2013-0663 Mager remodel-addition.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 16, 2013
TO: Rich Melchior
richdesign1@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0663
Project: Mager remodel-addition
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Project Address: 8804 240 Street 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. Thank you.
On page A3:
1.Notes (upper list) Note #2 Change the gallon-per-minute limitation for shower heads
from 3 to 2.5 per UPC 402.3.2.2.
2.Notes (lower list) Note #2 - Change the gallon-per-minute limitation for shower heads
from 3 to 2.5 per UPC 402.3.2.2.
3.Notes (lower list) Note #5 Change the maximum distance (to within) for the hot water
tank relief valve drain termination from 2 inches to 2 feet and the code reference from
UPC 6083 to UPC 608.5.
4.Notes (lower list) Note #7 Change the minimum size for the attic access from 22x50
to 22x30 and the code reference from R8071 to R807.1.
5.Notes (lower list) Note #12 Change the code reference from 10003.33.4 to R302.7.
6.New Second Floor Plan Indicate on the plans the required smoke alarms in each sleeping
room, and outside each sleeping area in the immediate vicinity of the bedrooms per R314.3.
The devices are required to be hardwired and interconnected. A smoke alarm will also be
required on each level (main floor).
7.New Second Floor Plan Indicate on the plans the required carbon monoxide alarm outside
each sleeping area in the immediate vicinity of the bedrooms per R315.2. A carbon
monoxide alarm will also be required on each level (main floor).
On pages A4, A5, A6, A7, and A8:
8.Clarify the difference in the existing roof framing (ridge/valley placement) represented and
that seen in aerial views of the structure to guide proper review, construction, and inspection.
It is difficult to determine the effect of the addition of new trusses, girder trusses, and
overframing, along with the removal of bearing walls supporting the existing roof.
Alternatively, the truss design drawings can be provided as a deferred submittal for review
prior to installation per R802.10.1. The placement of the trusses and their required support
can be determined at that time see also review note #28.
On page A6:
9.General Notes Note #1 Change the code reference year from 2006 to 2009.
10.General Notes Note #3 Clarify the callout for the allowable lumber grades to be used for
sills, plates, and blocking.
11.General Notes Note #3 Clarify the alternative attachment for the 15/32 CDX plywood
implied by the wording unless otherwise noted on.
12.General Notes Note #4 Indicate the required design concrete strength for the items noted.
13.Notes Note #2 Change the code reference and reference year from WEEC 2006 to
WSEC 2009.
14.Notes Note #3 Change the required ratio, placement percentage, and placement from
1/500, 30 percent, and 3 to 1/300, at least 50 percent and not more than 80 percent
of the required amount to be located in the upper portion at least 3 feet above the eave vents
with the balance at the eave vents per R806.2.
On page A7:
15.General Notes Note #1 Change the code reference year from 2006 to 2009.
16.General Notes Note #3 Clarify the callout for the allowable lumber grades to be used for
sills, plates, and blocking.
17.General Notes Note #3 Clarify the alternative attachment for the 15/32 CDX plywood
implied by the wording unless otherwise noted on.
18.General Notes Note #4 Indicate the required design concrete strength for the items noted.
19.Notes Note #2 Change the code reference and reference year from WEEC 2006 to
WSEC 2009.
20.Notes Note #3 Change the required ratio, placement percentage, and placement from
1/500, 30 percent, and 3 to 1/300, at least 50 percent and not more than 80 percent
of the required amount to be located in the upper portion at least 3 feet above the eave vents
with the balance at the eave vents per R806.2.
On page A8:
21.General Notes Note #1 Change the code reference year from 2006 to 2009.
22.General Notes Note #3 Clarify the callout for the allowable lumber grades to be used for
sills, plates, and blocking.
23.General Notes Note #3 Clarify the alternative attachment for the 15/32 CDX plywood
implied by the wording unless otherwise noted on.
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24.General Notes Note #4 Indicate the required design concrete strength for the items noted.
25.Notes Note #2 Change the code reference and reference year from WEEC 2006 to
WSEC 2009.
26.Notes Note #3 Change the required ratio, placement percentage, and placement from
1/500, 30 percent, and 3 to 1/300, at least 50 percent and not more than 80 percent
of the required amount to be located in the upper portion at least 3 feet above the eave vents
with the balance at the eave vents per R806.2.
On page S1:
27.General Structural Notes Foundations Note #10 Change the required minimum footing
depth from 12 inches to 18 inches per Table R301.2(1).
On page S2:
28.Roof Framing Plan - Clarify the difference in the existing roof framing (ridge/valley
placement) represented and that seen in aerial views of the structure to guide proper review,
construction, and inspection. It is difficult to determine the effect of the addition of new
trusses, girder trusses, and overframing, along with the removal of bearing walls supporting
the existing roof. Alternatively, the truss design drawings can be provided as a deferred
submittal for review prior to installation per R802.10.1. The placement of the trusses and
their required support can be determined at that time see also review note #8.
On page S3:
29.Typical Wall Section Indicate on the plans the required fasteners and their on-center
spacing for the attachment of the roof and floor sheathing and the boundary nailing to guide
proper construction and inspection see also plan review note #31.
On page S4:
30.Holdown Schedule Clarify the callout for the required anchorage to be used for the
attachment of the holdowns. The building plans appear to represent existing footings and
foundations at the locations shown on the Shear Wall Plan on the same page.
31.Horizontal Diaphragm Clarify the callout for the required on-center spacing of the
fasteners used to attach the floor and roof sheathing at the panel boundaries (edges). It
appears to be different than that specified in Table R602.3(1) referenced in Note #36 of the
Wood section of the General Structural Notes on page S1.
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