2013-1157 Newman addition2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 26, 2013
TO: Elena J. Newman
elenajnewman@yahoo.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-1157
Project: Newman addition
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Project Address: 23308 96 Avenue W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the plans, have been submitted to a
Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may result
in additional comments. Items that recur on this list appear in italics.
General Note:
When work related to additions is done in existing buildings and their systems, the
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applicability of the building codes is to the new construction, not the unaltered portions.
However, the new work cannot adversely affect the safety and efficiency of the existing
building and systems, and if it does, the affected portion or system is required to account for
the effect of the new work.
The proposal to add approximately 868 square feet of living space triggers requirements
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found in the Washington State Energy Code (WSEC) and the mechanical section of the
International Residential Code (IRC) and are noted below:
the option to be selected
1.Indicate on the plans to develop the required 1.5 energy credits
for the addition to an existing building of greater than 750 square feet of heated floor area
per WSEC 406.2 see attached Table 406.2. Per the WSEC, the compliance path is
required to be indicated on the construction documents to guide proper installation and
inspection.
2.Indicate on the plans the method to be used to provide whole house mechanical ventilation
per IRC M1507.3. By the red-lined addition of the whole house fan, it appears that the
method of providing whole house ventilation is by using an exhaust fan per M1507.3.4.
Indicate on the plans if the system is to be operated continuously or intermittently and the
required fan size for the selected option.
On page A104:
3.Floor Plan Clarify the callout for the 4x8 beam to be used to support the loads over the
opening for the New 3668 wall opening in the west wall of the existing Family Room.
the plans do not provide
The wall appears to be supporting the existing roof framing, but
enough information to properly determine the amount required to be supported and no
structural calculations were included for the sizing of the beam.
The use of Table
R502.5(1) for selecting the (2)2x10 header requires information not shown on the submitted
construction documents, such as building width (the elevations on page A105 are not to
scale), and the bearing elements to be supported (roof, ceiling, floors above, etc.).
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