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HomeMy WebLinkAboutBLD2020-00225-07- BUILDING PLANS- FINAL APPROVEDReceived 04/22/2022 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. This space is NOT approved to be "unheated." See Notes on Plan Sheets. This space shall be included within the conditioned area, and be bound by wall, floor and ceiling assemblies that satisfy the Energy envelope requirements of the WSEC. If an alternative is desired, then the applicant shall obtain the services of a registered architect or other competent design professional to prepare plans that can satisfy all minimum building, plumbing, mechanical and energy code requirements. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 WSEC R402.1. If the building's Energy envelope is not extended to, and complete to, the exterior walls, it is provisionally acceptable to use this wall between heated and unheated, provided it is framed with 2x6 studs and plates, and provided with full R-21 insulation, air-sealing, and fully weatherstripped exterior door assemblies. Otherwise the entire area is considered indirectly heated space and shall fully satisfy all thermal energy envelope requirements of the WSEC. If these conditions are not acceptable to the applicant, approval of the plans will be withdrawn, and the applicant shall hire a licensed architect or other design professional to prepare plans. This wall line is NOT approved to be the thermal envelope between heated and unconditioned space R-21 (unless thermal envelope is fully complete to all exterior walls, floors and roofs.) By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 See insulation notes at Floor above. From this wall line, and continuing across the entire floor area below the dwelling area, shall be minimum R-38 floor insulation in accordance with WSEC requirements. R-21 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 The AWC assembly may be used as a recognized fire-resistive assembly. The details of the assembly must be strictly followed; such documentation shall be available on-site at the time of inspection(s). If there is no documentation available on-site, then the assembly shall include minimum fasteners satisfying IRC Section R702.3.5.1, spaced no more than 6-inches on center as required by IRC Sections R302.6, R702.3.5 and Table R702.3.5. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 R-21 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 "Interior" Doors are suitable only within the dwelling area, within walls that do not form part of the separation between heated and unheated areas. Any door assemblies within walls between heated and unheated areas shall be fully weatherstripped, insulated, exterior door assemblies satisfying the requirements of the WSEC. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 This building plan is reviewed as a single-family residential building, to be in compliance with the International Residential Code as adopted by the State of Washington and Jefferson County. Any use of the building for anything other than a single-family residence with an attached garage will be a violation of adopted building and zoning codes, and will be a cause for a Code Enforcement action against the owner. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. R-38 R-38 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 This plan has significant deficiencies and omissions. Approval of these plans shall not be presumed to be approval of the deficiencies and/or components not in compliance with the International Residential Code, as adopted by Jefferson County. Approval of these plans is conditioned that the project is subject to field corrections as identified and as required by the Jefferson County Building Inspectors. Construction is at the risk of the applicant, and the applicant shall make any required or identified corrections in order for the project to be in compliance with the adopted building codes. If this condition is not accepted by the applicant, the "Approved Plans" shall be considered VOID, and the building permit suspended until a full set of corrected plans is prepared by a licensed architect or other state registered design professional, and fully reviewed by the Jefferson County Department of Community Development. This 1-hour fire-resistive assembly is acceptable provided all of the components fully match and satisfy the requirements of the AWC assembly WIJ 1.1. Otherwise, in accordance with IRC Table 702.3.5, fasteners spacing shall not exceed 6" o.c. on all members throughout. 2x6 wood stud wall required for interior walls that separate heated/conditioned space from un- conditioned space, with minimum R-21 insulation. (Unless the exterior walls, roof and floor fully satisfy all WSEC requirements as a complete thermal envelope.) Closed-Cell spray foam is required for this un-vented assembly. No substitutions will be allowed. By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 Received 04/22/2022 By Michael J. Barth, M.C.P. at 7:20 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:24 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 By Michael J. Barth, M.C.P. at 7:21 pm, Jul 05, 2022 CodePros, LLC, Western Washington, Custom Project Checklist Custom Project Checklist Permit Number: BLD20-00225, 552 McMinn Rd.  2015 International Residential Code, WAC 51-51  2015 International Mechanical Code, WAC 51-52  2015 International Fuel Gas Code, WAC 51-52  2015 Uniform Plumbing Code, WAC 51-56  2015 Washington State Energy Code (WSEC), WAC 51-11R The numbered items on the following pages are common items associated with the above referenced codes as adopted and amended by the State of Washington. This checklist is intended to provide basic, helpful information only, to assist in understanding code requirements, and shall not be construed as an all-inclusive list of code requirements. IBC 105.4 / IRC R105.4 Validity of permit. The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building official from requiring the correction of errors in the construction documents and other data. The building official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of this jurisdiction. IBC 105.5 / IRC R105.5 Expiration. Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. Minimum Required Inspections for Your Project Include: Setbacks/Footings Foundation Wall Underground Plumbing Water & Sewer Service Ext. Sheathing/Shear Rough Mechanical Rough Plumbing Framing Insulation Drywall Final Mechanical Final Plumbing Final Building CODEPROS, LLC CUSTOM PROJECT CHECKLIST 2 FLOOR PLAN 1. CONSTRUCTION DOCUMENTS: IRC Section R105.3(4) & R106.1.1. Construction documents shall be drawn upon suitable material, or provided on electronic media and shall be of sufficient clarity to indicate the location, nature and extent of work proposed, and show in detail that it will conform to the provisions of the adopted code and all relevant laws, ordinances, rules and regulations. All braced wall lines, (or engineered shear walls) shall be clearly identified on the construction documents as well as all bracing methods, location, length and type of braced wall panels, foundation requirements and similar structural details. Construction plans shall also clearly show each room and its intended use. 2. EGRESS WINDOWS: IRC Section R310.1. Basements, habitable attics, and every sleeping room shall have at least one operable emergency escape and rescue opening. Windows shall have a minimum net clear openable area of 5.7 square feet, or, may be a minimum of 5.0 square feet if within 44 inches of exterior grade. The minimum net clear openable height dimension shall be 24". The minimum net clear openable width dimension shall be 20". The window shall have a finished sill height not more than 44" above the floor. Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys, tools, or special knowledge. Additional provisions may apply. See IRC R310 for additional information. 3. SMOKE ALARMS: IRC Section R314.1 A smoke alarm listed in accordance with UL217 shall be installed in each sleeping room, which includes each bedroom, bonus room, and other habitable room that could potentially be utilized as a sleeping room that contain an intervening door that can be closed to separate the room from areas otherwise provided with smoke alarms. In addition, a smoke alarm shall be installed outside each separate sleeping area in the immediate vicinity of the bedrooms as well as at least one on each additional story of the dwelling including basements and habitable attics (but excluding crawl spaces and uninhabitable attics). All smoke alarms within an individual dwelling unit shall be hardwired from the building wiring, have a battery back-up, and be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit. When alterations or repairs are made that require a permit, (other than plumbing and mechanical system alterations or repairs) smoke alarms must be installed in accordance with IRC R314.3.1 Note: Habitable rooms such as dens, libraries and offices that are provided with built in features that establish the specific use of the room as something other than for sleeping, and do not contain clothes closets, typically would not be considered a sleeping room. Some additional provisions may apply, see IRC R314. 3. CARBON MONOXIDE ALARMS: IRC R315. An approved carbon monoxide alarm, compliant with UL 2034, shall be installed in accordance with the manufacturer’s recommendations, outside each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units, and on each floor level. See WA-IRC R315 for additional information. 4. SAFETY GLAZING: IRC Section R308.4. All glass located in an area considered “hazardous” must be safety glazed. These include: 1. Glazing within fixed, sliding, bi-fold, and swinging door assemblies, including storm doors (except glazing less than 3 inches and decorative glass). 2. Glazing in any opening adjacent to a door within 24" where the bottom is less than 60" above the walking surface. 3. Glazing that meet all of the following conditions: A. Exposed area of an individual pane is greater than 9 square feet. and B. The bottom edge of the glazing is less than 18" above the floor. and C. The top edge of the glazing is greater than 36" above the floor. and D. One or more walking surfaces is within 36" horizontally of the plane of the glazing. 4. Glazing in railing systems and guards. 5. Glazing in walls, enclosures or fences containing or facing tubs, showers, hot tubs, spas, whirlpools, saunas, steam rooms and indoor or outdoor swimming pools where the bottom of the glazing is less than 60" above a walking surface and within 60 inches horizontally from the edge of a tub, shower, pool, etc. 6. Glazing adjacent to stairways, mid-flight landings and ramps within 36 inches horizontally of a walking surface when the bottom of the glazing is less than 36 inches above the floor or walking surface. 7. Glazing adjacent to the bottom landing of stairways within 60 inches horizontally of the bottom tread in any direction, when the bottom of the glazing CODEPROS, LLC CUSTOM PROJECT CHECKLIST 3 is less than 36 inches above the landing. Some exceptions may apply, See IRC R308.4 for additional details. 5. NATURAL LIGHT. IRC Section R303.1. All habitable rooms shall be provided with (aggregate) glazing areas of not less than eight percent (8%) of the floor area of such rooms. An exception provides that the glazed area need not be provided in habitable rooms that are provided with artificial light capable of producing an average illumination of 6 footcandles over the area of the room at a height 30” above the floor. 6. EXHAUST FANS: IRC Sections R303.4, M1501, M1507.1, IMC 501.2, 501.2.1 Dwelling units shall be equipped with local exhaust and whole house ventilation systems as specified in Section M1507. Local exhaust fans are required in each kitchen, bathroom, water closet room, laundry facility, indoor swimming pool, spa and other rooms where water vapor or cooking odor is produced. The air removed by every mechanical exhaust system shall be discharged outdoors at a point where it will not cause a nuisance and from which it cannot again be readily drawn in by a ventilating system. Typically a minimum of 3 feet of separation is required from exhaust terminations and operable windows and property lines; a minimum of 10 feet is required to any mechanical air intake. Air shall not be exhausted into an attic or crawl space or any other area inside the building. See the energy code section of this checklist for additional requirements. 7. CLOTHES DRYERS: IRC Sections M1502, G2439.3 & G2439.5. Clothes dryer exhaust ducts shall terminate outside the building at lease three feet away from any openings, and shall be equipped with a backdraft damper. Screens shall not be installed at the duct termination. Nominal 4-inch diameter exhaust ducts shall be constructed of minimum 0.0157-inch-thick (28 gage) rigid metal ducts, having smooth interior surfaces with joints running in the direction of air flow. Duct joints shall be mechanically fastened with fasteners that do not protrude into the inside of the duct more than 1/8 of an inch and shall be sealed in accordance with IRC Section M1601.4.1 with mastic. Duct length shall not exceed a length approved by the dryer manufacturer’s listing or a total combined vertical and horizontal length of 35’, with the maximum length of the duct being reduced 2.5 feet for each 45 degree bend and 5 feet for each 90 degree bend. Other fitting reduction factors may be obtained from IRC Table M1502.4.4.1. Approved flexible duct connectors of not more than 8’ in length may only be used within the dwelling to connect the dryer to the exhaust duct, and shall not be concealed within construction. Length Identification: Where the dryer exhaust duct is concealed, the equivalent length of the duct shall be identified on a permanent label or tag within 6 feet of the dryer connection. Nail Plates Required: Minimum 0.062-inch thick protective shield plates, extending 2 inches above sole plates, and 2 inches below top plates, shall be placed on the finished face of framing members where there is less than 1¼ inches from the duct to the face of the framing. 8. RANGE HOOD: IRC Sections M1503 and M1901, IMC 505. The vertical distance between the cooking surface of a domestic range and unprotected combustible material above shall not be less than 30”. Reduced clearances may be permitted in accordance with the listing and labeling of the range hoods or appliances. Commercial cooking equipment shall not be installed within a dwelling unit; cooking appliances shall be listed and labeled as household-type appliances for domestic use. Range hoods capable of exhausting in excess of 400 cfm shall be provided with an interlocked makeup air system. See the energy code section of this checklist for additional requirements. 9. WATER CLOSET CLEARANCES: IRC Figure 307.1. Water closets shall be located in a clear space not less than 30” in width, and not closer than 15” from the center of the fixture to a wall or other side barrier such as a tub or shower. The clear space in front of the water closet shall be at least 21”. 10. SHOWER AREAS: IRC Figure 307.1, R305. Showers shall be minimum 30”x 30” and have a minimum 24” clearance in front of the opening, and at least 6’ 8” clearance above the shower floor. A non- absorbent wall finish shall be provided to a height of not less than 6 feet above the shower floor. (Also note #4 above, Safety Glazing.) 