20070212090500.pdfCity of Edmonds
�PLAN REVIEW COMMENTS
BUILDING DIVISION
St. , s90 (425) 771-0220
DATE: February 12, 2007
TO: Allen Stroh
h.stroh@ven'zon.net
FROM: Jenny Readwin, Plans EY6
in
RE: Plan Check # 2007-0075
Project: Stroh Addition
Project Address: 24211 107' PL 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.
1) There is a copy of a 5' rear utility easement in this application. Please show easement on the site
plan.
2) Specify cfm of all exhaust fans on the floor plans. Whole House fan is required to be 95-143 per
the Energy Worksheet completed and the other bathroom is required to have a minimum 50 cfin
fan.
3) Fireplace in the bedroom must be direct vent. Note on plans.
4) Show location of all smoke detectors throughout the existing residence. One is required in each
sleeping room and in the hallway outside each separate sleeping area.
5) Provide crawlspace ventilation calculations and show size and location of crawlspace vents on
foundation plan.
6) Show size and location of crawlspace access (required for both foundation areas).
7) Provide complete section view from the foundation through the roof. See attached sample plan
for minimum requirements (foundation rebar, anchor bolts, wall stud size and spacing, roof
framing members, etc.).
8) Wood floor joists in contact with concrete must be pressure treated. Note on plans.
9) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
plans.
10) Specify if foundation will be poured monolithically. If not then one #4 vertical rebar is required
at no more than 4' on center. Specify on section detail. Also, R403.1.3 requires all vertical rebar
to have a standard hook. Revise all foundation details to reflect.
11) Provide section detail through slab on grade foundation at the unheated storage area.
12) Provide clear foundation plan that shows which foundation detail applies where. Also bathroom
addition is cut off the foundation plan. Please expand to clarify foundation to be added at this
location. See enclosed sample foundation plan.
13) Specify footing size for porch post as well as post to footing and post to beam connectors.
14) Specify floor framing for the breezeway.
1 S} Specify roof framing for the bathroom addition.
16) Provide calculations for 4x10 headers including point loads from proposed ridge beams.
17) Add all Engineer's shear wall and holdown information to the plans including the schedule.
Page 2 of 2
SAMPLE SECTION VIEW
(FOR CONVENTIONAL LIGHT -FRAME WOOD CONSTRUCTION)
Roofing material type
and weather barrier
Roof Slope (e.g. 3:12)
Sheathing thickness, type, and nailing
pattern (e.g. 112 CDX Plywood, 8dnails,
6" o.c. at edges and 12" o.c at field) `
Maintain 1" airspace
with approved baffle
Gutter connected
to tighl!nod
downspout
Eave venting
Three 2" holes per bay
covered with 114"
galvenized wire mesh
Siding material type
and weather barrier
Sheathing thickness, type and
nailing pattern (e.g. 112" CDX
Plywood, Sd nails, 6" o.c. at
edges and 12" o.c at field)
112" x 10" anchor bolt with nut and
washer spaced at 6' o.c. maximum,
with min. 7" embedment, 2 bolts per
piece within 12" of each end. Plate
washers are required for each bolt
(2" x 2" x 3116" thick)
6" minimum wood -
earth separation
Grade shall slope away from
foundation walls minimum 6
inches within the first 10 feet -
Footing are drains require
for all foundation walls tha l IIL
enclose habitable or
useable space below grade.:
See footing drain detail for °T
requirements, Attachment Ell
C1.
Footings must be placed on
firm, bearing, undisturbed soil
L:ktemp5building4handou6sfr%secticnC vsd updated 4106
Ceiling Insulation
R -Value (e.g. R-30 batt)
Ridge
Board size
Manufactured Truss/Rafter size,
spacing and lumber specieslgrade
(e.g. 2x8 HF#2 rafters at 24" on center)
Ceiling JoistlCollar Tie
size, spacing and species
Rafters/Trusses must be anchored to bearing wall with
approved framing clips (See Typical Construction Connectors)
Double top plate
Wall Insulation R -value
(e.g. R-19 kraft paper
batts face stapled)
Sheetrock thickness (e.g. 112"
sheetrock)
Studs size, spacing and species (e.g.
2x6 HF#2 studs at 16" on center)
DESIGN LOADS:
Wind Speed: 80 mph
Wind Exposure: B
Seismic Zone: 3
Roof Snow Load: 25 psf
Roof Dead Load: 15 psf
Floor Live Load: 40 psf
Floor Dead Load: 15 psf
SCALE: 314"=1'-0"
Subfloor thickness, type, and
nailing pattern (e.g. 314" CDX
Plywood, 8d nails, 6" o.c. at edges
Floor Insulation R -value and 12" o.c at field)
(e.g. R-19 batts)
Floor Joist size and spacing
(e.g. 2x10 HF#2 at 16" on center)
Size of pressure treated sill plate
(e.g. 2x6 pressure treated sill plate)
#4 rebar continuous (typ)
6 mil vapor barrier throughout
crawlspace
See chart on page 4 for minimum
foundation footing and wall sizes
Concrete foundation
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ATTACHMENT C
12
L:ITEMMUILDINGIHANDOUT ICODES\Handouts WebpagelSFR B73.DOC
Revised 5106
SAMPLE FOUNDATION PLAN
INCLUDES 1ST FLOOR FRAMING
SCALE 114" = 1'-0"
40'-0"
15'A"
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►I• ►ham 9'A", ►h / Proposed deck (see Deck Handout for information)
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ABWP
101-6" 11 .. 25'A" ABW `
Holdown (e.g. I
50'x" HDSA, STHD14)
—Provide 6 mil black polyethylene moisture barrier throughout craMspace, lap seams 6" and seal.
—All wood in contact with concrete or exposed to weather must be pressure treated or naturally resistant to decay.
"Footings to bear on 2000 psf. undisturbed soil. Specify Soil Type: i.e., Silty Gravel
L'ltemplbuilding5handout5additionlfdnframe vsd -- 8)04
L:\TEMP\BU1LDINGq1AND0UT ICODE51Handouts Webpage\REMOADD B61 .DOC
Revised 7/04
Detail Attachment F
Holdown (e.g.
HDSA, STHD14)
Ledger size, lag bolti
nail size and
spacing with
0 Specified joist
A hanger.
Foundation Ventilation
Calcs: 31 811 50=2.12 sf.
Provlde six 12"x 6"
vents covered with
corrosion resistant
screen. Note: vent net
free area is 54 sq.in.
taking into account
25% screened
reduction.
Crawlspace access In
floor: 18"x24' min.
. Holdown [e.g.
HDSA,STHD14)
ATTACHMENT B
.11