APPROVED-RESUB 1-BLD2024-0851+Architectural Plans+7.12.2024_11.35.21_AM+4374182Permit Application for Storage Room, Master and Half Bath Remodel at 926 Spruce St
Revision 1 to Address Corrections Letter Dated 7110124
Summary of Project Scope
Storage Room
• Replace the shed roof with a gable roof.
• Increase wall height so ceiling plane matches the main house.
• Extend HVAC into room and make conditioned space.
• Replace the window with new one of same size.
Master Bath
• Relocate toilet.
• Replace the one-piece shower with tiled shower.
• Add soaking tub.
• Add two new windows.
• All new finishes, electrical, etc.
Public Bath
City Of Edmonds
Building Department
Work BATHROOM REMODEL, REFRAME ROOF
Address 926 SPRUCE ST
Owner: BACON
Approved Date; 07/16/2024 ;
Building Official.
--------------------
Permit Number BLD2024-0851
REVISIONS
REV1
REV2
REV3
REV4
REV5
• Remove existing tub and convert to a half bath.
• Part of the former tub area will be used for the master bath toilet alcove and part for a tall cabinet and chase for ductwork.
• All new finishes, electrical, etc.
Sequence of Work- Phased Approach
• Build and dry -in the storage room gable roof before any major alterations to the bathrooms.
• Will require partial framing inspections.
Table of Contents
1 — Project Scope
2 — Responses to 7/10/24 Corrections Letter
3 — Plot Plan
4 — Floor Plan Current
5 — Floor Plan New
6—Windows, Insulation, Mechanicals, Rough Plumbing
7 — Storage Room 3d View
8 —Storage Room West Wall Framing
9 — Storage Room West Wall Sheathing
10—Storage Room South Wall Framing
11 - Storage Room South Wall Sheathing
12 — Storage Room East Wall Framing
13 — Storage Room East Wall Sheathing
14—Storage Room Roof Framing
15 —Storage Room Roof Sheathing
16 — Bathroom Windows Framing
17 — Braced Wall Panels
18 — Braced Wall Panel Hold Down device
APPROVED
PLANS MUST BE
ON JOB SITE
ALL WORK SUBJECT
TO FIELD
INSPECTION FOR
CODE COMPLIANCE
•..................................... �
OBTAIN A SEPARATE
PLUMBING PERMIT
FROM THE CITY OF
' EDMONDS.
......................................�
i
OBTAIN ELECTRICAL
PERMIT FROM
STATE LABOR & '.
INDUSTRIES
.......................................
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1
Plot Plan
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Current Floor Plan
121
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New Floor Plan
N
Key to Major Changes
1. Addition: Cross hatch walls at shower are pony walls, 54" in height.
2. Addition: Cross hatch wall at tub is a pony wall, 36" in height.
3. Addition: Cross hatch walls around toilet alcove are full height 2x4 and non -load bearing.
4. Addition: Cross hatch wall at the end of double vanity is full height 2x3 and non-loadbearing.
5. Removal: Portion of existing plumbing wall where new toilet is being located.
6. The current 72" sliding mirrored door will be replaced by a 30" pocket door.
7. The supply ventilation for the storage room will come up from the crawlspace through this chase (right where the marker is shown) located behind
a full height cabinet. The ductwork will then go across the ceiling joists and terminate at a ceiling register in the center of the room.
For item #5, the plumbing wall is non-loadbearing. The ceiling joists run parallel to this wall and the wall lands between two joists.
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Window U-Factor
• Storage Room: Pella Impervia, 8'0" x 3'0", double slider, U-factor of .25 (same window as in three other rooms of the house).
• Master Bath: Pella Impervia, 3'6" x 1'6" awning style, U-factor of .25
Insulation R-Values
• Walls: Rockwool R-15 mineral wool batts
• Ceiling: R-30 fiberglass (existing) plus additional R-30 fiberglass or mineral wool
• Note it will not be possible to meet the R-60 ceiling requirement near the edges of the walls due to the height constraint of the rafters.
Mechanical
• Extend existing HVAC ductwork to storage room. Will run through a chase from the crawlspace up to the attic and use a ceiling mounted register.
• Install two bath fans in the master bath (one each 110cfm and 80cfm).
• Replace the current half bath fan with a new 80cfm.
