Space Under Stairways
The enclosed usable space under stairways shall be protected on the enclosed side with '/2" gypsum board.
54. IRC sec R311.5.2: Headroom
Every stairway shall have headroom clearance of not less than 6'-8" (2032 mm) measured vertically from the sloped
plane adjoining the tread nosing or from the floor surface of the landing or platform.
55. IRC sec R305: Ceiling Heights
Habitable spaces shall have a ceiling height of not less than 7 feet except as otherwise permitted in this section.
Kitchens, halls, bathrooms and toilet compartments may have a ceiling height of not less than 7 feet measured to
the lowest projection from the ceiling. Where exposed ceiling members are spaced at less than 48" on center, may
not project more than 6" below the required ceiling height shall be measured to the bottom of the deck supported by
these members, provided that the bottom of the members are not less than 7 feet above the floor.
56. IRC sec R310.1: Egress Windows
Basements in dwelling units and every sleeping room shall have at least one operable window or door approved for
emergency escape or rescue which shall open directly into a public street, public alley, yard or exit court. The
emergency door or window shall be operable from the inside to provide a full, clear opening without the use of
separate tools.
Escape or rescue windows shall have a minimum net clear openable area of 5.7 square feet(0.53m2). Exception:
The grade floor openings shall have a minimum net clear opening of 5 square feet. The minimum net clear
openable height dimension shall be 24 inches (610 mm). The minimum net clear openable width dimension shall
be 20 inches (508 mm). When windows are provided as a means of escape or rescue, they shall have a finished
sill height not more than 44 inches (1118 mm)above the floor.
Escape and rescue windows with a finished sill height below the adjacent ground elevation shall have a window well.
Please contact the Building Department for window well requirements. (See attached sheet)
Minimum sized rescue or escape windows are as follows:
41-inch
clear min
24-inch
clear min
44-
inch max I I I I
20-inch 34-inch sill
height clear min clear
min
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57. IRC sec R313:Srrioke Detectors
Smoke detectors shall be mounted in every sleeping room and on the ceiling or wall at a point centrally located in
the corridor or area giving access to each sleeping area. A detector shall be installed on each story and in the
basement. Where a story or basement is split into two or more levels,the smoke detector shall be installed on each
level. When sleeping rooms are on the upper level, the detector shall be placed at the ceiling of the upper level in
close proximity to the stairway.
Detectors shall sound an alarm audible in all sleeping areas of the dwelling unit in which they are located. In new
construction, required smoke detectors shall receive their primary power from the building wiring and shall be
equipped with a battery backup.
When permits are required for work in an existing dwelling. Smoke detectors shall be added to the dwelling
as required for new construction. Exception: Smoke detectors shall not be required to be hardwired in
existing areas IF the area where they are required is not a part of the project AND is inaccessible through an
attic, crawl.space or basement. (R313.1.1)
58. IRC sec R304: Floor Area
Every dwelling unit shall have at least one room that shall have not less than 120 square feet of floor area. Other
habitable rooms except kitchens shall have an area of not less than 70 square feet. No habitable room other than a
kitchen shall be less than 7 feet in any one dimension.
59. IRC sec R303.1: Natural Light
All habitable rooms within a dwelling shall be provided with natural light by means of exterior glazed
openings with an area not less than 8%of the floor area of such rooms.
60. IRC sec R303.1: VIAQ 302.2.2: Room Ventilation
All habitable rooms shall be provided with natural ventilation by means of openable exterior openings with an area of
not less than 4% of the floor area of such rooms. In lieu of required exterior openings for natural ventilation, a
mechanical ventilating system may be provided. Such system shall be capable of providing 0.35 air changes per
hour. (X 1)
61. 2003 UPC 408.6: Toilet Compartments
The water closet stool shall be located in a clear space not less than 30 inches (762 mm) in width. The clear space
in front of the water closet stool shall not be less than 21 inches (610 mm).
62. IRC sec R307.2: Shower Areas
All shower areas shall be finished with a smooth, hard, non- absorbent surface such as ceramic tile, portland
cement, or approved equal, to a height 6' above the floor. This material shall be installed over a material not
adversely affected by moisture such as water-resistant plasterboard. Fire stopping is also required in this area
as specified in R sec R602.8
63. IRC sec R303;VIAQ 302.2.1: Bathroom, Laundry Room Ventilation
All bathrooms, toilet compartments, laundry rooms, closets containing laundry facilities, and kitchens shall be
provided with ventilation by means of a mechanical fan ventilation system connected directly to the outside, in
accordance with WA State Ventilation and Indoor Air Quality Code, Table 3-2.
64. IMC sec M502.7.3.6 Exhaust Vent Terminals
The point of discharge shall be at least 3 feet (914 mm) from any opening, which allows air entry into occupied
portions of the building.
65. IRC sec R1004.1.1: Emission Standards for Factory-Built Fireplaces.
After January 1, 1997, no new or used factory-built fireplace shall be installed in Washington State unless it is
certified and labeled in accordance with procedures and criteria specified in UBC Standard 31-2. Testing and
certification shall be performed by a Washington State Department of Ecology approved U.S. EPA accredited
laboratory.
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66. IRC sec R1004.1.1: Factory-built Fireplaces and Wood Stoves
Approved factory-built fireplaces (zero clearance), metal chimneys, wood stoves, inserts, pellet stoves or similar
heating appliances shall be installed in strict accordance with their listing and manufacturer's installation
instructions. Such literature shall be provided on job site at inspection.
67. IRC sec R1001.15,TR1003.1: Masonry Chimney Clearance
When masonry chimneys are built within a structure, combustible material shall not be placed within 2" of fireplace,
smoke chamber or chimney walls. When the chimney is built entirely outside the structure, 1" clearance shall be
maintained.
68. IRC sec RI 001.6,TR1003.1: Masonry Chimney Height
Every masonry chimney shall extend at least 2 feet above the roof through which it passes and at least 2 feet above
the highest elevation of any part of the building within 10 feet of the chimney.
69. IRC sec R1003,TR1003.1 Reinforcement and Anchorage
Every masonry and concrete chimney shall be vertically reinforced with 4-1/2" steel reinforcing bars extending the
full length of the chimney. Ties and splices shall be in accordance with UBC requirements. Where the width of the
chimney exceeds 40", two additional 1/2" vertical bars shall be provided for each additional flue or for each
additional 40"in width or fraction thereof.
All masonry and concrete chimneys shall be anchored at each floor or ceiling line more than six feet above grade,
except when constructed completely within the exterior walls of the building. Anchorage shall be in accordance with
provisions of Section 3102.4.3.
70. IRC sec R1003.12: Clearance to Combustibles
Combustible materials, including drywall, shall not be placed within 6" of the fireplace opening. No combustible
material within 12" of the fireplace opening (such as mantles or decorative fireplace surrounds) shall project more
than 1/8"for each 1"clearance from the opening.
71. IRC sec 703: Masonry Veneer
Anchored masonry veneer shall be supported on footings,foundations or other non-combustible supports. Wall ties
shall be spaced so as to support not more than 2 square feet (0.19 m2) of wall area but shall not be more than 24
inches (610 mm) on center horizontally. When applied over stud construction, the 2 X 4 studs shall be spaced no
more than 16 inches (406 mm) on center, 2 X 6 studs shall be spaced no more than 24 inches (610 mm)on center.
Approved paper shall first be applied over the sheathing or wires between the studs. Mortar may be slushed into
the 1-inch (25 mm) space between facing and paper or an air space of at least 1 inch (25 mm) may be maintained
between the backing and the veneer in which case spot bedding at all ties shall be of cement mortar. Weep holes
shall be provided at the lowest course.
