2017-0054 Carrington remodel-addition - Western Edge Arch (2).pdfoy ED O City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 21" 2017
TO: Western Edge Architecture & Design
fergv_51(2hotmail. com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-0054
Project Address: 714 Fir Street
Project: Carrington addition -remodel
Scope: addition to garage/entry/deck — remodel to include conversion of portion of
garage to living space, remove/add interior non -bearing walls, relocate/add windows,
reconfigure interior spaces — R-3/U occupancy groups — VB construction —
mechanical and plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the `clouded' or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
Please see items marked in red as they are unresolved items and will need to be addressed to
complete this plan review. Additional comments are noted in italics.
On sheet G-001 — Cover Sheet:
Energy Code Compliance — Note 1 — Change on the plans the information regarding the
climate zone to that per the currently adopted Washington State Energy Code (WSEC) Table
R301.1.
2. Site, Zoning, Code Information
a. Site Information:
i. Change on the plans the county the parcel is located within from `King' to
'Snohomish'.
ii. Change on the plans the legal description of the parcel from that indicated to
that recorded with the Snohomish County Assessor.
b. Zoning / Code Information: Jurisdiction — Change on the plans the authority having
jurisdiction over the project from `Snohomish County' to `City of Edmonds'.
c. Building Code Information:
i. Design Dead Loads: Floor — Clarify on the plans the indicated load. It does
not appear to reflect that `typical' or anticipated by the represented
construction.
ii. Design Live Loads: Roof — Change on the plans the indicated load from `25'
to `40' per International Residential Code (IRC) Table R301.5.
3. Fire Protection Compliance — Note 3 — Clarify on the plans the reference to MC Table 508.4
regarding the indicated dwelling -garage separation. The referenced table or a corresponding
requirement cannot be found in the currently adopted version of the IRC.
On sheet G-002 — General Info — Gen. Notes/Symbols:
4. General Notes, cont.: Note 30, Item 4 — Change on the plans the wording regarding the
emergency escape and rescue opening from `finished sill...' to `clear opening...' per IRC
R310.2.2.
On sheet A-101 — 1st Floor Plan:
1st Floor Plan (N)
a. Indicate on the plans the installation of the natural gas fueled fireplace in the
`Recreation Room' noted on the City of Edmonds `Residential Building Permit
Application' to accurately reflect the project scope of work.
b. Indicate on the plans the required carbon monoxide alarm per MC R315.2.2.
c. Indicate on the plans the minimum required construction of the `(N) Extended Entry'
floor to guide proper review, construction, and inspection. Include the size, species,
grade, and spacing of any wood framing materials or any other proposed
construction criteria.
d. Indicate on the plans the proposed path of compliance to meet the WSEC provisions
for the change of nonconditioned space of the garage to conditioned space for
`Bedroom 1' per WSEC R502.1.2 and/or R505.1. Of particular concern is the
prescriptively required perimeter insulation of the slab in the area of the change of
occupancy.
e. Indicate on the plans the required local exhaust for the enclosed area of the
`Laundry' per MC R1507.4.
f Indicate on the plans the required local exhaust for the Bathroom' per MC R1507.4.
g. Indicate on the plans the proposed method of meeting the `make-up air' and
`combustion air' requirements for the installation of the furnace and dryer in the
enclosure of the `Laundry' per MC G2407.
h. Indicate on the plans the minimum required beam to support the loads over the new
windows in the north wall of the `Recreation Room'.
i. Indicate on the plans the minimum column to support the loads below each end of
beam `7' — 4x8 DF #2 — over the window in the south wall of the `Master Bath'.
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j. Clarify on the plans the represented width of the `raised shear wall' along the east
side of the garage door opening. It does not appear to meet the minimum width
specified on detail `2/A-201' — Raised Shear Wall.
k. Indicate on the plans the proposed orientation of the deck joists used to support the
`Enlarged Deck' to guide proper review, construction, and inspection. Of particular
concern are the cantilevered framing members required to support the cantilevered
portion of the deck at the northwest corner of the structure.
1. Indicate on the plans the minimum column to support the loads below each end of
beam `13' — 6-3/4 MS GLB — over the north end of the `Garage'.
m. Indicate on the plans the minimum required `widened' or isolated footing to support
the cumulative loads below the east end of beam `13' — 6-3/4 MS, the west end of
the `(N) 4x12 DF #1 header if needed' on sheet `A-103' — Roof Structure, and the
north end of the east -most beam `3' — 3-1/2x12 GLB — over the `Living Room' on
sheet `A-103' —Roof Structure.
n. Indicate on the plans the minimum required beam to support the floor loads over
`CL-1' and the south end of the `Garage'.
o. Indicate on the plans the minimum column to support the loads below each end of
beam `15' — 3-1/2x9-1/2 GLB — over the opening to `CL-l' in `Bedroom 1'.
p. Indicate on the plans the minimum column to support the loads below each end of
beam ` 16' — 4x 12 DF #2 — over the window in the south wall of the Bedroom 1'.
q. Indicate on the plans the minimum required beam to support the loads over the new
window in the west wall of the `Bedroom 1'.
r. Clarify on the plans the callout for the 24"x24"x10" isolated footing to be used to
support the loads below the north end of the `(E) roof ridge beam (used to support
the east end of beam `4'). It appears to be undersized for the loads anticipated by the
represented construction and the loads noted in the provided structural calculations
for the `existing ridge with new loading'. Note: the beam calculation for beam `4'
does not appear to reflect the actual loading conditions — the loads from the
connections of beams `3' result in a greater load at the east end of the beam instead
of the uniform roof loading shown.
