20090316074318.pdfDATE: 3/13/2009
TO: Richard Meredith
2402974 1h Ave W
Edmonds, WA 98026
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
FROM: Pat Lawler
RE: Plan Check: BLD20090128
Project: Detached Garage
Project Address: 24029 74`h Ave W
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to a Permit Coordinator.
1. It appears that at least a portion of the building is to be heated.
a. Complete the Washington State Energy Code forms.
b. Show how the perimeter of the concrete slab will be insulated at the heated space,
including the thermal break. Sample ways to do this are included with the WSEC
package.
c. If the space will not be heated, show how freeze protection will be provided to the
restroom fixtures.
2. The plans refer to a shearw all schedule providing a nailing and holdown (min 1800 lbs capacity)
schedule. It was not included with the submittals.
3. Provide holdown locations on the foundation plan. I am guessing the black dots on the floor
plan are intended to be holdowns. If the intent is to meet the IRC prescriptive path with brace
panels and alternate brace panels, a few modifications will be required.
a. Move the 2 holdowns from the east and west walls, near the front of the garage, to
the west garage wall. This way each of the 2 wing walls (alternate brace panels,
ABP) adjacent to the overhead door opening, will each have 2 holdowns.
b. Include a note about having anchor bolts 1/4 the distance in from the end of each ABP.
c. Add on holdown next to the bathroom window at the water closet side. This would
then make an ABP. The 2 holdowns next to the man door adjacent to the restroom
would then be able to be eliminated.
d. Add one holdown adjacent (north side) to the patio door.
4. Conflicting notes are on the plans regarding the attic ventilation. Please clarify what method
will be used. One note shows soffit venting, another screened holes over bird blocking. Provide
size of holes, of used, in order to calculate min. ventilation required is being met.
Pat Lawler
patrick:lawler@ ci.edmonds.wa.us
Plans Examiner
425 7710220 x1703
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