09-0336 Short Addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: 6/9/2009
TO: JM Consulting and Design
th
7425 NE 145 Pl
Kenmore, WA 98028
RE: Plan Check: BLD20090336
Project: Short Addition
nd
Project Address: 24106 102 Pl W
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to a Permit Coordinator.
1.By adding a kitchen, the proposed addition and remodel appear to be considered an Accessory
Dwelling Unit (ADU) and there would need to be a conditional use permit applied for and
approved before this remodel permit can be issued. The forthcoming Planning Division
comments will go into the requirements. There are City of Edmonds handouts available online
which go over the requirements for an ADU.
2.If proposing an ADU, complete floor plans of the existing space will be required, with window
sizes included for emergency egress purposes. Each unit will be required to have its own
ventilation including a whole house fan, bathroom, heat supply with controls, as well as other
items listed in the handout P1, ADU. Because of ADU size limitations, and other factors to
consider, it may be practical for you to wait until plan design changes consistant with the ADU
requirements occur, before you address the building issues 3 through 11, listed below.
3.EOR to provide gravity engineering. Be sure to include the following:
a.Foundation and isolated footings. Include stepped down area detail and connection
to existing foundation requirements.
b.Beam calculations and point loads to footings.
c.Point loads (reactions) at new girder truss to footings
d.Lag screw schedule to connect deck ledgers to beam and walls.
e.Stair stringer support requirements if the span exceeds the 40 lb live load maximum
f.Column requirements at beams and girder
4.EOR to provide additional lateral engineering calculations for :
a.Existing wall line where Girder truss is replacing a good portion of the wall.
5.Guard and handrail:
a.Provide details showing materials and connections
b.Justify the code load requirements:
i.200 lb at any location on the top rail of the guard, or along the handrail
ii.50 psf at the body of the guard. If there is product literature available, it may
be satisfactory to provide this information.
6.Stairs:
a.Indicate on plans the light nearest the top landing to see if will comply with R303.6,
stairway illumination.
b.Detail 1/A-3 shows a 10 tread without a nose. Code calls for an 11 tread if a nose
is not going to be used.
7.Identify the location and method of ventilating the deck joists to the outside without causing a
water intrusion problem.
8.Call out holdowns on the foundation plan
9.Detail 2/A3 shows R-10 at 2x2 furred walls, where WSEC prescriptive code minimum is R-21
for walls
10.The 3/0x5/0 picture window on the main floor adjacent to the operable portion of the patio door
is required to be safety glazed.
11.The new kitchen sink will be required to vent through the roof with a loop vent. Air admittance
valves are only allowed on a case by case basis, if structural conditions are prohibitive, and an
alternative design request permit is obtained (a $210.00 fee is involved).
Pat Lawler
patrick.lawler@ci.edmonds.wa.us
Plans Examiner
425 771 0220 x1703
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