16. APPLIANCE LOCATIONS: IRC Section G2406.2. Fuel burning appliances shall not be installed in a sleeping room, bathroom, toilet room, or closets, nor in any area that opens only into such rooms or spaces. Exception: direct vent appliances (see IRC Section G2406.2 for additional exceptions). 17. APPLIANCES LOCATED IN GARAGE: IRC Section M1307.3, UPC 507.13. Appliances shall not be located where subject to potential vehicle damage unless protected by approved barriers. Within garages or spaces that directly communicate with a garage, appliances having a potential ignition source (pilot light, flame, electric switching device or relay, etc.) shall be elevated such that the source of ignition is not less than 18 inches above the floor. (It should be noted that this includes both gas and electric water heaters, furnaces, pumps, etc.) CODEPROS, LLC CUSTOM PROJECT CHECKLIST 4 18. WATER HEATER: IRC Section M1307.2 & UPC 504.6, 505.2, 507, 608.3, 608.4, and 608.5. Water heaters shall be anchored or strapped to resist horizontal displacement due to earthquake motion. Strapping shall be at points within the upper one-third and lower one-third of the appliance and shall be at least 4” away from the controls. Water heaters installed in locations where leakage of the tank or connections can cause damage, a watertight pan of corrosion-resistant materials shall be installed beneath the water heater with a minimum three- quarter (3/4) inch diameter drain to an approved location. Temperature and pressure relief valves shall be drained to outside. Drain may not be trapped and must terminate pointed downward, and be no more than 2’ nor less than 6” from the ground and shall not be threaded. IRC M1307.3, water heaters located in a garage shall have any sources of ignition (switches/relays, pilots, etc.) elevated at least 18 inches above the garage floor. A water system with a check valve, backflow preventor, or any other device which prevents building pressure back into the water main shall be equipped with an approved, listed, adequately sized expansion tank. WSEC Section R403.4.3. All electric hot water heaters shall be placed on an incompressible, R-10 pad when located in an unheated space or on a concrete floor. 20. MANUFACTURER’S SPECS: IRC M1307.1. Installation of appliances shall conform to the conditions of their listing and label and the manufacturer’s installation instructions. The manufacturer’s operating and installation instructions shall remain attached to the appliance until the final inspection is approved. 21. BACKFLOW PREVENTORS: UPC Section 603,, 603.5.7. Potable water outlets with hose attachments other than water heater drains and clothes washer connections shall be protected by a listed non- removable hose bibb type backflow preventor, or atmospheric vacuum breaker. If exterior, they shall be listed, self-draining frost-proof hose bibs with integral backflow preventer or vacuum breakers. All cross connections between potable water sources and other systems, such as landscape irrigation systems, hydronic-radiant heating systems, swimming pools, etc. shall be equipped with backflow preventors in accordance with UPC Section 603. 22. TRAP PRIMERS: UPC Section 1007. Floor drains or similar traps connected to the drainage system and subject to infrequent use shall be provided with an approved automatic means of maintaining their water seals. 23. GARAGE/DWELLING DOOR: IRC Section R302.5. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted. Other openings between the garage and residence shall be equipped with solid wood doors not less that 1-3/8 inches in thickness, solid or honeycomb core steel doors not less than 1-3/8 inches thick, or 20- minute fire-rated doors, and shall be equipped with a self-closing device. 24. GARAGE/DWELLING SEPARATION: IRC Section R302.6 The garage shall be separated from the residence and its attic area by not less than ½” gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than 5/8” Type X gypsum board. Structural members supporting the horizontal separation shall be protected by minimum ½” gypsum (this includes all bearing walls, posts, columns, etc.). Any duct penetrations shall be of ducts a minimum of 26 gage sheet steel and shall not have any openings into the garage, 25. GARAGE FLOOR SURFACE: IRC Section R309.1 The garage floor surface shall be of approved noncombustible material, typically concrete. The area of floor used for parking of automobiles or other vehicles shall be sloped to facilitate the movement of liquids to a drain or toward the main vehicle entry doorway. 27. FLOOR AREA: IRC Section R304.1 & R304.2. Dwelling units shall have at least one room with 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 and shall not be less than 7’ in any dimension. 28. MINIMUM CEILING HEIGHTS: IRC Section R305.1 Habitable spaces, hallways, bathrooms, toilet rooms, laundry rooms, and portions of basements containing these spaces shall have a ceiling height of not less than 7 feet. For rooms with sloped ceilings, at least 50% of the required floor area of the room shall have a minimum ceiling height of 7 feet, and no portion of the required floor area may have a ceiling height of less than 5 feet. Ceilings in basements without habitable spaces may have a ceiling height of 6’-8” with beams projecting to within 6’-4” of the finished floor. Bathrooms shall have minimum ceiling height of 6’-8” over the fixture and at the front clearance areas of fixtures. 29. ATTIC ACCESS: IRC Section R807.1. Attics which exceed 30 square feet and have a minimum vertical height of 30” must be provided with an access opening of not less than 22” wide x 30” high (or positioned horizontally) and located in a hallway, or other readily accessible location. Note: The attic access shall not penetrate the garage/dwelling fire resistive barrier unless it is a protected assembly. Attics with mechanical equipment shall have access openings large enough for removal of the largest appliance within 20 feet of the equipment, CODEPROS, LLC CUSTOM PROJECT CHECKLIST 5 and shall have a passageway with solid flooring not less than 24 inches wide between the access and the equipment, as well as a level service space at least 30 inches wide along the extent of the equipment. Additional provisions and exceptions may apply. See IRC R807 and IRC M1305.1.3 for additional information. 30. DOORS & EXITS: IRC Section R311.2. In every dwelling (and accessory building) at least 1 doorway shall be of a size as to permit the installation of a door with a minimum clear width of at least 32” (typically a 3’ wide door) and not less than 6’-8” in height, that can be opened from the inside without the use of a key, tool or special knowledge or effort. 31. LANDINGS: IRC Section R311.3. There shall be a floor or landing on each side of exterior doors with dimensions of at least 36 inches measured in the direction of travel, and at least the width of the door served. The floor or landing shall be not more than 1.5” lower than the top of the threshold of the doorway, except that landings for other than the main egress door, may be up to 7¾” below the level of the threshold provided the door does not swing over the landing (except that screen and storm doors may). An interior door may open at the top of a flight of stairs provided the door does not swing over the top step. In addition, for doors other than the main egress door, that have two or fewer risers, a landing is not required at the door. However, please note that landings are required at the bottom of the two riser stairway. Exterior landings may have a slope not to exceed 2% (1” in 48”). 