Bldg Comments 1.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
psi t s9° (425) 771-0220
DATE: March 15, 2006
TO: John Pritchett
Fax (425)670-3904
FROM: Jenny Readwin, Plans Exami
RE: Plan Check # 06-073
Project: Tariq Addition
Project Address: 23515 Highway 99 #C
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please note it is likely that additional comments will
follow once additional information is received.
1) Structurally, the additions, as shown, do not meet the conventional construction provisions of
the International Residential Code. If you choose to keep the additions as they are you will need
to hire a Structural Engineer to assess the additions and provide calculations to justify
construction under the IBC. Some of the items that do not meet conventional construction are as
follows:
• A continuous foundation is required (pier blocks and stacked bricks do not meet
conventional construction). Rear shed as shown has no foundation at all.
• Provide manufactures specification for rolled roofing and corrugated steel roofing showing
that the support structure meets the City's minimum snow load requirements (25 psf).
• Awning steel roof framing does not appear to meet the conventional steel roof framing
requirements of IRC R804 (i.e. what are the framing member sizes, how are they connected
to the posts, etc.).
• Structures do not appear to meet the minimum wall bracing requirements of IRC chapter 6
for wind and seismic.
2) Specify size and spacing of bedroom floor joists to verify span.
3) Provide additional deck framing information. How is the deck floor framing supported at the
mobile home side (additional posts and beams?). Also, all wood in contact with the ground or
concrete must be pressure treated. Specify on the plans which members are pressure treated.
4) Provide alteration permit from Labor and Industries for covered deck. There does not appear to
be any supports along the house side. Any time additional loads are applied to a mobile/
manufactured home it is required to be inspected and approved by Labor and Industries. If the
sheds and bedroom additions are not self supporting then they will require Labor and Industry
approval as well. Submit copy of approval from Labor and Industries.
5) Habitable space (bedroom addition) must be insulated minimum R-30 vaulted ceiling, R-21
walls and R-30 floor. Provide component performance analysis (form found at
www.energy.wsu.edu) or revise plans to meet the minimum insulation values.
6) Bedroom addition roof is 8" higher than the mobile home roof. Specify how roof siding is
flashed and/or sloped to avoid water, from building up in this area.
7) IRC requires minimum of one emergency escape and rescue opening complying with R310
(minimum net clear opening of 5.7 square feet -minimum next clear opening height of 24" and
minimum next clear opening width of 20" with maximum sill height of 44"). Window shown in
bedroom does not appear to meet these requirements.
8) Minimum 3' x 3' landing is required at exterior doors without a step. Elevation drawings do not
appear to meet this minimum. Clarify on the floor plans that there will be a minimum 3' landing
at the door. Also specify rise and run of any stairs (code requires maximum 7 3/a" rise and
minimum 10" run).
9) Specify headroom in the bedroom (minimum code for habitable space is 7').
10) Specify size and location of crawlspace access.
11) Provide crawlspace ventilation calculations and show size and location of vents (1 square foot
for every 150 square foot of under floor space area R408.1).
12) A smoke detector is required in the bedroom addition. Note on plans.
13) Detached sheds less than 120 square feet are required to be separated from the mobile home and
bedroom addition with 518" type X gypsum board on the interior side for occupancy separation.
Note on plans.
Please redline plans or submit two (2) sets of revised plans/documents (affected sheets only) with a
written response to each of the above items to a Permit Coordinator.
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