2015-1103 Reid - 2nd Review.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 28, 2015
TO: Julie Evans Reid
julie@jmdesignseattle.com
FROM: Andrew Gahan, Plans Examiner
nd
RE: Plan Check: BLD2015-1103, 2 Review
Project: Accessory Building
th
Project Address: 9423 215 Street SW
nd
During a 2 review of the plans by the Building Division for the above noted project, it was found
that the following information, clarifications, or changes are still needed. A complete review cannot
including a written response
be performed until the revised plans/documents, 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.
The original comments can be found in italics, with any additional comments in regular text below
please include a written
the original comments. Again, to help guide and expedite proper review,
response to each of the following items
:
1.Please specify the framing members to be used to support the roof diaphragm.
This item has not been addressed. Specification of the framing members to be used is
required for several reasons, including structural adequacy and method of achieving the
proper insulation value.
2.Provide a double top-plate at the top of the wall.
OK
3.While IRC 403.1.4.1, Exception 3 exempts the foundation from requiring freeze protection,
per IRC 403.1.4 at the top of the same section requires that the footings be placed a
minimum of 12 below the undisturbed soil. Please revise.
A response to this item could not be found on the plans. Please specify the minimum depth
of the footing to be used, or provide an alternate path of compliance. The above-referenced
Exception 3 has a maximum eave height of 10, but the plans show the maximum eave
height is 10-6. Please address this comment.
4.Without the approval of an engineer, licensed in the State of Washington, per IRC 403.1 all
exterior walls are to be supported by continuous footings. Please revise.
In addition to 6 stem wall shown on the plans, the footing dimensions and reinforcing steel
to be used must be specified. In addition, the section view does not match foundation plan.
Please reconcile.
5.Please provide a framing plan showing the layout of the proposed floor and deck including
specification of the members to be used.
The framing plan provided does not address the deck framing. Please provide a framing
plan that shows how the deck is to be built. Is it cantilevered? Simple span with posts?
Additionally, it is unclear from the section view and framing plan how the structure is to
bear on the foundation. It appears there is some kind of pony wall/beam system? Please
clarify all of the above elements.
6.Provide a roof framing plan for the proposed structure including specification of the
members to be used and connections at the top-plate.
This item has not been addressed. The roof framing plan is required for the same reasons
given in Item#1.
7.Specify the floor sheathing and nailing pattern to be used.
This item has not been addressed. Please specify the above elements on the plans.
8.Considering that the space will be heated, clarify how the structure will comply with Table
R402.1.1 of the 2012 Washington State Energy Code regarding insulation minimums.
It appears that the above items have been addressed; however more information is needed to
avoid unexpected expense and time lost during construction. The target values for
insulation per the above-referenced Code section are: R-38 @ roof, R-21 @ walls, and R-38
in the floors. Typical methods of insulating, such as fiberglass batt insulation, may not
work within the spaces available. For instance, with fiberglass batt insulation within a 2x4
wall, the maximum R-value possible is R-15. For that reason, specification of the method
and materials of insulation to be used for this structure is required.
9.Provide a 50 CFM (minimum) exhaust fan in the proposed bathroom per Table IRC
M1507.4.
It appears that a smoke detector was provided in the bathroom (not required), but still no
exhaust fan could be found. Please provide an exhaust fan within the bathroom per the
above-referenced Code section.
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