LETTER OF CORRECTIONS-REV 3.pdfRE: Plan Check: BLD2018-1595 — 31d review
Project Address: 18121 70th Place W
Project: Imbery addition-remodel-ADU
Scope: Addition to and conversion of existing garage to an Accessory Dwelling Unit
(ADU) — add breezeway — includes mechanical and plumbing
Plan review response #3
4/16/19
4. FOUNDATION DETAIL
a. Clarify on the plans the reference to structural notes, plans and schedules' for
details regarding the wall framing, sheathing, sill plate, and anchor bolts.
Please see Rev 3 cloud on sheet 3-4 for correction
b. Clarify on the plans the indicated sequence of installation of the various
element of the new slab -on -ground floor. Please see Rev 3 cloud on sheet 3-4
for correction
5. FOUNDATION PLAN
a. Specify on the plans the subgrade referenced in the `FOUNDATION DETAIL'
for the slab -on -ground floor. Please see Rev 3 cloud on sheet 3-4 for correction
6. PROPOSED FLOOR PLAN -LOFT
b. Clarify on the plans the reference to the `RAILING DETAIL' for the construction
of the guard serving the `LOFT'. It is unclear if the adjacent `HAND RAIL DETAIL'
is intended to represent the guard due to its illegibility and incorrect label.
Proposed loft/storage has been removed from the job scope and plan set.
7. PROPOSED FLOOR PLAN-ADU
h. Clarify on the plans the references along the west wall of the `Living' space to
`SW6' and a `SHEAR WALL SCHEDULE'. Corresponding details/information
could not be found on the plans. Please see Rev 3 cloud on sheet 3-4 for
correction
9. WALL FRAMING NOTE
a. In the note regarding the placement of the ceiling insulation, clarify on the
plans the installation of `R-49' insulation. There does not appear to be a sufficient
rafter depth to accommodate the installation of `batt' insulation of that value. The
use of alternative methods must also comply with IRC Section R806. Please see
Rev 3 cloud on sheet 3-4 for correction
b. In the notes regarding the wall framing and the `headers', clarify on the plans
the references to `SW6'. Please see Rev 3 cloud on sheet 3-4 for correction
a. On the revised plans to the 1st plan review, a reference to `SK-5' was added
without a reference to the sheet where the detail would be found. A reference to
`SK-5/S1.1', accompanied by the signed, dated, seal/stamp of the engineer on
the sheet, would appear to provide that needed to guide proper review,
construction, and inspection. Please see Rev 3 cloud on sheet 3-4 for correction
On sheet 4 ROOF FRAMING & PROPOSED ELEVATIONS:
10. ROOF FRAMING
b. While the addition of a `ridgevent' along the peak of the existing portion of the
structure appears to address the concerns of the `upper ventilators', those regarding the
balance of the required ventilation along the eave or cornice remain. It is also unclear
how the required 1 "space required per IRC R806.3 between the insulation required per
WSEC Table R402.1.1 and the roof sheathing will be provided considering the depth of
the framing member — see also plan review comment `9.a'. None of the roof ventilation
concerns for the roof over the new portion of the structure appear to have been
addressed on the resubmitted plans Please see Rev 4 cloud on sheet 3-4 & 4-4 for
corrections
On sheet 3 — PROPOSED FLOOR PLAN, FOUNDATION & CROSS SECTION:
13. PROPOSED FLOOR PLAN -LOFT
a. Clarify on the plans the proposed installation of 2x8 floor joists at 16 inches on
center for the `Storage' area. Using either Hemlock Fir or Douglas Fir, they
appear to be over spanned, fail in bending, and deflect beyond that allowed per
IRC Table 301.7. The orientation of the floor joists must also be accurately
represented on the plans to reflect the design in the provided structural
calculations and guide proper construction and inspection. Proposed loft/storage
has been removed from the job scope and plan set.