72. IRC sec 1003.10: Hearth Extensions
Hearths shall extend at least 16" from the front of, and at least 8" beyond each side of, fireplace opening. Where
the fireplace opening is 6 square feet or larger,the hearth extension shall extend at least 20" in front of, and at least
12" beyond each side of, the fireplace opening.
73. IRC sec R308: Safety Glazing
The following shall be considered hazardous locations for the purpose of glazing. These areas shall be safety
glazed or equal. Such safety-glazed units shall be identified by permanent etching visible when the unit is glazed or
equal.
1. Glazing in swinging doors except jalousies.
2. Glazing in fixed and sliding panels of sliding door assemblies and panels in sliding and bifold closet door
assemblies.
3. Glazing in storm doors.
4. Glazing in all unframed swinging doors.
5. Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers. Glazing
in any portion of a building wall enclosing these compartments when the bottom exposed edge of the glazing is
less than 60 inches measured vertically above any standing or walking surface.
6. Glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a
24-inch arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the
glazing is less than 60 inches above the walking surface.
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7. Glazing in an individual fixed:or operable panel, other than those locations described in Items 5 and 6 above,that
meets all of the following conditions:
A. Exposed area of an individual pane greater than 9 square feet.
B. Exposed bottom edge less than 18 inches above the floor.
C. Exposed top edge greater than 36 inches above the floor.
D. One or more walking surfaces within 36 inches horizontally of the plane of the glazing.
8. Glazing in railings regardless of an area or height above a walking surface. Included are structural baluster
panels and non-structural in-fill panels.
9. Glazing in walls and fences used as the barrier for indoor and outdoor swimming pools and spas when all of the
following conditions are present:
9.1 The bottom edge of the glazing is less than 60 inches above the poolside of the glazing.
9.2 The glazing is within 5 feet of a swimming pool or spa waters edge.
10. Glazing adjacent to stairways, landings and ramps when the exposed surface of the glass is less than 60 inches
above the plane of the adjacent walking surface.
11. Glazing in walls enclosing stairway landings or within 60 inches of the bottom and top of stairways where the
bottom edge of the glass is less than 60 inches above a walking surface.
74. IRC sec R308.6.2 Skylights
The following types of glazing may be used:
1 Laminated glass with a minimum 0.015-inch polyvinyl buytyral interlayer for glass panes 16 square
feet or less in area located such that the highest point of the glass is not more than 12 feet above the
walking surface or other accessible areas; for higher or larger sizes, the minimum interlayer thickness
shall be o.030-inch.
2. Fully tempered glass
3. Heat-strengthened glass
4.Wired glass
5.Approved rigid plastic
75. IRC sec R308.1: Glazing Identification
A manufacturers or installers label shall be placed on each pane of glass installed in hazardous locations. Labels
shall be acid etched or applied so that it may not be removed without being destroyed.
®>31n.above walking surface
Flg.71
Safety Glass
I - - 24in.
�. �• 9p.R. tJe S kis
ng.69 w -�i�'
Tempered Glass Label 1 8
anyL
i y,� senor
CIC 31 EMPERI?b �"m""i
I6 CFR RUl Il �_ s ieln_ 1 roust be BOIn.
SGCC-1832 5/320 ?r~ safety
safety
.Rn<381n. ". � +. �
•
If all conditions(A�BaC+D)exist,then window
-_ moot be safety glass.Safety glazing wage also
...- be req'd B within 2ft.of the door frame.
76. IRC sec R321.1, MVMC 12.24:Address
An address shall be posted prior to inspection. Addresses and unit numbers of dwelling units shall be posted on a
contrasting background so as to be plainly visible and legible from the street fronting the property prior to final
inspection.
TWO FAMILY DWELLINGS
77. IRC sec R317.1: Separation Between Units
Walls and floor/ceiling assemblies separating dwelling units in the same building shall be separated by one-hour fire
construction (5/8" Type "X" gypsum wallboard on both sides of wall). Assemblies shall extend to, and be tight
against, the exterior walls and the wall assemblies shall extend to the underside of the roof sheathing. All structural
members proving support of floor assemblies shall have an equal or greater fire resistive capacity than the
assembly supported. A horizontal distance of 24" shall separate outlet boxes on opposite side of walls.
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Townhouses shall be sepa ated by two one-hour exterior wall assemblies or a common two-hour fire
resistive wall. The common wall shall be continuous from the foundation to the underside of the roof
sheathing, deck or slab and shall extend the full length of the common wall including accessory structures.
IRC sec R317.2
Each individual townhouse shall be structurally independent. IRC sec 317.2.4
78. IRC sec R502.12: Draft Stops
Draft stops shall be installed in the attic area, enclosed soffit areas and similar areas of buildings containing multi-
family units. Draft stops shall be above and in line with walls separating tenant spaces from each other and from
other uses.
Draft stop material shall be minimum 3/8" plywood, 1/2" gypsum wallboard or other approved material. Such
material shall be adequately supported along its entirety.
79. IRC,Appendix K, : Sound Transmission Control
All separation walls and floor-ceiling assemblies shall provide a sound insulation equal to that required to meet a
Sound Transmission Control rating of 45.when tested in accordance with ASTM E 90.
UNIFORM MECHANICAL CODE
80. IMC 304.3, IRC M1037.3: Ignition Source
Heating or cooling equipment covered by this code, located in a garage and which generates a glow, spark or flame
capable of igniting flammable vapors shall be installed with the source of ignition at 18" (457 mm) above the floor
level.
81. IMC 303.4: Protection From Mechanical Damage
Appliances installed in garages shall be suitably guarded against such damage by being installed behind protective
barriers or by being elevated or located out of the normal path of vehicles.
82. IMC 505.1: Domestic Range Vents
Ducts used for domestic kitchen range ventilation shall be of metal and shall have smooth interior surfaces. They
shall be air tight and equipped with a backdraft damper. (IRC Sec M1502.1)
83. IMC 504.6: Domestic Dryer Vent
Domestic clothes dryer moisture exhaust ducts shall be of metal and shall have smooth interior surfaces.
EXCEPTION: Approved flexible duct connectors not more than 8 feet in length, listed and labeled may be used in
connection with domestic dryer exhausts. Flexible duct connectors shall not be concealed within construction.
Ducts shall terminate outside of the building and shall be equipped with a back-draft damper. Ducts shall
not be connected or installed with sheet metal screws or other fasteners, which will obstruct the flow.
Moisture-exhaust ducts shall not be connected into any vent connector, gas vent or chimney. (Minimum nominal
size shall be 4 inches in diameter.
84. IMC 504.6.1: Domestic Dryer Vent Length Limitation
Unless otherwise permitted by the dryer manufacturer's installation instructions and approved by the
building official, domestic dryer moisture exhaust ducts shall not exceed a total combined horizontal and
vertical length of 25 feet (7620mm) the maximum length shall be reduced 2.5 feet for each 45 degree bend,
and 5 feet for each 90 degree bend.
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85- IMC Sec.504: Exhaust Air Duds
Ducts shall be substantially airtight and shall terminate outside the building and shall be equipped with
back-draft dampers.PRESCRIPTIVE EXHAUST DUCT SIZING -VIAQ Code TABLE 3-3
Fan Tested Min. Flex Max. Length Min. Smooth Max. Length Max.
CFM @ 0.25 WG Diameter Feet Diameter Feet Elbow*
50 4" 25 4" 70 3
50 5" 90 5" 100 3
50 6" No Limit 6" No Limit 3
80 4"** Not Allowed 4" 20 3
80 5" 15 5" 100 3
80 6" 90 6" No Limit 3
100 5'** Not Allowed 5" 50 3
100 6" 45 6" No Limit 3
125 6" 15 6" No Limit 3
125 7" 70 7" No Limit 3
* For each additional elbow, subtract 10 feet from length. ** Flex ducts of this diameter are not permitted with this
size fan.
