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RYAN RHODES DESIGNS
City of Edmonds Corrections Summary
Project Address:
Project Number:
10535121h Ave NW
Seattle, WA 98177
BLD2018-1405
Correction Notice Date December 12, 2018
Corrections 1 BUILDING DIVISION
01 /04/2019
Reviewer: Chuck Miller
Submitted by: Christine Greene
Ryan Rhodes Designs, Inc.
303 Nickerson St
Seattle, WA 98109
Corrections have been made directly on the plans. The following is a list of how the requested corrections
were individually addressed:
General Plan Review Comments
1. Provide a statement from the geotechnical engineer verifying the review of the final development for the proposed
project as specified on page 4 in the report prepared by Geotech Consultants, Inc. —Geotechnical Engineering Study—
JN 18381—Conclusions and Recommendations —General.
4 Please refer to the Geotechnical Engineer's correction letter response: 18381 — Stormwater Review
Response Letter— Heldridge.pdf
2. The unique and specific nature of the worts necessary to complete your project requires special inspection per IBC
1704. A City of Edmonds "Special Inspection and Testing Agreement" (see the end of these comments) for the
following work will need to be completed and returned prior to permit issuance.
• Site Excavation
• Soils Preparation/Compaction
+ Per email with Permit Coordinator on 0312112019, "Special Inspection and Testing Agreement" is to
be filled out and returned upon issuance.
3. indicate on the plans the selected options proposed to develop the required minimum number of credits per
Washington State Energy Code (WSEC) "Additional Energy Efficiency Requirements" R406.2.
+ 3.5 credits are already being proposed to meet WSEC R406.2 requirements. We are proposing 1 a:
Efficient Building Envelope; 3a: High Efficiency HVAC Equipment; 5a: Efficient Water Heating; and
5c: Efficient Water Heating. Please see Sheet G1.0.
4 Window Schedule @ Sheet A4.0 already calls for U factor of 0.28.
+ R-10 rigid insulation has already been called out at building sections. Please see Sheets A3.0 and
A3.1. Additional note has been added to floor plans: See Sheets A1.0 and AU.
4 Corrected note at floor framing from R-30 to R-38 above unheated spaces. Please see Sheet A3.0.
Additional note has been added to 'Lower Level Floor Plan'. Please see Sheet A1.0.
4 Proposed Boiler has already been called out at Sheet G1.0. However, additional note has been added
to 'Lower Level Floor Plan'. Please see Sheet A1.0.
4 Note about Kitchen Sink, Shower Heads, and Lavatory Faucets Flow Rate has already been called out
on Sheet G1.0. However, additional notes have been added to floor plan sheets. Please see Sheets
A1.0 and Sheets A1.1.
4 Proposed Gas Water Heater has already been called out at Sheet G1.0. However, additional note has
been added to 'Lower Level Floor Plan'. Please see Sheet A1.0.
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RYAN RHODES DESIGNS
On Sheet A0.3 -Proposed Foundation Plan:
4. Proposed Foundation Plan —Eliminate from the plans, or update to correspond with that represented on Sheet S2.1,
Foundation Plan, the `dashed' lines indicating the footings below the foundation walls.
4 Proposed Foundation Plan, Sheet A0.3, needs to remain for `top of concrete height information,'
however, it has been updated to correctly correspond to structural Sheet S2.1.
On Sheet A1.0 -Proposed Lower Floor Plan:
5. Lower Floor Plan
a,) Define on the plans those walls serving as the 'building thermal envelope' in the area of the `MECH ROOM' and
the 'UNHEATED GARDEN STORAGE'. Of particular concem is the method of providing minimal required insulation in
those walls not near the foundation wall.
b.) Indicate on the plans the requirement that a separate pennit be obtained for the installation of a `future elevator.
c.) Change on the plans for the stairs connecting to the lower level to the main level the proposed height of the risers
from 7'-0" to 7°.
d.) Indicate on the plans the required fire protection of the floor assembly per IRC R302.13, with the noted
exceptions. Of particular concern are those areas that may not be required to be protected with an automatic fire
sprinkler system by the Fire Marshal.
4 a.) East wall adjacent to Mech. Room serves as the "building thermal envelope" insulated wall
between the unheated and heated spaces. A note has been added to include R-38 Batts above the
unheated space. Please see `Lower Level Floor Plan' @ Sheet A1.0 as well as `Building Section 2' @
Sheet A3.0.
