Loading...
2015-0633 Bakke-Kelly addition - PlanCreateBuild.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: June 22, 2015 TO: Tim Casper ctinorthwest@msn.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0633 Project: Bakke-Kelly addition nd Project Address: 21832 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’ 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. On sheet G1.1 – General Info/Code: 1.Eliminate from the plans the provided information or update to reflect that of the currently adopted codes. Implicitly, all permitted work is to be completed to the applicable codes adopted by the Washington State Building Code Council and the Edmonds Community Development Code. Using the general qualifier “…per applicable/current code(s)…” typically eliminates the need to update specifically referenced sections that have changed with newer code versions. On sheet A2 – Foundation Plan: 2.Crawl Space Ventilation notes – Note #7 – Change on the plans the code section from ‘502.1.4.7’ to ‘R402.2.7’. There is no section ‘502.1.4.7’ in the current code. 3.Keynotes – Notes ‘K-4’, ‘K-6’, and ‘K-8’ – Change on the plans the sheet reference from ‘G-1’ to ‘G1.1’ or eliminate the reference per response to review comment #1 above. 4.Foundation Plan – Change on the plans the keynote callout for the floor joists information from ‘K-18’ to ‘K-8’. On sheet A3 – Main Floor Plan: 5.Legend – ‘WF’ – Change on the plans the code section from ‘M1508.3’ to ‘M1507.3’. There is no section ‘M1508.3’ in the current code. 6.Key Notes – Note ‘K-3’ a.Change on the plans the code section from ‘R311.5’ to ‘R311.7’. Section ‘R311.5’ regards the attachment of exterior landings, decks, balconies, stairs, and similar facilities to the primary structure. b.Clarify the reference to detail ‘12/D2’ for the stair assembly. Sheet ‘D2’ could not be found among the submitted construction documents. c.Note ‘G’ – Change on the plans the code section from ‘R303.6’ to ‘R303.7’. Section ‘R303.6’ regards the outside opening protection for air intake and exhaust openings that terminate outdoors. 7.Key Notes – Note ‘K-9’ – Change on the plans the code section from ‘R311.7.4’ to ‘R311.7.8’. Section ‘R311.7.4’ regards the walkline of winder treads. 8.Key Notes – Note ‘K-19’ – Change on the plans the code section from ‘R1005.3’ to ‘Table G2427.10.5’. Section ‘R1005.3’ regards factory-built chimneys for solid fuels. 9.Main Floor Plan a.Label on the plans the use of the ‘existing’ areas per the City of Edmonds ‘Residential Addition, Remodel, Alteration Permit Submittal Requirements’. b.Indicate on the plans the required emergency escape and rescue openings for each of the spaces that appear to be ‘sleeping rooms’ – see review note ‘9.a.’ above - per IRC R310.1. The window operations represented on the ‘Elevations’ – sheet ‘A7’ - per ‘General Note’ #2, along with the window sizes noted, do not appear to meet the operable opening width minimum. c.Indicate on the plans the required smoke alarm outside of the ‘sleeping rooms’ in the immediate vicinity of the bedrooms per IRC R314.3, or relocate that provided near the stairs. d.Indicate on the plans the required carbon monoxide alarm outside of the ‘sleeping rooms’ in the immediate vicinity of the bedrooms per IRC R315.3, or relocate that provided near the stairs. On sheet A4 – Upper Floor/Main Roof Framing: 10.Upper Floor/Main Roof Framing a.Indicate on the plans the required size, species, grade, orientation and spacing of the framing members to be used for the landing at the top of the stairs to guide proper review, installation, and inspection. b.Provide a detail, and a reference to it, for the required construction to laterally support the top of the 16” TJI 360 floor joists where they are supported by the 4x10 DF #2 to guide proper review, installation, and inspection. c.Clarify the callout for the 4x8 DF #2 – beam b5 in the provided structural calculations - to be used to support the loads over the window in the north wall of the garage. It appears to be over spanned and fails in bending. The span of the beam in the provided structural calculations appears to be less than that represented on the plans by the window specified on sheet ‘A3’ – Main Floor Plan. On sheet A5 – Upper Floor Plan: 11.Legend – ‘WF’ – Change on the plans the code section from ‘M1508.3’ to ‘M1507.3’. 12.Key Notes – Note ‘K-3’ a.Change on the plans the code section from ‘R311.5’ to ‘R311.7’. Page 2 of 3 b.Clarify the reference to detail ‘12/D2’ for the stair assembly. c.Note ‘G’ – Change on the plans the code section from ‘R303.6’ to ‘R303.7’. 13.Key Notes – Note ‘K-9’ – Change on the plans the code section from ‘R311.7.4’ to ‘R311.7.8’. On sheet A6 – Upper Roof Plan: 14.Roof Ventilation Calculations – Eliminate the conditional language for the required means to reduce the minimum net free ventilation area, or change it to reflect that allowed per IRC R806.2, exception 2. The provided information does not apply to Climate Zone 4C; however the proposed placement appears to comply with IRC R806.2, exception 2. On sheet A7 – Elevations: 15.Side (north) Elevation – Clarify the difference in the placement of the window in the north wall of the garage and of that represented on sheet ‘G1’ – Main Plan – sheet ‘A2’ – Foundation Plan – sheet ‘A3’ - Main Floor Plan – sheet ‘A4’ – Upper Floor/Main Roof Framing – and the provided structural calculations. On sheet A8 – Sections: 16.Typical Building Material a.Roof Construction – Indicate on the plans the required minimum fasteners and their spacing for the attachment of the roof sheathing to guide proper installation and inspection. b.Floor Construction – Indicate on the plans the required minimum fasteners and their spacing for the attachment of the floor sheathing to guide proper installation and inspection. On sheet D1 – Details: 17.Detail 2 – Framing/Foundation Detail – Change the sheet number from ‘A-1’ to ‘G1.1’ for the reference to the ‘typical exterior wall construction’ and the ‘typical floor framing’. 18.Detail 9 – Stair Section Detail a.Note #1 – Change on the plans the code section from ‘R311.5’ to ‘R311.7’. b.Note #2 – Change on the plans the code sections from ‘R311.5.3.1’ and ‘R311.5.3.2’ to ‘R311.7.5.1’ and ‘R311.7.5.2’. There are no sections ‘R311.5.3.1’ and ‘R311.5.3.2’ in the current code. c.Note #5 – Change on the plans the code section from ‘R311.2.2’ to ‘R302.7’. There is no section ‘R311.2.2’ in the current code. d.Note #6 – Change on the plans the code section from ‘R312.2’ to ‘R312.1.3’. Section ‘R312.2’ regards window fall protection. e.Note #7 – Change on the plans the code section from ‘R311.5.3.3’ to ‘R311.7.5.3’. There is no section ‘R311.5.3.3’ in the current code. Page 3 of 3