20070424111006.pdfCity of Edmonds
PLAN REVIEW COMMENTS
E` BUILDING DIVISION
L'sr. s 89° (425) 771-0220
DATE: April 24, 2007
TO: Christy Thuesen and Michael Danon
christythuesen@hotmail.com
FROM: Jenny Readwin, Plans Exa i
RE: Plan Check # 2007-0415
Proj ect: Addition
Project Address: 15720 68' Ave W.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Please add the following information to the site plan. Please redline plans or resubmit three (3)
new site plans scaled no smaller than 1"=20' and. one on paper no larger than 8 %2" x 14".
■ Correctly label streets (i.e.68th Ave W is to the East of the property and 157th Place SW is to
the North.
• See attached plat map. Dimensions on the site plan do not match the dimensions on this
map. Please coordinate site plan with plat map.
■ Please label covered patio.
■ Revise height calculations to include covered patio. Also specify which point is used as the
datum point. It must be a fixed object, preferable off site that will not be altered during
construction (i.e. water meter, sewer manhole, etc.). Even though this is a single story
addition height calculations are still required. See attached handout for height calculation
requirements.
2) Please complete the enclosed pages of the energy form. These pages were not filled out for some
reason. The addition is greater than 500 sf so a whole house fan will be required. On the floor
plan note size and location of proposed whole house fan.
3) Show how kitchen island sink will be vented through the roof or with a loop vent as permitted
by UPC 909.0.Air admittance valves are not permitted unless first approved by the Building
Official under and alternate method per UPC 301.2.
4) Per 8313.1.1 hardwired and interconnected smoke detectors with battery back up are required
throughout the existing residence. Please show location of smoke detectors on the floor plan(in
each sleeping room and in the hallway outside in each separate sleeping area) and note that they
will be hardwired and interconnected with battery backup.
5) Each truss is required to be anchored to bearing wall with approved framing clips. Note on
typical wall section.
6) Minimum porch footing depth is 12". Revise plans or provide calculations from Engineer of
Record to justify what is shown on the plans.
7) 2x8 Floor joists will not accommodate R-30 batt insulation. Please upgrade to 2x10 or specify
rigid insulation to be used.
8) Cross reference all details to their location on the plans. Cross out any details that do not apply
to this house (i.e. 515 -deck, 115 garage foundation ,etc.).
Page 2 of 2
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city of edmonds
development information
Height Calculation. Information
PROCEDURE: Height must be calculated prior to any on-site grading or alteration of topography. It
is understood that in rare occasions vegetation may have to be removed in order to gain access to grade.
On formal subdivisions of property, a topography map is usually included in the recorded documents
on file with Snohomish County or City of Edmonds. It is highly recommended that applicants utilize
these maps for determination of height.
1. To determine the maximum height permitted on a site, stake out the smallest rectangle (within the
boundaries of the site) that encompasses all four corners of the proposed building outline/building
pad at original, undisturbed soil.
2. Projections such as bay windows must be included within this rectangle.
Exemptions: Chimneys and eaves projecting no more than 30 inches from the exterior wall of
the building and uncovered decks.
3. Select a datum point to establish a starting marls to compute grade elevations at the designated
four corners. The datum point must be a permanent point of reference. Use the top of a manhole
cover, fire hydrant, or street monument. Reference the datum point elevation at +100. On the
site plan describe the datum point and show its location and elevation.
4. Calculate the difference in elevation from the datum point to each corner of the rectangle (above
or below the starting elevation of +104) at original, undisturbed soil. Next, add the four corner
elevations together and divide by a factor of 4 to determine the average grade of the building pad.
On the site plan show the elevations of the four corners and show the calculations of average
grade.
5. Take the average grade number and add the maximum allowable height per the specified zoning
district. This elevation is the maximum height allowed for the proposed location of the building.
In the attached example, the single family average grade is +102.5, add +25 feet, for a maximum
height of +127.5. As shown on the .plot plan the actual height of the building is +125. Be sure
the average grade, maximum allowed height and actual height are noted on the plot plan and
elevation view.
6. As in the example on the subinitted plot plan show all height calculations, the elevation of each
corner, the daturas point, the average grade, the maximum height allowed and the actual height of
the building, and on one of the elevation views within the architectural plans, show the average
grade, the maximum height allowed, and the actual height of the building.
NOTE: A height check verification is conducted at the framing inspection. A transit must be
provided on-site to confirm height compliance.
L-MMMUILDINGUANDOUT IC0))FS\HEIG14TB41.D0C
Revised 7104
Dropery Owner Name
aroperty Address
rax Account Parcel #
SAMPLE PLOT PLAN
Scale. 'I"=20' +108 +109
IMPERVIOUS SURFACE CALCS (SOLID SU"ACES) +10 �•
Exist. Building hoof Outline: 2200 sf. (constr. in 1962)
Existing Covered Porch: 75 st (constructed in 1962) +104
Existing Driveway: 610 sf, (constructed in 1987) +102 I s
Existing Patio: 200 sf. (constructed in 1985) +100 9 .001, t
Proposed Addition: 440 sf. Off`
Proposed Garage: 500 st `
Proposed Deck: 90 sf. ' F
11HFGHT CALCS
A = +99'
B =+107'
C =+1001
D =+105'
AVE GRADE =102.75'
ACTUAL= 123'
MAXIMUM =127.75'
LOT COVERAGE:
3515 SQ.I+ - (26%)
LOT AREA:
.13,527 SQXT.
LOT SLOPE: 11%
Property lane
+98 j$p�
+99
-+107
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Patio€ 2000 sq.ft.