4 b.) Note, "FUTURE ELEVATOR WILL REQUIRE A SEPARATE PERMIT TO BE OBTAINED," has been
added to floor plans. Please see Sheets A1.0 and A1.1.
+ c.) Careless riser height misinformation has been corrected. (Thank you for catching that.)
4 d.) We're proposing to use 518" GWB throughout. This includes all walls and ceilings, everywhere. A
note has been added reciting R302.13, verbatim, to all floor plan sheets. Please see Sheets A1.0-A1.1.
6. Please General Plan Notes: Note 17—Clarify on the plans the difference in the indicated size of the wall base and of
that noted on sheet A3.1—Typical Wall Section —and on various elevations.
4 10 Base has been corrected at General Plan Notes. Please see Sheets A1.0-A1.2.
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RYAN RHODES DESIGNS
On Sheet A1.1—Proposed Main Floor Plan:
7. Main Floor Plan
a.) Indicate on the plans the proposed location for the installation of the heat pump listed on the City of Edmonds
'Residential Building Permit Application'. Of particular concern is the Planning Division prohibition of elements greater
than 30 inches in height above grade within the building setback.
b.) Eliminate from the plans the reference to, and information from, International Residential Code (IRC) Section
R1004 regarding the installation of the fireplace. Chapter 10 of the IRC regulates the installation of solid -fuel fireplaces.
The installation of a gas fireplace must comply with the applicable provisions of IRC Chapter 24.
c.) Indicate on the plans the required installation of a door complying with WSEC Table R402.1.1 for the door in the
opening between the 'Winter Garden' and the 'Mud Room' per WSEC R402.1/R402.2.4.
d.) Indicate on the plans the required connection of the Floor Drain' serving the 'Winter Garden' to the sanitary
drainage system per the City of Edmonds Engineering Division of the Public Works Department.
e.) Indicate on the plans the required installation of self -closing device for the door protecting the opening between
the garage and residence per IRC R302.5.1.
f.) Indicate on the plans the required installation of an oiUwater separator serving as the floor drain in the 'Garage' per
the City of Edmonds Engineering Division of the Public Works Department The oil4vater separator must be directly
connected to the sanitary drainage system.
g.) Add to the plans an interior elevation callout at the 'Kitchen Island' to those applicable on Sheet A5.1—Proposed
Interior Elevations.
h.) Add to the plans an interior elevation callout at the 'Mud Room' to that applicable on Sheet A5.1—Proposed
Interior Elevations.
i.) Clarify on the plans the callout at the 'Mud Room' to a West elevation' on Sheet A5.0—Proposed Interior
Elevations.
j.) Change on the plans for the stairs connecting the main level to the lower level the proposed height of the risers
from 7'-0" to 7".
+ a.) Heat pumplCompressor location has been called out on the plans. It will be located above the
Winter Garden on the roof. Please see Sheets A1.2 and AU. No setback issue.
+ b.) IRC Chapter 10 note has been removed. "The installation of a gas fireplace must comply with the
applicable provisions of IRC Chapter 24," note has been added in its place. See Sheet A1.1.
+ c.) Door Bug Dint108 has been added to door between Mudroom and Winter Garden on floor plan.
See Sheet A1.1. Please see revised Door Schedule at Sheet A4.0 to include newly bugged door note,
Dint108, shall comply with WSEC 11402.1.1111402.2.4.
+ d.) Floor Drain @ Winter Garden has been noted to drain to the sanitary drainage system per the COE
Engineering Division of the PWD. Please see Sheet AM.
+ e.) Door Bug Dint109 has been added to door between Mudroom and Garage on floor plan. See Sheet
A1.1. Please see revised Door Schedule at Sheet A4.0 to include newly bugged door note, Dintl09,
shall comply with and include a self -closing device per IRC R302.5.1.
+ f.) Oillwater separator has been called out @ Garage Floor Drain to be directly connected to the
sanitary drainage system. Please see Sheet A1.1.
4 g.) Interior Elevation Bug has been adjusted to include Sheet A5.1 as requested at the Kitchen Island.
See Sheet A1.1.
+ h.) Interior Elevation Bug has been adjusted to include Sheet A5.1 as requested at the Mudroom.