86. IMC Sec. 303,3 Prohibited Locations
Equipment shall not be located in a hazardous location unless listed and approved for the specific installation. Fuel-
burning equipment shall not be installed in a closet, bathroom or a room readily usable as a bedroom, or in a room,
compartment or alcove opening directly into any of these. EXCEPTIONS: 1) Direct vent equipment and electric heat
furnaces.
87. IMC 307: Equipment Access
Equipment Room—Appliances installed in a compartment, alcove, basement or similar space may be accessed by
an opening or door and an unobstructed passageway measuring not loess than 24 inches (610 mm)wide and large
enough to permit removal of the largest appliance in the space. A service space of not less than 30 inches (762
mm) deep and the height of the appliance, but not less than 30 inches (762 mm) shall be provided on the service
side of the appliance.
Equipment in Attic — 1) An access opening large enough to remove the largest piece of equipment, but not less
than 30 inches by 22 inches. 2)An unobstructed passageway which: is large enough to remove the largest piece of
equipment but not less than 30 inches high and 30 inches wide; Is no more than 20 feet in length measured along
the center line of the passageway from the access opening to the equipment, and; Has continuous solid flooring not
less than 24 inches wide throughout its length and A level service space at least 30 inches deep and 30 inches wide
located at the front or service side of the equipment.
Equipment under Floors — 1)An attic access opening large enough to remove the largest piece of equipment, but
not less than 30 inches by 22 inches; 2)An unobstructed passageway which: is large enough to remove the largest
piece of equipment but not less than 30 inches by 30 inches; is no more than 20 feet in length when measured
along the center line of the passageway from the access opening to the equipment; 3) a level service space at least
30 inches deep and 30 inches wide located at the front or service side of the equipment, and; 4)Where the depth of
the passageway or the service space exceeds 12 inches (305 mm) below the adjoining grade, the walls of the
passageway shall be lined with concrete or masonry extending 4 inches (102 mm) above the adjoining grade and
have sufficient lateral-bearing capacity to resist collapse.
Attic and under floor appliances shall be provided with a light fixture controlled by a switch located at the
passage way opening.
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88. =IMC 801.11: Location and-Support of Venting System
Appliances shall not be vented into a fireplace or into a chimney serving a fireplace. Venting systems shall be
adequately supported for the weight and the design of the material used.
89. IMC 603: Installation of Ducts
Ducts shall be securely fastened in place at every change of direction. Vertical rectangular ducts and vertical round
ducts shall be supported. Riser ducts shall be held in place by means of metal straps or angles and channels to
secure the riser to the structure. Metal ducts shall not be installed in or within 4 inches of the ground. Metal ducts
when installed in or under concrete slab shall be encased in at least 2 inches of concrete. Ducts shall be braced
and guyed to prevent lateral or horizontal swing. (IRC Sec M1601.3)
90. IMC 307: Condensate Disposal
Condensate, defrost and overflow discharges from cooling coils shall be collected and discharged to an approved •
plumbing fixture or disposal area. (IRC Sec M1411.3)
91. IMC 301: Listed Appliances
The appliance installer shall leave the manufacturer's installation and operating instructions attached to the
appliance. Clearances of listed appliances from combustible materials shall be as specified in the listing or on the
rating plate.
92. IMC 305: Equipment Supports and Restraints
Equipment shall be supported by substantial bases or hangers capable of supporting the loads to which they will be
subjected as determined by the Building Code.
93. IFC sec 3800: Liquefied Petroleum Gas Appliances
Liquefied petroleum gas-burning appliances shall not be installed in a pit, basement or similar location where
heavier-than-air gas might collect. Appliances so fueled shall not be installed in an above-grade under-floor space
or basement unless such location is provided with an approved means for removal of unburned gas.
94. IFG 304:Air Supply
Gas appliances must be provided a sufficient supply of combustion air as follows:
I. Interior spaces may be used to provide air if there is a minimum of 50 cubic feet per 1,000 B.T.U.
95. IMC 2003 Sec. 704: Combustion Air
If the volume of the room or space in which fuel-burning appliances are installed is greater than 50 cubic feet per
1000 BTU/h and there are no exhaust fans, dryers, kitchen ventilation systems of input rating of appliances,
infiltration may be regarded as adequate to provide combustion air. Rooms or spaces containing gas burning
appliances which do not have the volume as specified above shall be provided with minimum unobstructed
combustion-air openings as follows: 1/2 of the required combustion air opening area shall be located within the
upper 12" of the enclosure and 1/2 of the opening area shall be located within the lower 12" of the enclosure.
Combustion air shall be taken from outside the building or approved source connected to the outside. When gas
fueled appliances are installed within interior rooms of new construction and combustion air is provided from the
outside to the room or area the appliance is located, walls floors, ceilings and door assemblies shall be properly
insulated and weather-stripped. Doors shall be at least of the solid core type and must be provided with a proper
tight fitting threshold. WSEC.
1997 UNIFORM PLUMBING CODE
96. UPC 103.5: Inspections
No plumbing or drainage system, building sewer, private sewer disposal system or part thereof, shall be covered,
concealed or put into use until it has been tested, inspected and accepted as prescribed in this Code.
97. UPC 807.4: Dishwashers
No dishwasher shall be directly connected to the drainage system or food waste disposal without use of an
approved air-gap. Such air-gaps shall be installed with flood level markings at or above flood level of the sink.
98. UPC 420: Shower and Tub/Shower Control Valves
Showers and tub-shower combinations in all buildings shall be provided with individual control valves of the pressure
balance or the thermostatic mixing valve type.
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99. UPC 608.5; UMC 303.1.3: Hot Water Tank Pressure Relief Valve
Relief valves located inside a building shall be provided with a drain not smaller than the relief valve outlet and shall
extend from the valve to the outside of the building with the end of the pipe not more than 2 feet or less than 6
inches above the ground or the flood level of the area receiving the discharge and pointing downward. No part of
such drainpipe shall be trapped and the terminal end of the drainpipe shall not be threaded. Water heaters
generating a glow, spark or flame capable of igniting flammable vapors may be installed in a garage, provided the
pilots, burners, heating elements, switches and relays are at least eighteen inches above the floor.
Replacement water heating equipment shall only be required to provide a drain pointing downward from the relief
valve to extend between 2 feet and 6 inches from the floor. No additional floor drain need be provided.
100. UPC 510.2&5: Protection From Damage
All water heaters installed in areas where they may be subjected to mechanical damage shall be suitably guarded
against such damage by being installed behind adequate barriers or by being elevated or located out of the normal
path of a vehicle using any such garage. Water heaters shall be anchored or strapped to resist horizontal
displacement due to earthquake motion. It is recommended that a strap be installed at the top and bottom. A
watertight pan shall be installed beneath the water heater with a minimum three-quarter inch diameter drain to an
approved location.
101. UPC 1006 & 1007: Floor Drains
Floor drains shall connect into a trap so constructed that it can be readily cleaned and of a size to serve efficiently
the purpose for which it is intended. Floor drains or similar traps directly connected to the drainage system... shall be
provided with an automatic means of maintaining their water seals....
102. UPC 603.4.6: Frost Proof Hose Bibb
All exterior hose bibbs shall be."no freeze"type. An approved non-removable type backflow prevention device shall
protect all hose bibbs unless hose bibbs are provided with an approved integral backflow preventor.
