20061005141036.pdfCity of Edmonds
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r.E 'U� PLAN REVIEW COMMENTS
BUILDING DIVISION
�St. 11SP (425) 771-0220
DATE: October 5, 2006
TO: Quyen Phan
Hquyen817@yahoo.com
FROM: Jenny Readwin, Plans Exine
RE: Plan Check # 2006-1079
Project: Lee Addition
Project Address: 23422 76" Ave W.
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. A complete review could not be done because of missing structural
information. Please be aware that it is likely that there will be additional corrections once all the
items below are addressed.
1) Specify on the site plan if the rockery is existing or proposed. If proposed provide top and
bottom wall elevations on the site plan..
2) Plot plan shows property located off main street when actually it is off 76th Ave W. Please add
correct street on the plot plan.
3) Datum point located in the middle of 76th Ave W will be too difficult and dangerous for the
building inspector to perform height inspection. Please choose alternate datum (i.e. water meter)
and specify point and elevation on the site plan.
4) Site plan does not match plans (i.e. no carport on site plan, plans show dinning room addition
and site plan just shows deck, stairs off the deck are not shown on the site plan). Please
coordinate plans with site plan to accurately show existing and proposed construction.
5) Provide a section through the dinning room showing location off foundation in relation to
rockery to verify that a surcharge is not being placed on either the rockery or the foundation
wall.
6) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required.
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
7) Show size and location of proposed attic access.
8) Provide attic ventilation calculations.
9) Provide crawlspace ventilation calculations and show size and location of vents on the
foundation plan.
10)Note garage/dwelling separation on plans. Minimum 1/2" sheetrock required on garage side of
wall and 5/8" type X on the ceiling when there is habitable space above and minimum 20 minute
rated or 13/8" solid core door.
11) Specify if interior stair show is existing or proposed. As drawn it does not meet the winder stair
requirements of the IRC. If proposed please revise to meet current code.
12) Provide typical stair/guardrail construction detail for proposed deck stairs (i.e. rise, run, handrail,
guardrail, etc.).
13) Provide existing floor plan.,
14) On the floor plan, clearly distinguish existing walls from proposed.
15) Show location of smoke detectors throughout the addition and existing house. Also note they
must be interconnected and hardwired with battery backup.
16) Clearly show that the master bedroom window meets the minimum egress requirements of IRC
R310 for opening size as well as sill height. Also if window is within 60" of the deck walking
surface or stair treads it must also be safety glazed. Note on plans.
17) Add all foundation information to the section view (i.e. vertical hooked rebar and horizontal
footing rebar, 18" minimum below grade, etc.). Also, specify minimum of 18" from floor joists
to grade or entire floor system must be pressure treated.
18) Add all framing information to the plans (i.e. floor framing, beams, headers, deck framing, etc.).
See attached sample framing plans in our Residential Addition/Remodel handout. It is
impossible to verify spans without this information shown on a framing plan.
19) Proposed additions do not meet conventional wall bracing requirements of the IRC. Revise
plans to meet conventional wall bracing or provide lateral calculations stamped and signed by a
Washington State Licensed Professional Engineer.
20) Specify existing foundation supporting proposed dinning room addition. Also what is below (i.e.
crawlspace, lower floor, etc.)? Also, per IRC all habitable space must be supported on a
continuous foundation. If dinning room is not supported on a continuous foundation provide
calculations stamped and signed by a Washington State Licensed Professional Engineer.
21) Provide lower floor plan and specify use of space for room designated on the foundation plan as
"existing room" (i.e. storage, family room, etc.). Show any windows/doors.
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