• Tie all three to a common 6" duct that vents through the east end gable wall (approximately above the new shower location).
Rough Plumbing
• A contractor will be brought in for the rough plumbing.
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Storage Room Roof Ref raming from Shed to Gable
Current Roof
New Roof
Framing Details (2x4 Walls, 2x6 Ceiling Joists and Rafters, 2x8 Ridge Beam)
Add Cripple wall at top to raise ceiling plane and make it equal with the main house.
Change direction of ceiling joists to east -> west orientation. In the view above, the door is west, and the window is south.
COLOR KEY for following pages:
White = new framing
Green = existing framing
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West Wall - Framing
1❑
❑2
F4]
❑3
❑6
5
1 — Will use existing top plate as the sole plate of the cripple wall. Cripple wall will stand —13" high sole plate to top plate (final dimensions may move
once everything is uncovered and accurate measurements can be made). Header over door will be double 2x10s.
2 — Blocking will be added to support a sheathing depth such that the original top plate is midway between the blocking and new top plate. New sheathing
will be installed from blocking to top plate.
3 —This is the outside corner where it overlaps with the south wall.
4 —This side is attached to the original exterior wall of the house.
5 — Note: existing wall has a double sole plate.
6 — Kings studs will be full length.
Positive Connections
Cripple Top Plate to Cripple Top Plate: 16d common, 16" o.c. face nail
Cripple Sole Plate to Existing Top Plate: 16d common, 2 per stud bay, 16" o.c. face nail
Blocking: 8d common, toe nail
Built-up Header: 16d common, 16" o.c face nail
Header to King Stud: 16d common, toe nail
Top Plates, Laps at Corners: 16d common, face nail
In all cases, the equivalent nail gun sizes may be used.
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West Wall - Sheathing
1 — Existing plywood wall sheathing, top 12" or so removed so butt joint with new sheathing will line up at blocking.
2 — New 3/8" or 7/16" OSB Wall Sheathing (match to what exists) laid horizontally. There will be NO vertical seams.
3 — Seam lines up with horizontal blocking shown on previous page.
Positive Connections: 6d common, (2" x .113" x .266" head), 6" on edges, 12" in field.
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South Wall - Framing
1❑
❑2
❑6
4❑
F41
❑3
❑5
1 — Will use existing top plate as the sole plate of the cripple wall. Cripple wall will stand —13" high sole plate to top plate (final dimensions may move
once everything is uncovered and accurate measurements can be made). The header over the window will be double 2x10s.
2 — Blocking will be added to support a sheathing depth such that the original top plate is midway between the blocking and new top plate. New sheathing
will be installed from blocking to top plate and at raised windowsill.
3 —The sill height is being raised to align with the higher header. The existing 8'0 x 3'0 window will be reinstalled.
4 — These are the outside corners where they overlap with the west and east walls.
5 — Note: existing wall has a double sole plate.
6 — Kings studs will be full length.
Positive Connections
Cripple Top Plate to Cripple Top Plate: 16d common, 16" o.c. face nail
Cripple Sole Plate to Existing Top Plate: 16d common, 2 per stud bay, 16" o.c. face nail
Blocking: 8d common, toe nail
Built-up Header: 16d common, 16" o.c face nail
Header to King Stud: 16d common, toe nail
Raised Window Sill and Cripple Studs: 8d Common, toe nail
Top Plates, Laps at Corners: 16d common, face nail
In all cases, the equivalent nail gun sizes may be used.
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South Wall - Sheathing
1 - Existing plywood wall sheathing, top 12" or so removed so butt joint with new sheathing will line up at blocking.
2 - New 3/8" or 7/16" OSB Wall Sheathing (match to what exists) laid horizontally.
3 - Seam lines up with vertical gable end stud.
Positive Connections: 6d common, (2" x .113" x .266" head), 6" on edges, 12" in field.
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East Wall - Framing
1 - Will use existing top plate as the sole plate of the cripple wall. Cripple wall will stand -13" high sole plate to top plate (final dimensions may move
once everything is uncovered and accurate measurements can be made).
2 - Blocking will be added to support a sheathing depth such that the original top plate is midway between the blocking and new top plate. New sheathing
will be installed from blocking to top plate.
3 -This is the outside corner where it overlaps with the south wall.
4 -This side is attached to the original exterior wall of the house.