See Sheet A1.1
+ i.) This information is redundant. The Interior Elevation Bug calling out Sheets A5.015.1 shall suffice.
4 j.) Redundant correction. Please see response to Correction #5C.
8. General Plan Notes —Note 17—Clarify on the plans the difference in the indicated size of the wall base and of that
noted on sheet A3.1—Typical Wall Section —and on various elevations.
4 Redundant correction. Please see response to Correction 96.
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RYAN RHODES DESIGNS
On Sheet A1.2—Proposed Clerestory Window Plan:
9. General Plan Notes —Note 17—Clarify on the plans the difference in the indicated size of the wall base and of that
noted on sheet A3.1—Typical Wall Section —and on various elevations.
4 Redundant correction. Please see response to Correction #6.
On Sheet A3.0—Proposed Building Sections:
10. Section 1—Proposed Building Section 1
a.) Clarify on the plans the difference in the 'R-value' developed by the application of the specified minimum 2 inches
of 'closed cell sprayfoam insulation'. It does not appear to comply with that required per 1RC Table R806.5. As part of
the response to this plan review comment, provide specifications from the manufacturer of the product to be used for
verification of the air -impermeability and of that required to develop the minimum 'R-value'. Consideration must also be
given to the remaining depth of the rafter cavity and its effect on the proper (minimally compressed) installation of the
batt insulation —see WSEC Appendix A, Table A101.4. Update the information on other sheets (i.e. sheet A3.1'—
Typical Wall Section) as applicable to the response to the plan review comment.
b.) Clarify on the plans the represented location of the °R-10" insulation of the exterior headers'. While not
specifically required, the insulation is typically installed to the exterior side to extend the dew point to the outside of the
weather resistive barrier and avoid condensation within the wall cavity.
4 a.) 21b closed cell spray foam has an R-value of 6.5-7.0 per inch. The SPF (spray polyurethane foam)
has a complete air and moisture barrier at 1.5" thick. We are proposing 2" of closed cell spray foam,
which will account for R-14 of the required R-38 @ roof framing members, as well as the complete air
and moisture barrier. The rest of the required R-value within the thermal envelope will be produced
by the R-30 bait insulation @ 9.5" thick (uncompressed). Table R806.5 says the minimum R-value for
the air -impermeable insulation shall be R-10. We are achieving this with 2 inches of SPF. R806.5.5.1.3
says where both air impermeable and air -permeable insulation are provided, the air impermeable
insulation shall be applied directly under the structural roof sheathing, as is shown in the building
sections on Sheets A3.0-A3.1.1 believe I may have been writing R-values for open -cell spray foam. I
have corrected this in the building sections. Please see Sheets A3.0 and A3.1.
4 b.) We typically draw our rigid insulation at window and door headers at the inside face of framing so
that you can nail the sheathing into the headers, allowing for a more structurally sound envelope. If
it's not required, I'd prefer to leave it as drawn.
11. Section 2—Proposed Building Section 2
a.) Clarify on the plans the difference in 'R-value' developed by the application of the specified minimum 2 inches of
'closed sell spray foam insulation'.
b.) Clarify on the plans the represented location of the R-10 insulation of the exterior `headers' see also plan review
comment#10b.
+ a.) Please see response to Correction #10a.
4 b.) Please see response to Correction #10b.
On Sheet A4.0—Typical Window & Door Details —Window Schedule:
12. Detail 3--Typical Window Header —Clarify on the plans the represented location of the R-10 insulation of the
exterior `headers' see also plan review comment 10b.
4 Please see response to Correction #10b.
13. Window Schedule —Lower Level Window '008=Change on the plans the specified width in inches of the window
from '24' to '36' to correspond with that represented elsewhere on the plans.
+ Window 008 has been changed accordingly. Thank you.
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RYAN RHODES DESIGNS
On Sheet S1.1- General Structural Notes:
14. General Structural Notes
a.) CRITERIA
i. Note 1- Change on the plans the code regulating the construction of the proposed structure from
'SEATTLE BUILDING CODE' to 'INTERNATIONAL RESIDENTIAL CODE'.
ii. Note 2 - Clarify on the plans the difference in the various values indicated regarding the seismic design
considerations and of that noted on page 5 of the geotechnical engineering study prepared by Geotech Consultants,
Inc. - JN18381- dated September 12, 2018 - provided as part of submittal documents.
b.) WOOD - Specify on the plans the minimum required species and layup for the glued laminated (glulam) timbers
to be used.
