2015-0447 Hellene remodel-proposed ADU3 - Travers Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 20, 2015
TO: Mark Travers Architect
mark@marktraversarchitect.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0447
Project: Hellene remodel-proposed ADU
Project Address: 18908 Olympic View Drive
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. Items that recur on this list appear in italics.
On sheet A2.1 Floor Plans:
1.Proposed Basement Floor Plan - Indicate on the plans the means to be used to provide
comfort heat for the portion of the structure to be used as an ADU per IRC R303.9.
On sheet A2.3 Framing Plans Existing:
2.Framing Note: - Clarify the note All framing components are existing. No structural
change. What is represented on sheet A2.0 As Built Basement Floor Plan as a 46 foot
long wall with one 3 foot wide opening, the wall will now have 4 openings totaling almost
17 feet none in the same location as prior. The changes result in the following plan review
comments:
a.Basement Floor Framing Existing Indicate on the plans the minimum required
construction (new isolated footings or existing footings/foundation) to support the
loads below the ends of the 4x10 beams over the openings between the Living
Room and Kitchen. Assumed loading conditions anticipate footings ranging from
13x13 to 21x21.
b.Basement Floor Framing Existing Provide additional information/beam
calculations regarding the cantilever 4x10s to middle of door framing. What is the
ratio of the backspan to the cantilever? What loads are being supported by the
cantilevered beam?
On sheet A.3 Elevations, Details, & Schedules:
3.Detail 5 Rated Wood Column, Typical and Detail 6 - Rated Wood Beam, Typical
Clarify the reference to IBC Table 721.2.1.4(2). No such table could be found in the 2012
IBC.
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