0251_001.pdfRE: Plan Check: BLD2018-1595 — 1st 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-1/29/19
1. Provide enlarged drawings. Indicated inaccurately on the plans as being one foot per
every %", the drawings have been reduced such that specifications and details are
illegible. Plan sheets are scaled at 3/8" = 1'-0" Plan sheets must be printed out on D
size paper (24"x36")
2. Specify on the plans the selected options to develop the minimum number of credits
to comply with the `Additional Energy Efficiency Requirements' of Washington State
Energy Code (WSEC) R406.2. Please see plan sheet 3-4 for correction
3. The proposed use of the portion of the structure as an ADU, and the associated
provisions of plumbing fixtures to accommodate that use, requires the installation of a
larger water meter and building supply/water service line. The proposed demand
exceeds the capacity of a ."meter at any pressure per Uniform Plumbing Code (UPC)
Table 610.4. Please see plan sheet 1-4 for call out of upsizing water meter &
supply/water service line.
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 plan 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. It does not appear to comply with
International Residential Code (IRC) R506.2.3. The vapor barrier must be placed
between the slab and the base course/prepared subgrade. Please see plan
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 plan sheet 3-4 for correction
b. Clarify on the plans the reference to `DETAIL B' in the southwest corner of the
addition. Please see plan sheet 3-4 for correction
6. PROPOSED FLOOR PLAN -LOFT
a. Indicate on the plans the proposed use of the 'LOFT'. Of particular concern are
the applicable requirements of IRC Section R304, Section R305, Section R310,
and Section R311. Please see plan sheet 3-4 for correction
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. Please
see plan sheet 3-4 for correction
7. PROPOSED FLOOR PLAN-ADU
a. Indicate on the plans the location of the water service shut off valve per UPC
606.3.The plumbing code requires a shut off valve inside each dwelling unit,
separate from the meter shut off. Please see plan sheet 3-4 for correction
b. Indicate on the plans the minimum intermittent 100 CFM, or continuous 25
CFM, local exhaust rate for the 'Kitchen' per IRC Table M1507.4. Please see
plan sheet 3-4 for correction
c. Clarify on the plans the represented location of the dishwasher in the 'Kitchen'.
While not prohibited, it appears to create plumbing challenges. Please see plan
sheet 3-4 for correction
d. Indicate on the plans the method to be used to provide the required whole
house mechanical ventilation per IRC M1507.3. Please see plan sheet 3-4 for
correction
e. Indicate on the plans the required carbon monoxide alarm outside of the
sleeping area in the immediate vicinity of the bedroom per IRC R315.2.2. .
Please see plan sheet 3-4 for correction
f. Change on the plans the indicated sizes of the windows in the south walls of
the 'Bed Rm.' and of the 'Living' space from '3x4' and '3x6' to Ax3' and '6x3',
respectively. Please see plan sheet 3-4 for correction
g. Indicate on the plans the required safety glazing for the window adjacent to the
door in the east wall of the 'Living' space per IRC R308.4.2. Please see plan
sheet 3-4 for correction
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 plan sheet 3-4 for correction
8. FRONT ELEVATION -CROSS SECTION
a. Clarify on the plans the indicated installation of 'R-21' insulation in the ceiling
of the 'New' space. It does not meet the minimum requirements of WSEC Table
R402.1.1. Please see plan sheet 3-4 for correction
b. Specify on the plans the minimum required spacing of the anchor bolts for the
wall framing. Please see plan sheet 3-4 for correction
9. 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
plan 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 plan sheet 3-4 for correction
ROOF FRAMING & PROPOSED ELEVATIONS:
10. ROOF FRAMING
a. Specify on the plans the proposed roof sheathing material and its minimum
required attachment. Please see plan sheet 4-4 for correction
b. Indicate on the plans the proposed method of providing the required roof
ventilation per IRC R806.1. Similar information must be provided for the existing
roof framing over the existing portion of the structure. Please see plan sheet 4-4
for correction
11. PROPOSED FONT (sic) ELEVATION and PROPOSED REAR ELEVATION - Clarify
on the plans the difference in the indicated pitch of the roof and of that noted on sheet
'3' —PROPOSED FLOOR PLAN, FOUNDATION & CROSS SECTION — FRONT
ELEVATION -CROSS SECTION. Please see plan sheets 3-4 & 4-4 for correction
12. PROPOSED FONT (sic) ELEVATION - Change on the plans the indicated sizes of
the windows in the south walls of the 'Bed Rm.' and of the 'Living' space from '3x4' and
'3x6' to '4x3' and '60% respectively. Please see plan sheet 4-4 for correction