2013-0860 Gray addition3.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: January 31, 2014
TO: Delores Gray
nd
22306 92 Avenue W
Edmonds, WA 98020
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0860
Project: Gray addition
nd
Project Address: 22306 92 Avenue 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 changes can be found on the plans, have been submitted to a Permit Coordinator.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments. Items that recur on this list appear in italics.
On sheet 1:
1.Foundation Plan: Existing Garage (Slab, Footing, Beam, Post) New: Footings, Posts,
Earthquake Hardware - Clarify the use of 3-1/2x5-1/2 (4x6) HF #2 used to support the loads
over the 8 foot garage door openings. They appear to be over spanned, would fail in
bending and deflect beyond that allowed per Table R301.7 when subject to the design loads.
The roof framing over the addition, and the bearing wall below it, place a new load on the
garage door beams beyond that of the existing garage roof.
2.Foundation Plan: Existing Garage (Slab, Footing, Beam, Post) New: Footings, Posts,
Earthquake Hardware Clarify the placement of footings A-1, A-2, A-3, A-4, and the
common footing below where the 5-1/2x7-1/2 24F V4 GLBs (NE and SE beams) converge,
that result in eccentric loading. Verification of the existing footings at A-1, A-2, A-3,
and A-4 may prove them to be sufficient without additional measures taken. The other
footing(s) should be placed centrally below the point loads above, or large enough to
center both loads.
3.Wall Design Detail - Indicate on the plans the means to be used to provide the required R-21
wall insulation per WSEC Table R402.1.1.
On sheet 2:
4.Foundation Plan: Existing Garage (Ceiling/Floor Joists, Beams, Posts) Structural Changes
For New Load Requirements Clarify the callout for the (3)2x8 HF #2 used as a girder to
support the load below the west end of the roof girder. It appears to be over spanned and
will fail in bending when subject to the design loads.
5.Foundation Plan: Existing Garage (Ceiling/Floor Joists, Beams, Posts) Structural Changes
For New Load Requirements Clarify the callout for the 5-1/2x7-1/2 24F V4 GLB (NE
beam) used to support the existing ceiling rafters/new floor joists below the closet and the
load below the east end of the floor girder. It appears to be over spanned and deflects
beyond that allowed per Table R301.7 when subject to the design loads.
6.Foundation Plan: Existing Garage (Ceiling/Floor Joists, Beams, Posts) Structural Changes
For New Load Requirements Clarify the callout for the 5-1/2x7-1/2 24F V4 GLB (SE
beam) used to support the existing ceiling rafters/new floor joists below the Laundry. It
appears to be over spanned, will fail in bending, and deflects beyond that allowed per Table
R301.7 when subject to the design loads.
7.Foundation Plan: Existing Garage (Ceiling/Floor Joists, Beams, Posts) Structural Changes
For New Load Requirements Indicate on the plans the required blocking between each of
the existing ceiling rafters/new floor joists below the west exterior wall of the upper level
addition per R602.10. The bottom plate of the wall above is required to be attached to the
blocking below.
On sheet 3:
8.Wall & Rafter Framing Plan - Clarify the callout for the (2)2x8 HF #2 used as a girder to
support the roof rafters for the two roof structures. It appears to be over spanned, fails in
bending and deflects beyond that allowed per Table R307.1. Even when each section of the
vertically offset roof is evaluated separately, using the (2)2x8 girder to support each and
then stacking the girders, the girders fail in bending and deflect beyond that allowed per
Table R307.1.
9.Wall & Rafter Framing Plan Indicate on the plans the means used to support the east end
of the (2)2x8 HF#2 used as a girder to support the roof rafters of the upper of the two roof
structures. The connection described in Response Letter 2 (10d, 2 nails 3 oc) into the
existing rafter tail will fail when subject to the design load.
10.Wall & Rafter Framing Plan Clarify the callout for the 2x8 HF #2 placed at 16 inches on-
center used as rafters over the Laundry and hallway. The overhang deflects beyond that
allowed per Table R307.1. The interior walls (between the Closet and the Laundry and
between the Laundry and the hallway are noted as being non-bearing in Response Letter
2.
11.Wall & Rafter Framing Plan Indicate on the plans the means used to support the east end
of the (3)2x8 HF#2 used as a girder to support the roof rafters of the lower of the two roof
structures.
12.Wall & Rafter Framing Plan - Indicate on the plans the window, or other structure, to be
placed in the opening below the 3-1/2x5-1/2 (4x6) HF #2 beam in the west wall of the
Laundry. If it is to be a window, indicate the required safety glazing per R308.4.2.
13.Wall & Rafter Framing Plan Indicate on the plans the required guard around the portion of
the existing garage roof/sundeck accessed through the door shown at the end of the
hallway of the proposed upper level addition per R312.
As presently constructed, a significant amount of additional work would be required to be done for
the structure to be in compliance with the applicable code requirements. Alternatively, the structure
could be removed in its entirety, returning the existing garage structure to its prior approved
condition. The permit application could then be used to propose a similar structure that would be
after
constructed the review process and per approved plans.
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