2015-0375 Mietzner SFR - Williams.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 30, 2015
TO: Mietzner Brothers Properties, LLC
mikem@mietznergroup.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0375
Project: Mietzner SFR
th
Project Address: 20607 85 Place W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. 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.
On sheet A1 Elevations:
1.Right (South) Clarify the difference in the location of the window in the south wall of
Bedroom 3 and of that represented on sheet A3 Foundation.
On sheet A2 Elevations/Sections & Details:
2.Rear - Clarify the difference in the location of the window in the east wall of Kitchen and
of that represented on sheet A4 First Floor.
On sheet A3 Foundation:
3.Foundation/Basement
a.Clarify the difference in the location and the length of the shearwalls along the east
wall of the Bonus/Rec Room and of that indicated in the provided structural
calculations.
b.Indicate on the plans the required minimum beam to be used to support the loads
over the window in the east wall of the Bonus/Rec Room. The typical 4x8 DF #2
appears to be over spanned and fails in bending and in shear.
c.Indicate on the plans the required minimum beam to be used to support the loads
over the door in the east wall of the Bonus/Rec Room. The typical 4x8 DF #2
appears to be over spanned, fails in bending and in shear, and deflects beyond that
allowed per IRC Table R301.7.
d.Indicate on the plans the required minimum beam to be used to support the loads
over the window in the east wall of the Bedroom 4. The typical 4x8 DF #2
appears to be over spanned and fails in bending and in shear.
e.Indicate on the plans the required widened footing to support the loads below the
north end of the beam over the window in the east wall of Bedroom 4. The
typical footing appears to be undersized for the loads anticipated by the represented
construction.
f.Clarify the callout for the pressure-preservative treated 2x10 HF #2 to be used as
deck joists. They appear to be over spanned and fail in bending.
g.Clarify the difference in the on-center spacing of the deck joists noted and of that
indicated in the referenced detail on sheet A/6.
h.Indicate on the plans the required widened footings to support the loads below each
end of the girder truss over the Garage. The typical footing appears to be
undersized for the loads anticipated by the represented construction.
i.Clearly identify on the plans the locations where each of the different foundation
designs (details 4/A3 and 7/A3) are to be used. Support for the selections should be
provided by the foundation designer.
j.Provide on the plans a detail, and a reference to it, for the required construction of
the interior bearing wall footings in the slab-on-grade area of the basement.
4.Detail 4 Typical Cantilevered Foundation Wall - and Detail 7 Top Restrained
Foundation Wall Provide stamped and signed structural calculations (referencing the
currently adopted code version) supporting the foundation wall designs. They appear be
beyond the prescriptive criteria of International Residential Code (IRC) R404.
On sheet A4 First Floor:
5.First Floor
a.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the Office/Den/Bedroom 2 per IRC R315.
b.Indicate on the plans the required safety glazing for the window in the north wall of
the Bathroom adjacent the garage per IRC R308.4.5.
c.Indicate on the plans the required dwelling/garage opening protection per IRC
R302.5.1.
d.Indicate on the plans the required safety glazing for the window in the west wall at
the stair landing per IRC R308.4.7.
e.Indicate on the plans the required safety glazing for the window in the south wall of
the Master Bathroom per IRC R308.4.5.
f.Clarify the callout for the 4x12 HF #2 beam to be used to support the loads over the
east window in the Master Suite. It appears to be over spanned and fails in
bending. The loads from the east end of the girder truss do not appear to have been
accounted for in the provided beam calculations.
g.Clarify the callout for the 4x8 HF #2 beam to be used to support the loads over the
east window in the Great Room. It appears to be over spanned and fails in bending
and in shear. The loads from the east end of the girder truss do not appear to have
been accounted for in the provided beam calculations.
h.Indicate on the plans the required minimum beams to be used to support the loads
over the Covered Outdoor Living.
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6.Electrical Legend Change on the plans the code section regarding smoke alarms
(detectors) from 310.9.1 to R314.
On sheet A6 Details:
7.Detail 1 Roof Diaphragm to Interior Shearwall, Typical and Detail 2 Shearwall
Around Opening Construction Provide on the plans a stamp/acknowledgement by the
engineer of record for the non-prescriptive design work represented.
8.Detail 20 Typical Stair Detail
a.Clarify the note to Firestop adjacent walls per 708.2.1..
b.Change on the plans the code section regarding handrails from R311.5.6.2 to
R311.7.8.2.
On sheet A7 Structural Notes/Tables:
9.Provide on the plans a stamp/acknowledgement by the engineer of record for the non-
prescriptive design work represented.
On sheet A8 Specifications:
10.Ventilation and Indoor Air Quality Control 2012 Code
a.Insulation Clarify the references to WSEC Table 4-16 and Table 4-1. There are no
such tables in the 2012 WSEC.
b.Freeze Protection Change on the plans the code section regarding piping insulation
from R312.6 to UPC 312.6.
c.Window Sills Add to the plans the third exception to the window fall protection sill
height requirements per the 2012 IRC.
d.Certificate - Change on the plans the code section regarding the energy efficiency
compliance certificate from R401.3 to WSEC 401.3.
11.General Specifications
a.Stairs Change on the plans the code section regarding stairs from R311.5 to
R311.7.
b.Building Occupancy Update on the plans (or eliminate) the information to reflect
that adopted per 2012 IRC/IBC.
c.Smoke Detectors Change on the plans the code section regarding smoke alarms
(detectors) from R313.1 to R314.1.
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