20120085 Amour Henry.pdfCity of Edmonds
OV EDV co PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
11�st.
DATE: March 5, 2012
TO: Phil King
Phil King Designs
pkdphil@comcast.net
FROM: Charles R. Miller, Plans Examiner
RE: Plan Check: BLD 2012-0085
Project: Armour/Henry
Project Address: 315 Daley Street
During a 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, cloud all changes on the revised plans, and submit the revised
plans/documents to a Permit Coordinator. Thank you.
Sheet I
1. Provide a note requiring the guard construction to restrict the passage of a 4" sphere per IRC
R312.3.
Sheet 2
I . Clarify the source of combustion air for the furnace in the shop/mechanical room.
Openings/grilles into the garage may help meet the requirements of IRC G2407.5. 1.
2. Provide makeup air in the laundry room. Openings/grilles into other spaces may help meet
the requirements of IRC G2407.4. Other limitations may arise if a gas dryer is installed.
3. Provide or identify the egress windows in the main floor and master bedrooms meeting IRC
Section R3 10.
4. Clarify the reference to 'Table 6-1 Option IV 2009 WSEC' — only 3 options are available.
Sheet 3
1. Provide safety glazing in the 80x4O window at the mid -level landing between the lower and
upper floor per IRC R308.4.8.
2. Provide safety glazing in the 2600 window at the top of the stairs to the upper floor per IRC
R308.4.7.
3. Provide or identify the egress window in the guest bedroom meeting IRC Section 3 10.
Sheet 4
I . Clarify the crawlspace ventilation openings used to meet IRC R408.2. Use of wood or metal
louvers can reduce the net free area to below that required — see IRC G2407. 10.
2. Provide the required reinforcement for the various concrete pads below point loads.
3. Provide holddown locations for those required to be cast in place — see Sheet 5.
4. Provide a callout for all of the post/base connections.
5. Provide a callout for 'Building Section' found on Sheet 8 to guide construction and
inspection of foundation.
Sheet 5
1. Add the required flashing to detail #1 per IRC R703.8.5.
2. Provide a callout of detail# I to the exterior deck at the rear of the house.
Sheet 6
1. Provide beam calculations for the following beams:
a. Double -joists over the dining room/kitchen — 3 total.
b. Header over the 50x4O window in the dining room.
c. Triple -joist over the garage.
d. Double -joist over the garage.
2. Provide a callout for the beam -to -beam connections required at the following locations:
a. Double -joist to 'Beam E' to left of 'Open To Below'.
b. Triple -joist to triple -joist over garage.
c. Triple -joist to 'Beam A' over shop/mechanical room.
d. Double -joist to girder truss over garage.
3. Provide a detail(s) to be used to complete the load paths at the top of the shear walls — for
roof and floor diaphragms — both perpendicular and parallel to the shear wall.
4. Provide a callout for the typical posting to be used under typical point loads.
5. Clarify the 'Minimum Standard' in the 'Remarks' of the 'Shear Wall and Diaphragm
Schedule' and on page 10 of the provided lateral calculations.
6. Clarify the spacing of A35 framing anchors — it appears insufficient to transfer 390 PLF at
24" — see also page 10 of the provided lateral calculations.
7. Clarify the differences in the shear wall lengths between those represented on the plans and
those found on page 8 of the provided lateral calculations in the following areas:
a. Braced walls at V1 — the back wall of house (no 4.5ft. wall)
b. Braced wall at V2 — the wall between the master bath and bedroom closet (add
shading to last 2ft.)
c. Braced walls at V2 — the wall along the dining and living room (no 8ft. wall)
d. Braced wall at V3 — the wall in the master bedroom (add shading to to last foot for
16ft. wall)
Sheet 7
1. Clarify the beam calculations for 'Beam C' — the span and tributary loads used appear to be
different than that represented on the plans and the 6x8 DF#2 appears to fail — also affects
the point load on 'Beam A'.
2. Provide a callout for the typical posting to be used under typical point loads — is 4x6 DF#2 to
be used at all locations?
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3. Identify the required locations for MST136 straps at shear walls designated on page 6 of the
provided lateral calculations.
4. Clarify the differences in the shear wall lengths between those represented on the plans and
those found on page 7 of the provided lateral calculations in the following areas:
a. Braced walls at V2 — the front of house (no 6.5ft. walls)
b. Braced walls at V2 — the walls in the bonus room (need 2-6ft. walls)
5. Clarify the conflict between the callout for rigid foam (spray) insulation in the rafter bays
and the ventilation requirement in the 'Rafter to Ridge Detail'.
6. Specifications for the spray foam insulation to be used is preferred at plan review — they will
be required prior to the insulation inspection.
Sheet 8
1. Change the callout for R-42 insulation required for ceilings in the Energy Notes and on the
Roof Detail to R-49 per WSEC Table 6- 1.
2. The roof drainage design shown on Sheets 3, 6, and 8 for the waterproof roof deck does not
appear to meet UPC 1101.11.2.2. Use Y/hour in an 100 year event for design criteria.
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