2015-0072 Stewart addition - HO.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 5, 2015
TO: Matthew Stewart
matthewstewart@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0072
Project: Stewart addition
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Project Address: 8532 236 Street SW
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.
General Notes:
1.Indicate on the plans the option to be selected to develop the required energy credits per
Washington State Energy Code (WSEC) R406.
2.Represent on the plans the required construction to resist lateral loads per International
Residential Code (IRC) R301.1/R601.2.
On sheet 2:
3.Foundation Plan
a.Represent on the plans the required construction below the end of the framing
member supporting the floor, east exterior wall, and the roof over the Proposed
Addition. Additional information may also be required to verify the transfer of
those loads from their point of origin through all load-resisting elements to the
foundation per IRC R301.1.
b.Represent on the plans the required construction below the north wall of the
Kitchen used to support the loads below the south ends of the floor joists of the
Proposed Addition. Additional information may also be required to verify the
transfer of those loads from their point of origin through all load-resisting elements
to the foundation per IRC R301.1.
c.Represent on the plans the required construction below the east end of the framing
member/construction supporting the floor, west exterior wall, roof over, and the
floor joists of the Proposed Addition over the room in the northwest corner of the
dwelling. Additional information may also be required to verify the transfer of those
loads from their point of origin through all load-resisting elements to the foundation
per IRC R301.1.
On sheet 3:
4.Main Floor Plan
a.Represent on the plans the required posts or other construction below the point loads
at the ends of the framing members supporting the floor, east and west exterior walls,
and the roof over the Proposed Addition.
b.Represent on the plans the required beam over the opening into the Kitchen to
support the loads below the south ends of the floor joists of the Proposed Addition.
c. Represent on the plans the required construction over the room in the northwest
corner of the dwelling to support the loads below the south ends of the floor joists of
the Proposed Addition. Additional information may also be required to verify the
transfer of those loads from their point of origin through all load-resisting elements
to the foundation per IRC R301.1.
On sheet 4:
5.Top Floor Plan
d.Represent on the plans the required construction to support the loads from the floor,
east and west exterior walls, and the roof over the Proposed Addition.
e.Clarify the purpose of the 11 foot long existing 4x12 above floor joists. Not
enough information appears to have been provided to explain its purpose or
placement using conventional framing practices and the anticipated construction.
On sheet 5:
6.Roof Framing Plan
a.Represent on the plans the required construction of the south wall of the Proposed
Addition to support the north ends of 2x10 valley rafters. Additional information
may also be required to verify the transfer of those loads from their point of origin
through all load-resisting elements to the foundation per IRC R301.1.
b.Represent on the plans the required construction to support the loads where the south
ends of 2x10 valley rafters converge. Additional information may also be required
to verify the transfer of those loads from their point of origin through all load-
resisting elements to the foundation per IRC R301.1.
c.Clarify the callout for the DF No.2 2x6 24 oc to be used as roof rafters over the
Proposed Addition. They appear to be over spanned, fail in bending, and deflect
beyond that allowed per IRC Table R301.7.
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On sheet 7:
7.Detail B Clarify the callout for the 1/2 inch galv. lag bolt to be used to attach the 6x6
post to the EPB66 post base. It is a pilot hole used during manufacturing and does not
appear to be an alternative to the specified fasteners per the manufacturer.
Page 3 of 3