2016-0056 Porter.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 12, 2016
TO: Matthew and Sarah Porter
sarahporter393@gmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2016-0056
Project: Porter Addition
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Project Address: 22121 96 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.
General Comments
1.Please indicate on the plans the path of compliance to the Washington State Energy Code
(WSEC) regarding the energy credits required for an addition per Table 406.2.
2.Please indicate how the requirements regarding whole-house ventilation will be achieved per
IRC M1507.3.
Sheet 2
3.Please specify which window within the new bedroom will provide emergency egress per
IRC R310.
4.Provide a 50 CFM minimum exhaust fan within the new bathroom per IRC M1507.4.
Sheet 3
5.Please note that smoke detectors will be required in each sleeping room (as well as in the
new bedroom and hallway, as shown), to be hard-wired and interconnected per IRC R314.
6.Provide a carbon monoxide detector per IRC R315.
Sheet 5
7.Provide openings through the foundation for crawlspace ventilation conforming to the
requirements of IRC R408.1 including calculations.
8.Detail A Per IRC R403.1.6, the minimum allowable anchor diameter is ½. Please revise.
9.Specify the dimensions for the strip footing centered under the addition. Additionally,
specify the minimum reinforcing steel required.
Sheet 6
10.Provide a detail for the floor connection to the existing house. If a ledger is present, please
specify the required members and connections.
Sheet 6A
11.The roof-supporting 4x12 HF beam spanning 14 appears to be overstressed as shown.
Please provide calculations stamped by an engineer licensed in the State of Washington.
12.The 4X8 HF beam supporting the patio roof appears to be overstressed as shown. Please
provide calculations stamped by an engineer licensed in the State of Washington.
13.Specify footing dimensions and reinforcing steel to support the 4x4 post that is supporting
the patio roof framing.
14.Detail - Please specify the hangers to be used to support the roof framing at each side of the
new beam to help guide proper review and inspection.
15.It appears there is an unspecified beam required to support the roof framing above the
opening between the Kitchen and Dining rooms. Please specify the beam and provide
calculations stamped by an engineer licensed in the State of Washington.
Sheet 7
16.The insulation requirements shown are in error. Please revise them as follows:
Ceiling R-49 (R-38 if vaulted)
Wall R-21
Floor R-30
Please specify the insulation to be used in achieving the above R-values within the limits of
the framing members shown or revise the framing members to accommodate the insulation
required.
17.Please remove the reference to the UBC as that Code is no longer applicable.
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