6. Beam Schedule
a. Beam 11 - Indicate on the plans the required orientation of the `HGUS 5.5/10' beam
connector to support the loads when constructed as represented in the provided
structural calculations.
b. Beam 13
i. Clarify on the plans the specified size of the beam.
ii. Indicate on the plans the minimum required beam connector and its
orientation to support the loads when constructed as represented in the
provided structural calculations.
On sheet A-102 — 2nd Floor Plan:
7. 2nd Floor Plan (N)
a. Indicate on the plans the installation of the natural gas fueled fireplace in the `Master
Bedroom' noted on the City of Edmonds `Residential Building Permit Application'.
b. Indicate on the plans the required smoke alarm per IRC R314.2.2.
c. Indicate on the plans the required carbon monoxide alarm per IRC R315.2.2.
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d. Indicate on the plans the required local exhaust for the following areas per IRC
R1507.4:
• Kitchen
• Guest Bath
• Master Bathroom
• Master Bathroom water closet
• Master Bathroom shower enclosure
* Include CT A4 ratings q/.' fans on plans
e. Clarify on the plans the note "Expand deck to maximum of 20' front yard setback"
regarding the deck serving the `Master Bedroom'. Additional information
supporting structural changes in that area could not be found elsewhere in the
provided construction documents.
f Provide on the plans a detail and a reference to it for the minimum required
construction to transfer the lateral loads from the shear wall along the north side of
the `Living Room' — wall line `A' level `2' in the provided structural calculations —
to the shear walls below.
g. Clarify on the plans the difference in the indicated `new' roof beams noted along the
south side of the structure and of that proposed on sheet `A-103' — Roof Structure
and Roof PI (N).
h. Indicate on the plans the minimum `typical' beam to be used to support the loads
over various openings for windows and doors.
i. Clarify on the plans the callout for beam `6' — 3.5x11.25 GLB — to be used to support
the loads over the `bifold glazed doors' in the north wall of the `Living Room'. It
appears to be over spanned and deflects beyond that allowed per IRC Table R301.7
when subjected to the design loads. The size of the beam also appears to be different
than that indicated in the provided structural calculations (for a shorter span).
j. Indicate on the plans the minimum column to support the loads below each end of
beam `6' — 3.5x11.25 GLB — over the `bifold glazed doors' in the north wall of the
`Living Room'.
k. Clarify on the plans the callout for beam `6' — 3.5x11.25 GLB — to be used to support
the loads over the `bifold glazed doors' in the north wall of the `Master Bedroom'. It
appears to be over spanned and deflects beyond that allowed per IRC Table R301.7
when subjected to the design loads. The size of the beam also appears to be different
than that indicated in the provided structural calculations (for a shorter span).
1. Indicate on the plans the minimum column to support the loads below each end of
beam `6' — 3.5x11.25 GLB — over the `bifold glazed doors' in the north wall of the
`Master Bedroom'.
m. Clarify on the plans the callout for beam `7' — 4x8 DF #2 — to be used to support the
loads over the window in the south wall of the `Master Bath'. It appears to be over
spanned, fails in bending and in shear, and deflects beyond that allowed per IRC
Table R301.7. The span of the beam and the various loads indicated in the provided
structural calculations do not appear to reflect that anticipated by the represented
construction. With the revision of'the window size. A 4"X8"DF #I header is still
indicated on the plans. A 4"x8"DF #I header is still over stressed f6r the conditions
and does not match the revised engineering submitted Clarify which beam, is to be
used and change on the plans.
n. Indicate on the plans the minimum column to support the loads below each end of
beam `7' — 4x8 DF #2 — over the window in the south wall of the `Master Bath'.
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On sheet A-103 — Roof Plan:
8. Roof Structure
a. Clarify on the plans the note "(N) 4x12 DF #1 header if needed" below the north end
of the existing roof ridge beam. There does not appear to be a specified determinant
regarding the `need' of the header. Typically, a note is added to `verify' the presence
of a beam determined to be the minimum necessary to support the design loads.
b. Clarify on the plans the means to be used to support the existing north -south oriented
roof beams over the east portion of the structure. The work represented on sheet `A-
102' — 2nd Floor Plan (N) — appears to include the removal of bearing walls, similar
to that on the west side of the structure.
On sheet A-400 — Details:
9. Detail 2 — Holdown / Shearwall Schedule - Clarify on the plans the callout for the "SET"
epoxy to be used for the post -installed anchorage of the `HTT4' tension tie. Specified
epoxies must be tested in accordance with the International Code Council (ICC—ES's)
Acceptance Criteria for `Adhesive Anchors in Concrete Elements' (AC308) for use in this
type of installation.
10. Detail 3 — Roof Girder Detail — Provide as part of a complete permit application submittal
information from the `closed cell spray foam insulation' manufacturer regarding the air-
permeability/air-impermeability and the `R-value' per inch of applied product to meet the
requirements of IRC R806.5.
On sheet A-401 — Details:
11. Detail 1 — Stair Section — Indicate on the plans the required construction to limit the passage
of a 4-inch sphere between the open risers per IRC R311.7.5.1.
On the provided structural calculations:
12. Sheet 5.1 — Clarify the difference in the number and length of shear walls indicated along
wall line `A' on level `2' and of that represented on sheet `A-102' — 2nd Floor Plan (N).
Verify the effect upon the design of the shear walls on level ` 1' .
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