2015-1493 Thwing 3rd Review.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 29, 2016
TO: Andrew Thwing
andrewthwing@hotmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1493 3rd Review
Project: Sun Room Renovation
rd
Project Address: 19804 83 Place W.
After a 3rd review of the plans by the Building Division for the above noted project, it has been
determined that the plans still do not meet the minimum Code requirements, and therefore a
complete review cannot be performed. Please consider hiring a design professional (architect,
designer, etc.) to assist you in producing the construction documents necessary to facilitate a proper
review and to help guide proper inspection. The following items supersede any previous correction
notices, and must be clarified before approval of this project can be granted:
1.The 2x10 ridge board is shown to be bearing on an existing 6x8 header. Please provide
calculations showing that the existing 6x8 is structurally adequate to support the new point
load from the ridge board. From the information given, it appears that header may be
overstressed.
2.Please verify how the point load at the interior end of the ridge beam will be supported. As
shown, it is located between to trusses.
3.Please provide a floor plan that shows each window and door as shown on the elevation
views.
4.It is shown on the plans that the walls will be constructed of 2x4. It is also expressed that R-
21 is required in the walls. It is required that the method of achieving R-21 in the walls is
explicitly specified to avoid confusion or unforeseen expense during construction.
5.Similarly, it is shown on the plans that the roof rafters are to be 2x10 with R-38 required. It
is required that the method of achieving R-38 in the roof is explicitly specified to avoid
confusion or unforeseen expense during construction.
6.It appears that the configuration of viable shear resisting elements does not conform to any
prescriptive method of wall design per IRC Chapter 6. Please clarify the method of
compliance by specifying the braced wall design method, or provide lateral calculations
stamped by a design professional licensed in the State of Washington to verify the design as
shown.
7.Per the Washington State Energy Code (WSEC) Table 402.1.1, slab on grade floors within
heated spaces require R-10 for 2 feet around the perimeter or 2 feet deep around the
perimeter. Please show how this requirement will be met on the plans.
8.It is shown on the plan that the required 0.5 Energy Credit required in WSEC section 406 is
to be achieved using Table 406.2, Option 5a. To claim that credit, the building permit
drawings shall specify the option being selected and shall specify the water heater
equipment type and the minimum equipment efficiency.
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