20160129151055.pdfJanuary 21, 2016
Andrew Gahan
Plans Examiner
City of Edmonds
Re: Plan Check: BLDG2015-1103, 2nd Review
Mr. Gahan
This letter is in response to your plan review comments letter dated December 28, 2015. The text of your
comments is reproduced, in bold text, followed by our response, in italic text.
SCAN14ED
1. Please specify the framing members to be used to support the roof diaphragm.
This item has not been addressed. Specification of the framing members to be used is
required for several reasons, including structural adequacy and method of achieving the
proper insulation value.
See the Structural Notes on sheet S0.01 and the Roof Framing Plan on sheet S2.01.
2. Provide a double top -plate at the top of the wall.
OK
See the details and section on sheets A2.01, A2.02, and S2.01 and the Structural Notes on sheet
S0.01.
3. While IRC 403.1.4.1, Exception 3 exempts the foundation from requiring freeze protection, per
IRC 403.1.4 at the top of the same section requires that the footings be placed a minimum
of 12" below the undisturbed soil. Please revise.
A response to this item could not be found on the plans. Please specify the minimum depth.
of the footing to be used, or provide an alternate path of compliance. The above-referencedi
Exception 3 has a maximum eave height of 10', but the plans show the maximum eave height
is 10'-6". Please address this comment.
Seethe Foundation Plan and details on sheet S2.01. Also seethe Structural Notes on sheet S0.01.
4. Without the approval of an engineer, licensed in the State of Washington, per IRC 403.1 all
exterior walls are to be supported by continuous footings. Please revise.
In addition to 6" stem wall shown on the plans, the footing dimensions and reinforcing steel
to be used must be specified. In addition, the section view does not match foundation plan.
Please reconcile.
Seethe Foundation Plan and details on sheet S2.01. Also seethe Structural Notes on sheet S0.01.
Franklin Pacific Structural LLC
Structural Engineering Consulting
Seattle, Washington t: 206.352.3860 f: 206„621.7484
1�v
5. Please provide a framing plan showing the layout of the proposed floor and deck including
specification of the members to be used.
The framing plan provided does not address the deck framing. Please provide a framing plan
that shows how the deck is to be built. Is it cantilevered? Simple span with posts?
Additionally, it is unclear from the section view and framing plan how the structure is to bear
on the foundation. It appears there is some kind of pony wall/beam system? Please clarify
all of the above elements.
Seethe Foundation and Framing Plan and details on sheet S2.01. Also seethe Structural Notes on
sheet S0.01.
6. Provide a roof framing plan for the proposed structure including specification of the
members to be used and connections at the top -plate.
This item has not been addressed. The roof framing plan is required for the same reasons
given in Item#1.
See the Roof Framing Plan and details on sheet S2.01. Also see the Structural Notes on sheet
S0.01.
7. Specify the floor sheathing and nailing pattern to be used.
This item has not been addressed. Please specify the above elements on the
plans.
See the framing plan and details on sheet S2.01. Also see the Structural Notes on sheet S0.01,
8. Considering that the space will be heated, clarify how the structure will comply with Table
R402.1.1 of the 2012 Washington State Energy Code regarding insulation minimums.
It appears that the above items have been addressed; however more information is needed
to avoid unexpected expense and time lost during construction. The target values for
insulation per the above -referenced Code section are: R-38 @ roof, R-21 @ walls, and R-38 in
the floors. Typical methods of insulating, such as fiberglass batt insulation, may not work
within the spaces available. For instance, with fiberglass batt insulation within a 2x4 wall,
the maximum R -value possible is R-15. For that reason, specification of the method and
materials of insulation to be used for this structure is required.
See the Architectural Notes on sheet A0.01, the building section on sheet A2.01 and the wall types
on sheet A2.02
9. Provide a 50 CFM (minimum) exhaust fan in the proposed bathroom per Table IRC
M1507.4.
It appears that a smoke detector was provided in the bathroom (not required), but still no
exhaust fan could be found. Please provide an exhaust fan within the bathroom per the
above -referenced Code section.
See the Architectural Notes on sheet A0.01, the floor plan on sheet A2.0.
Sincerely,
Justin Franklin PE