0576_001.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 12, 2018
TO: Christine Greene
clu•isti►ie@!yanrhodesdesi ,,n. s.com
FROM: Chuck Miller, Senior Plans Examiner
cliuck. m it ler(cedmondswa.g,ov
RE: Plan Check: BLD2018-1405 — Pt review
Project Address: 923 Glen Street
Project: Heldridge SFR
Scope: Construct SFR w/attached garage — IRC one -family dwelling— VB
construction — NFPA 13D sprinkler system required — mechanical and plumbing
included - fire sprinkler, yard irrigation, etc. under separate permits
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. Only those sheets specifically referenced as follows need to be resubmitted.
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.
General plan review comments:
1. Provide a statement from the project geotechnical engineer verifying the review of the final
development plans for the proposed project as specified on page 4 in the report prepared by
Geotech Consultants, Inc. — Geotechnical Engineering Study — JN 183 81 — CONCLUSIONS
AND RECOMMENDATIONS — GENERAL.
2. The unique and specific nature of the work 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
• Soil Preparation/Compaction
3. Indicate on the plans the selected options proposed to develop the required minimum
number of credits per Washington State Ener 7v Code (WSEC) 'Additional Energy
Eiiiciency Reyuirc:tnettis' R40o.2. �wi p % :Y "
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On sheet A0.3 —PROPOSED FOUNDATION PLAN: f �eC+arJ
4. PROPOSED FOUNDATION PLAN — Eliminate from the plans, or update to correspond
with that represented on sheet `S2.1' — Foundation Plan— the `dashed' lines indicati�ngcth
footings below the foundation walls. jQn^,4 *`. A,\ �xAv' ,�G6� 6
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
concern is the method of providing the .minimum required insulation in those walls
not near a foundation wall.
b. Indicate on the plans the requirement that a separate permit be obtained for the
installation of a `future elevator'.
c. Change on the plans for the stairs connecting 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.
6. 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.
On sheet Al. I — 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.
Page 2 of 7
c. Indicate on the plans the required installation of a door complying with WSEC Table
R402.1.1 for the door the opening between the `Winter Garden' and the `MUD
ROOM' per WSEC R402. I/R402.2.4.
d. Indicate on the plans the required connection ofthe `IN 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 the residence per IRC R302.5.1.
f Tndicate on the nlanc the rermired installatinn of an oil/wate.r senarator cervina ac the
floor drain in the `GARAGE' per the City of Edmonds Engineering Division of the
Public Works Department. The oil/water 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 `Mt1D ROOM' to that applicable
on sheet `A5.1' — PROPOSED INTERIOR ELEVATIONS.
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ieated
size of the wall base and of that noted on sheet `A3.1' — TYPICAL WALL SECTION — and
on various elevations.
On sheet A1.2 — PROPOSED CLERESTORY WINDOW PLAN:
— — ted
size of the wall base and of that noted on sheet `A3.1' — TYPICAL WALL SECTION — and
on various elevations. 400vwPil n1T -
On sheet A3.0 — PROPOSED BUILDING SECTIONS:
-� 10. Section I — 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 IRC 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 (mini pressed �; ?CIO
installation of the batt insulation — see WSEC Appendix Table A 101.4. pdate (�c
the information on other sheets (i.e. sheet `A3.1' — TYPICAL CTION) 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.
Page 3 of 7
. * 11. Section 2 — PROPOSED BUILDING SECTION 2
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'.
b. Clarify on the plans the represented location of the `R-10' insulation of the exterior
`headers' — see also plan review comment `9.b'.
On sheet A4.0 — TYPICAL WINDOW & DOOR DETAILS — WINDOW SCHEDULE:
12. Deta;l 3 _ TVPT(4 T AXIIATiInUf uF A T)FR _ f larif' on the plans *he represented location of
the `R-10' insulation of the exterior `headers' — see also plan review comment `9.b'.
13. TNDOW 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.
On sheet S 1.1— 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'.
it. 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. — JN
18381 — 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.
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 corner
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 corner
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.
Page 4 of 7
On sheet S2.2 — Main Floor Framing Plan:
16. Main Floor Framing Plan
a. Clarify on the plans the callouts to holdown `HDUS' at the following locations:
• The south end of the 31/zx I I % LSL over the `GENERAL STORAGE'
• The east end of the 31/2xl 1'/8 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 fire sprinkler system by the Fire
Marshal.
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 ` 1' 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.
f. Clarify on the plans the callout for the `PT 4x10' 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 `2' in 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 2x10' 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 `4' in 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.
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 31/zx111/4' over the `K.ITCHEN'
represented on sheet `S2.4' — High Roof Framing Plan.
Page 5 of 7
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
`A1.l' — PROPOSED MAIN FLOOR PLAN. Of particular concern is that typically
required per IRC R802.9.
On sheet 52.4 — High Roof Framing Plan:
18. 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 `1' 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 `A1.1' — 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%4x 111/4) and of that noted for item `2' on sheet `V 1' 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 51/4x11'/4'.
*Note regarding product availability — Most engineered wood product manufacturers
produce members (PSL, LSL, LVL) with a depth of 111/4 inches for use with 2x12
sawn lumber, in addition to the 1 V/8 inch depth typically used with wood 'I -joists'.
A 51/4 inch wide LSL would typically require a `build-up' of three 13/4 inch wide
members, or a 31/2 inch wide with a 13/4 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 structure (4xl2) and
of that noted for item `3' on sheet `V 1' 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 corner of the `LIVINGTDINING' areas) of the
beam over the east side of the `LIVING' area (RIPPED LSL 31/zxl It/4).
On sheet 53.1— 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.
Page6of7
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
22. 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 `52.3' — Low Roof
Framing Plan - and of that noted at the corresponding locations on sheet `A1.3' —
PROPOSED ROOF PLAN.
On sheet El. I — ELECTRICAL/LIGHTING PLAN — MAIN FLOOR:
23. MAIN FLOOR LIGHTING/ELECTRICAL PLAN — Indicate on the plans the outlet/switch
for the following fixtures represented on sheet 'At, V — PROPOSED MAIN FLOR PLAN:
• The 110 CFM exhaust fan in the `WINTER GARDEN'
• The 1200 CFM exhaust fan in the `KITCHEN'
Page 7 of 7