32. GUARDS: IRC Section R312. Porches, balconies or raised floor surfaces located more than 30” above the floor or grade below (within 36” horizontally) shall have guards not less than 36” in height, including areas enclosed with insect screening. Where guards are required at the open side of stairs, the height may be reduced to 34” above the stair nosings. Guardrails shall be designed such that a sphere 4” in diameter cannot pass through, except the triangular opening between a riser, tread and the bottom rail of the guard may be of such size that a sphere 6” cannot pass through. ***Window Fall Protection: Operable windows located more than 72 inches above the exterior grade below, where the bottom of the window is less than 24 inches above the inside floor, shall have protective devices or maximum opening dimensions that will reject the passage of a 4 inch sphere. Additional provisions or exceptions may apply; see IRC R312 for additional information. 33. HANDRAILS: IRC Section R311.7.8. All stairways with 4 or more risers shall have at least one handrail. Such handrails shall be placed not less than 34” nor more than 38” above the nosing of the treads. The handgrip portion of the handrail shall not be less than 1-1/4” or more than 2-1/4” (maximum 2” if circular) in cross-sectional dimension, and shall provide “graspability” in accordance with IRC R311.7.8.3. (see separate handrails handout) There shall be a space of not less than 1-1/2” between a wall and a handrail, however, the handrail shall not project more than 4-1/2” into the required stair width. 34. STAIRWAYS: IRC Section R311.7. Private dwelling stairways shall not be less than 36” in width and shall have a headroom clearance of not less than 6 feet 8 inches measured vertically from the sloped plane adjoining the tread nosings, or landing surfaces. Additional exceptions for projections and for spiral stairways may apply; see IRC R311.7 for additional information. 35. STAIR RISE & RUN: IRC Section R311.7.5. Maximum riser height shall be 7-¾ inches and the minimum tread depth shall be 10 inches. The greatest riser height may not exceed the smallest by more than 3/8 inch. The radius curvature at the leading edge of the tread shall be no greater than 9/16 inch. A nosing not less than ¾ inch but not more than 1-¼ inches shall be provided on stairways with solid risers. The greatest nosing projection shall not exceed the smallest nosing projection by more than 3/8 inch between two stories, including the nosing at the level of floors and landings. Exception: A nosing is not required where the tread depth is a minimum of 11 inches. Open risers are permitted, provided that the opening between treads does not permit the passage of a 4-inch diameter sphere. 36. STAIRWAY ILLUMINATION R303.7 All interior and exterior stairways shall be provided with a means to illuminate the stairs, including the landings and treads. Interior stairways shall be provided with a light located in the immediate vicinity of each landing of the stairway that provides at least 1 foot candle of illumination measured at the center of treads and landings. A wall switch shall be provided at each floor level where the stairway has six or more risers. Exterior stairways shall be provided with an artificial light source located in the immediate vicinity of the top landing of the stairway. Exterior stairways providing access to a basement from the outside grade level shall be provided with an artificial light source located in the immediate vicinity of the bottom landing of the stairway. The illumination of exterior stairways shall be controlled from inside the dwelling. 37. USABLE SPACE UNDER STAIRS: IRC Section R302.7. The walls and soffits of enclosed usable space under stairs shall be protected on the enclosed side by not less than 1 layer of ½” gypsum board. CODEPROS, LLC CUSTOM PROJECT CHECKLIST 6 STRUCTURAL (Note: All buildings in Seismic Design Category D0, D1 and D2 must be provided with minimum 3000 psi concrete in accordance with IRC R404.1.3.3.1.) 40. MIN. CONCRETE FOOTING SIZE; See attached engineer’s design. 41. MIN. CONCRETE FOOTING REINFORCEMENT: See attached engineer’s design. IRC Section 403.1.3. 42. MIN. CONCRETE FOUNDATION WALL SIZE: See attached engineer’s design. IRC Section 404.1.3 and Tables R404.1.2(1) through R404.1.2(8). 43. MIN. CONC. FOUNDATION REINFORCEMENT: See attached engineer’s design. IRC Section R404. At least one horizontal #4 bar shall be located within 12 inches of the top of the wall and one #4 bar near mid- height (at least two horizontal #4 bars within the top 12 inches if there is more than 4 feet of unbalanced backfill (and permanent lateral support)). Where a construction joint is located between the footing and the foundation wall, vertical #4 bars, hooked into the footing, shall be provided at least every 48 inches on center. If only minimum prescriptive reinforcement is utilized, reinforcement steel shall be minimum Grade 60 in accordance with IRC R404.1.3.3.7.1. Additional provisions apply; see IRC R404.1.3 for additional information 44. MINIMUM FOOTING DEPTH: See attached engineer’s design. IRC Section R403.1.4. All exterior footings shall be placed at least 12” below the undisturbed ground. Interior footings supporting bearing or bracing walls and cast monolithically with a slab on grade shall extend to a depth of not less than 12” below the top of slab. 45. SLAB ON GRADE FLOOR: See attached engineer’s design. IRC R506 & IRC R403.1.3.2. Foundations must extend at least 6” above finish grade. Monolithic slab/foundations shall have footings at least 12 inches wide, be at least 12 inches below grade, extend at least 6 inches above finish grade, and shall have at least 1 #4 bars at the bottom of the footing and 1 #4 bar located within 7 inches of the top of the slab. IRC R309.3: Garage or carport floor surfaces shall be sloped to a drain or toward the main vehicle entry doorway. IRC R506.2 A 4 inch thick base course of clean sand, gravel or crushed stone shall be placed on the prepared subgrade when the slab is below grade. IRC R506.2.3 A 6 mil vapor retarder with joints lapped at least 6 inches shall be placed between the floor slab and the base course or prepared subgrade. Some exceptions apply. IRC 506.2.4: Reinforcement must be supported to remain in place from the center to upper one-third of the slab during concrete placement. As a minimum standard, see the handout: Prescriptive Foundation Requirements. 46. FOUNDATION ANCHORAGE : See attached engineer’s design. There shall be a minimum of 2 bolts per piece (sill plate), with a bolt located within 12” of each end of each piece. Holes shall not be over-drilled, and 3” x 3” x ¼” thick hot dipped galvanized plate washers and nuts shall be tightened on each bolt to the plate. 47. DAMP-PROOF FOUNDATION WALLS / FOOTING DRAINS: IRC Section R406 Exterior foundation walls that retain earth and enclose habitable or usable spaces located below grade shall be dampproofed in accordance with IRC R406.1 or waterproofed in accordance with IRC 406.2, from the top of the footing to the finished grade by approved methods and materials. All buildings that include basements, cellars, crawl spaces or floors below grade shall be provided with 3-inch minimum diameter perforated footing drains laid in river rock, gravel or other free draining material, protected with filter media, in accordance with UPC 1101.6. 48. PIER PADS & COLUMNS: See attached engineer’s design. IRC Section R407.3. Concrete pier footings shall have a depth to width ratio not to exceed 2:1, or, shall have #4 bars located each direction spaced not more than 12” on center. (Rebar must be in place upon inspection.) Positive connections shall be provided to prevent lateral displacement at both the top and bottom of columns. 