20110803111521191.pdfOV EDA',o City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: 7/28/2011
TO: Rob Krebs
9902 224"' St SW
Edmonds, WA 98020
RE: Plan Check: BLD20110550
Project: Home Addition
Project Address: same
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 Pennit Coordinator.
1. Provide gravity calculations for all major point loads to footings. There appear to be missing
beams and footings, some of which are identified below.
2. Foundation Drainage:
a. Add filter fabric over washed drain rock sub -soil drain.
b. Minimum 4 inches of rock surrounding sub -soil drain UPC 1104.5.1
c. Add sub -soil drain at new foundation where adjacent to existing crawl space see
section A/5.0
3. Foundation:
a. Provide dampproofing requirements per R404.1
b. Dowel new foundation into existing at all new rebar locations.
c. The existing foundation at the crawl space adjacent to the new basement will need to
be removed and replaced with a completely new foundation, not just a new
foundation poured beneath the existing chopped off foundation. The old foundation
no longer meets code, and will need to be removed.
d. Footing appears to be missing at interior end of great room GLB adjacent to existing
masonry fireplace.
e. Indicate maximum height of unbalanced fill.
4. Deck:
a. Provide guard details showing framing members and how they are attached and meet
the minimum load requirements of Table 301.5
b. The deck appears to be missing a beam and two footings, in line with the edge of the
addition, where the 2x10 joist at 16" o.c. will not span 20'.
c. Identify the correct footing size, depth, and reinforcement. Two footings have a roof
loads, as well as two levels of floor loads. The depth of earth cover is minimum 18
inches. The foundation plan calls for 2 foot square footings, while the building
section calls for 14"x14"xl2" piers.
d. Indicate the straps required to connect the deck floor and roof beams to the walls at
the top plate levels.
e. Z flashing at ledger.
f Calculations for 4x4 posts carrying both the floor and roof loads.
5. Floor Framing:
a. Missing beam capable of carrying roof load above bedroom 3.
b. Indicate comlection of steel beam to wall/posts.
c. Indicate method to attach plate carrying top flange hangers to steel beam (e.g. all -
thread stubs welded to beam at 24" o.c.).
d. Indicate the connection for the steel beam to the wall.
6. Ceiling Framing:
a. By removing the dining room walls, the 2x6 ceiling joists appear to be severely over
spanned.
7. General Notes:
a. Remove references in the general notes to the WA State VIAQ. IRC chapter 15
replaces the ventilation code.
b. Maximum 2.5 GPM for shower heads, not 3.0.
8. Basement:
a. Missing interconnected smoke detector
b. Missing egress window, perhaps window well.
c. Six mil black visqueen tinder slab on sections/details.
d. The basement plan (A-2.0) shows a 12' wide basement but scales to 10', and the
deck shows 18' wide, while the main floor plan shows a 20' wide deck. The cross
section should also identify the correct size framing members.
e. Method of dampproofing per R406.1
9. Identify whole house fan and method of providing outside air per IRC section 1508.
10. Minimum R-49 ceiling insulation.
11. Indicate a smoke detector upgrade is required to 110v interconnected with battery backup to
existing house.
12. Provide a valuation of the interior remodel portion of the existing structure for permit fee
purposes.
Pat Lawler, CBO
patrick.lawler@ci.edmonds.wa.us
Plans Examiner/Building Inspector
425 7710220 x1703
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