2014-1208 O'Neil addition - LOT Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 26, 2014
TO: Golden T Construction
lthrondsen@msn.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-1208
Project: ONeil addition
Project Address: 730 Olympic Avenue
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.
On sheet CS-1:
1.General Notes Related Codes/Standards
a.Change the title of the adopted electrical code from International to National.
b.Section R310 Emergency Escape and Rescue Openings - Indicate on the plans the
required measuring point of the bottom of the clear opening for the maximum
distance of the emergency escape and rescue opening above the finished floor per the
adopted 2012 edition of IRC R310.1.
On sheet CS-2:
2.Miscellaneous Notes Note #5 Indicate on the plans the required measuring point of the
bottom of the clear opening for the maximum distance of the emergency escape and rescue
opening above the finished floor per IRC R310.1.
On sheet A-2:
3.Proposed Foundation Plan
a.Indicate on the plans the required naturally durable or preservative-treated wood
sheathing and wall framing for the exterior walls along the south side of the garage
having less than 2 inches clearance from the patio slab exposed to weather per IRC
R317.1.5.
b.Indicate on the plans the required widened footings to support the loads below each
end of the 7x16 Parallam PSL 2.0E over the garage.
On sheet A-3:
4.Proposed Lower Level Floor Plan
a.Indicate on the plans the required smoke alarms in each sleeping room and outside of
each separate sleeping area in the immediate vicinity of the bedrooms per IRC R314.
b.Indicate on the plans the required carbon monoxide alarms outside of the sleeping
area in the immediate vicinity of the bedrooms per IRC R315.
c.Indicate on the plans the required safety glazing for the windows marked 6 and 8
per IRC R308.4.2.
d.Section R310 Emergency Escape and Rescue Openings - Indicate on the plans the
required measuring point of the bottom of the clear opening for the maximum
distance of the emergency escape and rescue opening above the finished floor per the
adopted 2012 edition of IRC R310.1.
On sheet A-4:
5.Proposed Main Level Floor Framing/Lower Level Shear Wall Plan
a.Clarify the difference in the specified thickness of the base plate and that noted on
sheet S-2.0 Detail 9 Steel Column/Fndn Conn for the tube steel posts to
guide proper review, construction, and inspection.
b.Indicate on the plans the required floor framing members to support the loads from
the west exterior wall of the Great Room, the north exterior wall of the Sitting
Area, the roof above those areas, and the north end of the existing girder truss over
the Sitting Room, to guide proper review, construction, and inspection. The
portions of the existing exterior garage walls to be removed as part of this project
appear to have been supporting the loads noted above.
c.Change the size of the existing beams over the garage from 6x10 to 6x12 per
sheet ER-5.
On sheet A-7:
6.Proposed Lower Level Floor Plan
a.Indicate on the plans the required smoke alarms in each sleeping room and outside of
each separate sleeping area in the immediate vicinity of the bedrooms per IRC R314.
b.Indicate on the plans the required carbon monoxide alarms outside of each of the
sleeping areas in the immediate vicinity of the bedrooms per IRC R315.
c.Indicate on the plans the required safety glazing for the windows marked 11, 21,
and 22 per IRC R308.4.2.
d.Indicate on the plans the required safety glazing for the window marked 9 per IRC
R308.4.5.
e.Indicate on the plans the required safety glazing for the window marked 13 per IRC
R308.4.8.
f.Indicate on the plans the required minimum 50 CFM intermittently operated local
exhaust fans in the Master Bathroom, the Master Bathroom water closet, and the
Master Bathroom laundry closet per IRC M1507.4.
g.Indicate on the plans the required 100 CFM intermittently operated local exhaust fan
for the kitchen range per IRC M1507.4.
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On sheet A-10:
7.Proposed Building Section
a.Change the required insulation for the attic area from R-38 to R-49 per the
adopted 2012 WSEC Table R402.1.1.
b.Change the required insulation for the floor over the garage from R-21 to R-30
per WSEC Table R402.1.1.
c.R806.2 Minimum Area (Roof Ventilation notes) Change the wording to reflect the
requirements of the adopted 2012 IRC section R806.2.
On sheet A-12:
8.Proposed East Elevation Indicate on the plans the window represented on sheet A-7 in
the Master Bathroom. Provide the required safety glazing per IRC R308.4.5 as applicable.
On sheet S-1.0:
9.Seismic Design Data Seismic Design Category Change the SDC designation from D
to D1 per IRC Table R301.2(1).
10.Detail 1 Thickened Slab/Pad Footing Indicate on the plans the required depth of the
footing of 18 inches below the undisturbed surface per IRC R403.1.4.1.1.
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