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City of Edmonds,
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PLAN REVIEW COMMENTS
A
BUILDWG DIV1SION
(425) 771-0220
DATE: May 9, 2006
TO, Jose Kennard
Fax (425)744-9799
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check H 06-025
Project: Kennard Porch Enclosures
Project Address: 1031 C Ave S.
During re -review of the above noted application, it was found that the following information, corrections, or
clarifications are needed.
1) ok
2) Details are labeled as 1 or la but some of the detail numbers duplicate on tile S sheets. Re -label
details to clarify or specify sheet numberfor each detail at it's location on the plans. Reference all
details to their location on the plans including details on S-1. Cross off any details that do not apply.
3) ok
4) ok
5) Complete information including 4"perforatedpipe and washedgravel or crushed rock. Also needs to
be noted on S sheetfoundation details. Per R401 if grade does not fall a minimum of 6" within the first
10' around the foundation then footing drains are required. Specify grade change on plans. If footing
drains are required revise footing drain detail to comply with R405.
6) Needs to be noted on S sheetfoundation details. R403.1.3 requires vertical rebar to have a standard
hook. Revise all foundation details to show standard hook.
7) ok
8) ok
9) ok
10) Specify howjoists and insulation will be protected at this area. Specify use of space between the
crawlspace and the non -heated area. North elevation says "existing" and there is crawlspace access in
this area. Note use of space on the plans.
11) Plans show triple 2x]2joists and structural calculations provided specify (5) 2x10joists. Reviseplans.
Also, EOR to specify Nailing ofMultiplejoists. Specify how all loads ftom the proposed ridge beam are
carried to bearing. If on existing foundation specify size and provide calculations to justify that it is
adequate to carry additional loads.
12) Per IRC conventional spanfor 2x.12joists at 24" o.c. is 17�-3'� Rafters on other side are also
overspanned. Provide detailfor rafter connection to new beam used to reduce span. By my
calculations the 2x 12 rafters are overspanned. Provide calculation to justify or revise plan. Also,
connection is non -conventional. Provide calculation from EOR to justify.
13) Ok
14) All informationfrom structural calculations that were provided need to be shown on the drawings.
(i.e. LSTA24) Also, EOR calls out a drag strut somewhere at the 2zlOjoisfs. EOR to specify what the
drag strut is and where exactly it is to be located and this information needs to also be put on the
plans. Specify size of beam at master bedroom catwalk comer supported by 18xl8xl8 pads. Habitable
space must be supported on continuous foundation to meet conventional construction. Provide
calculations to justify.
15) This area still does not meet conventional construction same as number 14. EOR to provide
calculations and information to be placed an the plans. Specify size of existing beam supporting
proposed dinning room (enclosed deck). This is also non -conventional now that it is being converted to
habitable space. Provide calculations to justify.
Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a written
response to each of the above items to a Permit Coordinator.
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