2016-0368 Bielas ADU 2nd Review.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 17, 2016
TO: Brandon Bielas
brandonjbielas@gmail.com
FROM: Andrew Gahan, Plans Examiner
nd
RE: Plan Check: BLD2016-0368 2 Review
Project: Bielas Residence
th
Project Address: 8623 244 Street SW
nd
During a 2 review of the plans by the Building Division for the above noted project, it was found
that the following information, clarifications, or changes require further attention. The original
comments are shown in italics and the text following each item is the current comment. Only those
items requiring further attention are shown.
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.
1.Please clarify on the plans how the R-10 (2 at perimeter) slab insulation requirements for
living space over slab on grade will be met per Washington State Energy Code (WSEC)
Table 402.1.1.
The R-10 perimeter insulation is required per Table 402.1.1 (Also see 101.4.3). This is
separate from the energy credits required in 406.2. Table 402.1.1 is just the baseline for
compliance. In other words, if it were new construction, this would be required. 406.2 is
intended to provide for a percentage of any project budget to improve the energy efficiency
of the structure. Much like in any commercial remodel/addition project, they have to
dedicate 20% of the budget to improving the accessibility (provisions for the disabled) of the
structure.
2.Please specify the path of compliance per R406 of the WSEC which states that additional
heated space up to 750 square feet requires 0.5 energy credit per Table R406.2.
Please provide the date of installation for your heat pump.
4.It should be noted on the plans that the insulation provided within the new exterior wall
where the garage door is currently shall to conform to the Washington State Energy Code
(WESC) Table R402.1.1, i.e. R-21 required. Either specify a 2x6 wall with batt insulation or
specify what insulation will be used in a 2x4 wall to achieve the required R-21 (such as
closed cell spray foam insulation. All existing walls are to be upgraded to the highest R-
value possible within the existing cavity. For example 2x4 framing will require R-15 if
fiberglass batt insulation is used.
Please note the insulation on the plans.
5.Please identify which bedroom window will comply with the emergency egress requirements
set forth in IRC R310.1.
Please clearly show on the plans which window will be used for egress. The plans
submitted contain illegible text.
10.Provide a double 2x10 minimum above the proposed or provide engineering showing that a
single 2x10 is structurally adequate.
OK Subject to field inspection
11.Specify the diameter, spacing and embedment depth of the proposed anchor bolts to be used.
This information must be provided on the plans.
12.Verify that the top of foundation will be 6 minimum above finished grade or provide
weather treated wood for any elements lower than 6 above finished grade.
In addition to the sole plate, all wood elements within 6 of finished grade are required to be
treated including studs and sheathing. See IRC R317.1 #5.
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