2014-0965 Thompson Addition-Remodel.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 13, 2014
TO: Colin Thompson
cdthompson88@gmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2014-0965
Project: Thompson Addition/Remodel
nd
Project Address: 18329 72 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 revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
For ease of reviewing the plans, each sheet has been numbered as follows: 1-West Elevation, 2-
South Elevation, 3-East Elevation, 4-North Elevation, 5-Existing Floor Plan, 6-Proposed Floor Plan,
7-Roof Framing Plan, 8-Foundation/Floor Framing Plan, 9-Section Plan.
Non-structural Comments
Sheet 6:
1.Provide location and size of laundry room and kitchen exhaust fans per IRC M1507.4.
2.Indicate where the furnace will be relocated on the plans.
3.Include smoke detectors in each sleeping room and in the general vicinity outside of the
sleeping rooms per IRC R314. Addtionally, include a carbon monoxide detector per IRC
R315.
4.Please identify how the required energy credits per the WSEC Table 406.2 will be achieved
with the addition of new conditioned space (0.5 credit required).
Sheet 8:
5.Add a note that the area beneath the recessed entry, between the new and existing
foundations either must be filled in with concrete or an access into that area must be
provided per IRC R408.4.
Structural Comments
Sheet 6:
6.Please provide lateral engineering to verify the adequacy of the remaining shear walls with
regard to the window/door changes represented between the existing and proposed floor
plans.
Sheet 7:
7.To avoid confusion, please specify the exact headers and beams desired. For example, the
6x12 GLB should be 5-1/8x12 and the 2x12 Microllams should be 1-3/4x11-7/8.
8.Clarify the direction of the roof framing east of the girder truss (over the dining room). The
elevation on sheet 3 shows a gabled roof, but the roof framing plan shows jack trusses
hanging from the girder.
Sheet 8:
9.Specify the manufactured joists to be used and provide engineering calculations showing
their adequacy to carry the roof load represented in the cantilevered condition (with the
plywood on both sides as shown on sheet 9). Additionally, provide engineering to show that
the point loads resulting from roof-supporting headers above are adequately resisted.
10.Please provide footing sizes and locations supporting the post and beam construction at the
floor structure.
11.Specify a connection between existing and new foundation elements.
12.Clarify how the east end of the floor joists under the kitchen will be supported. It appears
that a beam will be spanning from foundation to foundation but no beam is specified.
Sheet 9:
13.Please provide additional information regarding the reinforcing steel to be used in the typical
foundation per IRC R403.1.3.
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