51. FOUNDATION VENTILATION: IRC Section R408.2. The minimum net area of ventilation openings shall not be less than 1 square foot for each 300 square feet of under-floor space area. One such ventilating opening shall be within 3 feet of each corner of the building. WA amendments allow one side of a building to not have vents provided all other provisions are satisfied. Ventilation openings shall have grates or grills of materials identified in IRC R408.2 such that the openings are not larger than ¼ inch. In addition, a minimum six mil black polyethylene ground cover is required. 52. PROTECTION AGAINST DECAY: IRC Section R317. All wood in contact with the ground and that supports permanent structures intended for human occupancy shall be approved pressure preservative treated wood suitable for ground contact use. All wood framing members that rest directly on concrete or masonry foundation walls, or joists within 18 inches of the ground, or beams within 12 inches of the ground, or any structural members supporting a pervious floor or roof shall be treated wood or decay- resistant heartwood of redwood, black locust, or cedars. (Note: All fasteners used in pressure treated lumber [sills, joists to sill, rim joist to sill, etc.] shall be hot CODEPROS, LLC CUSTOM PROJECT CHECKLIST 7 dipped galvanized, stainless steel, silicon bronze or copper. IRC R317.3.1) 53. POSTS, POLES AND COLUMNS: IRC Section R317.1.4. Columns and posts that are embedded in concrete or in direct contact with the ground, that support permanent structures, shall be approved pressure treated wood suitable for ground contact use. Posts or columns which are exposed to the weather, or are located in basements or cellars, shall be supported by piers or metal pedestals projecting 1 inch above the floor (6” above exposed earth) and shall be separated by an approved impervious moisture barrier, or must be of pressure treated wood, or wood of natural resistance to decay. Posts or columns in enclosed crawl spaces located within the periphery of the building, supported by concrete piers or metal pedestals shall be greater than 8 inches from exposed ground and must be separated by a moisture barrier or be of pressure treated wood. 54. GIRDERS ENTERING MASONRY OR CONCRETE WALL: IRC Section R319.1 (4) The ends of wood girders entering concrete or masonry walls must have a minimum clearance of ½ inch on tops, sides and ends, or shall be of an approved species and grade of lumber pressure treated or decay resistant heartwood of redwood, black locust, black walnut or cedars. 55. POST-BEAM CONNECTIONS/FASTENING: IRC R301, R407.3, R502.9. Where posts and beam or girder construction is used to support framing, positive connections shall be provided to ensure against uplift and lateral displacement. The construction of buildings and structures shall result in a system that provides a complete load path capable of transferring all loads from their point of origin through the load resisting elements to the foundation. 56. SPECIFY WOOD SPECIES & GRADES: IRC Sections R502.1, R602.1 Load-bearing dimension lumber for joists, beams, girders, studs, plates and headers shall be identified by a grade mark of a lumber grading or inspection agency that has been approved by an accreditation body that complies with DOC PS 20. In lieu of a grade mark, for wood locally milled, a certificate of inspection issued by a lumber grading or inspection agency meeting the requirements of this section may be accepted. 57. FLOOR FRAMING: IRC Sections R502.3, R502.6, R502.6.1, R502.7, R502.2.1 The ends of each joist, beam or girder shall have not less than 1-1/2” of bearing on wood or metal or not less than 3” on masonry or concrete. Joists framing from opposite sides over a bearing support shall lap a minimum of 3 inches and shall be nailed together with a minimum three 10d face nails. Joists shall be supported laterally at each end and at each intermediate support by full-depth solid blocking not less than 2” nominal thickness; or by attachment to a header, band, or rim joist; or shall be otherwise provided with lateral support to prevent rotation. See IRC Tables R502.3.1(1) & (2) for floor joist spans, R502.5(1) & (2) for girder spans, and R502.3.3 (1) & (2) for cantilever spans. Note: A load path for lateral forces shall be provided between floor framing and braced wall panels located above or below a floor. 58. BEARING PARTITIONS: IRC Section 502.4. Joists under parallel bearing partitions shall be of adequate size (as a beam) to support the load. Double joists, sized to adequately support the load, that are separated to permit the installation of piping or vents shall be full-depth, solid-blocked with lumber not less than 2 inches in nominal thickness spaced not more than 4 feet on center. Bearing partitions perpendicular to joists shall not be offset from supporting girders, walls or partitions more than the joist depth unless such joists are of sufficient size to carry the additional load(s). 59. UNDER-FLOOR CLEARANCE: IRC Section 319.1. When floor joists or the bottom of a wood structural floor are located within 18" or wood girders are located within 12" of exposed ground in crawl spaces or unexcavated areas located within the periphery of the building foundation, all components of the floor assembly shall be pressure treated wood or wood of natural resistance to decay, including all posts, beams or girders, joists and sub-floor. The under- floor grade shall be cleaned of all vegetation and organic material. All wood forms used for placing concrete and construction materials shall be removed. 61. WALL FRAMING: See attached engineer’s design. IRC Sections 602.3.1, 602.3.2, 602.3.3, 602.3.4, 602.6 & 602.9. Utility grade studs shall not be spaced more than 16" on center, support more than a roof and ceiling, or exceed 8' in height for exterior and load bearing walls. The size, height, and spacing of all other wood-framing studs shall be in accordance with the engineer’s calculated design. Studs shall be placed with their wide dimension perpendicular to the wall. Wood stud walls shall be capped with a double top plate installed to provide overlapping at corners and intersections with bearing partitions. End joints shall be offset at least 24” or the minimum required by the engineer’s design. Studs shall have full bearing on a nominal 2” or larger plate or sill having a width at least equal to the width of the studs. Where joists, trusses, or rafters are spaced more than 16” o.c. and the bearing studs are spaced 24” o.c. such members shall bear within 5” of the studs beneath. Bored or drilled holes: The diameter of the resulting hole may not exceed 40% of the stud width, can be no closer than 5/8” to the edge of the stud, and may not be located in the same section as a cut or notch. CODEPROS, LLC CUSTOM PROJECT CHECKLIST 8 See IRC Section R602.6 for exceptions and IRC Figures R602.6(1), R602.6.2(2), and R602.6 for additional details. Cutting and notching of studs: May not exceed 25% of the stud width in bearing or exterior walls and may not exceed 40% of a single stud width in non-bearing partitions. Cutting and notching of top plate: When piping or ducts necessitate notching or drilling a top plate by more than 50% of its width, a galvanized metal tie not less than .054 inch thick (16 gage) by 1½” wide shall be fastened across and to the plate at each side of the opening with at least 8 10d nails. The metal tie must extend at least 6 inches past each side of the opening. 