2012-0807 Linehan SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 12, 2012
TO: Kyle Linehan
timothyjlinehan@hotmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: 2012-0807
Project: Linehan SFR
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Project Address: 20805 74 Avenue W
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.
On page P1:
1.Items 16 & 17 - Clarify the difference between the window glazing area percentage of floor
area required by the chosen Option II compliance path of WSEC Table 6-1 and that noted
on the Window Schedule Worksheet.
On page A2:
2.Clarify the callout for detail 1/S1 for the construction of the first floor shear walls on the
west exterior side of the structure. Detail 1/S1 requires a minimum wall width of 24
inches for use in the first story of two story structures.
3.Provide the required combustion air openings in the garage for the hot water tank and
furnace per G2407.6.
On page A2 or A5:
4.Indicate the hold-downs required for the ABWPs. Note: the STHD14/14RJ hold-downs
noted on the Holdown Schedule on page S1 do not meet the 4200 pound tension load
requirement of R602.10.3.3.
On page A3:
5.Provide the required makeup air in the laundry room per G2407.4/IMC 504.5. Louvered
doors or openings/grilles into other spaces may be used to meet the requirements. Other
limitations may arise if a gas dryer is installed.
6.The 100 CFM whole house fan located in the laundry room meets the requirement (50 CFM)
for continuous operation per Table M1508.2, and for intermittent operation per Table
M1508.3 if the operation time is 12 hours each day. If operated for less time, a larger fan
may be required.
7.Indicate the required safety glazing for the 40x60 window at the mid-level stair landing per
R308.4.8.
On page A5:
8.Relocate a portion of the provided under-floor ventilation openings to within 3 feet of the
northwest and northeast corners of the building per R408.2.
On page A6:
9.Clarify the callout for beams #11 and #12 both #2 Douglas-fir 6x8s. Detail 1/S1 requires
a minimum 3x11.25 net header the depth of the beam and its resistance to bending is
critical to the portal frame design. The 6x8 does not appear to be equivalent in performance.
On page A8:
10.Detail A/A8 Change the required attic insulation from R-38 to R-49 per WSEC Table
6-1 (also note that a truss to wall connection is required at every truss per R802.10.5
regardless of attachment to shearwalls)
11.Detail I/A8 Indicate the required standard hook for the vertical reinforcement per
R403.1.3.
On page S1:
12.Detail 1 - Provide a detail and a reference to it for the foundation required across the entire
braced wall line for Method PFH: Portal Frame with Hold-downs per R602.10.3.3.
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