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2015-0799 Frenter Addition.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: August 13, 2015 TO: David Lee Email: david6081@gmail.com FROM: Leif Bjorback, Building Official RE: Plan Check: BLD2015-0799 Project: Frenter Addition th Project Address: 7731 234 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. General 1.A whole house ventilation system meeting the requirements of IRC M1507.3 is required for this project per R303.4. Indicate on the plans which system will be installed and provide sufficient details to show how it will comply with the requirements of the system. Sheet A02 2.Please show smoke alarms on the plans in all bedrooms and hallways serving bedrooms per IRC R314.3. Smoke alarms will need to be hardwired. 3.Please show CO alarms in the hallways outside the bedrooms per IRC R315.1. 4.Show on the plans a 3’x3’ landing at the exterior garage man door. R311.3 Sheet A04 5.The crawl space ventilation calculations show the use of 1/1500 ratio for venting area. For this approach, R408.2 (Washington State amendment) requires a Class 1 vapor retarder (shown on plans) as well as a radon vent meeting the standards of IRC Appendix F. Either: a.Increase the area of vents shown to meet the 1/300 ratio, OR b.Provide details showing the installation of a radon vent complying with IRC Appendix F. Structural 6.The Structural General Notes on sheet A05 reference the 2003 IBC. Please change the reference to read 2012 IRC/IBC, and verify the proposed design meets the standards of the 2012 codes. 7.Reference the structural calculations provided that state the New Hobby Room north wall is to be constructed as per the “ABW method,” yet is shown on the plans as simply a P1-4 shear wall. If the ABW method is to be used, show details on the plans complying with Figure R602.10.6.1. Otherwise, provide an explanation to justify whatever prescriptive braced wall method is proposed. 8.Reference the structural calculations provided that state the New Hobby Room wall is to be constructed as east per the “ABW method,” yet is shown on the plans as simply a P1-6 shear wall. If the ABW method is to be used, show details on the plans complying with Figure R602.10.6.1. Otherwise, provide an explanation to justify whatever prescriptive braced wall method is proposed. 9.The wall panels at the front of the garage do not meet the prescriptive wall bracing requirements of 2012 IRC section 602.10. The calcs assume the ABW method, but the reference to R602.10.3.4 in the calcs and on sheet A05 seem to refer to an older version of the IRC. Also, the panel lengths shown at 26 and 28 inches do not meet the minimum panel length of 32 inches per Table R602.10.5. To resolve this, either lengthen the panels to comply as ABW’s, or you may consider constructing according to the Portal Frame Garage method. Provide sufficient detail on the plans to show proper construction of your proposed method.