2015-0344 Lonac addition - McNurlen.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 3, 2015
TO: Robert & Kathleen Lonac
kwlonac@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0344
Project: Lonac addition
Project Address: 830 Cary Road
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. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
General Review Note:
Indicate on the plans the option to be selected to achieve the 0.5 minimum additional energy credits
for additions less than 750 square feet per Washington Energy Code (WSEC) R406.2.
On sheet 1:
1.Floor Plan
a.Indicate on the plans the required emergency escape and rescue opening in the
Existing Master Bedroom per International Residential Code (IRC) R310.1. It is
unclear if the existing window in the south wall of the Master Bedroom complies.
b.Indicate on the plans the required hardwired and interconnected smoke alarms in
each sleeping room, outside each separate sleeping area in the immediate vicinity of
the bedrooms, and on each story of the dwelling (including basements and habitable
attics) per IRC R314.3.1.
c.Indicate on the plans the required carbon monoxide alarms outside each separate
sleeping area in the immediate vicinity of the bedrooms, and on each story of the
dwelling (including basements and habitable attics) per IRC R315.
2.Roof Framing & Elect
a.Indicate on the plans the required support below each end of the 3-1/2x11-7/8 PSL
ridge beam.
b.Indicate on the plans the required local exhaust fan in the water closet per IRC
M1507.4. The mechanical exhaust rate when operated intermittently is 50CFM and
when operated continuously is 25 CFM.
3.Foundation Plan - Clarify the callout for the 2x10 HF #2 to be used to support the loads
below the interior non-bearing wall. When properly placed and used to support the interior
non-bearing wall, it appears to be over spanned and fails in bending.
On sheet 2:
4.Detail B Roof/Eave
a.Clarify the representation of the rafter notch where they bear on the exterior walls.
It appears to result in a notch greater than one-fourth of the actual rafter depth
allowed per IRC R802.7, and does not provide bearing of the full depth of the rafter.
b.Indicate on the plans the required fireblocking at the top of the wall per R602.8.
Lower height wall construction would allow the double top-plate to perform as the
required fireblocking and also resolve the concerns of review comment 4.a above
without affecting the ceiling height shown.
Page 2 of 2