5 - Note: existing wall has a double sole plate.
Positive Connections
Cripple Top Plate to Cripple Top Plate: 16d common, 16" o.c. face nail
Cripple Sole Plate to Existing Top Plate: 16d common, 2 per stud bay, 16" o.c. face nail
Blocking: 8d common, toe nail
Top Plates, Laps at Corners: 16d common, face nail
In all cases, the equivalent nail gun sizes may be used.
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East Wall - Sheathing
1 - Existing plywood wall sheathing, top 12" or so removed so butt joint with new sheathing will line up at blocking.
2 - New 3/8" or 7/16" OSB Wall Sheathing (match to what exists) laid horizontally. There will be NO vertical seams.
3 - Seam lines up with horizontal blocking shown on previous page.
Positive Connections: 6d common, (2" x .113" x .266" head), 6" on edges, 12" in field.
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Storage Room Roof - Framing
1 — Existing roof of house has 5/8" plywood laid over 1 x8 boards (I was told originally this had a shake roof, and that a new asphalt roof was installed
between 10-15 years ago).
2 — 2x8 ridge beam.
3 — 2x6 rafters @24" o.c., (Table R802.4.1(3): #2 Hem -Fir, deadload = 20 PSF, allowable span is 8'7", actual span will be 5'8")
4 — 2x6 ceiling joists @16" o.c. (Table R802.5.1(1): #2 Hem -Fir, deadload = 5 PSF, allowable span is 16'6", actual span will be 11'5")
5 — 2x3 rafter blocking— leaves a 2" space for soffit vent panels on the underside of the sheathing.
6 — 2x6 sub facia.
7 — 2' overhang to match existing house.
R806.2 Minimum Vent Area
Length Width Total
Attic Dimensions - Sq
Ft 12 8 96
1/1 50th of Attic Area - Sq Ft 0.64
Equivalent Square Inches 92.16
For the exhaust I will install either a gable end wall vent or ridge vent. In addition, the existing roof under the valley will be cut back to provide mechanical
access.
Roof Pitch: 4 in 12, same as the main roof.
Positive Connections
Rafter Blocking: 8d common, toe nail, or 3" x .131" nail gun nails
Rafter to Top Plate: 10d common nails, toe nail, or 3" x .131" nail gun nails
Rafter to Ridge: 10d common toe nail, 16d common end nail, or 3" x .131" nail gun nails for both
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Ceiling Joist to Top Plate: 8d common, toe nail, or 3" x .131" nail gun nails
14
Storage Room Roof - Sheathing
1 — Existing roof of house has 5/8" plywood laid over 1 x8 boards (I was told originally this had a shake roof, and that a new asphalt roof was installed
between 10-15 years ago).
2 — New Roof Sheathing - 5/8" OSB laid with strength axis running north -south.
Positive Connections: 8d common or RSRS-01 (2-3/8" x .113"), 6" edge, 6" intermediate
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Current Bathroom Wall Framing - East Wall of House Shown
New Bathroom Wall Framing - East Wall of House Shown
New windows will be added to the bathroom on the left end of the wall, replacing the one small window. The middle window and right -side framing
exist from a prior project.
• Windows are 3'6"x 1'6"
• 2x8 double headers
• Double jack studs
• Total width of this gable wall is 31'2"
Supporting Calculation: Header Span for Shower / Tub Windows
Table: R602.7.1 - Roof and Ceiling
Building Span Span
Size Width Ft In Total In
2 - 2x8s 24 5 9 69.00
Interpolated -> 31.17 5 2.43 62.43
36 4 10 58.00
Positive Connections
King Stud to Top, Bottom Plates: 8d common, 6" edge, 6" intermediate
Stud to Stud: 16d common, 24" o.c. face nail
Built-up Header: 16d common, 16" o.c face nail
Header to King Stud: 16d common, toe nail
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Supporting Calculation: Location of Shower / Tub Windows
Table R602.10.4 Bracing Methods -using CS-WSP continuously sheathed wood structural panel. Sheathed per table R602.3(3).
