Building Comments 1.pdfMiller, Chuck
From: Miller, Chuck
Sent: Monday, January 28, 2019 11:40 AM
To: phillip@wallsandweeds.com'
Subject: BLD2018-1557 Lonac addition/remodel plan review comments
Just to follow up in writing our discussion regarding the above referenced project...
I have `red -lined' on the submitted plans the following:
On sheet `A2.1'
o To verify/add smoke/carbon monoxide alarms per International Residential Code (IRC) R314/315.
On sheet `A2.2'
o To eliminate/verify installation of smoke/carbon monoxide alarms in the `shop/garage' per a product
manufacturer. To add a heat detector if desired.
o The selected options to comply with the Washington State Energy Code (WSEC) `Additional Energy
Efficiency Requirements' per R406 are not required for the work proposed for the following reasons:
■ The area of the addition is not conditioned space and therefore not required to comply with
WSEC R502.
■ The area of the alteration (including the nominal addition to the entry) does not increase the
energy usage and will actually result in greater efficiency through the construction of 2x6 walls
with R-21 insulation.
On sheet `A2.3'
o To verify/add smoke/carbon monoxide alarms per IRC R314/315 as noted on sheet `A2.1'.
Other changes to the plans prepared by a licensed design professional registered in the State of Washington needed to
resolve the concerns of the plans examiner are as follows:
On sheet `S2.1'
o The isolated footing below the converging ends of the 5-1/8xl2 GLB (beam `135' on sheets 3 and 22 of
the structural calculations), the 5-1/4x14 PSL (beam `B18' on sheets 3 and 41) and the existing (3) 2x14
beam as components of the `upper floor framing', as well as below the converging ends of the 3-1/2x9-
1/2 PSLs (beams `B2' on sheets 2 and 8) supporting the east end of the 4xl0 ridge beam (beam `133' on
sheets 3 and 8) of the `upper level roof framing' is undersized and will not support the collective loads
anticipated. The footing should be similar to that noted at the center of the garage doors, instead of the
2'- 6" square footing specified.
On sheet `S2.2'
o The 4x10 beam supporting the south portion of the covered front porch (beam `B 14' on sheets 3 and 33
and indicated as a 6x10 DF #2) fails in bending when specified as HF #2 as noted on sheet `S1.1' —
Structural Notes — Lumber (it also fails as DF #2) when used in conjunction with the existing 4x beam to
the south. The beam must be HF #1 or DF #1 when used with the existing beam, or be specified as HF #2
or DF #2 when used alone as a multi -span beam(requiring the existing 4x to be removed).
On sheet `52.3'
o The 4x6 post supporting the converging ends of the 3-1/2x9-1/2 PSLs (beams `B2' on sheets 2 and 8)
supporting the east end of the 4x10 ridge beam (beam `133' on sheets 3 and 8) of the `upper level roof
framing' is undersized and does not provide a large enough bearing surface for the perpendicular to grain
loads to prevent them from crushing the hem -fir bottom plate. The post should be (3)2x6 or a 6x6.
o The 2x6 rafters spaced at 24" on -center (indicated as 2x8 HF #2 at 16" on -center on page 14 of the
structural calculations) used for the roof framing over the covered deck fail in bending and deflect beyond
that allowed per IRC Table R301.7 when specified as HF #2 as noted on sheet `S 1.1' — Structural Notes —
Lumber (they also fail as HF #1 at 24" on -center). At a minimum, the 2x6 HF #2 must be placed at 16"
on -center or be up -sized.
The five items immediately above cannot be changed on the plans without your approval per Chapter 18.08 of the Revised
Code of Washington (RCW). In order for the submitted plans to be approved, a response to this e-mail authorizing the
above changes to be made by the plans examiner must be received. Alternatively, revised sheets incorporating the above
changes must be brought into the Permit Center as a resubmittal.
Feel free to contact me if you have any questions.
Chuck Miller, Senior Plans Examiner
chuck. millergedmondswa. gov
425-771-0220
Inc. 189"
Development Services Department
Building Division
121 51' Avenue N
Edmonds, WA 98020
www.edmondswa.aov
Development Services Permit Center Hours
Monday & Tuesday — 8:OOAM — 4:30PM
Wednesday — 8:30AM — 12:OOPM
Thursday & Friday — 8:OOAM — 4:3OPM