2016-0462 Rutledge (Hapke).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 19, 2016
TO: Rory S. Rutledge, Sr.
rsrutledge@comcast.net
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2016-0462
Project: Rutledge Addition
nd
Project Address: 7717 192 Place SW
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.
Sheet 6
1.Please provide dimensions such that the appropriate spans can be identified for review.
2.It appears that the interior 6x12 is overstressed as shown. Please provide calculations to
verify its adequacy or upsize the beam.
Sheet 7
3.The detail regarding exposed raised beams should be revised to show a strap across the
beam end to provide continuity at the double top plate.
4.Per item #2 above, the interior 6x12 appears overstressed.
Sheet 8
5.Please provide room names or some way to identify the use of each room. For example, it
appears that the room adjacent to the bathroom may be intended as a bedroom.
6.Provide enough dimensions to determine the locations of windows, doors, fixtures, etc. from
the drawings.
7.Provide smoke detectors within the bedroom and outside of and in the vicinity of the
bedroom per IRC R314.
8.Provide a carbon monoxide detector per IRC R315.
9.Provide a minimum 50 CFM exhaust fan within the bathroom per IRC M1507 as amended
by the State of Washington.
10.If the room adjacent to the bathroom is meant to be a sleeping room, please verify that one
of the windows meets the emergency escape and rescue requirements per IRC R310.
11.It appears that a kitchen/kitchenette is intended for the main room of the addition. Please
verify if this will be a kitchen. If it will be a kitchen, please verify if the kitchen will be
equipped with a refrigerator requiring plumbing, a range/over requiring gas plumbing and/or
mechanical exhaust.
12.It appears that the addition has the potential for being considered an Accessory Dwelling
Unit (ADU). If so, please be informed that the smoke detectors throughout the entire
structure (existing and new) will need to be upgraded such that they are hardwired and
interconnected. Alternatively, the entire ADU would need to provide 1-hour fire separation
from the existing dwelling.
13.Please show the location of the on-demand water heater.
Sheet 9
14.Please provide dimensions on the plan to facilitate a structural review of the members
selected. Or, verify that the drawings are to scale and omit the Not to Scale demarcation.
Sheet 13
15.Note on the plans that any wood portion of the structure shall be 6 minimum above finished
grade, or such members are to be specified as pressure treated or another approved weather-
resistant product.
Sheet 15
16.Note that existing exterior 2x4 walls are to be upgraded to R15, the maximum attainable R-
value within a 2x4 wall.
17.Please clarify if the collar ties will be installed. The roof framing plan shows that the rafters
will be supported by a ridge beam at the high end, yet the section view on Sheet 15 shows
no ridge beam, but shows collar ties instead.
Sheet 16
18.Please provide details and/or specifications regarding the following connections:
a.Lateral connections from the upper floor framing to the lower floor walls.
b.Connections from the upper floor framing to the new support beams below.
c.Connections from the center post and angled braces between the roof rafters and the
roof beam below.
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