103. UPC 609.2 &3: Water Piping
All water service yard piping shall be at least ,twelve (12) inches below the average local frost depth and be
connected to a double check backflow assembly above grade. The minimum cover shall be twelve (12) inches
below finish grade. Water pipes shall not be run or laid in the same trench as the building sewer or drainage piping
constructed of clay or materials which are not approved for use within a building unless both of the following
conditions are met:
(1)The bottom of the water pipe, at all points, shall be at least twelve (12) inches above the top of the sewer line.
(2)The water pipe shall be placed on a solid shelf excavated at one side of the common trench.
No water supply system or portion thereof, shall be covered or concealed until it first has been tested, inspected and
approved.
104. UPC 314 &Table 3-1: Hangers and Supports
Horizontal piping shall be supported at sufficiently close intervals to keep it in alignment and prevent sagging.
Plastic pipe shall be supported at not to exceed four (4)feet. Hangers and anchors shall be of material of sufficient
strength to maintain their proportional share of the weight of pipe and contents.
105. 2003 WSEC;VIAQ:
See 2003 WA State Energy Code for new energy code requirements and 2003 Ventilation and Indoor Air Quality
Code for ventilation requirements. Handouts and literature are available at Building Department.
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ADMINISTRATION v
TAM F R602.3(1)
FASTENER SCHEDULE.FOR STRUCTURAL MEMBERS
NUMBER AND TYPE OF
DESCRN'TION OF t1UILDING ELEMENTS FASTENER•Ms4 SPACING OF FASTENERS
Joist to sill or girder,be nail 3-8d —
1"x 6'subfloor rat less to each joist face nail 2-3d —
2 staples 13/a° —
2"stthfloor to joist or girder,blind and fare nail 2-16d —
Sole plate to joist or blocking,face nail 16d 16"on.
Top or.sole plate to stud,end nasl 2-16d —
Stud to sole plate,toe nail 3-3d or 2-16d —
Double.studs,face nail 10d 24'o.o.
Double top plates,face nail 10d 24°ad
Sok plate to joist or blocking at braced wall panels 3-16d 16°o.c.
Double top plates,nilnimmu 24-inch offset of end joints,face nail in 3-16d —
lapped area
Blocking between joists or rafts to top plate,toe nail 3-Sd —
Rim joint to top ptate.toe nail 73.1 6" c.c.
Top plates,hp at corners and intersection,face nail 2-1Od —
<-LT header,avo pieces with 1/2"user t6d 16" o.c. along each edge
Continued header,two pieces 16d 16r as along each edge
Ceiling joists so plate,toe nail 3$<l —
Ce_intmcs header to aud,lee nail 4-8d —
Ceiling joist,lap over potations,face mil 3-10d —
Ceiling joist to parallel rafters,face nail 3-20d Rafter to to piss,toe nedl 2-16d —
1"brace to each stud and plate,face nail 2-S<1 —
2 staples,rir"r —
1' 6"sheathing to each beating.face nail 2-3d —
2 staples,131{" -
i"x Sheathing to each bearing.race nail 2-Sd —
3 staples; —
P.Scler than 1' x S" sheathing to each bearing face sail 3-841 —
4 staples, 11;4 —
Bs:ilt-up corner studs 10d 24v o.c.
Built-up girders and beanss,2-inch lumber layers 10d Nail each layer as follows:
32" o-c-at top and bottom and
staggered Two nails al ends
and at each 2'planks 2-16d At each bearing
Roof rafters to ridge.valley or hip rafters
toe nail 4-16d —
face nail 3-L6d —
Rafter ties to rafters,face 3-811 —
icanr_m:edit
112 20'X INTERNATIONAL RESIDENTIAL CODE"
ADMIN4STRATR3N
TABLE na12.3(l) continued
FASTENER SCHEDULE FOR STRUCTURAL MEMBERS
SPACING OF FASTENERS
AESCR RON OF 3 LDING DESCRIPTION FASiENFRho4. Edges finches); Intetnergate atippore9-*
MATERIALS
{inches)
Woad structural pariah,.aulagoor,rod and wall sheathingto framing,and particlebvoand wall sheathing to framing
$46-ff2 Ed common nail(aubfleor,wall) 6 123
&I ccomrnan nail(raof}{
1%2"-1" gd comma nail 6
12§
1f;s-11,t4" lCd common nail or Sd defomaed nazi 6 12
Other wail mingh
1/2"regular cellulosic fiberboard 116"galvanized roofngnad Ed 3 6
sheathing common nail staple 16 ga.,It&long
lit atnictunaoaTh iccio fiberboard 1112"galvanized nxiu'ngnai Ed 3 6
sheathing common nail staple 16 g21.,111:tang
1.132"strata cellulosic 23/C galvmi-ed roofiingnail Ed 3 g
fiberboard' teething common nail staple 16 ga.,13/4 long
'I?gypsum sheathing lfrf"galvanized roofing nail; 4 S
Ed common nail-staple galvanized,.
11 2"long;11,1!screws,Type Sir or S
'Id"gypsum sheathing 13,14"galvanized roofing nail: _ 4
&I common nail;staple galvanized,
iSts-long;13tg"acrexn,Type LY or 3
Wood.ztrucnnal parcels,combination oobeloor underlayment to framing
3r;"ours t£ao Ed deformed nail or 3d common nail 6 12
7a3°-1" Ed common nail or Sd deformed nail 6 12
11ep-11ia' Ind common nail or Sd deformed nail 6 12
For Si: finch=23-4ann.1 foot=304.5 ram.1 reale per hour=i.4na
a AR nails are s_nnootb-craamrn,bon or deffonned ahanksescape whKxaothenadoe stated.Nails sad for framing.andsheathiag ccumeotiurn talaa,e minimum
average bendiagyielix'zengttsaeshocm sow(5_?IrrPapir:hznkdi„-meteroft.19dincb( 3d:amarnrnai71,$O'-:a(.5>fMFa;farsban?dhaneter;brgEl than
O.142iach but not larger than CS;'. :zr±.and i0h hi(S&??4fFa}for ilia dianaet_ra of 0.142 inch or lent
b.-Staples are id gage are and have s zrIthatnn ;it-inch an diameter cmwu.width.
et Nails shall be spaced at nor more than 6 inrhes on center ar an;urvorts where spars are?S;aid es Cr greater:
d.cJ r-frot-by-^u-i,ot or 4-fi:ot-tr,r-g-fos:panels.bail be applied*:erdrdlg
e-Spacing of fasreusera not included in 11s table shall be based on Table R502 3{l)-
f. FormOona hav'isg basic wind speedy mph er greater.5d deformed nails sballbe need ioa:wachfeg piyrated and wood atrscazzalpanel racf,heathing to
framing within miniiu mr 4"rich distance from gable end walls,if mean roof height as mere thin'25 feet r'.p u:35 feet masimunt.
g.Forreaionshavingbaide wind speed cf100 inplrcrlesidiada ferattaching:oodatmounalpaneltonfiyeafaing tosabletodwallfwmingsbtalbe spri Edd/achl?s
on ceitaw When baste Amid Speed is ere aterth:•n lrh];t)lyh,nar15 fir attaching panelionfrat£ath`ing toinzein idinte supports:ball be Spaced dl ak•'ies co L-caret fa:
minimum 45-inch distance from ridges,eaves and gable end wails;and 4 inches on renter to gable e t wall framing
h.Gypsnnl;heathing shall conform:o ASTM C'9 aod shall ba anstalhedin accordance with C•2 253.Fiberboard she.,thenganafl conform to eithelARA 194.1oI
A,STM C 23&.
