20070125174950.pdfo� EDS City of Edmonds
PLAN REVIEW COMMENTS
1
BUILDING DIVISION
Ps t" S ago (425) 771-0220
DATE: January 25, 2007
TO: Ryan Brummitt
nLanbrummitt@yahoo.co
FROM: Jenny Readwin, Plans ExU6
RE: Plan Check # 2007-0024
Project: Addition/Remodel
Project Address: 8626 202'd St SW
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) On the site plan clarify if fence shown along the North, South and West property lines is existing
or proposed. If proposed note height and material (i.e. 6' cedar).
2) Show whole house fan and specify cfm on the floor plans. Energy form submitted calculated 150
cfin and specified that it would be located in the laundry room.
3) Show minimum 100 cfm exhaust fan required over the kitchen stove.
4) Specify use of space for the lower floor addition area. Application form specified Recreation
Room. Please add to floor plan.
5) On the floor plan specify if the office/den window meets the minimum egress requirements of
1RC310 for opening and sill height. Because the room has a closet it is considered a sleeping
room and must meet IRC egress requirements.
6) Show location of all existing and proposed smoke detectors. One is required in each sleeping
room and one direct outside each sleeping area usually in the hall.
7) Provide guardrail detail for deck (36" min height, 4" max opening, etc.). Also, guardrails are
required to resist 200 psf and the in -fill components must resist 50 psf per Table R301.5. Note
on plans.
8) Show size and location of crawlspace access.
9) Show size and location of attic access.
10) Provide attic ventilation calculations.
11) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
typical section detail.
12) Minimum #4 vertical rebar at no more than 4' on center is required. Please add to typical
section. Also, R403.1.3 requires all vertical rebar to have a standard hook.
13) Revise typical section detail to note anchor bolts are require 6' max o.c. with 3"x3"x1/4" plate
washers. Plans currently show 8' o.c.
14) ,Show minimum R-38 attic insulation on the section detail.
15) 36" BWP on the 2nd story corner at the nook does not meet conventional wall bracing. Some
options might be to relocate the window to provide 4' bwp or to move it closer to the window so
the other bwp starts within 8' of that corner. If conventional wall bracing can not be met then
calculations must be submitted stamped and signed by a Washington State Licensed
Professional Engineer.
16) 2x8 deck joist do not meet conventional floor joist spans of table R502.3.1(2). Please provide
calculation to justify or upgrade joists. Also specify spacing and species (i.e. 2x? P.T. HF#2 at
16" o.c.).
17) Provide a section detail through the deck at the house to show ledger and attachment. Specify
ledger size, bolt size and spacing, etc. Also, clearly show how the 2nd floor cantilever tics into
this area.
18) Minimum conventional deck footings are 12"x 12"x 12". Revise to meet conventional or provide
calculations to justify 6" thickness.
19) Specify post -to -footing and post -to -beam connectors for the deck.
20) Provide calculation for 6x10 deck beam and specify wood species (i.e. P.T. HF#2). By my
calculations this beam may be over spanned.
21) The rim joist/ledger attachment to concrete for the TH floor joist at the main floor does not meet
conventional construction. Provide calculations to justify. Also specify nail type, size and
spacing.
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