20160209094445.pdf4o4 SNAIIAP15H AVE SE
Chuck Miller, Plans Examiner
Building Division
City of Edmonds, WA
KENNEbr 05DORNE
(V5T011 DVILDING DESIGN
360 289 8628
Reference: Plan Check BLD2015-0318
Ballinger Square Apartment Remodel
7533 228th Street SW
For: Michael Strong
FEB () 8 2016
Orr)( Or, EDW)NDS
OCEAN SHORES, WA 98569
February 4, 2016
Construction VB
Occupancy R2
Area: 420 sq. ft.
The owner of the subject property for the permit application has asked me to review and
respond to the initial plan review commentary dated April 10, 2015. 1 found that review to
be very thorough and accurate.. On this document each deficiency will be addressedin
the order originally enumerated. The matching enumeration will also be referenced on
corrected copies of the plans. 2012 IBC will control.
1. FSD for this structure is 7' (to property line) along the north and west exposures..
To the east it is ^30'. The adjacent building is 14' away, so FSD would be % that,
however 705.3 allows treatment as a single building so long as 503 limits are not
exceeded. Controlling FSD of 7' mandates 1 Hr. FRR from both sides of the north
and west walls per table 602 and 705.5. The listed assembly will be 15-1.15 from
table 721.1(2): 5/8"type X GWB both sides, 2-1/4" type S screws 12" o.c.
2. Concrete landing of 36" x 36" exterior side of entry door.
3. Roof members have a 14' span, Live Load taken at 20 psf, Dead Load taken at 10
psf.. IBC 1604.3 calls for deflection limits for the ceiling joists of U180 and for the
rafters of U120. Both members are over -deflected at design loads. Roof/ceiling
assembly will be upgraded by the installation of "sistered" members across the
span. Prescriptive values are taken from IRC 802.4(2) for the ceiling joists at U240
and 802.5.1 (1) for the rafters at U180, both of which deflection limits exceed that
required. Species & grade: DF #2. Ceiling joists: 2 X 8 at 16" o.c.; Rafters: 2 X 8 at
16" o.c.
4. From IMC 403.3, the 35 sf bath requires 14 cfm and the 385 sf living areas require
96 cfm, for a total minimum of 110 cfm, most restrictive because the ventilation will
be intermittent: A whole -house exhaust fan will be provided in the bathroom on a
timer switch to give ACH of .35. 110 cfm for a volume of 3360 cu. ft. is 2 ACH, so
the timer switch may be set for 5/24 hrs.. Make-up air will be provided via window
vents, and the bath door will be undercut W to allow air passage.
5. R-21 wall insulation requires a 5-1'2" cavity. 2" furring will be added over the 2X4.
6. R-49 fiberglass insulation to be installed in attic, baffled at the eaves to insure air
passage above for the soffit vents A combination of soffit vents and high -side attic
vents will be verified for AM 50 or 403 sq. inches minimum net free area.
7. Stacked W/D unit now located on plan.
8. Roof members increased (sistered 2X8's)as per #3 above.
9. Wall insulation increased as per #5 above.
10. Ceiling insulation increased to R-49 per #6 above.
11. Slab perimeter insulation to be installed: 2" XPS foam for R-10, extending from sill
plate to full depth of monolithic footing edge. A gr. 304 26 ga. stainless steel "zee"
flashing shall be installed at the top of the insulation, under the siding, and extend
down 1-3/8"over the face of the foam. A parge coat, elastomeric, or bituthene
protective membrane is recommended over the exposed foam face.
Ken Osborne
Osborne Designs
e-mail: mayl_design4you@yahoo.com
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