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2015-1091 Albertson addition-remodel - Clay Design.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: September 28, 2015 TO: Elizabeth Clay Johnson elizabeth@claydesignllc.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-1091 Project: Albertson addition-remodel th Project Address: 19715 80 Place 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. nd Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed on Wednesdays. Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional comments. On sheet A101 – Exg. Floor Plan: 1.Detail 2 – New Roof Plan – Ventilation - Clarify the reference to the ‘FHA 1/300 rule’ regarding the required roof ventilation. The specified ventilation values do not include a unit of measure. Verify that the proposed values meet the minimum required per International Residential Code (IRC) R806.2. On sheet A102 – New Floor Plan: 2.Detail 3 – Level 1 – New a.Provide on the plans a corresponding ‘door and window schedule’ to the ‘marked’ proposed wall openings. b.Indicate on the plans the required smoke alarms in each sleeping room, and outside of each sleeping area in the immediate vicinity of the bedrooms per IRC R314. c.Indicate on the plans the required carbon monoxide alarm outside of each sleeping area in the immediate vicinity of the bedrooms per IRC R315. d.Indicate on the plans the required safety glazing for the window adjacent the ‘sliding’ or operable portion of the sliding glass door in the ‘Sitting Area’ per IRC R308.4.2. e.Indicate on the plans the minimum required beam proposed to support the loads over the 6.0x6.8 sliding glass door in the east wall of the ‘Sitting Area’. f. Clarify the callout for the two ‘EXG. SW1’ shearwalls along the north walls of the ‘Existing Living Room’ and of the ‘Kitchen’. Given the era of original construction, it would not be typical to already find interior walls constructed as indicated on the ‘Shear Wall and Diaphragm Schedule’ in the provided structural calculations. On site verification of the required walls will be made by the Building Inspector. g.Indicate on the plans the required ‘SW1’ shearwalls along shear wall line ‘V2’ proposed in the provided structural calculations. h.Provide on the plans a corresponding ‘shear wall schedule’ to the ‘marked’ shear walls proposed. On sheet A103 – Fdn./Framing 3.Foundation Plan – Clarify the difference in the number of proposed holdowns indicated and of that represented on sheet ‘A102’ – Detail 3 – Level 1 New. 4.Floor Framing Plan – Clarify the reference to sheet ‘A108’ for the proposed ledger connection of the new floor framing. A detail representing the anticipated requirements could not be found among the provided details. On sheet A104 – Framing Plans 5.Roof Framing Plan a.Clarify the callout for the proposed 2x8 roof rafters. At the maximum span they appear to be over spanned and fail in bending. b.Clarify the callout for the anticipated 2x10 hip rafters. They appear to be over spanned, fail in bending, and deflect beyond that permitted per IRC Table R301.7. c.Clarify the callout for the proposed 2x8 ridge beam. It appears to be over spanned, fails in bending, and deflects beyond that permitted per IRC Table R301.7. d.Indicate on the plans the minimum required construction proposed to support the loads from the hip rafters where supported by the ridge per IRC R802.3. e.Indicate on the plans the minimum required construction proposed to resist rafter thrust where perpendicular to the ceiling joists per IRC R802.3.1. On sheet A107 – Interior Elev. 6.Interior Elevation – Kit. – Clarify the note: “Shift opening” at the north side of the wall separating the ‘Existing Living Room’ from the ‘Kitchen”. There does not appear to be a corresponding note, or a detail indicating the required construction, on sheet ‘A102’ or elsewhere among the submitted construction documents. Given the era of original construction, a central wall or equivalent construction would typically be used to provide support for the roof/ceiling portion of the structure. Changes in the size or location of an opening may have an effect on the means used to support the loads from above. Page 2 of 3 On sheet A109 – Details 7.Detail 1 – Wall Opening Reinf. – Shear Wall – Clarify the context of the provided detail. There does not appear to be a reference to elsewhere among the submitted construction documents, even though it appears to be specific to the proposed window openings in, and wall at, the east end of the addition. Page 3 of 3