2019-0881 Siville Remodel.pdf
DATE: August 5, 2019 update
TO: Gary and Lisa Siville
FROM: Kevin Bloomfield, Plans Examiner
RE: Plan Check: BLD20190881
Project Address: 8311 Talbot Road
Scope: SFR, Interior Remodel and Deck Extension
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the ‘clouded’ or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
Unfortunately the building plan review cannot be completed at this time. To complete the review we
will need the following items to be addressed:
Cover Page:
1. With the extension of the deck on the upper floor, a site plan should be included to verify setbacks
and location on the property.
Page 03:
2. The construction project involves removal, and up sizing, of many windows on the rear of the home.
This may affect the resistance to lateral forces like seismic activity and wind conditions. It is
recommended a lateral analysis of the rear wall is provided with the plans, as it appears the wall
bracing does not meet prescriptive code.
3. Please include a floor framing and foundation page to the plans. Due to the addition of beams and
other alterations a floor plan showing joists, hangers and other attachments is needed to determine if
the floor needs to be reinforced to carry the weight of the construction.
4. The plans reflect a new “extension” of 6’ 9” from the existing deck to the North West upper
floor of the home. The plans should include a detail of how the extension is constructed,
including materials and connections to the existing deck and home. Please include a callout
for all ties, clips and straps used. If the intension is to use the new “full height” wall under
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 5
the deck as support, include plans showing the construction of this load bearing wall and
how it will connect to the underside of the deck and all straps, ties and anchors used in
accordance with R602.3.5 Braced Wall Panel Uplift Load Path.
5. A detail of all the posts and footings, for the existing and proposed deck, is also required.
Please include a detail of all connections and hardware used, for existing and proposed
posts, to the footings.
6. Show location of all smoke alarms.
R314.2.2 Alterations, Repairs and Additions
where alterations, repairs or additions requiring a permit occur, or where one or more
sleeping rooms are added or created in existing dwellings, the individual dwelling unit shall
be equipped with smoke alarms as required for new dwellings.
Specific locations are outlined in R314.3
Smoke alarms shall be installed in the following locations:
In each sleeping room.
Outside each separate sleeping area in the immediate vicinity of the bedrooms.
On each additional story of the dwelling, including basements and habitable attics but not
including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split
levels and without an intervening door between the adjacent levels, a smoke alarm installed
on the upper level shall suffice for the adjacent lower level provided that the lower level is
less than one full story below the upper level.
Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door or
opening of a bathroom that contains a bathtub or shower unless this would prevent
placement of a smoke alarm required by Section R314.3.
7. Provide carbon monoxide alarms on each floor level R315.2.2 & Section R315.2.1
Alterations, Repairs and Additions
8. Show location and details of all landings where door exits to exterior of the home.
R311.3 Floors and Landing at Exterior Doors
There shall be a landing or floor on each side of each exterior door. The width of each
landing shall be not less than the door served. Every landing shall have a dimension of not
less than 36 inches (914 mm) measured in the direction of travel. The slope at exterior
landings shall not exceed 1/4 unit vertical in 12 units horizontal (2 percent).
9. This plan is required to comply with the 2015 Washington State Energy Code. Show on the
plans the required insulation at walls, floors, attic, etc. as required by WSEC R103.2
Page 3 of 5
10. Indicate on the plans safety glazing at windows as required by R308.4 Areas of concern are
the windows accessible from the deck area, front door sidelight and glazing in the door at
the lower level back of the home.
R308.4.2 Glazing Adjacent to Doors
glazing in an individual fixed or operable panel adjacent to a door shall be considered to be
a hazardous location where the bottom exposed edge of the glazing is less than 60 inches
(1524 mm) above the floor or walking surface and it meets either of the following conditions:
Where the glazing is within 24 inches (610 mm) of either side of the door in the plane of the
door in a closed position. Where the glazing is on a wall perpendicular to the plane of the
door in a closed position and within 24 inches (610 mm) of the hinge side of an in-swinging
door.
