20060808162814.pdfEby City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 8, 2006
TO: Steve Kellett
steve@kronkellett.com
FROM: Jenny Readwin, Plans Exam e
RE: Plan Check # 2006-0868
Project: Knowles 2nd Story Garage Addition
Project Address: 17627 Talbot Rd.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Specify datum point on the site plan used to calculate height. Due to topography a point chosen
in the street will be difficult for the inspector to perforin height inspection. Because the slab of
the garage will not change it is possible to reference this elevation in relation to the 4 corner
elevations for the inspector to use as a datum point.
2) Show all dimensions on the site plan (setbacks to property lines, distances between buildings,
etc.).
3) Show location of driveway on the site plan.
4) Provide detail for exterior landing and stairs (dimensions, rise, run, handrail, guardrail, etc.).
5) R311 A.2 requires one exit door not less than 3' in width. Increase door size to 3'.
6) Specify size of ridge board. All that is noted on the plans is 1x . It is required to be at least the
width of the cut end of the rafters so minimum would be 1x14. Note on plans.
7) R802.3.1 requires a ridge beam design if ceiling joists or rafters are not provided at the top plate.
Revise roof design to meet conventional construction or provide calculations stamped and
signed by a Washington State Licensed Professional Engineer.
8) On the building section specify post to beam connector.
9) Specify size of posts at the exterior wall sides of the proposed 6x12 beam.
10) R309 requires %" gypsum board on all supporting members when there is a floor/ceiling
assembly over a garage. Note on plans.
11) Energy form specifies gas furnace for heat source. Show location of furnace on plans. Also, is it
proposed or existing?
12) Show location of proposed water heater.
13) 55-83 cfin whole house fan is required per the Energy handout. Show size and location on the
floor plan.
14) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
plans.
15) Retrofit anchor bolts at 4' o.c. and located within 12" from the end of each plate section with
epoxy 7" minimum embedment will be required throughout the existing garage to comply with
conventional wall bracing requirements. Note on plans.
16) To meet conventional wall bracing the Y-5" wall panel along the North wall must be minimum
4" with 2'-8" alternate braced wall panel below (see attached detail -this can be added to the
drawings). If this can not be done provide lateral calculations stamped and signed by a
Washington State Licensed professional Engineer.
Page 2 of 2
Alternate Braced Wall Panel
2 -story Structure
(IRC R602.10.6)
NOTE: This panel may be used in place of a braced wall panel required by IRC
R602.10.4. For all other wall bracing that does not meet R602.10 lateral
calculations stamped and signed by a Washington State Licensed Professional
Engineer must be submitted.
#4 rebar
continuous top
and bottom
Minimum 3!8" thick
ilywood sheathing
m both faces nailed
vith 8d common or
Ialvanized box nails
it 6" o.c. edges and
12"o.c. field.
Holddown with
min. 3000 lb.
uplift capacity
1/2" anchor bolts embedded
' spaced at panel fifth
installed per IRC 403.1.6
,ntinuous
Foundation
L%temp\building\hand"skkmp2st.vsd-8104 - ATTACHMENT F2