2009-0795 Lowenthal.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 7, 2009
TO: Marci Bryant
PO Box 99042
Seattle, WA 98139
vmarcibryant@msn.com
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0795
Project: Lowenthal Residence, Non-structural review
Project Address: 18720 Soundview Place
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to Marie Harrison, Senior Permit
Coordinator. Thank you.
Sheet CA.1
1.The Site Plan and elevations show rock walls. It appears that these walls are placed against
fill more than 3 feet high, which is not allowed by Edmonds Community Development
Code, Section 18.40.020. For more complete standards, go to
www.mrsc.org/mc/edmonds/edmonds18/Edmonds1840.html.
2.Rock walls within setbacks may not exceed 3 feet in height above original grade. On the Site
Plan, please indicate top of wall, toe of wall and original grade at 5 intervals along the
length of the wall to show compliance, or provide other means to retain the soil at these
locations. ECDC 18.40.020 (The Planning Department may also address this issue.)
3.Under the Prescriptive requirements of the energy code, the maximum allowed area of
vaulted ceiling with R30 is 500 square feet, which has been exceeded in the design. Please
provide calculations to justify the area of vaulted ceiling under the Systems Analysis (ch.4)
or Component Performance (ch.5) approach for thermal design. WSEC Table 6-1
4.In General Note 19, Furnace and Water Heater, change UMC to IRC.
5.In General Note 21E, change 34 to 34.
6.In General Note 21G, change 20 LBS/LF to 200LBS/LF. Add that intermediate
members are to resist a load of 50 PSF. Provide the design details on the plans, or note that
they are to be provided to the building inspector upon inspection.
Sheet A.1
7.In the Mechanical Area, the note states Furnace or Boiler. The Energy and Ventilation
Worksheet and Note 83 on sheet CA.1 states Forced Air Furnace. Please delete the reference
to Boiler.
8.Show on the plans the location and size of the whole house exhaust fan and the location of
the timer for this fan.
9.On the Energy and Ventilation Worksheet, complete the portion concerning the whole house
exhaust information.
10.Indicate exhaust fans in all bathrooms and laundry.
11.Provide a note on the plans that the kitchen sink is to be vented through the roof. (Air
admittance valves are not allowed.) UPC 906.1
12.On the Basement plan, show a light fixture with a switch and an electrical outlet. IRC
M1305.1.4
13.On the Basement plan, show the size of the access opening into the Mechanical Area as
minimum 16 x 24 or large enough to remove the largest piece of equipment in the space.
IRC 408.4 and 1305.1.4
14.Show on the plans how the gas furnace and water heater will be supplied with combustion
air. IRC 1703.4
15.At the Entry Porch and Courtyard, please label any steps that may occur in these areas.
16.At the Basement bath, indicate a minimum of 30 inch wide space at the toilet. R307.1
Sheet A.2
17.Show on the plans that the gargage floor slopes toward the door opening. R309.3
Sheet A.6
18.Provide a Typical crawl space section view showing minimum clearnces, 6 mil black vapor
barrier, etc.
19.On sheets A.6 and A.7 show the the slab perimeter insulation continues to the top of the
slab. WSEC 502.1.4.8
20.On sheets A.6 and A.7 at the furred walls, increase the depth of the stud walls to
accommodate the thickness of R21 rigid insulation.
Sheet A.7
21.The Typical Wall section shows composition roofing, where Section B shows metal roofing.
Please clarify.
22.Provide details showing attic and rafter space venting at both the eaves and the ridge. R806.2
23.At the Typical Wall section, please note that the wall and ceiling vapor barrier is to provide a
1 perm dry cup rating. WSEC 502.1.6
24.Coordinate the information on the Typical Wall section with that of Detail 12/S.5. Both
details should contain similar information.
25.At the Typical Wall section and Detail 12/S.5, both details show A35 clips fastened to the
bottom flange of an I-joist or I-joist block. This is not allowed. Please revise both details.
Sheet S.2
26.Show on the plans the locations of all foundation vents and provide calculations for the
accumulative area required, including for the Mechanical Area. R408.1
27.Provide access to the crawl space under the east half of the house. Show dimensions for the
access opening. R408.4
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Sheet S.4
28.Provide a layout of the framing members and a detail for the flat ceilings in the Master Suite
and the Office areas.
29.Change Floor Framing Plan to Roof Framing Plan.
Sheet S.5
30.On detail 1, what is 1D clr.? On Detail 6, what is 3D clr.?
Sheet S.6
31.On Details 14, 15 and 22, clarify what is meant where 0 is used.
General
32.Please provide a detail showing a typical low roof to side wall configuration.
33.Provide deck construction details showing type of decking (WP membrane?), substrate,
slope, ledger design, etc.
34.Provide dampproofing at foundation walls where habitable space is below grade. R406
35.Special inspections are required for soils and welding. Prior to permit issuance, you will be
provided with Special Inspection Agreement forms to have signed and return.
36.Please address the attached structural comments from Lani OConnor, Consulting Engineer.
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