2013-01001 Stukenberg Addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 24, 2013
TO: Samuel Stukenberg
Email: Surfaceequipmentservice@gmail.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: 2013-1001
Project: Bedroom Addition
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Project Address: 6830 174 St SW
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 in the
Development Services Department. Thank you.
1.The following is a general list, as the submittal documents do not provide sufficient
information to determine whether the project meets various requirements of the building
code. Please refer to the attached handout to guide your preparation of submittal documents.
Once more complete plans are submitted, further review comments may arise if code
deficiencies are noted.
2.Without additional information, it is unclear whether the design of the structure falls within
the bounds of the prescriptive structural requirements of the International Residential Code
(IRC), in particular at the cantilevered main floor joists, that are proposed to support the
upper walls and roof system. The design of the structure must meet the general (prescriptive)
construction requirements of IRC section 301.2 as well as the wall bracing requirements of
IRC 602.10, OR be designed, stamped and signed by a Washington State licensed engineer.
3.For increased clarity, please provide a floor plan showing the entire main floor, including
existing and proposed areas. (See handout for items to be shown on this view.)
4.Provide a partial floor plan for the carport. As the carport will be enclosed on at least 3 sides,
it will be considered a garage, and will need 5/8 inch drywall on the ceiling and ½ inch
drywall on the walls. Please note this on the plans. The partial floor plan should show the
common wall to the house as well as any doors or windows in this wall and what the
adjacent existing rooms are used for.
5.Provide elevation views of the north, east and south sides of the house.
6.Provide a section view of the building construction. (See the sample section view in the
handout.)
7.Please revise the main floor framing plan to include not only floor joists, but also beams and
columns and walls below. Indicate size of all framing members.
8.The east wall of the garage requires lateral bracing sufficient to support the additional loads
of the floor above. One solution to this would be the installation of a portal frame wall as
prescribed by IRC 602.10.6, and includes a concrete foundation below. The alternative is to
provide a design prepared by a professional engineer. Either approach must be shown in
sufficient detail on the plans.
9.Show the size of all windows on the plans. The bedroom must contain at least one window
meeting emergency egress dimensions of the IRC.
10.The scope of the project triggers requirements for smoke alarms and carbon monoxide
alarms. Show smoke alarms in each bedroom of the house, in hallways serving bedrooms
and at least one on each floor level. Carbon monoxide alarms must be located in hallways
serving bedrooms and at least one on each floor level.
11.Please label each separate drawing as to what view is shown. (ie. Roof Framing Plan, Main
Floor Plan, East Elevation View, etc.)
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