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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 Page 6of6 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