62. WALL BRACING: See attached engineer’s design. (Any cripple walls must be designed by the engineer to work with the designed shear-walls. If the plan does not include cripple walls, and they are necessary on-site, a plan addendum will be required from the engineer.) 63. OPENINGS IN EXTERIOR & INTERIOR WALLS (HEADERS): See attached engineer’s design. IRC Section R602.7. Headers shall be provided over each opening in interior and exterior bearing walls. Headers shall be sized to support the load above in accordance with IRC Tables R502.5(1) and R502.5(2), or as designed to support the loads as specified in IRC Table R301.5. Each end of all headers shall have at least 1.5" of full-width bearing. 64. FIRE-BLOCKS & DRAFT-STOPS: IRC Sections R302.11, R302.12, R602.8, R502.12. Firebocking & Draftstopping shall be installed to cut off all concealed vertical and horizontal draft openings and shall form an effective fire barrier between stories and between a top story and the roof space. Fireblocking shall be provided in concealed spaces of wood stud walls and partitions: vertically at the ceiling and floor levels; horizontally at intervals not exceeding 10 feet; and at all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings, as well as stair stringers at the top and bottom of the run and openings around vents, pipes and ducts at ceiling and floor levels. Fireblocking materials shall consist of material listed in IRC Section R302.11.1. Loose-fill insulation material shall not be used as a fireblock unless specifically tested in the form and manner intended. Fireblocking of chimneys and fireplaces shall be in accordance with IRC Section R1001.12. When there is usable space both above and below a concealed space of a floor/ceiling assembly, draftstops shall be installed so that the area of the concealed space does not exceed 1000 square feet. Draftstopping materials shall consist of materials listed in Section R302.12.1. All fireblocking and draftstopping shall be in place prior to requesting a framing inspection. 65. SIDING TYPE IRC Section R703.3, R703.4, R703.5, R703.8, R703.9, and R703.10. Exterior wall coverings shall be installed, attached and flashed in accordance with the provisions of IRC Section R703 and the siding manufacturer’s installation instructions. 66. WEATHER RESISTIVE BARRIER & FLASHING: IRC Sections R703.2, R703.4 R703.8, R703.9.1. The exterior wall envelope shall be designed and constructed to provide a water-resistant barrier behind the exterior veneer. Asphalt-saturated felt or other approved weather resistant material such as housewrap, shall be applied over the sheathing of all exterior walls except where panel siding with shiplap joints or other approved weather resistive methods are used. Such felt or housewrap material shall be applied horizontally, with the upper layer lapped over the lower layer not less than 2”. Approved corrosion-resistive flashing shall be provided in all exterior walls in such a manner as to prevent entry of water into the wall or the building structural framing components. Self-adhered membranes used as flashing shall comply with AAMA 711. 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 Section R703.8 for specific locations. 68. SIDING/EARTH SEPARATION: IRC Section R317.1 #5. Wood siding, sheathing and wall framing at the exterior of the building within 6" of ground, or less than 2 inches measured vertically from concrete steps, porch slabs, patio slabs and similar horizontal surfaces exposed to the weather, shall be preservative treated wood or wood of natural resistance to decay. 69. DECKS & EXTERIOR STAIRS: IRC Section R317. Naturally durable wood, such as heartwood of cedar or redwood, or preservative treated (pressure treated) wood shall be used for those portions of exposed wood members and members subject to wind driven rain, such as within a covered porch, that form the structural supports of buildings, balconies, porches, decks or similar structures, including all joists, beams, girders, decking and posts, poles and columns. All field cut board ends, notches, etc. of pressure treated wood shall be treated in the field in accordance with AWPA M4. Deck or porch ledger boards fastened to a wall shall be properly flashed and positively connected. (See IRC 502.2.2) 70. STEEL STRUCTURE: Special Inspection in accordance with IBC Chapter 17 is required for the steel structure. All special inspection reports shall be provided to the Department of Community Development prior to requesting any structural CODEPROS, LLC CUSTOM PROJECT CHECKLIST 9 (engineered metal building) inspections. Steel structure framing members shall not be cut, drilled or altered in any manner without the explicit design and consent of the metal building engineer. Alterations resulting in the addition of load (e.g., HVAC equipment, water heaters, etc.) that exceed the design load shall not be permitted without specific engineering justifying the design. 75. ROOF DRAINAGE & COVERING IRC Section R801.3, R903, R904, R905. All structures shall have a controlled method of water collection and disposal from roofs (typically gutters). Water shall discharge to an approved drainage system or, where a drainage system is not provided, to splash blocks that will disperse water to the ground surface at least 5 feet from foundation walls. Roofs that do not drain over edges shall have roof drains installed at the low point of the roof as well as overflow drains. See IRC R903.4. Roof slope shall be indicated on the plans and selected roof covering must be appropriate for the roof pitch. Roof coverings must be installed in accordance with the manufacturer’s installation instructions. Flashing shall be installed at wall & roof intersections, at changes in roof slope or direction, and around roof openings. Where flashing is metal, the metal shall be corrosion- resistant with a minimum thickness of 0.019 inch (No. 26 galvanized sheet). Roof dead loads are limited to a maximum of 15 pounds per square foot unless the additional bracing provisions of R301.2.2.2.1 are provided, or the structural system is designed by a professional engineer. 76. ATTIC VENTILATION (None): The roof system is proposed as an unvented roof assembly, which requires closed-cell spray-foam insulation as described in the approved plans. No substitutions will be permitted. (IRC R806). GENERAL 78. PREMISES IDENTIFICATION: IRC Section R319.1 Approved numbers or addresses shall be provided in such a position as to be plainly visible and legible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters a minimum of 4 inches high with a minimum stroke width of ½ inch. Property address shall be posted prior to requesting any inspections. 79. APPROVED PLANS: IRC Sections R105.7, R106.3.1, R106.4. When the building official issues a permit, the construction documents are approved in writing or by stamp. All work shall be done in accordance with the approved construction documents, any changes made during construction shall be resubmitted for approval. The building permit, inspection card, and the set of approved construction documents must remain on the job site at all times until the completion of the project. 80. HEATING: IRC R303.8. Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of 68º F at a point 3’ above the floor and 2’ from exterior walls in all habitable rooms. 81. SKYLIGHTS: IRC 308.6. Skylight glazing shall be: 1) Laminated glass with a minimum .015” polyvinyl butyl interlayer for glass panes 16 sq. ft. or less in area located such that the highest point of the glass is not more than 12’ above a walking surface or other accessible area; for higher or larger sizes, the minimum interlayer thickness shall be .030”; or 2) Fully tempered glass; or 3) Heat-strengthened glass; or 4) Wired glass; or 5) Approved rigid plastics. Skylights shall comply with Washington State Energy Code requirements and be provided with flashing appropriate for the skylight and the type of roofing. 