I. Spacing d ilataze sOnfloor"'herthins panel edeea appffesropauelednessuppertedbyfrani"ememhi3 and al iMiloorl er meteISon y.spacingoffaat'enaron
roof Meaning pmelzdg±sapplie.x,yacei edgeastmportedb3 fandnnmemban and atalliodplaneperimeroc?;Ioe angcfmotorfiaersbezthingpmeledges
perpendiculartathe haminememcersshall not be pro:i:ed except ati ter:eotioao`adhaceotroofplanes.floor-and roof pet neier shall be snrportedby framing
members or solid blocking.
2003 INTERNATIONAL RESIDENTIAL CODE- 113
- .WALL CONSTRUCTION - -
RAFTERS AND CEILING � ,
_ f J JOISTS Cf1APPROVED ��
r ROOF TRUSS
TOP PLATE SEETOP UN DRILPLATE—
G AND
NOTCHING PROVISIONS
SECOND STORY SECTION R6025.1
WALL STUD—
JOIST IS PERMITTED TO SEE DRILLING AND
' SE CUT OR NOTCHED NOTCHING PROVISIONS
FLOOR JOIST— SETWEET4 THESE L EMITS SECI rUN F 6O 5
SEE DRILLING AND
NOTCHING PROVISIONS
SECRGN 9502.6
BOTTOM PLATE \ ' s,� SPAN 'll SPAN
JOIST* NAILED TO
I I STUD
TOP PLATE R p 'lT I
}
iia—
`
\\BAND JOIST OR OR BLOCKING AND 1 IN. 4 4 IN.RIBBON
BLOCKING 9 RiDGI NG- SEE r INTO T I C STUD—
SECTION RLY2.5 SEE SECTION R602.8
FOR FIRE BLOCKING
FEARING
WALL '
LAP JOIST a=N.MIN.
BOTT01.4 PLATE CR SPLICE—btt
BAND JOIST / SECTION R5C22.4.1
OR BLOCKING
F
SILL PLATE }} JOIST L i ro
Iasv/ r
II5- ;,
a.; CRAWL SPACE OR o . SUBFLCOR
r///�Dt!/I. .= BASEMENT '.'c FSONDLRFi4C
••• FOUNDATION SLAB-ON-GRADE
' r .r r r ,. !7,--. . FOUNDATION
INTERMEDIATE
PLATFORM FRAMING PEAKING WALL BALLOON FRAMING
For SI:L inch=255:i urrn.
FIGURE R6C2311)
TYPICAL WALL FLOQA AND ROOF FRAMING
116 2003 INTERNATIONAL RESIDENTIAL CODE!
WALL CONSTRUCTION -
TABLE R6023.1
MAXIMUM ALLOWABLE LENGTH OF WOOD WALL STUDS EXPOSED TO WIND SPEEDS OF 100 MPH OR LESS
IN SEISMIC DESIGN CATEGORIES A.B.C and fl1"
OR-CENTER SPACING Finch®)
MIGHT gee* 24 16 12 8
Supporting a roof oaty
>20 1t4 144 2x4 2x4
12 2,*6 2x4 2x4 2x4
14 2x6 2x6 25(6 2x4
16 2x6 2a6 2x6 2x4
13 NA° 2x6 2x6 - 2146
20 NA' NA' 2x6 2x6
24 NA' NA' NA' 2x6
Supporting one floor and a root
>10 2x6 2x4 2x4 2x4
12 2x6 2_v6 2,6 - 2x4
14 21x6 2x6 2x6 2v6
16 NA' 2x6 2x6 2x6
18 NA° 2x6 2x6 2x5
20 NA' NA° 2x6 2x6
24 NA' NA' NA' 2x6
Supporting two foora and a roof
>10 2a6 2-v6 2x4 2x4
12 216 2x6 2x6 _x6
14 "x5 2x6 2x6 2x5
16 NA' NA° 2x6 2x6
13 NA° NA° 2x6 2x6
20 NA' NA° NA° 2x6
22 N A° NA° NA' NA°
24 NA' NA° NA' NA'
For Si: :Inch=_25.4.n, 1_on=304.6 xis,1potn:d per.seuase bCI=9.647.?knit?,1 pctad per mry.se ii>M=6.29f, .1 mile per benir=1.(09 1. )1a..
a.Design requred.
b_A.ppicabelityofads sableawim=s the ollowiog:Scon-2oad.wlesceetliag as psf,fb not lsss Min 1310po1 leternsiuedtry multiplying the FSPANUStabular
base desio value by the repetitive use hrtor,md by the size factor far ail weeks ersept southern pine,E nut less t.anL6 by 106 psi,tributary dime miens for
Coots and roots act°-reeding C feV,avrir tun span for fleets and rcoieot acceedu.g 72 leer,eases not`rester ibm 2 feet in dirueasioa xd exterior sbeaflne_
a eere the coe- ftions are rci within these pa.,ma;e^.,design is required.
c.Utility,aLindasd,mid rid No.3 grade lumber of say species are not pr pined.
ithnhnozob
118 2003 INTERNATIONAL RESIDENTIAL CODE-,
TABLE R702.3.5
• MINIMUM THICKNESS AND APPLICATION OP GYPSUM BOARD
THICKNESS MAXIMUM MAXIMUMSPAGING
OF SPACING OF OF FASTENERS
GYPSUM ORIENTATION OF FRAMING (inches)
BOARD GYPSUM BOARD TO MEMBERS SIZE OF NAILS FOR APPLICATION
(inches) APPLICATION FRAMING (inches o,o,) Nahaa Suewst' TO WOOD FRAMINGC
Application without adhesive
Ceilingd Perpendicular 16 7 12 13_gage,11/4"long.19,64"head;0.098
3/g diameter,11/4"long,annular-ringed;or 4d
Wall Either direction 16 3 16 cooler nail.0.080"diameter,13/3"long,7132"
head.
Ceiling Either direction 16 7 12 13 gage,13,%"long,19/64"head;0.098
1 Ceilingd Perpendittdar 24 7 12 diameter.11/4"long,annular-ringed;Sd
2 Wall Ether direction 24 8 I2 cooler nail,0.086 diameter,l5/8"long,15/64"
head;or gypsum board nail,0.036 diameter,
Wall Either direction 16 8 16 l'rg"long,9131 head.
Ceiling Either direction 16 7 12 13 gage.15/g"long,19/64"head;0.098
5 Ceiling` Perpendicular 24 7 1>_ diameter. 13/g"long,annular-ringed;6d '
/3 cooler nail,0.092 diameter,17'8"long.1/4"
Wall Either direction 24 8 12 head;or gypsum board nail,0.0915 diameter,
Wall Either diection 16 S 16 IV long,19-64'head.
