2012-0564 Las Brisas Mechanical.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 19, 2012
TO: Kirsten Johnson
kirsten.johnson@earthlink.net
FROM: Charles R. Miller, Plans Examiner
RE: Plan Check: BLD2012-0230
Project: Johnson carport conversion
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Project Address: 9405 218 Place SW
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. New plans or pages incorporating the items noted in the
review comments can also be submitted. Thank you.
General note: The conversion of a carport to dwelling space requires the provision of heating and
ventilation for the new area. Portable or corded appliances are not allowed as the means to meet the
requirements of R303.
On page A101:
1.General Notes Note 1: Change the code reference from International Electrical Code to
National Electrical Code.
2.Scope of Work Note 3: Change the insulation value from R38 to R49.
On page A201:
3.Detail 1: Change the detail number from 1 to A to provide clarity and consistency with
the information shown on the First Floor Plan at the bottom-right corner of the plans and
guide proper construction and inspection efforts.
4.Detail 3: Change the detail number from 3 to 2 to provide clarity and consistency with
the information shown on the First Floor Plan at the bottom-right corner of the plans and
guide proper construction and inspection efforts.
5.Detail 5: Change the detail number from 5 to 1 to provide clarity and consistency with
the information shown on the First Floor Plan at the bottom-right corner of the plans and
guide proper construction and inspection efforts.
6.Details 3 and 18: Clarify the note to modify the existing beam as necessary after the new
framing is in place and has been inspected. While it would be prudent to alter the existing
beam after the installation of any additional structural members (lessening the structural
dependence upon the beam) all structural framing work (new as well as alterations to
existing) would need to be complete prior to the framing inspection. The framing inspection
cannot be performed until a minimum of roofing, windows, and weather-resistive barrier is
installed.
7.Detail 3: There appears to be stairs leading to the exterior door on the east side of the
structure. Provide a note indicating the construction required to meet R311.7.4.
8.Detail 18: Clarify the note to attach the ½ OSB with 12d nailing at 12 on-center
throughout. Each 4x 8 sheet of OSB would have approximately 33 fasteners, and appear to
not be equivalent to the requirements of Table R602.3(1) or meet the construction necessary
per R602.10 see notes #9, #14, and #15 below.
9.Detail 18: The footing construction shown does not support the wall bracing required by
R602.10 (see notes #14 and #15 below) on continuous footings per R403.1.2. Typically this
is done by drilling into the side of the existing footing and adding dowels of #4
reinforcement. After the concrete is placed, the new footing will be joined to the old. This
also helps to prevent any independent movement of the structural elements.
10.First Floor Plan: Indicate the landing required per R311.3 and R311.7.4 for the exterior door
on the east side of the structure also see note #7 above.
11.First Floor Plan: Clarify the window callouts for 30x68 windows in the south and east
exterior walls. Details 1 and 3 represent 30x40 windows.
12.First Floor Plan: Indicate the source specific exhaust ventilation fan in the bathroom per
M1507.1.
13.An attic access will be required if the vertical measurement from the top of the ceiling
framing to the bottom of the roof framing is 30 or more per R807.1.
14.First Floor Plan: The wall construction along gridline A does not meet the requirements of
R602.10. If the existing header is at least 3 x 11.25 net, the easiest path to conformance
(while maintaining the windows as shown) would be to construct that wall using
R602.10.4.1. However, the beam could not be altered (see note #6 above) to less than
11.25 deep. If the wall widths at each side of the window were increased to 4 (leaving
only a single 30x40 window) the proposed framing would suffice. Either way, the STHD14
holdowns shown on the plans could be eliminated. Other means require additional concrete
and tie-down devices.
15.First Floor Plan: The wall construction along gridline 2 does not meet the requirements of
R602.10. The easiest path to conformance (while maintaining the windows as shown)
would be to increase the width of the south-most wall to 4, moving the windows 6 to the
north. This would still keep the glazing in the windows more than 24 from the door and
therefore not require them to be safety glazed. Again, if the windows cant be moved and if
the existing header is at least 3 x 11.25 net, construction per R602.10.4.1 could be used.
Either way, the STHD14 holdowns shown on the plans could be eliminated. Other means
require additional concrete and tie-down devices.
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