82. GYPSUM WALLBOARD: IRC R702.3.8 & R702.4.2, R702.3.8.1. When gypsum is used as a base for tile or wall panels for tub/shower enclosures, water- resistant gypsum shall be used. (Water resistant gypsum wallboard may not be used over a vapor retarder, or on ceilings where framing member spacing exceeds 12” on center.) Cement, fiber- cement, and glass mat gypsum backers in compliance with ASTM C 1288, C 1325 or C 1178, installed in accordance with the manufacturer’s recommendations shall be used as backers for wall tile or wall panels in tub & shower areas. 83. GYPSUM WALLBOARD FASTENING: IRC R702.3.6 & Table R702.3.5, IBC 2508.1.Screws for attaching gypsum board to wood framing shall be type W or Type S in accordance with ASTM C 1002 and shall penetrate the wood not less than 5/8”; and be:  3/8" minimum from edge and ends for nails or screws.  Nails: 7" o.c. ceiling, 8" o.c. walls; or  Screws: 12" o.c. ceiling, 16" o.c. walls when wall framing is 16" o.c., 12" o.c. when wall framing is 24" o.c. Footnote e, Table R702.3.5: Type X gypsum wallboard for garage ceilings beneath habitable rooms shall be installed perpendicular to the ceiling framing and shall be fastened at 6” o.c. by minimum 1-7/8” 6d coated nails or equivalent drywall screws. 84. NUMBER OF BUILDING STORIES: IRC Sections R101.2, R202. A building story is that portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. The first “Story Above Grade” is the first story having CODEPROS, LLC CUSTOM PROJECT CHECKLIST 10 its finished floor surface entirely above grade, except that a basement shall be considered as a story above grade where the finished surface of the floor above the basement is: 1) More than 6’ above grade plane; 2) More than 6’ above the finished ground level for more than 50% of the total building perimeter; or, 3) More than 12’ above the finished ground at any level. The number of stories is the sum of the first story above grade plane plus all of the stories above. 85. HEIGHT OF BUILDING / GRADE PLANE: IRC Section 202. The building height is the vertical distance from grade plane to the average height of the highest roof surface. The grade plane is a reference plane representing the average of the finished ground level adjoining the building at all exterior walls. Where the finished ground level slopes away from the exterior walls, (which is required) then the reference plane shall be established by the lowest points within the area between the building and the lot line, or, where the lot line is more than 6’ from the building, the grade plane shall be established by the lowest points between the building and points 6’ from the building. 86. RETAINING WALLS: IBC 1806.1, IRC R105.2. Retaining walls shall be designed to ensure stability against overturning, sliding, excessive foundation pressure and water uplift. Retaining walls shall be designed for a safety factor of 1.5 against lateral sliding and overturning. Retaining walls that do not exceed 4’ in height, measured from the bottom of the footing to the top of the wall, that do not support a surcharge (load above) are exempt from permit requirements, however, must still be constructed properly and must conform with the adopted codes. Typically, a separate permit is required for construction of a retaining wall. ENERGY CODE 100. FOUNDATION INSULATION: WSEC Sections R402.2.9. Slab-on-grade insulation, (typically R-10) installed inside the foundation wall, shall extend downward from the top of the slab for a minimum distance of 24” or downward from the top of the slab and then horizontally beneath the slab for a minimum combined distance of 24”. Insulation installed outside the foundation shall extend downward to a minimum of 24” or to the frostline. Above grade insulation shall be protected. For monolithic slabs, the insulation shall extend downward from the top of the slab to the bottom of the footing. 101. UNDER-FLOOR INSULATION: WSEC. Floors over unconditioned spaces, such as vented crawl spaces, unconditioned basements and garages shall be insulated to not less than the nominal R-value shown for floors over unconditioned spaces on the energy code application for the compliance option chosen (typically R-30). Insulation supports shall hold insulation in substantial contact with the subfloor and shall be installed such that spacing does not exceed 24 inches on center. 102. WALL INSULATION: WSEC R402.1. (See Approved Plans… wall assemblies include a layer of closed-cell spray-foam insulation as well as fiberglass batts.) Above grade exterior walls shall be insulated to not less than the nominal R-value as specified on the energy code application for the compliance option chosen. (Typically R-21) Faced batts shall be face- stapled (not inset-stapled), to avoid compression. Headers shall be insulated to a minimum R-10. Below grade walls shall be insulated either on the exterior to a minimum level of R-10, or on the interior to the same level as walls above grade. 103. ATTIC INSULATION / VAULTED CEILING INSULATION: WSEC. Ceilings shall be insulated to not less than the nominal R-value shown for ceilings on the energy code application for the compliance option chosen (Typically, minimum R-49 ceiling insulation is required unless advanced roof framing methods are utilized, which allows a reduction to R- 38.). See approved plan for closed-cell spray-foam insulation requirements associated with the unvented roof assembly. 105. HATCHES AND DOORS: WSEC. Access doors from conditioned to unconditioned spaces (such as attic and crawl space access doors) shall be weather- stripped and insulated to a level equivalent to the insulation on the surrounding surfaces. 106. DUCT SYSTEMS: Duct Insulation: WSEC Sections. All heating ducts within unconditioned spaces shall be insulated to a minimum of R-8. Ducts installed under slabs shall be insulated to a minimum of R-5. Duct Location: Installation of ducts in walls, floors or ceilings shall not displace required envelope insulation. Building cavities shall not be used as ducts. Duct Sealing: All ducts located outside the conditioned space shall be sealed in accordance with IRC M1601.3 or IMC 603.9 using mastics, liquid sealants, gasketing or tape systems consistent with the manufacturers listed system. Note: duct tape is not a duct sealant. Duct Testing: Unless the air handler and all ducts are located inside the conditioned space, duct tightness testing is required in accordance with RS- 33, using the maximum leakage rates established in WSEC (typically 6 cfm per 100 square feet of consitioned floor area, at 0.1 inches w.g (25 Pascals) with the air handler in place). Copies of all test results shall be provided to the building department. CODEPROS, LLC CUSTOM PROJECT CHECKLIST 11 107. PIPE INSULATION: WSEC. Water pipes outside of the conditioned space shall be insulated with pipe insulation a minimum of 1 inch thick (conductivity 0.22-0.28). 108. VAPOR RETARDER: WSEC. Vapor retarders shall be installed on the warm side (in winter) of insulation. Vapor retarders are not required in roof/ceiling assemblies where the ventilation space above the insulation averages 12” or greater. Other exceptions may apply. 109. WINDOWS: WSEC R402.1. The total glazing area shall have an area weighted average U-factor not to exceed that specified in Table R402.1.1 (typically .30). The window brand, model and U-value must be shown on the energy code application. Any change in windows must be approved by the Building Division before installation. NFRC compliance stickers shall remain on the windows until the framing inspection has been approved. 