2015-0375 Mietzner SFR2 - Williams.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 5, 2015
TO: Mietzner Brothers Properties, LLC
mikem@mietznergroup.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0375
Project: Mietzner SFR
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Project Address: 20607 85 Place W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments. Items that recur on this list appear in italics.
General Review Note:
During the review of the resubmitted construction documents, changes appear to have been made to
the plans beyond those in response to the earlier plan review comments. Just as with the changes
made in response to plan review comments, all other changes are required to be clouded, or
otherwise highlighted, and be accompanied by written notes explaining the change. Otherwise,
additional review time is required and possibly additional plan review fees.
On sheets A1- Elevations and A4 First Floor:
1.Clarify the note NFPA 13-R Fire Protection System. Such a system requires all spaces to
be sprinklered, including closets, small bathrooms, pantries, attics, and other concealed
spaces non-living spaces. While permitted, it is not a required or typical installation in a
single family residential structure.
On sheet A3 Foundation:
2.Foundation/Basement
a.Clarify the callout for detail 4/A3 minus slab for the required foundation
construction on the north and east sides of the crawl space below the
Office/Den/Bedroom 2 and the Kitchen. It does not appear to correspond with
the anticipated construction represented on sheet A2 Rear Elevation. In addition,
the elimination of the slab requires an alternative means to resist sliding of the
footing.
b.Clarify the callout for the 6x12 beam to be used to support the loads at the east end
of the deck joists. It appears to be over spanned, fails in bending, and deflects
beyond that permitted by IRC Table R301.7. It appears that the center post was
eliminated from the prior submittal.
c.Indicate on the plans the required widened footing to support the loads below the
north end of the beam over the window in the east wall of Bedroom 4. The
typical footing appears to be undersized for the loads anticipated by the
represented construction. The review comment response states Footing in Bedrm 4
(actually B3) widened to 24 clouded on A3. No change appears to have been
made to the resubmitted construction documents (Bedroom 3 is represented in the
southeast corner of the structure, below the Master Bedroom walk-in-closet and
bathroom, on the submitted construction documents).
d.Clarify the callout for detail 4/A3 minus slab for the required foundation
construction on the west side of the crawl space below the Dining Room and the
Entry. It does not appear to correspond with the anticipated construction
represented on sheet A1 Front Elevation or the provided structural calculations.
In addition, the elimination of the slab requires an alternative means to resist sliding
of the footing.
e.Indicate on the plans the required foundation construction on the east side of the
garage and of the crawlspace to the south of the garage (shearwall line B) per the
provided structural calculations.
f.Eliminate from the plans the callout for detail 2/A6 on the west side of the crawl
space below the Dining Room and the Entry. There does not appear to be any
framed window openings at that location.
3.Detail 9 Clarify the callout for the 18x18x8 pads to support the loads below each end of
the 6x12 deck beam and the east ends of the beams supporting the roof over the deck. They
appear to be undersized for the loads anticipated by the represented construction. The
removal of the center post below the 6x12 deck beam has resulted in greater loads at the
north and south ends of the beam.
4.Detail 15 Indicate on the plans the required depth of 12 inches below top of slab for
interior footings supporting bearing walls per IRC R403.1.4.2.
On sheet A4 First Floor:
5.First Floor
a.Indicate on the plans the required minimum beams to be used to support the loads
over the Covered Outdoor Living. The review comment response states Covered
Outdoor Living beams calced (sic) clouded on A4 and beam calc (sic) attached.
No change appears to have been made to the resubmitted construction documents.
Beams (8x12s) have been added to the deck framing on the north and south ends of
the deck on sheet A3 Foundation/Basement that may have intended to be
represented on sheet A4.
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b.Clarify the callout for the 4x12 HF #2 beam to be used to support the loads over the
east window in the Master Suite. It appears to be over spanned and fails in
bending. The loads from the east end of the girder truss do not appear to have been
accounted for in the provided beam calculations. The review comment response
states Master suite E window beam calc (sic) redone clouded on A4 and beam
calc (sic) attached. No change appears to have been made to the resubmitted
construction documents. The beam calculation appears to be for the loads over the
east window in the Sitting Room.
c.Indicate on the plans the minimum required post (trimmers) to support the loads
noted in the provided beam calculations below the north end of the 4x12 beam to be
used over the east window in the Great Room.
On sheet A6 Details:
6.Detail 20 Typical Stair Detail - Clarify the note to Firestop adjacent walls per 708.2.1..
There is no section 708.2.1 in the IRC or the IBC.
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