Application with adhesive
3 Ceiling/1Perpendicular 16 16 16
/$ Wall Either direction 16 16 24 Some as above for 3/g"gypsum board
Ceiling Either direction 16 16 16
112 er';g Ceiling3 Perpendicular 24 12 I6 Same as above for 1.,"and Slg"gypsum
board,respectively
Wall Either direction 24 16 24
two Ceiling Perpendicular 16 16 16 Base ply nailed as above for 1;.2.gypsum
/g layers Wall Either direction 24 24 24 board;face ply installed with adhesive
For SI: 1 inch v.25.4 man.
a.F or application without adhesive,a pair of nails spaced not less than 2 inches apart or more than 2112 inches apart may be used with the pan of nails spaced
12 inches on center.
b.Screws shall be Type S or W per AST11 C 1092 and shall be sufficiency long to penetrate wood framing ant less than 5,s inch and metal framing not less than
3'a inch.
c.Where moat framing is used with a clinching design to motive nails by Iwo edges of metal the nails shall be netins than'+s inch longer than the gypsumtoard
thickness and shall have ringed shanks.Where the metal framing has a nailing groove formed to receive the nails.the nails shall have barbed shanks or be 5d,
131,t2 gage.15ly inches long,15:64-inch head for';,-inch gypsum board;and 6d,13 gage.17/S inches long,15,64-inch head for Sig-inch gypsum board.
d.Three-eighths-inch-thick sing le-plygypsu_mboar d shalt not be used ona ceiling where a wales-bawd textured finish is to be applied.or where it wiltbe required to
support insulation above a ceiling.On ceiling applications to receive a water-based texture material,either hand or spray applied,me gypsum board shall be
applied perpendicular to framing.When applying a water-based texture material,the minimum gypsum board thickness shall be increased from 3/3 inch to
1/_inch for 16-inch on center framing.and from 172 inch to`ia inch for 24-inch on center framing or 1.2-inch sag-resistant gypsum ceiling board shall be used.
e.Type X gypsum board for garage ceilings beneath habitable rooms shall be installed perpendicular to the ceiling framing and shall be fastened at maximum 6 I
inches c.c.by minimum 1':g inches 6d coated nails or equivalent drywall screws.
Updated August 24,2004 Page 24
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TABLE 117034 - - -
WEATHER-RESISTANT SIDING ATTACHMENT AND MINIMUM THICKNESS
TYPE OF SUPPORTS FOR THE SIDING MATERIAL AND FAS1ENERSk°
Wood or
woad Foam
NOMINAL JOINT SHEATH. structural Fiberboard Gypsum ptaslie Number or
THICIOiESS° TREAT. INC PAPER panel sheathing sheathing sheathing Direct to sparing of
SIDING MATERIAL - finches) RENT REQUIRED sheathing into shrd Into stud into stud studs fasteners
0.120 nail 0.120nail 0.120 nail Not
%%thoal 0.0141 Lap No 1112"long 2"long 2"long 0.120 nail' alioacd
Horizontal insulation 0.120 nail 0.120 nail 0.120 nail Not
aluminum° 0.024uid
Lap No 11fa°long 2"long 3"long fl'120 nail allowed Sameacing
Fa g
With 0.120 nail 0.120 nail 0.120 nail 0.120 nail
insulation O0n9 Lap No 11fz"long 31f2'long 2'f2'long 0.120 nail` !'Fz"long
Brick veneer 2 Section Yes(Note
Concrete mammy veneer 2 R703 m) See Section R7G3 and figure R703.111
HardboardSee 6"panel edges
Panel riding-vertical •1is N°ie g R703.2 Note o Note a Note o Note a Note o 12'inter.
sup.P
Hardboard' Same as stud
Lap-siding-hnriananl �r1 a Not r YesNote q Nate q Note q Note q Note q spacing
'per beating
0.113 nail 0.113 nail 0.113 nail 0.113 nail' Same as stud
Steel` 29 ga. Lap No fa;°= gala" i11•' Stapler Nor allowed meal
Staple-13ft" Staple-2'if Sraple-21f+" °F spacing
Section Yes(Note
Stone veneer 2 R703 m) See Section R703 and Hgure R703.7h
5d box nail.
-:a-l Noteg Noteg dd box nail ed box nail 6d bon nail hosnail' not
Farticleboatd panels alIaowed 6"pavrl edge
_ 1_2"inter sup.
s'e Note g Note g 61 box nail Sd box nail gd box nail box unit' 6d box nail
Plywood paneli 0.099 0.1a3 0.0J9 0.009
(exterior grade) •a Nceeg Sorg nail-2' nail-21;a` nail-2'• 0.113 nail. r.ail 6'onedges
0.120 nail 0.120 nail G.120 nail 9.L20 nail' Save as stud
Vinyl sidings 0.035 Lap No Ilia" 2" -� eta le' Nor allowed
Staple-13/C Staple-2112' Staple-21/2 p "Pacing
R'ood'a Rustic,drop %Min Lap No Face nailing
;s _ np to 9Shiolap Average 0.113 widths.1 nail
Lap No Fastener penetration into stud-i" nail-21,2" per be
Ben! lie and
�I16 Staple--^_" N°widths and
over.2 nails
Butt tip 3.'a6 Lap No per bearing
nil 6d corrosion
dd 6"or on
Fiber cement net siding' =r Note Yea corrosion corrosion corrosion edges,12'oc
pa 16 1 Note i' resistant resistant resistant resistant cnintenued.
nail' °ale nails nail" studs
6d 6d corrosion
dd 6d
Fiber cement lapsiding' Yore w Yes corrosion corrosion eonasiou
gs s:ra Note y resistant Ie:l3ldin resistant — maivaru Notes
mad' mil'. nail° nail`
For Si: 1 inch=25.4 mm.
a. Based on stud spacing of 16 inches on center.Where Brads are spaced 24 inches.siding shall be applied to sheathing approved for that spacing.
b. Nail is a general description and shall be T-head,modified round head,or round head with smooth or deformed shanks.
c Staples shall have a minitmun crown width of?fps-inch outside diameter and be manufactured of minimum No.16 gage wire.
d. Nails or staples shall be aluminum,galvanized,or rust-preventive coated and shall be driven into the studs for fibetboard or gypsum backing.
e. Aluminum nails shall be used la attach aluminum siding.
f. Aluminum(0.019 inch/shall be urban%edonly when the nivxinxun panelwidth is lO inchesanddtemaxunutntlararea is8inches.TTxtolerance for aluminum
siding shall be+0.002 inch of the nominal dimension.
g llboards orpar:eis are applied oversheathing or a weather-resistant membtane,joints need not be treated.Otherwise.vesicaljoiurs Anil acne at Muth and be
covered with battens crux lapped.
It. All attachments shall be coated with a corrosion-resistive coating.
i. Shall he of approved type.
reoin:nred)
Updated August 24,2004 Page 25
Anacortesconstruction Guide.doc -
= Footnotes to Table-R703A—continued - - - -
j. Tree-eighths-inchplywoodshannotlw applied directly tostuds spaced greater than 16 inches oncenterwhenlongdimessionisparalleltostuds.0ne-half-inch
plywood shall sot may be applied directly tostu pacedg,oatnth 24 inches on center.The stud spacing shall not exceed the panel spanratingprovidedbythe
manufacturer unless the panels are installed with the bre grain perpendicular to studs or over sheathing approved for that stud spacing.
k. Woodboard sidings applied vertically shalt be nailed to horizontal nailing ships or blocking set 7A inches on center.Hails shall penetrate 1.5 inches into studs,
studs and wood sheathing combined,or blocking.A weather-resistant membrane shall be installed weatherboard fashion under the vertical siding unless the
siding boards are lapped or battens are used,
1. Hardboard siding shall comply withAHA A135.6.
an.Fot;nasoruy vent,aweatbet-resistantmembtaneor building paperisnotrequiredoverwaler-:epellentsheathingnvateristswhen a 1-inch airspace isprovided
between the veneer and the sheathing.When the 1-inch space is filled with mortar,a weather-resistant membrane or building paper is required over studs or
sheathing.
n. Vinyl siding shall comply with ASTM D 3679.
o. Minimum shankdiameter of 0.092 uch,minimum head di eser of0.225 inch.and naillength mustaccontmodate sheathingand penetrateframing 1.5 inches.
p. When used to resist shear forces,the spacing must be 4 inches at panel edges and S inches on interior supports,
q. Minimum shank diameter of0.099 inch,minimtun head diameterof0.290inch,andnaillength must accommodate sheathing and penetrate framing lS inches.
r. Vertical end joints shall occur at studs and shall be coveredacithh a joint rover or shall be caulked.
s. Fiber cement siding shall comply with the requirements of ASTM C 1156.
t. See Section R703.10.1.
u. Minitumn 0.102 inch smooth shank,0.255 inch round head.
v. Minimum 0,099 inch smooth shank,0.250 inch round head.
w See Section R703.10.2.
x. Face nailing:2 nails at each stud.Concealed nailing:one ll gage 1112galy.roofing nail{0.371 inch head diameter.0.120inchsbank}or 6dgatv.boxnailar each
stud.
y. See Section R703.2,Exceptions.
z. Minhutun nail length must accommodate sheathing and penetrate framing 15 inches.