R308.4.3 Glazing in Windows
glazing in an individual fixed or operable panel that meets all of the following conditions
shall be considered to be a hazardous location:
The exposed area of an individual pane is larger than 9 square feet (0.836 m2),
The bottom edge of the glazing is less than 18 inches (457 mm) above the floor,
The top edge of the glazing is more than 36 inches (914 mm) above the floor; and
One or more walking surfaces are within 36 inches (914 mm), measured horizontally and in
a straight line, of the glazing.
Page(s) 3&6:
11. It appears the existing stairs will be removed from the existing deck as part of this project.
Guard details will be required. Please add the details to the plans to show compliance with
Section R312 Guards and Window Fall Protection.
It would be better to remove the stairs from the drawings all together. The red notations are
not sufficient and potentially confusing.
Also a detail of the rails and guards for the interior stairs should be added to the plans
including all connections.
R312.1 Guards
Guards shall be provided in accordance with Sections R312.1.1 through R312.1.4.
R312.1.1 Where Required
Guards shall be located along open-sided walking surfaces, including stairs, ramps and
landings, that are located more than 30 inches (762 mm) measured vertically to the floor
or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open
side. Insect screening shall not be considered as a guard.
R312.1.2 Height
Required guards at open-sided walking surfaces, including stairs, porches, balconies or
landings, shall be not less than 36 inches (914 mm) in height as measured vertically above
the adjacent walking surface or the line connecting the leading edges of the treads.
Page 4 of 5
Page(s) S1, 3 & 4:
12. The provided structural calculations do not appear to include post calculations for the posts
carrying the load from the beam addition (S-1). The cross member of 12’ indicates 4 posts
carrying the load. Please provide Details of these post connections and how the load is
carried from there to ground.
13. Please provide a detail for the connection between 14.5’ and 6’ beams on S-1 “Detailed
Upper Floor Plan” detail.
Page(s) 3, 4 & 6:
14. There have been width changes to the windows throughout the home which will require the
headers to be changed. Please provide a header schedule and installation detail that includes
all connections and dimensions and type of material used. R602.7
Page(s) 5 and 6:
15. Note states eaves will be “cut back” for more natural lighting in the master bedroom. If you
are altering gusset plates or cutting any load bearing chords on the trusses, please supply all
supporting documentation as needed for truss alterations per R502.11.3 Alterations to
Trusses. This will be verified by inspection.
R502.11.3 Alterations to Trusses
Truss members and components shall not be cut, notched, spliced or otherwise altered in any
way without the approval of a registered design professional. Alterations resulting in
the addition of load that exceed the design load for the truss, shall not be permitted without
verification that the truss is capable of supporting the additional loading. And IRC 802.10.4
R802.10.4 Alterations to Trusses
Truss members shall not be cut, notched, drilled, spliced or otherwise altered in any way
without the approval of a registered design professional.
Page 5:
16. Note indicates a “sagging beam to be reinforced.” Please identify the beam and reason the
beam is sagging. Also, provide a design (and engineering if needed) for approval prior to
any repair to the beam is started.
Page(s) 3 & 9:
17. Please indicate the size of the kitchen exhaust fan. If the fan exceeds 400 CFM, makeup air
is required within the same room. This needs to be shown on the plans. IRC M1503.4
M1503.3 Kitchen Exhaust Rates
where domestic kitchen cooking appliances are equipped with ducted range hoods or down-
draft exhaust systems, the fans shall be sized in accordance with Section M1507.4.
M1503.4 Makeup Air Required
Exhaust hood systems capable of exhausting in excess of 400 cubic feet per minute (0.19
m3/s) shall be mechanically or naturally provided with makeup air at a rate approximately
Page 5 of 5
equal to the exhaust air rate. Such makeup air systems shall be equipped with not less than
one damper. Each damper shall be a gravity damper or an electrically operated damper that
automatically opens when the exhaust system operates. Dampers shall be accessible for
inspection, service, repair and replacement without removing permanent construction or any
other ducts not connected to the damper being inspected, serviced, repaired or replaced.
M1503.4.1 Location
Kitchen exhaust makeup air shall be discharged into the same room in which the exhaust
system is located or into rooms or duct systems that communicate through one or more
permanent openings with the room in which such exhaust system is located. Such permanent
openings shall have a net cross-sectional area not less than the required area of the makeup
air supply openings.
Please let me know if you have any questions or concerns.
Kevin Bloomfield