2015-0410 Holzman addition-remodel - Design Lines.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 27, 2015
TO: Stephen Holzman Stacy Klima
a1_morpheus@yahoo.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0410
Project: Holzman addition-remodel
Project Address: 925 Mountain Lane
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 Review Note:
1.Indicate on the plans the location of the water heater with an EF of .82 (tankless) to be
installed as the selected option (5b) to develop the required additional energy efficiency
credits per Washington State Energy Code (WSEC) R406.2.
2.Indicate on the plans the means to be used to provide the whole-house mechanical
ventilation per M1507.3.
3.The truss drawings shall be brought into the Permit Coordinator as a deferred submittal for
intake and review of the required Girder Truss Loading per the provided engineer design
on sheet S5 prior to truss installation per International Residential Code (IRC) R802.10.1.
On sheet 1:
4.Rear Elevation Indicate on the plans the required safety glazing for the window adjacent
the tub in the Master Bath per IRC R308.4.5.
On sheet 2:
5.Foundation Plan
a.Indicate on the plans the proposed use of the Existing Basement after the
construction done under the scope of work of this permit has been completed.
b.Indicate on the plans the required carbon monoxide alarm per IRC R315.3.
c.Indicate on the plans the required R-21 wall insulation for the finished walls of the
basement comprising the building envelope per WSEC Table R402.1.1.
d.Clarify the callout for beam B-01 3-1/2x10-1/2 24F-V4 GLB to be used to
support the loads over the west portion of the Existing Basement. It appears to be
over spanned, fails in bending and in shear, and deflects beyond that permitted by
IRC Table R301.7. The location of point loads below the beam supporting the floor
over the north end of the Entry and the upper floor loads in the provided structural
calculations appear to be different than that represented on the construction
documents.
e.Clarify the callout for the footing marked 18 8x18x18 to be used to support the
loads below the east end of beam B-01 3-1/2x10-1/2 24F-V4 GLB. It appears to
be undersized for the loads anticipated by the represented construction.
f.Indicate on the plans the required minimum isolated footing to support the loads
below the west end of the existing beam shown and of beam M-05 3-1/2x9 24F-
V4 GLB above.
On sheet 3:
6.Main Floor Plan
a.Indicate on the plans the proposed use of all of the existing areas after the
construction done under the scope of work of this permit has been completed.
b.Clarify the callout for beam M-04 - 2-2x6 HF #2 to be used to support the loads
over the east window in the Great Room. It appears to be over spanned and fails in
bending. The location of the roof load in the provided structural calculations appears
to be different than that represented on the construction documents.
On sheet 4:
7.Upper Floor Plan
a.Indicate on the plans the proposed use of all of the existing areas after the
construction done under the scope of work of this permit has been completed.
b.Indicate on the plans the required safety glazing for the window adjacent the tub in
the Master Bath per IRC R308.4.5.
On sheet 6:
8.Details Label the provided details to coincide with the references made elsewhere to guide
proper review, construction, and inspection.
On sheet S1:
9.Provide a stamped, signed copy of the work done or overseen by the licensed engineer per
Revised Code of Washington (RCW) 18.43.070.
On sheet S3:
10.Main Floor Shearwalls & Framing Above Clarify the callout for the 2-2x6 HF #2 (beam
M-04 in the provided structural calculations) to be used to support the loads over the east
window in the Great Room. It appears to be over spanned and fails in bending. The
location of the roof load in the provided structural calculations appears to be different than
that represented on the construction documents.
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