2015-1360 Dack addition-remodel 2- Fosmore.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 10, 2016
TO: Wally Fosmore
wallyf@fosmoreconstruction.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-1360
Project Address: 850 North Stream Lane
Project: Dack addition-remodel
Scope: Addition and remodel of single family residence R-3/U occupancy groups
V-B construction NFPA sprinkler system not required mechanical and plumbing
included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
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.
nd
Resubmittals must be made at the Development Services Department on the 2
Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed
on Wednesdays.
On the Residential Building Permit Application Form A:
1.Scope of Work Clarify the difference in the indicated scope of work and of that
represented on the provided architectural drawings. The submitted construction documents
should consistently detail the proposed work. No response to the review comment could be
found and no change appears to have been made.
2.Plumbing Fixture Count - Clarify the difference in the number of the following items listed
and that of those represented on the provided architectural drawings. The amounts should
consistently reflect the number to be added/altered and is required to properly determine the
plumbing portion of the permit fees.
a.Plumbing Fixture Count Water Closet (Toilet)
b.Plumbing Fixture Count Sink
c.Plumbing Fixture Count Tub/Shower
No response to the review comment could be found and no change appears to have been
made. Of particular concern are the anticipated changes corresponding to the
addition/remodel to the Kitchen and that may also include mechanical and gas piping
work.
General Notes:
3.Indicate on the plans the required energy credits to be selected per Washington State
Energy Code (WSEC) R406. No response to the review comment could be found and no
change appears to have been made.
On sheets 5 & 6:
4.Basement Floor Plan & Framing Plan Provide on the plans a detail, and a reference to it,
for the minimum required dimensions and reinforcement of the proposed foundation to
guide proper review, construction, and inspection.
On sheet 6:
5.Framing Plan Clarify the callout for the (3)2x10 built-up beam to be used to support the
south ends of the existing floor joists and the north ends of the floor joists below the
Kitchen addition due to the removal of a portion of the existing foundation. It appears to
be over spanned and fails in bending.
On sheets 6 & 7:
6.Framing Plan & Section View Clarify the representation of the posts and associated
hardware to be used to support the (3)2x10 built-up beam. It does not appear to reflect the
construction anticipated by the addition of a foundation wall (and framed pony walls as
required) to mitigate the removal of the existing exterior walls and the foundation and
transfer the lateral loads from the floor diaphragm of the addition to the foundation.
On sheet 7:
7.Section View Clarify the difference in the identification of the support below the 6x6 posts
as Existing Foundation Stem Walls and of that proposed on sheet 5, sheet 6, and on sheet 5
of the submittal received on December 31, 2015.
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