4 Please see Structural Engineer's correction response letter.
On Sheet S2.1- Foundation Plan:
15. Foundation Plan
a.) Represent on the plans the various retaining walls noted on sheet `A0.3' -PROPOSED FOUNDATION PLAN. Of
particular concern are those walls that may be subject to an unbalanced backfill of greater than 4 feet and those
supporting a surcharge from vehicles. References to applicable details should be provided to guide proper construction
and inspection.
b.) Indicate on the plans the minimum required 'widened' footing at the southeast comer of the lower floor'GUEST
BEDROOM' to support the anticipated loads from the 'HIGH ROOF FRAMING', the 'LOW ROOF FRAMING', and the
MAIN FLOOR FRAMING' above.
c.) Indicate on the plans the minimum required Widened' footing at the southeast comer of the lower floor'LIVING
ROOM' to support the anticipated loads from the 'HIGH ROOF FRAMING', the 'LOW ROOF FRAMING', and the 'MAIN
FLOOR FRAMING' above.
4 Please see Structural Engineer's correction response letter..
On Sheet S2.2 - Main Floor Framing Plan:
16. Main Floor Framing Plan
a.) Clarify on the plans the callouts to hold-down `HDUS' at the following locations:
The south end of the 3-112x11 % LSL over the 'GENERAL STORAGE'
The east end of the 3-1/2x11 % LSL over the 'UNHEATED GARDEN STORAGE'
b.) Provide on the plans a `column schedule' corresponding with those elements 'marked' with a `number within a
diamond' specifying the minimum required post to support the anticipated loads.
c.) Indicate on the plans the required fire protection of the floor assembly per IRC R302.13, with the noted
exceptions. Of particular concern are those areas that may not be required to be protected with an automatic tire
sprinkler system by the Fire Marshal.
4 c.) Please refer to Architectural Corrections #5d. (Please refer to Sheets A1.0-A1.2 for added 'Fire
Protection of Floor Notes.') This is not a structural issue.
d.) Clarify on the plans the callout for the `PT 6x10' to be used to support the south ends of the deck joists adjacent to
the stairs. It appears to be over spanned and fails in bending. The length of the span used for item `V in the 'vertical
design' on sheet'V4' of the provided structural calculations appears to be less than that suggested on sheet A1.0' -
PROPOSED LOWER FLOOR PLAN - and the total load used does not appear to reflect the required live load for
exterior decks per IRC Table R301.5. *Note regarding product availability - The wood species used for the majority of
pressure -preservative -treated (PT) sawn lumber is typically `HEM FIR' due to its lower specific gravity, allowing the
preservative to penetrate more deeply during the pressurization process. While PT Douglas -fir is commercially
available, it is often only available as a 'special -order'.
e.) Clarify on the plans the callout for the 'HU' hanger to be used to support each end of the 'PT 6x10' supporting the
south ends of the deck joists adjacent to the stairs. The capacity specified by the manufacturer appears to be less than
the anticipated load.
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RYAN RHODES DESIGNS
f.) Clarify on the plans the callout for the 'PT 410' to be used to support the west end of the 'PT 6x10' adjacent to the
stairs. It appears to be over spanned and fails in bending. The point load indicated for item 7in the 'vertical design' on
sheet 'V4' of the provided structural calculations appears to be low.
g.) Clarify on the plans the callout for the 'PT 2x 10' to be placed at 16 inches on -center as deck joists. They appear
to be over spanned and fail in bending. The total load used for item Win the 'vertical design' on sheet 'V4' of the
provided structural calculations does not appear to reflect the required live load for exterior decks per IRC Table
R301.5. 'Wet Service Factors' and the 'Incising Factor' must also be applied per the National Design Specification for
Wood Construction (NDS) 4.3.
4 For all other Correction #s other than #16c, please see Structural Engineer's correction response
letter.