111. EXTERIOR DOORS: WSEC. Glazed doors are considered to be windows. Exterior (opaque) doors shall have an area weighted average U-factor not to exceed that specified in Table R402.1.1 (.20). A single ornamental door may be excepted. See WSEC R402 for additional information. 112. EXHAUST FANS: Table M1507.4: Table M1507.4 Minimum Source Specific Ventilation Capacity Requirements Laundry rooms or Bathrooms Kitchens Intermittently Operating 50 cfm 100 cfm Continuous Operation 20 cfm 25 cfm All fans shall provide the required flow when tested at 0.25 water gauge as determined per HVI 916 or AMCA 210 in accordance with IRC M1507.4.1. Fans larger than the above prescriptive sizes may be necessary to attain the required flow. 113. WHOLE HOUSE FAN: IRC M1507. Each new dwelling unit shall be equipped with a whole house ventilation system in accordance with IRC Section M1507.3.4 (exhaust fan), M1507.3.5 (integrated with forced-air), M1507.3.6 (supply fan) or M1507.3.7 (HRV system), with ventilation capacities in accordance with IRC M1507.3.3 and Table M1507.3.3(1) for continuous systems, or M1507.3.3 and Table M1507.3.3(2) for intermittent systems. Fans located 4 feet or less from the interior grill shall have a sone rating of 1.0 or less measured at 0.1” water gauge. TABLE M1507.3.3(1) Minimum Ventilation Rates (Continuously Operated System): Min. CFM (Qr) Floor Number of Bedrooms Area, ft2 0-1 2-3 4-5 6-7 >7 Min. Min. Min. Min. Min. < 1500 30 45 60 75 90 1501-3000 45 60 75 90 105 3001-4500 60 75 90 105 120 4501-6000 75 90 105 120 135 6001-7500 90 105 120 135 150 > 7500 105 120 135 150 165 TABLE M1507.3.3(2) Ventilation Effectiveness For Intermittant Fans. Run- TimePercentage in each 4-Hour Segment f 25% 33% 50% 66% 75% 100% Factor 4 3 2 1.5 1.3 1.0 The minimum ventilation rate for intermittently operating ventilation systems (Qf) shall be the ventilation rate prescribed in Table M1507.3.3(1) multiplied by the factor in Table M1507.3.3(2). TABLE M1507.3.6.2: Prescriptive Supply Fan Duct Sizing Supply Fan Tested at 0.40” W.G. Specified Volume from Table 408.1 Minimum Smooth Duct Diameter Minimum Flexible Duct Diameter 50 – 90 CFM 4 inch 5 inch 90 - 150 CFM 5 inch 6 inch 150 – 250 CFM 6 inch 7 inch 250 – 400 CFM 7 inch 8 inch 114. WHOLE HOUSE VENTILATION SYSTEM CONTROLS: IRC M1507.3.2. Ventilation system controls shall be readily accessible. Intermittently operated systems, including exhaust system, supply system, HRV system as well as those systems integrated with a forced-air system shall have a manual control, as well as an automatic control, such as a clock timer. The automatic control timer shall be set to operate the whole house fan system for at least 1 hour out of every four. A label shall be affixed to the control that reads “Whole House Ventilation (See Operating Instructions).” The installer shall provide the whole house ventilation system manufacturer’s operation description and operating instructions. 115. VENTILATION DUCTS: IRC M1508. All ventilation supply ducts in the conditioned space shall be insulated to a minimum of R-4. Exhaust ducts shall be sized in accordance with the system manufacturer’s instructions, shall terminate outside the building, and be equipped with back draft dampers. Exhaust ducts located outside the conditioned space shall be insulated to a minimum of R-4. 116. WINDOW OR WALL PORTS: WS-IRC M1507.3.4.4. Individual room outdoor air inlets shall have a screened, controllable and secure opening and be capable of a total opening area of not less than 4 square inches. Outdoor air inlets shall be located so CODEPROS, LLC CUSTOM PROJECT CHECKLIST 12 as not to take air from within 10 feet of a plumbing vent opening, or an appliance vent outlet, or where it will pick up objectionable odors, fumes or flammable vapors. Individual outdoor air inlets are not required if the home is provided with a ducted forced-air heating system that communicates with all habitable rooms and is equipped with an outdoor air intake. 117. DISTRIBUTION: WS-IRC M1507.3.4.4. Where outdoor air supplies (window or wall ports) are separated from fan locations by doors, provisions shall be made to ensure air flow by installation of distribution ducts, undercutting of doors, installation of grilles, transoms, or similar means. Doors shall be undercut to a minimum of ½” above the surface of the finished floor covering. 118. PRESCRIPTIVE HEATING SYSTEM SIZING: IRC M1401.3. All equipment must be sized in accordance with ACCA Manual S based on building loads calculated in accordance with ACCA Manual J, Residential Load Calculation, 8th Edition, or other approved calculation methods. Additional Energy Code Information may be obtained from the WSU Energy Program at: www.energy.wsu.edu/code . 119. WSEC Table R406.2 Energy Credits. The Prescriptive Energy Code Compliance Form indicates that Table R406.2 Options 1.4, 2.1, 3.6, and 7.1 will be incorporated into the project in order to satisfy WSEC R406.2 requirements. They are as follows: 1.4. EFFICIENT BUILDING ENVELOPE (1.0): Prescriptive compliance is based on Table R402.1.1 with the following modifications: Vertical fenestration U=0.25; Wood frame wall R-21 int plus R-4 ci; Floor R-38; Basement wall R-21 int plus R-5 ci; Slab on grade R-10 perimeter and under entire slab; Below grade slab R-10 perimeter and under entire slab, OR, Compliance based on Section R402.1.4: Reduce the Total UA by 15%. 2.1. AIR LEAKAGE CONTROL AND EFFICIENT VENTILATION (0.5): Compliance based on R402.4.1.2: Reduce the tested air leakage to 3.0 air changes per hour maximum at 50 Pascals; and All whole house ventilation requirements as determined by Section M1507.3 of the International Residential Code or Section 403.8 of the International Mechanical Code shall be met with a high efficiency fan(s) (maximum 0.35 watts/cfm), not interlocked with the furnace fan (if present). Ventilation systems using a furnace including an ECM motor are allowed, provided that they are controlled to operate at low speed in ventilation only mode. To qualify to claim this credit, the building permit drawings shall specify the option being selected, the maximum tested building air leakage, and shall show the qualifying ventilation system and its control sequence of operation. 3.6. HIGH EFFICIENCY HVAC EQUIPMENT (2.0): Ductless split system heat pumps with no electric resistance heating in the primary living areas. A ductless heat pump system with a minimum HSPF of 10 shall be sized and installed to provide heat to entire dwelling unit at the design outdoor air temperature. To qualify to claim this credit, the building permit drawings shall specify the option being selected, the heated floor area calculation, the heating equipment type(s), the minimum equipment efficiency, and total installed heat capacity (by equipment type). (Footnote a: An alternative heating source sized at a maximum of 0.5 Watts/ft2 (equivalent) of heated floor area or 500 Watts, whichever is bigger, may be installed in the dwelling unit.) 7.1. APPLIANCE PACKAGE OPTION (0.5): All of the following appliances shall be new and installed in the dwelling unit and shall meet the following standards: Dishwasher – Energy Star rated Refrigerator (if provided) – Energy Star rated Washing machine – Energy Star rated Dryer – Energy Star rated, ventless dryer with a minimum CEF rating of 5.2. To qualify to claim this credit, the building permit drawings shall specify the option being selected and shall show the appliance type and provide documentation of Energy Star compliance. At the time of inspection, all appliances shall be installed and connected to utilities. Dryer ducts and exterior dryer vent caps are not permitted to be installed in the dwelling unit..