20090514143532.pdfDATE: 5/14109
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Beeler
515 Seamont Lane
Edmonds, WA 98020
RE: Plan Check: BLD20090259
Project: Addition
Project Address: 515 Seamont Lane
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. Provide a building section. This would be similar to a detail, except it will need to show from
the bottom of the foundation to the top of the roof sheathing. This should include the following:
a. Dimensions on floor plan, details, etc
b. Foundation reinforcement:
i. min.l# 4 bar in footing with 3" clear to earth
ii. 144 bar within the top 14" of the stem wall.
iii. 144 standard vertical hook at 48" o.c.
c. Minimum 18" footing depth below grade for frost protection
d. Pressure preservative treated wood in contact with the concrete (mudsill)
e. Minimum %2"x10" anchor bolts @ 6' max. o.c., and at least 3-1/2" , but no more than
12" from the ends of the mudsill.
f. Stud species, grade, size and spacing e.g. 2x6 #2 DFL@16" o.c.
g. Insulation type and R value in wall and ceiling.
h. Wall sheathing: material and fastening
i. Vapor barrier/ house wrap material
j. Roof sheathing: material and fastening
2. Exterior wall panel lengths used as brace panels (typically at the corners of the addition) that are
not at least 48" in length will need to be built as an alienate brace panels. Attached to this memo
is a typical brace wall panel drawing, which we accept in the City of Edmonds.
3. The roof framing drawing is missing some information:
a. Is the ceiling flat or vaulted?
b. Are rafter ties, collar ties to be used? If so, at what height -plate line or above?
c. If the ceiling is proposed to be a full vault, then a ridge beam, e.g. 4x12 #2 DFL, and
would normally be framed with 2x12s to allow room for the required R-30 in a
vaulted ceiling.
d. Provide a rafter detail at the top of the wall to see the required bearing (birdsmouth
cut) and connection ( Simpson H2.5 or equal, min.)
4. Header species, size, grade and locations, e.g. 4x10 #2 DFL at all bearing openings, unless noted
otherwise.
5. The stem wall at the area adjacent to the entry stoop is required to have a footing inder it,
minimum 12" wide, 18" below grade, with the typical rebar requirements. If you propose to saw
cut the width of the stem wall, then excavate for the required depth and width, form up for the
stem wall on top of the existing slab, indicate so on the plans and have the detail show it.
Pat Lawler
patrick.lawler@cl.edmonds.wa.us
Plans Examiner
425 7710220 x1703
Page 2 of 2
1 -story Structure
(IRC R602.10.6)
NOTE: This panel may be used in place of a braced wall panel required by IRC
R602.10.4. For all other wall bracing that does not meet R602.10 lateral calculations
stamped and signed by a Washington State Licensed Professional Engineer must
be provided.
#4 rebar
top an
L:\tamplbuildlnpandoutVane0abwp.vsd — 8104
Minimum 318" thick plywood
sheathing nailed with 8d common
or galvanized box nails at 6" o.c.
edges and 12"o.c. field.
,wn with min.
. uplift
Y
" anchor bolts embedded
spaced at panel quarter
nstalled per IRC R403.1.6
Continuous Foundation
ATTACHMENT F1