20080227091916.pdfo EDO City of Edmonds
ell
PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr 1g90 (425) 771-0220
DATE: February 27, 2008
TO: RTH Construction
rthconst@aol.com
FROM: Jenny Readwin, Plans E iner
RE: Plan Check # 2008-0082
Project: Lacher Addition
Project Address: 20625 82nd 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.
• Reduced site plan must be no smaller than 1"=20' and does not have the height calculations
on it.
■ Specify what is being used as the datum point (i.e. sewer manhole?).
■ Minimum 36" hard surface landing is required out the new master bedroom sliding door.
Note on floor plans and site plans.
You may 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".
2) Please submit contractors written bid for the interior remodel portion of work only. 7f work is to
be done by owner please submit complete list of materials by type, quantity and cost.
3) On the floor plan show the kitchen layout (sinks, dishwasher, stove, etc.). Also, note minimum
100 cfm fan required over the stove.
4) Minimum 50 cfrn fan is required in the bathroom. Note on plans.
5) Provide crawlspace ventilation calculations according to R408.1 (1 square foot for every 150
square feet of crawlspace area) and show size and location of crawlspace vents on foundation
plan. Calculations must compensate for vents in the existing foundation that will be blocked by
the new addition.
6) Show size and location of attic access (Minimum 22" x 30").
7) Provide attic ventilation calculations according to R806.2 (1 square foot for every 300 square
feet.of attic space if using both cave and ridge vents and 1 square foot for every 150 square feet
if not).
8) On section detail on page 6 show grade and minimum 6" wood earth separation, footing drains,
etc. See attached sample section detail for minimum requirements. Also, Each truss is required
to be anchored to bearing wall with approved framing clips. Note on plans.
9) On the foundation detail on sheet 2 specify the wall thickness, pressure treated sill plate, anchor
bolt spacing and plate washers. R403.1.3 requires all vertical rebar to have a standard hook.
Revise all foundation details to reflect. See attached sample section detail for minimum
requirements.
10) On sheet 2 specify how the 4x12 girder beam is supported at the wall side. If supported on the
foundation wall specify pressure treated beam if it is will be in contact with concrete or if posted
down please show post and footings (Please note: sitting on the edge of the wall footing is non-
conventional and would require calculations to justify).
11) Specify floor joist hangers to be used at the existing foundation as well as at he 4x12 beam. At
the existing foundation they must be top flange hangers to meet conventional construction. If
ledger is being attached to existing wall provide calculations stamped and signed by a
Washington State Licensed Professional Engineer for type, size and spacing of bolts and special
inspections will be required for installation.
12) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required.
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
13) Please clarify roof framing plan. All that is called out is the girder truss. Specify manufactured
trusses and spacing or stick frame ridge, rafter size and spacing, etc. Also distinguish between
existing and proposed. What is happening over the kitchen addition? Was this an existing
covered porch? There does not appear to be a new roof in this area. Please clarify.
14) On the floor plans specify all wall dimensions to verify if the addition meeting conventional wall
bracing requirements. If not lateral calculations stamped and signed by a Washington State
Licensed Professional Engineer will be required.
Page 2 of 2
SAMPLE SECTION VIEW
(FOR CONVENTIONAL LIGHT -FRAME WOOD CONSTRUCTION)
Roofing material type
and weather barrier
Roof Slope (e.g. 3:12)
Sheathing thickness, type, and nailing
pattern (e.g_ 112" CDX Plywood, 8d nails,
6" o.c. at edges and 12" o.c at field) `
Maintain 1" airspace
with approved baffle
Gutter connected
to tighlined
downspout
Eave venting `
Three 2" holes per bay
covered with 114"
galvenized wire mesh
Siding material type
and weather barrier
Sheathing thickness, type and
nailing pattern (e.g. 112" CDX
Plywood, 8d nails, 6" o.c. at
edges and 12" o.c at field)
112" x 10" anchor bolt with nut and
washer spaced at 6' o.c. maximum,
with min. 7" embedment, 2 bolts per
piece within 12" of each end. Plate
washers are required for each bolt
(3" x 3" x 114" thick)
6" minimum wood -
earth separation ---I
Ll
Grade shall slope away from
foundation walls minimum 6
inches within the first 10 feet
Footing are drains require—_ = i
for all foundation walls thah;
enclose habitable or -9
useable space below grade. _
See footing drain detail for
requirements, Attachment
•
C1.
Footings must be placed on
firm, bearing, undisturbed soil 12"
L4templbuildinglhandoullsfAsectionC.vsd updated 4M
Ceiling Insulation
R -Value (e.g. R-30 batt)
Ridge
Board size
Manufactured TrusslRafter size,
spacing and lumber species/grade
(e.g. 2x8 HF#2 rafters at 24" on center)
Ceiling JoistlCollar Tie
size, spacing and species
Rafters/Trusses must be anchored to bearing wall with
approved framing clips {See Typical Construction Connectors)
Double top plate
Wali Insulation R -value
(e.g. R-19 kraft paper
batts face stapled)
Sheetrock thickness (e.g. 1/2"
sheetrock)
Studs size, spacing and species (e.g.
2x6 HF#2 studs at 16" on center)
DESIGN LOADS:
Wind Speed: 80 mph
Wind Exposure: B
Seismic Zone: 3
Roof Snow Load: 25 psf
Roof Dead Load: 15 psf
Floor Live Load: 40 psf
Floor Dead Load: 15 psf
Subfloor thickness, type, and
nailing pattern (e.g. 314" CDX
Plywood, 8d nails, 6" o.c. at edges
floor Insulation R -value and 12" o.c at field)
(e.g. R-19 Batts)
Floor Joist size and spacing
(e.g. 2x10 HF#2 at 16" on center)
Size of pressure treated sill platew
E
(e.g. 2x6 pressure treated sill plate)
E
E
-0
o
Q
o
#4 horizontal rebar continuous (typ)
o
o
#4 vertical hooked rebar at max 4' o.c.
_ V
_
6 mil vapor barrier throughout
M
� M
/ crawlspace
o
0
..
See chart on page 4 for minimum
foundation footing and wall sizes
Concrete foundation
ATTACHMENT C