Updated August 24,2004 Page 26
Anacortesconstructjon Guide.doc -
11/4-Tor i"z. iv - 1'.2..
MIN. TO 2" MIN
... %4:11
11.2. UV4"TO2"
MIN. —-
E—t •
. 312"MAX.
t,.F'
nZ Hg
I
NOTE:
5:1
OTHER SHAPES MAY BE ACCEPTABLE .
IF THEY PROVIDE AN EQUIVALENT
GRIPPING SURFACE. ,s!
NOT ACCEPTABLE
Updated August 24,2004 Page 27
Anacortesconstroction Guide.doc
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Residential Energy Code
+44ge
(Simple Form)
2003 Washington State Ventilation&Indoor Air Quality Code
2003 Washington State Energy Code
This worksheet is intended to assist you in deciding which methods of construction will be used to meet the requirements of the
WA ST VIAQ and WSEC Codes. After completing this form,please add all relevant information to your construction plans.
PART 1
Whole-House Ventilation:select one of the following methods.
A. Fresh air will be circulated by the central forced air furnace along with a whole house exhaust fan. A single whole-
house exhaust fan,which usually does double duty as a room spot fan,is required and must be controlled by a timer
set to operate fan a minimum of 8 hours per day. The CFM capacity of the fan must be measured at 0.25 w.g.and
have a maximum sone(noise)rating of 1.5. Fresh air intake ports or ducts are required with this option. (WA VIAQ
303.4.1)
The minimum size of the fan is based on the number of bedrooms and the size of the house. For houses up to 3,000
square feet,the following sizes are acceptable:
1 or 2 bedrooms—75 CFM
3 bedrooms—90 CFM
4 bedrooms—105 CFM
For other options contact the Planning&Permit Center.
B. Fresh air will be circulated by the central forced air furnace system. The furnace must have a fresh air intake duct and
the blower must be activated by a timer to circulate air daily. An exhaust fan is not required with this system. (WA
VIAQ 303.4.2)
C. Fresh air will be supplied by wall or window vent ports jn each bedroom,kitchen,living room and other habitable rooms
along with a whole-house exhaust fan as described in Option A. (WA VIAQ 303.4.1)
D. A heat-recovery ventilation system.(WAVIAQ 303.4.4)
PART 2
Insulation and Windows:select one of the following methods. (WSEC Table 6-1)
Glazing% U-factor Ceiling Vaulted Walls Floor Slab
(2x4 construction) up to 12% 0.35 R-38 R-30 R-15 R-30 R-10
,2. (2x6 construction) unlimited 0.40 R-38 R-30 R-21 R-30 R-10
If you intend to use 2x4 construction,compute the window glazing percentage of heated floor area to
verify that the project falls below the 12%maximum allowed glazing:
Total area of windows,skylights and patio doors: & 8 9 sq.ft.
Total heated area: (oO`F 7 sq.ft.
Total window area divided by total heated area=glazing )4'70 %
Updated: August 24,2004 Page 1 of 2
t
o co
INSTALLER"S CHECKLIST
/
6 mil black polyethylene covers the crawlspace area.
R-10 insulation is installed at slab perimeters or beneath full slab if radiant heat is to be installed.
Windows of correct U-value are installed. Window vent ports,if they will be used on this job,are installed.
Openings around ducts,wires and pipes are sealed with caulk or insulation.
Waterlines in unheated areas are insulated.
Heat ducts are insulated to R-8 and exhaust ducts are insulated to R-4.
Whole house fan,if required,with a sone rating of 1.5 or less is installed,with timer or dehumidistat.
Windows and doorframes are sealed to prevent air infiltration.
Exterior doors are weather-stripped.
Baffles to maintain vent openings in ceiling are properly installed.
Correct insulation R-value is installed in the floor,walls and ceiling.
7.__
Insulation is installed behind partitions and in corners;fitted around wiring and pipes.
1 _ Insulation is installed behind bathtubs and showers.
\ Openings around interior plumbing pipes in exterior walls are sealed.
Furnace is the correct size.
Interior doors are undercut to allow air movement.
Exhaust fans terminate outside the building.
Showers and lavatories have 3 gpm flow limiters.
Updated: August 25,2004 Page 2 of 2
PLUMBING AND MECHANICAL PERMIT APPLICATION
R FORU TILES� gCITY OF ANACORTES
Site Address: *0Si1 D7e(Hp9 w,rfif it:Slot Parcel No.: F I2--)R3
Lot(s): '1/ Block: Addition: Po r f wlt-S
P
Contact Person: Phone:
Owner Contractor �,[
m Name: ?drtaul 5 Y
LLC n Name: / //b Le & 3 /�
Mailing Address: '00"y COMIltyifi a 4'7.0 J-. Mailing Address: // lien.4a-r ti/
City: CPka cor State: W"'nip: 9,zt '7 City: pdPa state: �h` Zip: ?In/
. C
Phone No.: 36 6 g (/ok Phone No.: 36/T 2/9 - .3071V
PLUMBING MECHANICAL G
No.: Type of Fixture No.: Type of Fixture
9 Water Closet 1.5 GPF () Air Cond.Unit HP
3 Bathtub 0 Refrigeration Unit HP
s Shower 2.5 GPM Boiler BTU/HP
3 Dishwasher 2.5 GPM 3 Forced Air System BTU ?ay p 0 d
Z Lavatory 2.5 GPM C) Floor Furnace
3 Kitchen Sink 2.5 GPM Wall Heater
11
3 Clothes Washer Clothes Dryer
0 Urinal 1.0 GPM Pr Ventilation Fan
d Drinking Fountain Range Hood
` '� Floor Sink or Drain 0 Pre-Man£Stove or Fireplace
Y rei Water Piping Gas Fireplace
Hose Bibs 3 3 Gas Water Heater
Back Flow Prevention Device nje Gas Piping III
Other(Describe) Other (Describe)
I
THBS APPLICATION IS RECIVED BY THE BUILDING DEPARTMENT UNDER THE PROVISIONS OF THE UNIFORM PLUMBING AND MECHANICAL CODES AND SHALL EXPIRE BY
LIMITATION AND BECOME NULL AND VOID IF PERMIT IS NOT OBTAINED WITHIN 180 DAYS OF THIS APPLICATION BY AFFIXING MY SIGNATURE I HEREBY CERTIFY THAT I
AM THE LEGAL OWNER OF ,II P.'...'yyy���,,,.RTY FOR WHICH THIS APPLICATION IS ISSUED OR AN AUTHORIIZED AGENT OF THE OWNER. ALL PROVISIONS OF LAWS AND
ORDINANCE GO •i G i WORK WILL BE COMPLETED WITH,WHETHER SPECIFIED HEREIN OR NOT,INCLUDING CALLS FOR ESP ECTION.
SIGNATURE. DATE
-is
\
� •
i�/ t•/ G -7 c.O.