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Water Meter
MAIN STREET
Telephone Pole
PT.+100'
Center of Right -of -Way
ODATUM
Top of SS Manhole Cover
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BRIERS shall be installed toward the warm surface as represented below (select one):
Floors: Kraft paced Unfaced insulation with Plywood Sheathing
batt insulation ❑ polyethylene (4 mil) ❑ (Exposure 1 or exterior grade) ❑
Walls: Face stapled Unfaced insulation with
batt insulation ❑ polyethylene (4 mil) ❑ Vapor Retarding Paint ❑
Ceilings*: Face stapled ❑ Unfaced insulation with
batt insulation polyethylene (4 mil ) ❑ Vapor Retarding Paint ❑
*NOTE: Vapor Barrier not required where ventilation space averages 12" or greater above the insulation
SLAB INSULATION shall be R-10 minimum and be located on the: ❑ Exterior ❑ Interior
SLAB INSULATION EXAMPLES
NOT CONSTRUCTION DETAILS
Floating Slab with Interior Insulatioln
Silicone Caulk Seal
4" Concrete Slab
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11111=11111=_-_--_ w.1111=11111-=f1111� 6mil poly
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11111=11111 =4 = �� =IIlfi fllii=ll
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11111=111J1=— _ 1111=1 =11111=11111=
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II111=11111-1!111511111 24" minimum or
to frostline
Floating Slab on Grade wllnterior Slab Insulation
Silicone Caulk Seal
Thermal Break
4" Concrete Slab
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11l11IIII�1111 j_"=111=111=fill – lil= 6mil poly
Rll=_='-:_:11111= 11111=11111=_II T, Ii
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L:ITEMP1BUtLD1NGU1ANDOUT 1CODES1ENERGY 1326 -DOC
Last Date Revised: 311/2006
Floating Slab with Exterior Insulation
Flashing/Protection
Silicone Caulk Seal
_ i 4" Concrete Slab
R-10 Insulation
24" minimum
or to frostline
Below Grade Wall with Interior Insulation
Silicone Caulk Seal
HEATED
BASEMENT
i 4" Concrete Slab
HIII 6 mil poly
Thermal Break
VENTILATION WORKSHEET
1URCE SPECIFIC VENTILATION: Exhaust fans are required in each kitchen, bathroom,
laundry room, indoor swimming pool, spa, and other room(s) where excess water vapor or cooking
odor is produced. Complete the following table:
WHOLE HOUSE VENTILATION: Each dwelling unit shall be equipped with a whole house ventilation
system supplying outdoor air to all habitable rooms and exhausting stale air out via a designated fan.
Complete the following questions and table:
❑ Not applicable for additions less than 500 sq.ft.
SELECT TYPE OF WHOLE HOUSE VENTILATION SYSTEM TO BE USED: jrz
❑ Exhaust fans stem with ducted forced air heating system (VIAQ 303.4.1):
• Exhaust fan sized per table below with 24 hour timer.
• Forced air heating system ducted to all habitable rooms.
• Interior doors undercut %z" minimum above floor covering.
❑ Exhaust fan system with fresh air inlets (VIAQ 303.4.1):
• Exhaust fan sized per table below with 24 hour timer.
• Manual through -wall port or approved window vent.
❑ Integrated with forced air furnace System (VIAQ 303.4.2):
• Outdoor air inlet duct sized per table 3-5 connected to the return air plenum of the
forced air system.
• Volume damper.
❑ Supply fan system (VIAQ 303.4.3):
• Distribute air through the forced -air system ducts or through dedicated ducts to each
habitable space with 24 hour timer.
• Outdoor air must be filtered
• Outdoor air inlet connected to supply or return.
• Back draft and volume dampers.
❑ Heat recovery system (VIAQ 303.4.4)
L.ITEMPTUILDINQ ANDOUT ICODES%NERGY 1326.DOC
East Date Revised: 3/1/2006
A WHOLE HOUSE EXHAUST FAN MUST BE PROVIDED FOR E
Floor Area EACH D
(s care feet) DWELLING UNIT.
2 or less Bedrooms*
3
Min.
<500 Max. Mina 4 5
50 75 Max. Min. Max. 6
SO1-Ifl00 55 65 9$ 80 Min. Max.
1001-2500 83 70 120 95 Min. Max.
60 9Q 105 S5 128 143 110 165
150I-2000 65 75 J13 90 100 150 115
2002-2500 98 80 120 13S 105 15$ 273
2501-3000 70 85 95 143 110 124 280
105 128
3001-3500 75 g0 100 150 165 125 I88
1i3 135 115
80 I05 158 173 130 195
3501-4000 $5 120 95 143 110 120 280
4001-5000 128 100 165 125 135 203
95 143 I50 115 173 188 140 210
*for more than 5 bedrooms and/or over 5400 square feet see Table 165 3_2 130 195
125 188 143 218
Washington State Venti�ationland IndoorAirOQua�ityCo155
e 233
Total Floor area:
Bedrooms:
--�� Whole House Fan Size:
WHOLE HOUSE E �— Location:
Both automatic and EXHAUST FAN WILL OPERATE
manual control needed. Atttomatie con sha l be etro o Yes
minimum of eight hours No
� per day.
WHOLE HOUSE EXUAUST F perate whole house fan for a
The capacity shall be the larger CFM rAe LSO quirement. SERVES
AS A BATH OR LAUNDRY FAN? yes
WHOLE HOUSE E LJ f1 No El
EXHAUST FAN WILL OPERATE CONTINUOUSLY? Yes [`� l�J
No
Note: Installers shall provide the manuf
house ventilation system o aeturer's installation, operating irxstructions, and
that reads " l'eration description. A label shall be a
"Whole House Ventilation seen a whole
i operating .f' ed to the whole house timer control
p g instructions). "
W�BUILDINGtUAr}DOUT ICODESIENBRC,Y B2G.DOC
ate Revised: 3/1/2005