2014-0930 Billdt remodel - Alcova Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 7, 2014
TO: Pietro Potesta
pietro@alcovaarch.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-0930
Project: Billdt remodel
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Project Address: 22515 98 Avenue W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheet A-1:
1.Handrail Notes Change the code reference for handrail requirements from R311.7.7 to
R311.7.8. R311.7.7 regards the slope of stairway treads and landings.
2.Whole House Ventilation Notes Change the reference for the whole house outdoor air
requirements from VIAQ Table 3.2 to M1507.3. The VIAQ was incorporated into the
mechanical provisions of the IRC/IMC in 2010.
3.Sheet Index Eliminate the reference to, or provide copies of, sheets E-01, E-02,
AD.01, and AD.02.
On sheet A-3:
4.Existing Floor Plan Indicate on the plans the use of each room or area per the City of
Edmonds Residential Addition/Remodel/Alteration Permit Submittal Requirements.
On sheet A-4:
5.Existing Floor Plan Indicate on the plans the use of each room or area per the City of
Edmonds Residential Addition/Remodel/Alteration Permit Submittal Requirements.
On sheets A-5 and A-6:
6.Smoke Detectors Change the code reference for smoke detector requirements from R313
to R314. R313 regards automatic fire sprinkler systems.
7.Carbon Monoxide Alarm Eliminate the wording within which fuel-fired appliances are
installed and in dwelling units that have attached garages.. That conditional language has
been eliminated by state amendment since 2010
8.Ventilation Schedule Change the code reference for the exhaust discharge requirements
from IMC (SMC) 501.2 to IMC 501.3 and eliminate the reference to VIAQ. IMC 501.2
regards the separation of exhaust systems.
On sheet A-5:
9.Project Basement Plan Clarify the section reference 3/A-10. There does not appear to be
a Section 3 on sheet A-10.
On sheet A-6:
10.Project First Floor Plan
a.Indicate on the plans the use of each room or area per the City of Edmonds
Residential Addition/Remodel/Alteration Permit Submittal Requirements.
b.Indicate on the plans the required smoke alarm outside of the sleeping area in the
immediate vicinity of the bedrooms per R314.
c.Indicate on the plans the required safety glazing for the window marked 13 in the
west wall of the bathroom per R308.4.5.
d.Indicate on the plans the required safety glazing for the window marked 14 by the
bathroom in the west wall of the room in the southwest corner of the structure per
R308.4.2.
e.Indicate on the plans the required safety glazing for the window marked 14 by the
closet in the east wall of the room in the southeast corner of the structure per
R308.4.2.
f.Clarify the difference in the placement of the windows in the west wall of the room
in the northwest corner of the structure and that represented in Detail 1 Elevation
West on sheet A-8. The plans should consistently reflect the structure to be built
to guide proper review, construction, and inspection.
g.Clarify the difference in the placement of the windows in the west wall of the room
in the southwest corner of the structure and that represented in Detail 1 Elevation
West on sheet A-8.
h.Clarify the difference in the placement of the windows in the east wall of the room in
the southeast corner of the structure and that represented in Detail 1 Elevation
East on sheet A-8.
i.No framing or footing details have been provided for the Existing Pervious Porch
on the east side of the dwelling. Reconstruction in whole or in part (due to the
removal of the 29 square feet) will be required to be added to the scope of work and
be provided with construction details.
On sheets A-7 and A-10:
11.Provide manufacturer information/specifications for the roof covering to be installed on the
portions of the roof with a slope of 1/8:12.
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On sheets A-10 and A-11:
12.Wall Assemblies W2 Provide a note on the plans stating that Existing 2x4 wall cavities
required to be insulated that are exposed during construction are required to be filled with
R-15 insulation per WSEC R101.4.3..
On sheet S-2:
13.Structural Foundation Plan Indicate on the plans the required construction to resist the
overturning loads noted in the provided structural calculations of the E-W SW2 shearwalls.
On sheet S-3:
14.Structural Floor 1 Plan
a.Indicate on the plans the minimum beam required to support the loads over the
openings into the Gym.
b.Indicate on the plans the required framing member to support the loads below each
end of the beam over the southeast bedroom closet window. The existing 2x10 HF
#2 appears to be over spanned and deflects beyond that allowed per Table R301.7.
c.Indicate on the plans the required framing member to support the loads below each
end of the beam over the southeast bedroom window. The existing 2x10 HF #2
appears to be over spanned, fails in bending and in shear, and deflects beyond that
allowed per Table R301.7.
d.Indicate on the plans the required beam to support the loads over the window in the
Guest Room. The typical (2)2x8 HF #2 appears to be over spanned and fails in
bending.
e.Indicate on the plans the minimum beam required to support the loads over the
garage door openings.
f.Indicate on the plans the required beam to support the loads over the window in the
Den. The typical (2)2x8 HF #2 appears to be over spanned and fails in bending.
g.Indicate on the plans the minimum beam required to support the loads over the
opening into the Den.
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