HEIGHT CALC. BUILDING INFORMATION
�%�/ �� \ ,• 1 /r MAXIMUM HEIGHT CALCULATIONS OWNER
/ i� 0 9A - <o• r HEIGHT CALCS: PORTAUS
i 100 101 / HOUSE FOOTPRINT ONLY: 1004 COMMERCIAL AVE., SUITE 109
i !� / r ANACORTES, WA 98221
/ /a- /. y r XXX.O' - NW CORNER
XXX.O' - NE CORNER
/ / XXX.0' - SW CORNER BUILDING
S r XXX.O' - SE CORNER
r MODEL: UNIT 2
/ -� i - XXX.O'/4 MAIN FLOOR AREA = 1304 SF
F� / = XXX.XX' AVE. BASE ELEVATION LOWER FLOOR AREA = 577 SF
P OQ� i • . 102 / + 35' MAX. BLDG. HEIGHT TOTAL LIVNG AREA = 1881 SF
` ��i \ /• •
/ rrt- �. / / = XXX.XX' MAXIMUM HEIGHT GARAGE AREA = 581 SF
•
UPPER PATIO AREA = 160
/ \ ® •/'/ \, / LOWEST GARAGE FLOOR ELEVATION:
\\ /./ . / = XXX.X' MODEL: UNIT 4
/ .......-2 /• i HEIGHT TO RIDGE FROM LOWEST GARAGE: MAIN FLOOR AREA = 1307 SF
/ i• i \ 0� I = XX.X' LOWER FLOOR AREA = 764 SF
i \ ► LAWN / 103 UPPER LOFT AREA = 214 SF
-7-
/ %• 7 i 7 V a ' \ ' 7•i' / i iliti/ % / PROPOSED: GTOTAL ARAGE AREA AREA
507 SF 85 SF
i 1 UPPER PATIO AREA = 228
XXX.X'
/ P/� i i / \\ .....7''• jl� �_-��111 /// j/
=tXXX' < XXX.XX' OKII MODEL: UNIT 2
��i , i\ /� I / MAIN FLOOR AREA = 1304 SF
/ i /•i' \ `�'� f,\ ♦ ; �' 104 LOWER FLOOR AREA = 577 SF
/ / 7 i ' .7' \ �1\ �� A9 TOTAL LIVING AREA = 1881 SF
pie �\ GARAGE AREA = 581 SF
/7 i / • opt% L\ �, . �� ♦ V 0 S1-'14' �' ij, UPPER PATIO AREA = 160
7 i1\ \., \ ,. \ \ #` P �� ♦.�� ``�.,.. GyF BUILDING SUMMARY:
' 6047 SF LIVING
i .i' = 'A �, 4 1669 SF GARAGE
�'• �YJ rJ 'll�' /�^ �� `/ � 548 SF DECK
• /%�/ \ . /'Y \ ‘ SITE
LOT 7, PORTAUS
!3i:
\ics ZONING PUD
,i. SETBACKS
\it: . , / � ���• FRONT YARD: 20' STREET RIGHT OF WAY TO BUILDING
� /IV .1.: / 106 INTERIOR SIDE YARDS: 10' MIN. BETWEEN BUILDINGS
. SIDE YARD AT ADJOINING SIDE STREET: 10'
/' REAR YARD: 10' MIN. BETWEEN BUILDINGS
r /j \� k
\ HEIGHT
/ ''1 ' \1 �1 i �Gi \ MAX
'ill�,��/ \� \ \\ 10 PROPOSED: 21' 6'
4 ' C• • CT D.S. DRAIN /' \
lirtl
__� : COMMUNITY STORM ,% Q \�\ \ � Z1u81°9110
PARKING
' / / \ SEWER SYSTEM /'/ Q‘\ 41( \\ \\ �\1190 PARKING PACES FRONDED - 2 IN GARAGES
1\ ,
\‘� J♦ ♦��•� D.S.\ /, D.S. •
7 / 113
4 ‘„ \\ .
‘..
S.
^� !1i \\ // / / .
,`
* .11 \ \ \ tom. CODES
2:,
UNIT4 \� \•
\\\ / / BUILDING / STRUCTURAL 20034907 > 1:
D.S. \\ / ' ) I D.S. / \\ �'/ / ' \ ENERGY / VENTILATION: 2003 WA STATE VIAO AND WSEC
\ ./' \ GENERAL NOTES
\ / / ' 7 // 1. ALL POTENTIAL CONTRACTORS SHALL THOROUGHLY FAMILIARIZ
r,
' / THEMSELVES WITH JOB CONDITIONS BEFORE BIDDING TO ENSURE
\\ �/ // UNDERSTAND THE SCOPE OF THE WORK. ANY CONDITIONS WHICI
/ / \ i' ... CLEAR OR ARE DIFFERENT THAN REQUIRED BY CODE SHALL BE I
\ UNIT 2 7'''
/ 7 TO THE ATTENTION OF THE DESIGNER PRIOR TO BIDDING THE WC
\ 4909 \\ / NOT SCALE OFF DRAWINGS. NOTIFY THE DESIGNER IMMEDIATEL'
Q D.s. ," 7 ' // DISCREPANCY IN DIMENSIONS.
/ 2. SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVEF
//' /, , /// NOTES AND TYPICAL DETAILS.
\ ' :' / ' // 3. DIMENSIONS SHALL SUPERCEDE SCALE, AND ARE MEASURED f
\ i 7 ,/' 7 // OF STUD.
\ /'/ ,, 7
' // 4. SEE FOUNDATION PLAN FOR INTERIOR FOOTING DRAINS.
/ /////:
\ '
/' -- /
\ / ,: 7 /
O /' 7 /
43 ,'' / W /
�, 7 /
1.11
//// f 12
/ / 1211 LJLJ LJLi 2r JLJLJ
7 � // j LJ
�' d'5, c _
IP
/ / / ' /// ������ 1 L`�OJ L_28J 1
/ \ // • I rig -1 L29J 1
/ 7 L_ _ J ,.
• / /7 I L18 ^17J> 1—^OJ
LANDSCAPE LEGEND // i �16� 31 ) I
ONORWAY MAPLE 2" CALIPER \ , / / /// < ;I4 15 v 2 L•—•—
ACER PLATANOIDES w / �,\ // �� 1 \� C AgA,, v x
EUROPEAN WHITE BIRCH 8-10' :�� / // SITE PLAN 1 �,�\ 2\��> ,\ 4 (\ 3?
BERIA PENDULA / z // SCALE : /e' .m�� ( \ \ 1 �\, �\ '\<\1\ t�� /•/
�� RED JAPANESE MAPLE 4-5' / ' •\ /// 0 2' 4' e' I ^\10\�\� ^ \ 3\ 2\>\,> /
�.' ACER PALMANTUM "ATROPURPOREUM" / •\ 7 77 I \9 �� �\� 4\ \ >\' \ /
DAVID VIBURNUM 2 GAL. \ /• / I 4/\6\\*'>\�� ' sI \ /�/ /
VIBURNUM DAVIDII
\ // \ i,
C
DWARF RHODODENDRON 2 GAL. \ /// I �\<\\/�\��Q�VPVS li "� \�/ / `_`\��
DECIDUOUS AZALEA 2 GAL. —CIA Y I \ ly / PJ
i����� // I v / S
\ LIRIOPE SPICATA "CREEPING LILY-TURF" 749054909 poRTALis WAY _ �P
//// I _ _, \\\ / /•
„J /
' I
1111-111=r' ri VINVA MAJOR "BIG PERIWINKLE" / / / ^�,i'
11am.. 11 F //
_ I
TOWNHOME BUILDING 3 ,• (41 LOCATION PLAN