On Sheet S2.3 - Low Roof Framing Plan:
17. Low Roof Framing Plan
a.) Complete on the plans the detail callout along the west wall of the structure.
b.) Indicate on the plans the minimum required post at this level to support the anticipated loads below the 'RIPPED
LSL 3-1/2x11-1/4' over the 'KITCHEN' represented on sheet 'S2.4'- High Roof Framing Plan.
c.) Represent on the plans the framing details required to accommodate the roof openings for the 44*x60" skylights
over the 'WINTER GARDEN' noted on sheet'Al. V - PROPOSED MAIN FLOOR PLAN. Of particular concem is that
typically required per IRC R802.9.
4 Please see Structural Engineer's correction response letter.
On Sheet S2.4 - High Roof Framing Plan:
I & High Roof Framing Plan
a.) Clarify on the plans the callout for the 2x12-HF #2 to be placed at 24 inches on center over the 'Living' area. They
appear to be over spanned and fail in bending. The length of the span used for item 'V in the 'vertical design' on sheet
'V1' of the provided structural calculations appears to be less than the width of the room noted on sheet A1. V -
PROPOSED MAIN FLOOR PLAN - and does not include at least one-half of the required bearing length at each end
per the NDS 3.2.1.
b.) Clarify on the plans the difference in the specified material of the beam supporting the west -most ends of the eave
framing along the west side of the structure (RIPPED LSL 5-114x11-114) and of that noted for item 7on sheet 'V1' of
the provided structural calculations. The beam supporting the east -most ends of the eave framing along the east side
of the structure is also noted as a 'RIPPED LSL 5-1/4x11-114'.
*Note regarding product availability- Most engineered wood product manufacturers produce members (PSL, LSL,
LVL) with a depth of 11-114 inches for use with 2x12 sawn lumber, in addition to the 11% inch depth typically used with
wood 'i joists'. A 5.25 inch wide LSL would typically require a build-up' of three 1-314 inch wide members, or a 3-112
inch wide with a 1-314 inch wide member. The use of built-up' members typically requires a specification of the
fasteners used to join the individual members.
c.) Clarify on the plans the difference in the specified material of the E-W beam supporting the north end of the beam
along the west side of the stnrcture (412) and of that noted for item 'Yon sheet 'V1' of the provided structural
calculations.
d.) Indicate on the plans the minimum required post to support the anticipated loads below the north end (at the
inside comer of the 'LIVING%'DINING' areas) of the beam over the east side of the 'LIVING' area (RIPPED LSL 3-
1/2x11-114).
+ Please see Structural Engineer's correction response letter.
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RYAN RHODES DESIGNS
On Sheet SM - Typical Concrete Details:
19. Detail 8 - Retaining Wall Schedule - Provide as part of a complete submittal structural calculations supporting the
designs for the various wall heights. Of particular concern are those walls those supporting a surcharge from vehicles.
20. Detail 12 - Retaining Wall Schedule W/ Slab - Provide as part of a complete submittal structural calculations
supporting the designs for the various wall heights. Of particular concern are those walls those supporting a surcharge
from vehicles.
+ Please see Structural Engineer's correction response letter.
On Sheet S4.2 - Wood Framing Details:
21. Specify on the plans the minimum required attachment of the roof diaphragm to the framing member below in the
following details:
Detail 1- untitled
Detail 11- Interior Non -Bearing Wall
4 Please see Structural Engineer's correction response letter.
2Z Detail 2 - Exterior Non -Bearing Wall - Clarify on the plans the difference in the indicated maximum extent of the
eave where the detail has been specified on sheet 'S2.3' - Low Roof Framing Plan - and of that noted at the
corresponding locations on sheet A1.3'-PROPOSED ROOF PLAN.
4 Please see Structural Engineer's correction response: xxx.pdf
On Sheet E1.1 - ELECTRICAULIGHTING PLAN - MAIN FLOOR:
23. MAIN FLOOR LIGHTING/ELECTRICAL PLAN - Indicate on the plans the outlet/switch for the following fixtures
represented on sheet A1,1'- PROPOSED MAIN FLOOR PLAN:
The 110 CFM exhaust fan in the 'WINTER GARDEN'
The 1200 CFM exhaust fan in the 'KITCHEN'
4 Electrical plans have been revised to include both missing ventilation fans and their corresponding
switches. Please see revised Sheet E1.1.
303 NICKERSON ST I SEATTLE WA 98134 1206.632.1818 I RYANRHODESDESIGNS.COM