2012-0931 Jackson garage.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 26, 2012
TO: Nikki & Don Jackson
nikkij@u.washington.edu
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: 2012-0931
Project: Jackson garage
th
Project Address: 23814 84 Aveneue W
During a 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, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
Please use the City of Edmonds handout #B36 Garage/Accessory Structure Permit Submittal
Requirements as a reference to guide you through some of the following comments.
It was attached to the same e-mail as these comments and can also be found on the City of Edmonds
website (www.edmondswa.gov - click Services thenPermit Assistance) or available at the permit
counter during normal hours.
On page 1:
1.Provide the East and South Elevations. Show the location and the size of all windows
and doors in each of the elevations.
2.Provide on the drawings the dimensions for the wall lengths between each of the windows
and doors, and the window and door sizes, since the drawings are not to scale no lateral
analysis for wind and seismic forces can be completed until this information is provided.
On page 2:
3.Change the required attachment of the 7/16-inch OSB sheathing to the roof framing to 8d
nails at 6 o.c. edges/12 o.c. field per Table R602.3(1).
4.Clarify the dimension of 1 foot indicated at the gable end of the structure. Using the roof
pitch and the width of the structure provided - 3-1/2x12 and 20 feet, respectively the height
of the roof framing above the walls appears to be about 35 inches. Along with the wall
heights noted for the first and second floors, the total height of the structure appears to be
greater than that allowed per ECDC 16.20.050.
5.Indicate the required depth of 18 inches from the grade to the bottom of the footing per
R403.1.4.1.
6.Provide a detail and a reference to it for the construction of the footing supporting the
exterior bearing walls. Include the size and the placement of the concrete reinforcement and
the dimensions of the footing per R403 see also review note #17.
On page 3:
7.Provide the size, grade, and species of the timber/lumber to be used for each of the framing
members, such as the headers/beams and the floor joists.
8.Indicate the on-center spacing of the floor joists.
9.Indicate the size of the floor opening for the pull-down stairs.
10.Indicate the thickness and type of plywood/OSB to be used for the floor sheathing and its
required attachment to the floor joists.
11.Provide a wall section detail and reference to it clarifying the construction method used for
the floor framing. Are the floor joists supported on the wall framing, hung from the center
6x12 beam, and surrounded by a rim joist or- hung from a ledger attached to the wall
framing and the center 6x12 beam?
12.Clarify the callout for the 6x12 center beam it appears to be overspanned.
On page 4:
13.Provide the size, grade, and species of the timber/lumber to be used for each of the framing
members, such as the headers/beams and the roof rafters.
14.Provide a wall section detail and reference to it clarifying the construction method used for
the roof framing see also review note #11.
15.Provide the required post to support the 4x8 ridge beam. The support should be continuous
to the bearing foundation.
16.Clarify the callout for the 4x8 ridge beam it appears to be overspanned.
On page 5:
17.Provide a detail and a reference to it for the construction of the footing supporting the
exterior bearing walls. Include the size and the placement of the concrete reinforcement and
the dimensions of the footing per R403 see also review note #6.
18.Indicate the required foundation anchorage per R403.1.6. It should include the size and
depth of embedment of the anchor bolts, their maximum spacing, and the plate washers.
19.Indicate the size of the footings required to support the point loads below the ends of the 4x8
ridge beam and the 6x12 center beam.
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