2010-0312 Lough Addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May18, 2010
TO: Michael Lough
nd
9623 232 St. SW
mikelough@comcast.net
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2010-0312
Project: Garage and Bonus Room Addition
nd
Project Address: 9623 232 St SW
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to a Permit Coordinator. Thank you.
1.The maximum span of the 4x8 DF #1 floor beams is 8 feet. Please upsize the beams to 4x10 or
show an additional post location under the Bonus Room to reduce the span.
2.The minimum size header over the garage door openings is 4x10. Please show this on the plan.
3.Braced wall lines are required at a maximum spacing of 25 feet in both directions. (There is an
exception for one room up to 900 square feet to go up to 35 feet spacing, which in this case will
apply to the garage.) A braced wall line will be required at the wall between the master bedroom
and the bonus room. Please indicate how this braced wall panel will be constructed, as well as
having a foundation wall below, which is required. R602.10.11 and R403.1.2
4.It appears that there are ABWPs shown in locations where they are not required, specifically on
the north and east exterior walls of the garage. These walls meet the prescriptive bracing
requirements without the ABWPs; therefore these (4) ABWPs may be removed if you so
choose.
5.Vertical rebar will be required unless the foundation and footings are placed in a monopour. The
rebar would be 48 inches on center with a standard hook at the bottom. Either show the vertical
rebar on the plans or indicate the placement will be in a monopour method. If you wish to leave
either option available, please make a note on the plans to allow either option. R403.1.3
6.Where the new addition meets the existing, show that the top plate of the wall will have at least
a 24 inch lap splice, or show a strap connecting the old and new plates. R602.3.2
7.On the Section view, indicate that the bottom of the footings are at least 18 inches below grade
(for frost depth), and that the poly vapor barrier in the crawl space is black.
8.Please show the landing (deck, patio, steps, etc.) at each of the exterior doors. R311.4.3
9.Show on the plans that the garage slab slopes toward the overhead door openings.
10.Smoke alarms will be required throughout the house in all bedrooms and at hallways serving
bedrooms. All smoke alarms shall be hard-wired and interconnected in new areas; and in
existing areas where an attic or crawl space exists that would provide access for wiring. Please
note this on the plans. R313.2.
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