2012-1024 Simpson SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December17, 2012
TO: Scot Simpson
scotsimpson@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: 2012-1024
Project: Simpson SFR
Project Address: 626 Maple 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.
General Note:
The following are comments made after completing the reviews for building code
compliance and of the lateral design of the project proposed in the provided construction
documents. A review of the gravity-load bearing structural members/design could not be completed
due to the lack of information provided on the Roof Framing Plan on page S4 see comment #31.
On page 2:
1.Floor Plan Notes Change the section reference from R309 to R302.
2.Floor Plan Notes Clarify the wording of the bullet Walls to residence to reflect the
required dwelling/garage separation of ½ inch gypsum wallboard on the garage side, from
top of foundation to the underside of the roof decking, per Table R302.6.
3.Floor Plan Notes Change the wording of the bullet Ceiling to habitable from
Ceiling to to Garage ceilings with to clarify the requirement of Table R302.6.
4.Energy Code Compliance Clarify the selection of Option IV of Table 6-1 of the WSEC.
There are only three options available in the 2009 WSEC..
5.Energy Code Compliance Change the required ceiling insulation from R-38 to R-49 or
R-38 adv R-38 if vaulted per WSEC Table 6-1.
6.Energy Code Compliance Item #3 - Clarify the section reference 204.2. The information
contained in that section doesnt appear to apply to water heaters.
7.Energy Code Compliance Item #4 Change the legislative reference from WAC 51-48 to
WAC 51-56.
8.Energy Code Compliance Indicate the option(s) to be used to develop the additional energy
credit per WSEC 901.
9.Roof Ventilation Calculations Change the net ventilation opening area per vent and
column header from sf to si in the sixth column to reflect likely construction.
On page 5:
10.First or Second Floor Plan Indicate the means to be used to provide the required whole
house ventilation per M1508.
11.First or Second Floor Plan Indicate the location of the electric furnace, the two electric hot
water tanks, and the two clothes washers noted on the permit application also note if a
second dryer is to be provided for in addition to the one anticipated in the Laundry Room.
12.Second Floor Plan Indicate the required source specific exhaust ventilation per M1507 as
follows:
a.At minimum, a 50 cfm intermittently or 20 cfm continuously operating fan in the
bathroom next to the Physical Fitness room.
b.At minimum, a 50 cfm intermittently or 20 cfm continuously operating fan in the
bathroom next to the Leahs Sewing Room.
13.Second Floor Plan Indicate the required smoke alarms per R314 as follows:
a.In the bedroom next to the Adventure Room.
b.In the Adventure Room, just outside of the adjacent bedroom.
14.Second Floor Plan Indicate the required carbon monoxide alarm in the Adventure Room,
just outside of the adjacent bedroom, per R315.
15. Second Floor Plan Clarify the means to be used to access the Roof Deck represented in
the East and West Elevations on page 6 and referenced by the callout to Designed
Member 1.4 on the Roof Framing plan on page S4.
16.Second Floor Plan Provide a reference to the stair detail 3/S7 to guide proper
construction and inspection.
17.Second Floor Plan Provide a detail and a reference to it for the required guard(s) at the
stairs per R312 to guide proper construction and inspection.
18.First Floor Plan Clarify the appliance represented in the Great Room. While it appears
to be a fireplace, and a chimney is noted on various elevations, none is listed on the permit
application. If it is a fireplace, indicate the energy source and the required chimney
construction in Leahs Sewing Room on the Second Floor Plan.
19.First Floor Plan Indicate the required source specific exhaust ventilation per M1507 as
follows:
a.At minimum, a 50 cfm intermittently or 20 cfm continuously operating fan in the
bathroom next to the laundry room.
b.At minimum, a 50 cfm intermittently or 20 cfm continuously operating fan in the
Laundry Room.
c.At minimum, a 50 cfm intermittently or 20 cfm continuously operating fan in the
Master Bathroom.
d.At minimum, a 100 cfm intermittently or 25 cfm continuously operating fan in the
Kitchen. If an exhaust hood/system of greater than 400cfm is installed or required by
the range/cooktop manufacturer, it must be provided with makeup air equal to the
exhaust air rate per M1503.4.
20.First Floor Plan - Provide the required makeup air in the Laundry Room per 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.
21.First Floor Plan Indicate the required smoke alarms per R314 as follows:
a.In the Master Bedroom.
b.In the hallway, just outside of the master bedroom.
22.First Floor Plan Indicate the required carbon monoxide alarm in the hallway, just outside
of the Master Bedroom, per R315.
23.First Floor Plan Indicate the required safety glazing as follows:
Page 2 of 4
a.The 4040 window in the west wall of the Garage per R308.4.7.
b.The 4040 window in the east wall of the Garage per R308.4.2.
c.The 1050 window adjacent the door into the Relax Room per R308.4.2.
d.The 2650 windows adjacent each side of the entry door per R308.4.2.
