2019-0623 Rose, James.docx
DATE:June 19, 2019TO:Jon ParrottFROM:Donovan Akau, Plans Examiner
RE:Plan Check: BLD2019-0623Project Address: 7219 Lake Ballinger Way
Scope: New building consisting of ADU above a garage and **FLOOD ZONE**
Please be advised that the building plans for the above referenced project have been disapproved for the purposes of obtaining a building permit. During a review of the plans by the
Building Division for compliance with the applicable building codes, it was found that the following information, clarifications, or changes are needed.Reviews by other divisions, such
as Planning, Engineering, or Fire, may result in additional comments that require attention beyond the scope of this letter.Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a written response in itemized letter format indicating where the ‘clouded’ or otherwise highlighted
changes can be found on the revised plans, have been submitted to a Permit Coordinator.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall. PermitCenter hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General:
The plan review has been conducted under the premise, that the project is located in a special flood hazard area located around Lake Ballinger.
The existing home and new addition appear to be located within the special flood hazard area around Lake Ballinger. Please provide a FEMA elevation certificate for the project, stamped
and signed by an appropriate design professional.This may be turned in to the City any time prior to issuance of the permit.
Please provide a complete plumbing fixture count for the existing structure, so that an accurate evaluation can be done for the appropriate sizing of the water meter and service line.
The primary residence and the proposed ADU must act as independent dwellings. Please indicate on the plans where the electrical panel, water shut off, and heating appliances will be
located for each dwelling. These locations must be readily accessible to the dwelling they service without having to access through the adjacent dwelling.
The proposed plans mention that new smoke detectors will be installed. Please provide the method of installation on the plans. The Primary Dwelling and ADU must also have Carbon Monoxide
detectors installed as well. Please indicate the location of the CO detectors on the plans.
The proposed ADU will require “whole house” ventilation in accordance with M1507.3 of the 2015 International Residential Code. Please indicate how the requirement will be achieved on
the plans.
The information from the Energy Code Compliance Form is required to be shown on the building plans. On the plans
provide either an image of the cover sheet or a summary, to include:
Size of this dwelling unit (Small, Medium or Large and the square footage bracket used by WSEC to define that size).
Total number of credits required on Table R406.2 Summary.
Option number, description, and credit(s) for each option selected.
Draw and label each proposed piece of equipment selected from Item 6 on the appropriate floor plan.
I have reviewed the plans and Design report and it is unclear as to where the specific installation, placement and details for the variousstructural designs/calculations of this project
are to be placed. Please provide the specific installation, placement and details on the plans.
It appears that special inspections will be required for structural elements of this project. Please have Engineer of Record identify these requirements on the Special Inspection and
Testing agreement attached. This is to be completed and returned prior to the issuance of the Building Permit
Sheet 1:
Column and Beam details has a note that states that the “other end similar but projects through wall into cantilever”. Please clarify that this is to be the same connection on the Northwall
as it is on the South wall.
Per Structural packet sheet 8 it states that the rebar is to be grade 60. Please indicate on the plans that therebar to be used on this project is to be grade 60.
The Garage/storage does not appear to have the required openings per section R322.2.2 and 322.2.2.1. Please design the Garage/storage to meet the 2015 IRC requirements.
Building section detail (living/kitchen) indicate that SIP’s are to be installed with an R factor of 39. Please correct/clarify the connection point at the roof/wall to ensure that the
Energy envelope is still maintained as per the 2015 WSEC.
Upon review of the resubmitted documents, additional comments may be generated.
Sincerely,
Donovan Akau