2015-0224 Neuman SFR2 - Greenwalk.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 29, 2015
TO: Steve Barnes
sbarnes@cornerstonearch.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0224
Project: Neuman SFR
Project Address: 390 Sunset Avenue N
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments. Items that recur on this list appear in italics.
On the Residential Building Permit Application Form A:
1.Fuel Gas Provide the BTUs for the water heater, boiler, and fireplace to guide proper
installation and inspection of the required gas piping sizing. The response to the plan
review comment states: gas equipment will require 254,000 BTU. While sufficient for
determining the demand at the meter, it provides no guidance for the demand on each of the
segments supplying the separate appliances (and the reason for the data entry fields on the
application). Provide on the application, or on the plans, the demand for each of the fuel-gas
appliances.
On sheet AC1 General Notes:
2.Energy Notes:
a.Note C Update the required maximum tested air leakage rate to that of the
currently adopted code, and change the code section from 105.4 to 401.3.
b.Note F Update the information regarding the option selected to achieve the
minimum additional energy credits per the currently adopted code. The selected
WSEC Table R406.2 option, 5b, requires the installation of a tankless water heater
(currently the only water heating appliance with an EF of 0.82) that typically
utilizes 180,000 + BTU/h. The remaining 74,000 BTU/h (see review note #1)
appears to be a bit low for the remaining appliances.
On sheet A2.1 First Floor Plan General Notes:
3.Mechanical Notes - Note E Indicate on the plans the required minimum number of
fasteners to guide proper installation and inspection. The response to the plan review
comment states: this needs to be done as a part of the mechanical permit. This is the
mechanical permit (and the plumbing permit as well). Typically, when a project requires
more than one permit, to the extent practically possible, the permit coordinator shall issue
one document coordinating all of the approved permits per ECDC 15.00.040.D.
4.First Floor Plan:
a.Change the section callout for the west-most both section line s identified as 2/A4.1
to that reflecting the represented spaces. The response to the plan review comment
states: fixed section callout. The noted callout was not changed and another
callout was changed. Three sections now have the same callout.
On sheet A2.2 First Floor Plan Window Types (sheet name should be changed to properly identify
the represented work):
5.Second Floor Plan:
a.Change the section callout for the west-most section line identified as 2/A4.1 to
that reflecting the represented spaces. The response to the plan review comment
states: Section callout has been corrected.. No change was observed on the
resubmitted sheet. Two sections have the same callout.
b.Clarify the dimension given for the width of the sliding glass door in the west wall of
the Great Room. It appears to be different than that listed in the Door Schedule
and represented on sheet A3.1 West Elevation.
On sheet A3.1 Exterior Elevations Stair Details:
6.Guard Detail Indicate on the plans the required guard construction to prevent the passage
of a 4 inch sphere per IRC R312.1.3. The response to the plan review comment states:
Guardrail notes have been added to the plans.. Notes were added to the North Elevation
and West Elevation for the construction of the steel and glass guards represented.
However, The Guard Detail (above the Stair & Railing Details still has dimensions and
notes that do not meet the requirements of IRC R312.1.3. The allowance for construction
limiting a 4-3/8 sphere is for balusters (repetitive vertical in-fill elements between the top
and bottom rails/supports).
On sheet A4.1 Building Sections:
7.Section 2 Building Section - Clarify the difference in the representation of the lower level
spaces and of that anticipated by the section line callout on sheet A2.1. The response to
the plan review comment states: Information has been corrected.. No change was
observed on the resubmitted sheet.
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On sheet A6.2 Roof Details:
8.Detail 10 Unvented Ridge Clarify the callout to detail 8/A1.2 for the required
installation of the Z-closure used for the attachment of the ridge cap. No such detail could
be found on sheet A1.2.
On sheet S1 Structural Notes Foundation Details:
9.Sections 1, 2, 3, 4, & 5 Foundation Detail(s) and Thickened Slab Edge Detail Clarify the
difference in the required footing and bottom of wall reinforcement specified and that noted
in the Foundations notes on the same sheet. The response to the plan review comment
states: Structural notes have been changed.. No change was observed on the resubmitted
sheet.
On sheet S2 Foundation Plan Details:
10.Details A & B Braced Frame Detail(s)
a.Clarify the reference to detail 3A/S2 for the required construction of the ½ inch
plywood sheathing over 2x6 T&G decking. There does not appear to be a detail
3A on sheet S2. The response to the plan review comment states: Details A & B,
detail callouts has been corrected.. No change in Detail B was observed on the
resubmitted sheet.
b.Clarify the reference to detail 2/S2 for the required construction of the 4x6 above
roof deck over each truss cantilevered to support overhang. The referenced detail
does not appear to correspond to the work identified. The response to the plan
review comment states: Details A & B, detail callouts has been corrected.. No
change in Detail B was observed on the resubmitted sheet.
11.Details A & B Braced Frame Detail(s) - Clarify the difference in callout for the 4x6s to be
used to support the overhang and of that noted to be used in detail 2 on sheet S4.
12.Foundation Plan Clarify the difference in the dimension given for the distance between the
centers of the vertical elements of the braced frame HSS 6x4-1/2 and of that noted in
detail B. Accounting for the width of the member, it appears to be different and could
affect the layout of other elements of the structure.
On sheet S3 Second Floor Framing Plan/Details:
nd
13.2 Floor Framing Plan
a.Clarify the callout for the 4x10s DF #2 over the center of east-most Bedroom 1 2 to
be used to support the loads from the floor framing above. They It appear s to be
over spanned and fail s in bending. It appears that one of the beam callouts did not
get changed.
b.Clarify the callout for the 4x102s DF #2 over the west-most Bedroom 1 to be used
to support the loads from the floor framing above. They appear to be over spanned,
and fail in bending, and deflect beyond that allowed per IRC Table R301.7. While
the size of the beams has been changed and they no longer deflect beyond that
permitted, they still appear to fail in bending.
Page 3 of 4
On sheet S4 Roof Framing Plan/Details:
14.Roof Framing Plan
a.Clarify the reference to detail 8/S4 for the required construction of the 2x6 8 rafters
over the north second floor deck. The referenced detail does not appear to
correspond to the work identified. The response to the plan review comment states:
Callout has been corrected.. No change was observed on the resubmitted sheet.
b.Clarify the reference to detail 9/S4 for the required construction of the 2x8 rafters
over the north second floor deck. The referenced detail does not appear to
correspond to the work identified.
15.Detail 9 Roof Overhang Detail Clarify the difference in the required backspan of the
roof rafters specified and that represented on the Roof Framing Plan on the same sheet.
The placement of the wood truss appears to dictate the available length. The response to
the plan review comment states: Back span of framing members are shown on the details..
The placement of the east-most wood truss, with its face at approximately 3 feet 2 inches
(38 inches) from the edge of the east wall, appears to leave less than the required backspan
of 48 inches noted on the detail.
Page 4 of 4