2013-0065 Sunderland SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 25, 2013
TO: Ken Mattson
kenmattsonandassoc@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-0065
Project: Sunderland SFR
Project Address: 818 Aloha Street
During a review of the plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Please provide written responses as to where the
changes can be found on the plans, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
General Notes:
1.The project structural engineer requires the structure to be built on undisturbed soil with a
minimum 2000 pound-per-square foot (psf) bearing capacity. Since there has been two
permits issued for fill at this location (BLD1987-0657 and BLD1994-0770), a geotechnical
report prepared by a licensed geotechnical engineer is required to determine the suitability of
the site for the construction of the structure as proposed.
2.Page 3 of the architectural plans and the site plan indicate that the lower level living space is
to be used as an accessory dwelling unit (ADU). Provide a detail representing the required
1-hour fire-resistance rated construction per R302.3. Indicate the means to be used to heat
the ADU and the location of the electrical panel serving the ADU. Access to the hot water
tank and water service shut-off must be provided for the ADU tenant.
3.Indicate in square feet the area of the living space, garage, covered porches, decks, etc.
4.Indicate the means to be used to provide whole-house ventilation per M1508.
5.Indicate the option to be used to meet the building envelope requirements of WSEC Chapter
6.
6.Indicate the means to be used to obtain the required additional energy credit per WSEC
Chapter 9.
On page 2:
7.Foundation Plan - Provide a reference where applicable to detail 5/2 to guide proper
construction and inspection.
8.Foundation Plan - Provide a reference where applicable to the Sunderland Garage Ret.
Wall detail from page 2 to guide proper construction and inspection.
9.Foundation Plan Provide a reference where applicable to detail 3/4 to guide proper
construction and inspection.
10.Foundation Plan Provide a reference where applicable to detail 4/4 to guide proper
construction and inspection.
11.Foundation Plan - Provide crawl space ventilation calculations indicating the size of
ventilation openings required at the locations shown to meet the requirements of R408.1.
Use of wood or metal louvers can reduce the net free area to below that required see
G2407.10.
12.Foundation Plan - Clarify the location of the 24x24x8 footings supporting the point loads
beneath Beam 4. They do not appear to be centered beneath the posts.
On page 3:
13.Section Thru Lower Floor Wall Slab Joint Indicate the required foundation
dampproofing per R406.1.
14.Section Thru Lower Floor Wall Slab Joint Indicate the required 4-inch-thick base course
for the concrete slab per R506.2.2.
15.Section Thru Lower Floor Wall Slab Joint Indicate the required 6-mil vapor barrier for
the concrete slab per R506.2.3.
16.Typical Wall Section Indicate the required R-49 attic insulation for flat ceilings per WSEC
Table 6-1.
17.Typical Wall Section Indicate the required R-30 floor insulation per WSEC Table 6-1.
18.Typical Wall Section Clarify the Conc. Wall and Conc. Ftg. dimensions indicated as
typical. None of the footings and foundations represented elsewhere in the construction
documents are of that size.
On page 4:
19.Lower Floor Plan Provide a reference where applicable to detail 3/4 to guide proper
construction and inspection.
20.Lower Floor Plan Indicate the required 100 cfm source specific exhaust fan in the kitchen
per M1507.3.1.
21.Lower Floor Plan Indicate the required 50 cfm source specific exhaust fan in the laundry
per M1507.3.1.
22.Lower Floor Plan Indicate the required makeup air in the laundry room per IMC 504.5.
Louvered doors or openings/grilles into other spaces may be used to meet the requirements.
Other limitations may arise if a gas dryer is installed.
23.Indicate the 10-foot- and 6-foot-long SW-1 braced panels (in addition to the 8-foot-long
panel shown) along braced wall line 1 per the provided structural calculations.
On page 5:
24.Main Floor Plan Provide the required access for the master bathroom tub pump (if jetted)
and the tempering valve per UPC 414. The tempering valve can also be installed at the
water heater.
Page 2 of 3
25.Main Floor Plan Clarify the floor framing below all areas not shown in the Lower Floor
Plan on page 4 Utility Room, Kitchen, Dining Room, Master Bedroom, Master
Bathroom, and Sitting Room. Indicate the required framing members, orientation of joists,
etc.
26.Main Floor Plan Indicate the required under-floor access for the space below the areas
noted in item #22 per R408.4.
27.Main Floor Plan - Provide a reference where applicable to detail 2/2 to guide proper
construction and inspection.
28.Main Floor Plan - Provide a reference where applicable to detail 1/5 to guide proper
construction and inspection.
29.Main Floor Plan - Indicate the 10-foot- and 8-foot-long SW-1 braced panels along braced
wall line 1 per the provided structural calculations.
30.Main Floor Plan Clarify the callout for the #1 Doug-fir 6x8 beams over the garage door
openings. They appear to be over spanned.
31.Main Floor Plan Clarify the callout for Beam 3 3-1/2x9 24F-V4 GLB it appears to be
over spanned. The loads noted in the provided structural calculations are too low.
32.Main Floor Plan Indicate the required #2 Hem-fir 4x12 beam (Beam 5) supporting the
south end of Beam 3 per the provided structural calculations.
33.Main Floor Plan - Clarify the callout for Beam 6 3-1/2x13-1/2 24F-V4 GLB it appears
to be over spanned. The loads noted in the provided structural calculations are too low.
34.Main Floor Plan Clarify the roof framing over the Gallery there appears to be a couple
of beams missing (see Section Thru Entry-Gallery-Great Floors on page 3).
35.Main Floor Plan Indicate the required posting to the foundation below each end of beams
1 through 6.
36.Main Floor Plan - Provide attic ventilation calculations indicating the means to be used to
meet the requirements of R806.1.
Page 3 of 3