2015-0794 UE Services addition-remodel - James-Anderson Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 11, 2015
TO: UE Services
Eric Sundquist
ewsoundbranch@yahoo.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0794
Project: UE Services addition-remodel
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Project Address: 23320 75 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.
On sheet 1 General Notes:
1.General Construction Notes
a.Emergency Egress - Note P.1 Change the wording to reflect the measuring point
from the bottom of the clear opening for the required maximum height of the
emergency escape and rescue openings per International Residential Code (IRC)
R310.1.
b.Smoke/Carbon Monoxide Alarms - Note Q.2 Eliminate the conditional language
for the required power source of the smoke alarms to be installed per IRC R314.4.
c.Smoke/Carbon Monoxide Alarms - Note Q.4 Eliminate the conditional language
for the required installation of, and update the required locations for the installation
of, carbon monoxide alarms per IRC R315.3.
d.Energy and Ventilation Note U.20 Change the wording to reflect the required
minimum lighting equipment installation per Washington State Energy Code
(WSEC) R404.1.
On sheet 2 Foundation Plan:
2.Foundation Plan
a.Clarify the callout for the 16-inch diameter footings below the west ends of beams
B-2 5-1/8x10-1/2 GLB used to support the roof framing over the Covered
Patio. They appear to be undersized for the loads noted in the provided beam
calculations.
b.Indicate on the plans the minimum required widened footings below each end of
the girder truss used to support the east ends of the roof trusses over the Dining
Room and the Living Room see also review comment 3.d below.
c.Indicate on the plans the minimum required widened footings below each end of
the beam used to support the east ends of the roof trusses over the Garage see
also review comment 3.e below.
On sheet 4 Floor Plan:
3.First Floor Plan
a.Indicate on the plans the required safety glazing for the window in the west wall of
the Laundry per IRC R308.4.2.
b.Indicate on the plans the required safety glazing for the window in the west wall of
the Dining Room per IRC R308.4.2/R308.4.6.
c.Indicate on the plans the required minimum slab R-value for the area to be converted
to the Family Room per WSEC Table R402.1.1.
d.Indicate on the plans the required local exhaust fan for the Master Bathroom per
IRC M1507.4.
On sheet 5 Roof Framing:
4.Roof Framing
a.Clarify the difference in the size of the window represented in the east wall of the
Master Bedroom and of that shown on sheet 4 First Floor Plan and on sheet 6
West Elevation.
b.Clarify the difference in the location of the window represented in the east wall of
the Laundry and of that shown on sheet 4 First Floor Plan and on sheet 6
West Elevation.
c.Indicate on the plans the minimum required beam to support the loads over the
window in the east wall of the Laundry. The loads on the existing framing may
be different with the use of full-span trusses for the roof framing.
d.Indicate on the plans the extent, and the minimum required posts below each end of,
the girder truss used to support the east ends of the roof trusses over the Dining
Room and the Living Room.
e.Indicate on the plans the minimum required beam, and the minimum required posts
below each end of it, to support the loads over the garage door.
f.Indicate on the plans the minimum required beam, and the minimum required posts
below each end of it, to support the loads over the window in the west wall of the
Family Room.
g.Clarify the difference in the size of the window represented in the west wall of the
Kitchen and of that shown on sheet 4 First Floor Plan and on sheet 6 East
Elevation.
h.Indicate on the plans the minimum required beam to support the loads over the
window in the west wall of the Kitchen.
i.Indicate on the plans the minimum required beam to support the loads over the
window in the west wall of the Bedroom 1.
j.Indicate on the plans the minimum required beam to support the loads over the
window in the west wall of the Bedroom 2.
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