14. FRONT ELEVATION -CROSS SECTION
Clarify on the plans the proposed placement of `R-49' insulation. Even to comply
with the `R-38' required for the rafter -vaulted ceilings in both the `existing' and the
`new' areas per WSEC Table R402.1.1, Footnote `c', there does not appear to be
a sufficient rafter depth to accommodate the installation of `batt' insulation of
those values. The use of alternative methods must also comply with IRC Section
R806. Please see Rev 3 cloud on sheet 3-4 for correction
b. Clarify on the plans the difference in the indicated spacing of the'/2" diameter
anchor bolts and of that specified in the provided structural calculations. Please
see Rev 3 cloud on sheet 3-4 for correction
c. Clarify on the plans the placement of the vapor barrier of the new slab -on -
ground floor. It does not appear to comply with IRC R506.2.3. Please see Rev 3
cloud on sheet 3-4 for correction
d. Clarify on the plans the represented orientation of the floor joists for the
`Storage' area. It does not appear to reflect the design in the provided structural
calculations. Proposed loft/storage has been removed from the job scope and
plan set.
e. Clarify on the plans the proposed installation of the `roof vents'. It does not
specify the size necessary, or represent the required placement, to comply with
IRC R806.1. Please see Rev 3 cloud on sheet 3-4 for correction
Additional plan review comments regarding resubmitted construction documents:
On sheet 3 — PROPOSED FLOOR PLAN, FOUNDATION & CROSS SECTION:
15. ADDITIONAL ENERGY EFFICIENCY CREDITS
a. Change on the plans the point value of the selected option `3d' from 1.5to 1.0'.
b. Identify on the plans the specifics of those elements listed in the `DESCRIPTION'
column of WSEC Table R406.2 for each of the selected options to guide proper
construction/installation and inspection. Please see Rev 3 cloud on sheet 3-4 for
correction
16. PROPOSED FLOOR PLAN-ADU
a. Specify on the plans the intermittent operation `run-time' of the `whole house fan' as
a percentage of each 4-hour segment of the day to guide the proper programming of
the timer/controls per IRC M1507.3.2. Please see Rev 3 cloud on sheet 3-4 for
correction
b. Clarify on the plans the reference along the west exterior wall to sheet `SK1.1'
regarding the shear wall details. Sheet `SK-1.1' could not be found among the
resubmitted construction documents. Please see Rev 3 cloud on sheet 3-4 for
correction
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c. Clarify on the plans the reference along the south and west walls to sheet `S1.1'
regarding the shear wall details, without referencing the specific detail to be used. A
reference to `SK-5/S1.1', accompanied by the signed, dated, seal/stamp of the
engineer on the sheet, would appear to provide that needed to guide proper review,
construction, and inspection. Please see Rev 3 cloud on sheet 3-4 for correction
d. Clarify on the plans the addition of the 4030 window and the specified installation of
the `LSTHD8' strap -tie holdowns along the south wall. They do not appear to reflect
the design found in the provided structural calculations. Please see Rev 3 cloud on
sheet 3-4 for correction
e. Clarify on the plans the difference in the indicated size of the framing member to be
used to construct the floor of the `STORAGE' area and of that noted on the `FRONT
ELEVATION -CROSS SECTION'. Proposed loft/storage has been removed from the job
scope and plan set.
f. Clarify on the plans the various methods proposed along the east and west walls to
support the ends of the framing members used to construct the floor of the
`STORAGE' area. It is unclear how an `H8 — twist strap' could be used as described
and resist lateral torsional buckling. Such an installation also appears to be
incompatible with the installation of a ledger, and its support of the joists by means
of the `LUS' joist hangers. A reference to `SK-2/S1.1', accompanied by the signed,
dated, seal/stamp of the engineer on the sheet, would appear to provide that needed
to guide proper review, construction, and inspection. Proposed loft/storage has been
removed from the job scope and plan set.
17. FRONT ELEVATION -CROSS SECTION
a. Clarify on the plans the reference to sheet `S1.1' regarding the ledger requirements
along the east wall of the `EXISTING HOUSE' and the west wall, without
referencing the specific detail to be used. A reference to `SK-3/S1.1', accompanied
by the signed, dated, seal/stamp of the engineer on the sheet, would appear to
provide that needed to guide proper review, construction, and inspection. Please see
Rev 3 cloud on sheet 3-4 for correction
b. Clarify on the plans the difference in the indicated spacing of the footing/foundation
rebar and of that noted on the `FOUNDATION DETAIL'. Please see Rev 3 cloud on
sheet 3-4 for correction
On sheet 4 — ROOF FRAMING & PROPOSED ELEVATIONS:
18. BREEZEWAY FRAMING — Clarify on the plans the reference to sheet `S1.1'
regarding the section detail and additional requirements of the breezeway framing,
without referencing the specific detail to be used. A reference to `SK-4/S1.1',
accompanied by the signed, dated, seal/stamp of the engineer on the sheet, would
appear to provide that needed to guide proper review, construction, and inspection.
Please see Rev 3 cloud on sheet 3-4 for correction