2013-1037 Johnson SFR.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 29, 2013
TO: Doug Johnson Construction
Douglas810@aol.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2013-1037
Project: Johnson SFR
Project Address: 8030 Cyrus Place
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 changes can be found on the plans, have been submitted to a Permit Coordinator.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
General Notes:
1.The provided geotechnical report (Associated Earth Sciences, Inc. Project No. KE080246A,
dated April 26, 2013) indicates that structural fill is required to establish desired grades due
to site topography and proposed work. The unique and specific nature of the work
necessary to complete your project requires special inspection per IBC 1704. A City of
Edmonds Special Inspection and Testing Agreement (see attached) will need to be
completed and returned prior to permit issuance.
2.As of July 1, 2013, the 2012 edition of most of the building codes (2011 National Electrical
Code) became effective per the Washington State Building Code Council (Washington
Administrative Code (WAC) Chapter 51) and the City of Edmonds Community
Development Code (ECDC) Title 19. Provide updated construction documents reflecting
the current codes and their requirements. Among these are the Washington State Energy
Code (WSEC) compliance worksheets (see attached), in addition to the following plan
review comments.
3.Provide building plan pages containing the required project-specific construction details
(listed as sections) found in the structural calculations see sheets #15 through #56 and
pages A1 through A4. Include detail references to the applicable details on the
appropriate pages to guide the required construction and proper inspection.
4.Indicate the method to be used to provide the required whole-house mechanical ventilation
per R1507.3.
5.Clarify the extent of work to be done in the unfinished basement. The permit application
appears to include at least the plumbing rough-in of the lower level ¾ and the half-bath but
not the mechanical rough-in(local exhaust fans) shown on page 7. Indicate if the slab, the
exterior walls, and the floor-ceiling above the lower level are to be insulated to properly
determine the envelope of the conditioned space. Approved vapor barriers must be placed
on the warm-in-winter side of the conditioned space. Heating system sizing is determined
by the square footage of conditioned space and limited to that required at the time of
installation. Up-sizing of the furnace for future use is not permitted per the WSEC.
Whole-house mechanical ventilation requirements are also based on the square footage of
conditioned habitable area.
On page 1:
6.Home Square Footage table - Clarify the difference in the designation/utilization of the
lower level/basement square footage listed and that represented on page 4, and accounted for
on the permit application (i.e. L.L. Garage vs. workshop, square footage of unfinished
basement). To determine the proper valuation of the structure and the applicable code
requirements, the areas and their uses must be consistently provided on all of the
construction documents see also review note #5.
7.General Notes Note #5 Update the required energy code/insulation values to that of the
2012 WSEC.
On page 3:
8.Foundation Plan Provide a reference to the appropriate footing/foundation detail on page
D-1 to guide the required construction and proper inspection of the various structures.
9.Foundation Plan Indicate on the plans the required 12 thick interior footings for the
portions of the slab-on-grade supporting bearing or braced walls per R403.1.4.2.
On page 4:
10.Miscellaneous Notes Note #1 - Change the wording of the measuring point from sill to
bottom of clear opening per R310.1.
11.Lower Floor Plan Indicate on the plans the required safety glazing for the two 2.0x6.8
windows at each side of the exterior doors of the Rec. Rm. Per R308.4.2.
On page 5:
12.Miscellaneous Notes Note #1 - Change the wording of the measuring point from sill to
bottom of clear opening per R310.1.
13.Main Floor Plan Indicate on the plans the required combustion air openings in the garage
for the proper operation of the water heater and the furnace per G2407.
14.Main Floor Plan Indicate on the plans the required access for the Master Bathroom
soaking tub filler tempering device per UPC 409.4. A tempering device located at the
water heater would provide equivalent protection without the need for an access at the tub.
Page 2 of 4
On page 6:
15.Miscellaneous Notes Note #1 - Change the wording of the measuring point from sill to
bottom of clear opening per R310.1.
16.Upper Floor Plan - Indicate on the plans the required access for the Guest Bathroom
(identified as M. Bath) soaking tub filler tempering device per UPC 409.4. A tempering
device located at the water heater would provide equivalent protection without the need for
an access at the tub.
17.Upper Floor Plan Change the thickness of the plywood to be used as a draft stop in the
mechanical chase from 1/2-inch to 23/32-inch to meet the fireblocking requirements of
R302.11.1.
On page 7:
18.Mechanical, Plumbing, and Electrical Notes Update the referenced codes and code
sections and their requirements to those adopted per Washington State Building Code
Council (Washington Administrative Code (WAC) Chapter 51) and the City of Edmonds
Community Development Code (ECDC) Title 19.
19.Main Floor Electrical Plan - Indicate on the plans the required local exhaust fans for the
kitchen, laundry, and bathrooms per M1507.4.
20.Main Floor Electrical Plan Clarify the difference in the locations of the gas outlets
proposed and that listed on the permit application to guide proper installation and inspection.
21.Main Floor Electrical Plan Clarify the difference in the number of the hose bibbs proposed
and that listed on the permit application to guide proper installation and inspection.
22.Upper Floor Electrical Plan - Indicate on the plans the required local exhaust fans for the
bathroom per M1507.4.
23.Lower, Main, and Upper Level Electrical Plans Indicate on the plans the required carbon
monoxide alarms per R315.
On page 8:
24.Framing Notes Note #1 Clarify the difference in the typical header callout (4x10/4x8)
and that noted in the lower-left of pages 4, 5, and 6 to guide proper installation and
inspection.
25.Framing Notes Note #4 - Update the referenced code and code section and its requirement
to that adopted per Washington State Building Code Council (Washington Administrative
Code (WAC) Chapter 51) and the City of Edmonds Community Development Code
(ECDC) Title 19.
On page 10:
26.Roof Framing Notes & Specifications Note #8 - Update the referenced code and code
section and its requirements to that adopted per Washington State Building Code Council
(Washington Administrative Code (WAC) Chapter 51) and the City of Edmonds
Community Development Code (ECDC) Title 19.
Page 3 of 4
On page 11:
27.A Building Section - Change the dimension of the interior footings of the portions of the
slab-on-grade supporting bearing or braced walls to the required 12 thick per IRC
R403.1.4.2.
28.A Building Section Indicate on the plans the required R-10 slab insulation per WSEC
Table R402.1.1.
29.A Building Section Indicate on the plans the required R-30 floor insulation over the
Workshop per WSEC Table R402.1.1.
30.A Building Section & B Building Section Indicate on the plans the required R-49 attic
insulation per WSEC Table R402.1.1.
On page D-1:
31.Stairways notes Handrails Change the minimum dimension for the placement of
handrails from 30 to 34 inches per R311.7.8.1.
32.Stairways notes Detail 3 Stair Rail - Change the minimum dimension for the placement
of handrails from 30 to 34 inches per R311.7.8.1.
33.Masonry Veneer Attachment Notes Lintel Span table Change the code reference from
Table No. 703.7.1 to Table R703.7.3.1.
On page D-2:
34.Detail #2 Typ. Exterior Ftg. Detail at Stem Wall Indicate on the plans the required
dampproofing for the foundation walls that retain earth and enclose interior spaces and
floors below grade per R406.1.
35.Detail #2 Typ. Exterior Ftg. Detail at Stem Wall Indicate on the plans the required R-30
floor insulation over the Basement per WSEC Table R402.1.1.
36.Detail #3 Typ. Exterior Ftg. Detail at Slab Change the dimension of the interior footings
of the portions of the slab-on-grade supporting bearing or braced walls to the required 12
thick per IRC R403.1.4.2.
Page 4 of 4