24.First Floor Plan Indicate the windows in the north wall of the Master Bedroom represented
in the North Elevation on page 7.
25.First Floor Plan Clarify the difference in the exterior stairway shown on the west side of
the Garage and that represented on page 6.
On page S1:
26.General Structural Notes Foundations Note #10 Change the required footing depth
below finished grade from 12 inches to 18 inches per R403.1.4.1.
27.General Structural Notes Foundations Note #16 Change the code reference from
UBC to IBC or IRC.
28.Protection For Reinforcement of Cast In-place Concrete table Concrete exposed to neither
earth or weather Change the required concrete cover for the No. 5 bars, W31 or D31 or
smaller from 1/2 inch to ¾ inch per R404.1.2.3.7.4.
On page S2:
29.Clarify the references to details D4/S7 and D5/S7. Details D4/S7 and D5/S7 could
not be found on page S7.
30.Provide the required minimum concrete reinforcement for the footing/foundation and the
isolated footing construction per R403.
On page S4:
31.Clarify the design of the roof framing shown. The location of high-load design elements,
such as girder and hip-master trusses, do not appear to be located or represented on the
Roof Framing Plan or in the structural calculations for the supporting structural elements
below them. Truss drawings shall be submitted to the Permit Coordinator for intake and
review of the required bearing/header sizing and point load support prior to truss installation
per R802.10.1.
32.Provide a detail, and a reference to it, to guide the proper construction and inspection of the
Roof Deck drainage system required per R903.4 and UPC 1101.11.
On page S5:
33.East-West Section Clarify the Key Number identifier 2.11 for the second floor framing
member over the Great Room. A Designed Member identified as 2.11 could not be
found among the lists on the provided construction documents.
On page S6:
34.Typical Wall Section Change the required attic insulation from R38 to R-49 per
WSEC Table 6-1.
On page S8:
35.Second Floor Shear Walls and Holdowns Indicate the required 5 long and 10 long P1-6
shear walls along Shear Plane B noted as shear walls B-1 and B-2 on page 13 of the
provided structural calculations.
Page 3 of 4
36.Second Floor Shear Walls and Holdowns Indicate the required MST37 holdowns at each
end of the 5 long and 10 long P1-6 shear walls along Shear Plane B noted as shear
walls B-1 and B-2 on page 13 of the provided structural calculations.
37.Second Floor Shear Walls and Holdowns Indicate the required MST37 holdowns at each
end of the P1-6 shear walls along the north wall of Leahs Sewing Room noted as shear
walls C-1 and C-2 along Shear Plane C on page 14 of the provided structural
calculations.
38.First Floor Shear Walls and Holdowns Provide a reference to the Garage Holdown detail
on page S6 to guide proper construction and inspection.
39.First Floor Shear Walls and Holdowns - Indicate the required anchorage type, diameter,
length, and embedment for each of the holdowns to guide proper construction and
inspection. Information contained in the provided structural calculations could be used to
create a Holdown Schedule on page S7.
40.First Floor Shear Walls and Holdowns Clarify the callout for the holdowns at the
following locations:
a.The HDU2s at each end of the P1-6 shear walls along the west walls of the
Laundry and Master Bedroom noted as shear walls 1-2 and 1-3 along Shear
Plane 1 on page 9 of the provided structural calculations.
b.The HDU5s at each end of the P1-3 shear walls along the east wall of the Garage
noted as shear walls 2-1 and 2-2 along Shear Plane 2 on page 10 of the
provided structural calculations.
c.The HDU11s at each end of the P1-3 shear walls along the south wall of the
Garage noted as shear walls A-1 and A-2 along Shear Plane A on page 12 of
the provided structural calculations.
d.The HDU5s at each end of the P1-6 shear wall along the south wall of the
bathroom by the Garage noted as shear wall B-1 along Shear Plane 2 on page 13
of the provided structural calculations.
e.The HDU5s at each end of the P1-6 shear walls along the north walls of the
Great Room and Relax Room noted as shear walls C-1 and C-2 along Shear
Plane C on page 14 of the provided structural calculations.
f.The HDU5s at each end of the P1-6 shear walls along the north wall of the Master
Bedroom noted as shear walls D-1 and D-2 along Shear Plane D on page 15 of
the provided structural calculations.
The tension loads listed in the provided structural calculations for the holdowns at the
locations noted above exceed the values given by the holdown manufacturer for use with
Hem-fir studs stated as being used in note #33 of the General Structural Notes on page
S1, and the Shear Wall Schedule and note #3 of the Shear Notes on page S7. The
holdown tension values noted on page 8 of the provided structural calculations are for
anchorage to Douglas fir or Southern pine framing members.
41.First Floor Shear Walls and Holdowns Clarify the difference in window placement shown
in the south wall of the Kitchen and that represented in the South Elevation on page 7, the
First Floor Plan on page 5, the Main Floor Plan on page 8, and as required for the shear
wall lengths noted on page 13 of the provided structural calculations.
Page 4 of 4