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e. The master and bedroom 2 changes impact openings and structural framing on the west wall. <br /> f. The exterior door to the laundry room is missing. <br /> g. The kitchen area is missing. <br /> h. Stairs are required between the kitchen and living room. A guard is recommended along the step where <br /> stairs are not provided. <br /> i. The exterior stairs should specify handrails. <br /> j. Some new windows and doors are being installed. <br /> k. Specify the locations and types of heating and waterheating systems in the house. Tank waterheaters <br /> should specify seismic straps. <br /> 3. Several of the architectural comments from the last review letter have not been adequately addressed. Some <br /> items have been partially addressed with notes only. All work should be shown in the plans,such as the <br /> locations of smoke/CO alarms. Please review all architectural comments and updated the drawings <br /> accordingly. Generalized statements of code requirements and references to code sections should not be used <br /> in lieu of providing the requirements selected for this project in the construction drawings. <br /> 4. The interior of the house has generally been stripped of GWB, including the underside of the level below <br /> separating the parking area from the dwelling/sleeping areas. Insulation and GWB should be specified <br /> throughout the house. Details are recommended. The parking ceiling GWB should be increased for fire-rated <br /> construction. <br /> 5. The roof reconstruction appears intended to insulate the new 12-deep framing. This likely results in a non- <br /> vented roof. Details for non-vented roof construction are required. Insulation with R-38 batt will not suffice for <br /> a non-vented roof. Note that multiple details appear to be required due to deviations in the typical roof <br /> construction, such as shown in Detail C/5-2. <br /> 6. Continuing with the previous comment,the roof construction appears to be flat and lack any significant sloping <br /> for drainage. A roof plan is required along with details to provide drainage and weatherproofing. <br /> 7. The proposed expansion of the Bedroom 2 over the deck will require architectural and structural details to <br /> substantiate the work proposed. The structural drawings appear to have omissions demonstrating the load path <br /> in the deck area for the proposed expansion. Please note the following: <br /> a. This area is required to comply with the WSEC for insulating new conditioned area. <br /> b. Continuing with the previous comment,this area should also provide new energy credits. If the <br /> expansion is small, we will not take issue with not providing the credits. However,this should not be <br /> understood to say that we are waiving them; they are still required under code. <br /> c. The new area and dimensions of the room must still comply with the requirements of the IRC <br /> 8. The structural refraining of the roof appears to be incomplete, including but not limited to: <br /> a. Fasteners between roof joists and beams. <br /> b. Diaphragm edge fasteners between the rim joists and walls. <br /> c. Lap details for diaphragm chords. <br /> d. Missing load paths between the roof diaphragm and shear walls (e.g., Detail C/S-2). <br /> e. Joist stability blocking. <br /> 9. The project requires engineered design and the structural drawings have been prepared by a licensed <br /> engineer. The structural drawings should be sealed and signed by the FOR per RCW Sections 18.43.010, <br /> 18.43.020, and 18.43.070. <br /> 10. The proposed reframing of the roof appears to result in a heavy structure than the original construction. This <br /> results in an increase in the seismic load. In addition,the building already appeared to have insufficient shear <br /> wall lengths, placement, and load paths. A seismic analysis is required to substantiate the load path. The <br /> seismic analysis and detailing is required regardless of if the wind base shear force exceeds the seismic base <br /> shear force per IBC Section 1604.9. The load paths and shear wall design must comply with the current code <br /> requirements, including but not limited to: <br /> a. Chord design. <br /> b. Drag struts to shear walls, including increased forces due to irregulaties as required by ASCE 7-16 <br /> Section 12.3.3.4. <br /> c. Evaluation and upgrade of shear walls. <br /> 3 <br />