Braced Wall Lines
70'-1"
5.4. 12' 37'-4 UT W-2 12" q"
`E:LL:l
`2' i
� 5'-1012" 1 �.�-10 12" b"� 2'-b"7 314"_ 5' b'-5 112" 5'-q" a 31;'_ 4'-11 12" 2'-5" 1 -b 112"_ 5,-q„ '-3 112"
b
.n
tZ
�N
c I I m
I I
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N
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m� N
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(V
7-10"12-a" 2'-a" 1 24" 2'-b" b„ 3_5110"�3_7, b'_11"-512" b-11"-512" -b-11" 3'-5112" 1" T--T a'-b" b' b'-
20'-7"
This calculation looks only at BWL-A (East Wall):
Required Bracing for BWL-A
Seismic
Tables:
Braced Wall
Min Length
Tables:
R602.10.3(3)
Line Length
Reqd (ft)
R602.10.3(1)
R602.10.3(4)
30.00
5.10
R602.10.3(2)
Interpolated (31' 2") ->
31.17
5.22
40.00
6.80
Adjustment Factors Values
Seismic
Adjustment Factors
Values
Story Height < 10 ft
1.00
Exposure Category B
1-Story, B
Braced Wall Line Spacing* 15.75
1.00
Roof Eave to Ridge*
Roof Only
Wall Dead Load <15 psf
1.00
Story Height
8 ft
Roof/Ceiling Dead Load 0
1.00
No. of Braced Wall Lines
2
Interior Drywall Included Yes
1.00
Horizontal Blocking Included Yes
1.00
Adjusted Required Seismic Bracing
5.22
Adjusted Required Wind Bracing
Bracing Provided: 3'9" + 2' + 2'
7.75
Bracing Provided: 3'9" + 2' + 2'
*Line Spacing Between BWL-A and BWL-B
Other Factors to Note
*Roof Eave to Ridge - Roof Only
Interpolated ->
Wind
Braced Wall
Min Length
Line Length
Reqd (ft)
30.00
1.50
31.17
1.62
40.00
4.50
1 -
0.92
0.90
1.00
1.33
7.75
Height
Factor
5.00
0.70
6.08
0.92
10.00
1.00
• 1/2" Cement board will be used on the interior wall at the tub and shower windows.
• The interior wall of the storage room along BWL-1 is still sheathed with 3/8" plywood (original to the house).
iy
m
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Sections R602.10.2.2.1 (exception 1.2) and R602.10.7 (condition 5)
Planning to build to End Condition 5 because the wall sections at the SE corner and between the windows are each less than 24" wide. Looking for
guidance on where to place the hold-down device. The picture below shows the suggested location at full height stud, but it could probably also be
located at the corner (left side below) before framing the new window opening.
Hold -Down Device
Planning on using Simpson Strong -Tie Model HDU4 or HTT4 or an equivalent, specifications from the Simpson website show below.
TABLE 2 — TENSION LOADS AND DISPLACEMENTS FOR S/HDU SERIES HOLD-DOWNS
Fasteners
ASD
LRFD
Nominal
Anchor
Bolt
Framing
Tension
Displacement
Tension
Displacement
Model
Height
g
Framing
Member(s)5
Tension
(in.)
Dia12
Fasteners'
No. -mil (ga)
Load
at ASD Load6
Load
at LRFD Load6
Load78
(Ibs)
(in)
(Ibs)
(in)
(Ibs)
in
2-33 (2-20ga)
2320
0.093
3705
0.149
5685
2-43 (2-18ga)
3825
0.115
6105
0.190
9365
S/HDU4
77l_
�
6-#14
2-54 (2-16ga)
3970
0.093
6345
0.156
9730
Steel Fixture
4470
0.063
7165
0.103
12120
TABLE 3 — TENSION LOADS AND DISPLACEMENTS FOR
S/LTT, S/DTT, S/HTT, AND HTT SERIES HOLD-DOWNS'
Model
Height
Fasteners
Framing
Members) 3
ASD
LRFD
Nominal
Tension
Anchor
Bolt
Framing
Tension
Displacement
Tension
Displacement
(in)
Dia.2
Fasteners
No. -mil (ga)
Load
at ASD Load'
Load
at LRFD Load'
Loade.s
(Ibs)
(in)
(Ibs)
(in)
(Ibs)
(in)
1-33
3180
0.104
4770
0.187
8215
HTT4
12%
5i8
18 - #10
1-20 a)
2-33
4395
0.125
6675
0.250
11835
(2-20ga)
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