2015-0344 Lonac addition2 - McNurlen.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 24, 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. Items that recur on this list appear in italics.
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.
The review comment response references work to be done under a separate permit as
the means of compliance with IRC R310.1. However, the scope of work under
permit BLD2014-1300 (Interior remodel, new kitchen, hardwire smoke detectors,
new entry, update insulation, demo/replace portion of fireplace) does not include any
change of windows, addition of door(s), or any other work regarding the exterior
walls beyond the replacement of insulation.
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. The review comment response indicates the placement of 4x6 posts
under each end of the beam. The placement of the post in the east wall of the
proposed Master Bathroom appears to be hindered by the location of the 2/0x2/0
awning window in the water closet. Indicate on the plans the proposed method of
construction to guide review, installation, and inspection.
On sheet 2:
3.Detail B Roof/Eave
a.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. The review comment response notes the
presence of double top plates at the top of the walls as effective fireblocking within
normal construction methods. However, the addition of the furring to the
underside of the rafters to accommodate the required insulation (and apparently to
keep the roof height the same as the existing portion without using 2x12 rafters)
allows the wall cavities to communicate with the rafter bays (similar to what occurs
at soffits), permitting the movement of flames and gasses through the concealed
passages. Since the bottom side of the rafter is not in line with the upper side of the
double top plate as is common at the rafter notch, placing flat-blocking, as deep as
the furring, between the studs along the bottom edge of the lower top plate, would
appear to restrict that movement per IRC R602.8.
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