LETTER OF CORRECTIONS-REV 2.pdfRE: Plan Check: BLD2018-1595 — 2nd 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-3/25/19
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 2 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. 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 Rev 2
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. In addition, the placement of `#4 REBAR 24" O.C.
EA. WAY' noted on `SK-1' of the structural calculations has not been indicated on
the plans. Please see Rev 2 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. Please
see Rev 2 cloud on sheet 3-4 for correction
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 2 cloud on 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
Rev 2 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 2 cloud on 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 Rev 2 cloud on 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 Rev 2 cloud on
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 Rev 2 cloud on sheets 3-4 & 4-4 for
correction
Additional plan review comments regarding resubmitted construction documents:
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. Please see Rev 2
cloud on sheet 3-4 for correction
b. Indicate on the plans the proposed method to support the floor joists for the
`Storage' area along the east and west walls. The method proposed on the
earlier submittal appears to have been eliminated from the plans. Please see
Rev 2 cloud on sheet 3-4 for correction
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 2 cloud on sheet 3-4 for correction
b. Clarify on the plans the difference in the indicated spacing of the'/z" diameter
anchor bolts and of that specified in the provided structural calculations. Please
see Rev 2 cloud on sheet 3-4 for correction
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 2 cloud
on sheet 3-4 for correction
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. Please see Rev 2 cloud on sheet 3-4 for correction
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 2 cloud on sheet 3-4 for correction