2015-0224 Neuman SFR - Greenwalk.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 9, 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.
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.
On sheet AC1 General Notes:
2.Energy Notes:
a.Note A - Change the Washington State Energy Code (WSEC) section from 105.4
to 401.3 to reflect that adopted July 1, 2013.
b.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.
c.Note E Update the minimum percentage of permanently installed lighting fixtures
required to be high-efficacy lambs to that of the currently adopted code.
d.Note F Update the information regarding the option selected to achieve the
minimum additional energy credits per the currently adopted code.
3.Mechanical & Electrical Design:
a.Note A Clarify the references to third floor and basement regarding the radiant
heating system design. There does not appear to be either a third floor or a
basement proposed elsewhere in the submitted construction documents.
b.Note B Clarify the reference to and information regarding the installation of a heat
recovery ventilator. There does not appear to be an installation of a ducted HVAC
system proposed elsewhere in the submitted construction documents.
4.Codes Eliminate the reference to the 2012 Ventilation and Indoor Air Quality Code
(VIAQ). The provisions for required ventilation and air quality were incorporated into
chapter 15 of the International Residential Code (IRC) adopted July 1, 2013.
5.Envelope Energy Requirements Change the climate zone from 4C to Marine 4.
On sheet A2.1 Basement Plan General Notes (sheet title should be changed to properly identify
the represented work):
6.Floor Plan Notes:
a.Note G Add the wording in the immediate vicinity of the bedroom and on each
level. after area, and eliminate the conditional installation language regarding the
presence of fuel-fired appliances to reflect the provisions of the currently adopted
code.
b.Note H Change the code section from R313 to R314.
c.Note I Change the code section from Table 6-1 Note 7 to Table R402.1.1 Note
K.
d.Note M Change the required minimum ceiling height from 72 inches to 84
inches.
7.Plumbing Notes Note B Change the required piping insulation from R-3 to R-4.
8.Mechanical Notes:
a.Note A Indicate on the plans the required makeup air at a rate approximately equal
to the exhaust rate for the proposed 500 CFM kitchen fan per IRC M1503.4.
Eliminate the reference to VIAQ.
b.Note D Change the required seismic provisions code section from 510.5 to
507.2.
c.Note E Indicate on the plans the required minimum number of fasteners to guide
proper installation and inspection.
9.First Floor Plan:
a.Change the section callout for the west-most section line identified as 2/A4.1 to
that reflecting the represented spaces.
b.Clarify the representation of a door and other structure to the west of the west
exterior stairway to the upper level deck.
c.Indicate on the plans the required safety glazing for the window in the north wall by
the stairs marked 8 per IRC R308.4.6.
d.Indicate on the plans the required carbon monoxide alarm in the immediate vicinity
of the west-most Bedroom1 per IRC R315.1.
e.Indicate on the plans the required safety glazing for the window in the west wall of
the west-most Bedroom 1 adjacent the doors per IRC R308.4.2.
f.Identify on the plans the use of the space to the east of the entry into the west-most
Bedroom 1.
g.Change on the plans the label used to identify the east-most Bedroom 1.
h.Identify on the plans the use of the space to the west of the entry into the east-most
Bedroom 1.
i.Indicate on the plans the required safety glazing for the windows in the south wall of
the bathroom of the east-most Bedroom 1 adjacent the bathtub per IRC R308.4.5.
Page 2 of 5
On sheet A2.2 First Floor Plan Window Types (sheet name should be changed to properly identify
the represented work):
10.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.
b.Clarify the difference in the callouts for window 17 in the bathroom north of the
Kitchen and of that represented in the window schedule on the same sheet.
c.Indicate on the plans the required safety glazing for the window in the wall adjacent
the door to the north deck per IRC R308.4.2.
d.Indicate on the plans the required safety glazing for the window in the south wall of
the bathroom west of the Rec Room per IRC R308.4.5.
e.Indicate on the plans the required safety glazing for the windows in the west wall of
the Great Room on each side of the doors per IRC R308.4.2.
11.Windows Change the wording of the sheet A6.1 reference from Schedule to Flashing.
On sheet A3.1 Exterior Elevations Stair Details:
12.Guard Detail Indicate on the plans the required guard construction to prevent the passage
of a 4 inch sphere per IRC R312.1.3.
On sheet A3.2 Exterior Elevations:
13.South Elevation Clarify the difference in the location of the door into the garage shown
and that represented on sheets A2.1 and S3.
On sheet A4.1 Building Sections:
14.Section 1 Building Section - Clarify the difference in the represented orientation of the
upper level deck framing members and of that indicated on sheet S3.
15.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.
16.Typical Construction Notes
a.Foundation Plate Clarify the difference in the required diameter of the anchor bolts
specified and that noted on sheet S1 Wood Connectors first note.
b.Heavy Timber Roof Construction Change the required ceiling insulation value
from R-30 to R-38 per WSEC Table R402.1.1.
On sheet A4.2 Building Sections:
17.Typical Construction Notes
a.Foundation Plate Clarify the difference in the required diameter of the anchor bolts
specified and that noted on sheet S1 Wood Connectors first note. The plans
should consistently represent the proposed construction to guide proper review,
installation, and inspection.
b.Heavy Timber Roof Construction Change the required ceiling insulation value
from R-30 to R-38 per WSEC Table R402.1.1.
Page 3 of 5
On sheet A5.1 Wall Sections:
18.Sections 1 & 2 Wall Section(s) - Change the required ceiling insulation value from R-30
to R-38 per WSEC Table R402.1.1.
On sheet S1 Structural Notes Foundation Details:
19.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.
On sheet S2 Foundation Plan Details:
20.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.
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.
On sheet S3 Second Floor Framing Plan/Details:
nd
21.2
Floor Framing Plan
a.Clarify the callout for the 4x10 DF #2 over the Hall to be used to support the loads
from the floor framing and the point load from the west end of the 3-1/2x9-1/4 LVL.
It appears to be over spanned and fails in bending. The framing plan appears to be
different than that on page 6 of the provided structural calculations.
b.Clarify the callout for the 4x10 DF #2 over the Laundry to be used to support the
loads from the floor framing and the point loads below the north end of the wood
truss and each end of the window beam above. It appears to be over spanned and
fails in bending.
c.Clarify the callout for the 4x10s DF #2 over the east-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.
d.Clarify the callout for the 4x10s 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, fail
in bending, and deflect beyond that allowed per IRC Table R301.7.
22.Floor & Framing Notes Note 6 Change the sheet number for the location of the Shear
Wall Schedule from S4 to S3.
On sheet S4 Roof Framing Plan/Details:
23.Roof Framing Plan
a.Indicate on the plans the means to be used to meet the required ceiling insulation
value of R-38 per WSEC Table R402.1.1. The depth of the cavity between the
proposed 2x6 framing members does not appear to be enough for that required of the
most commonly placed insulating materials.
Page 4 of 5
b.Clarify the reference to detail 8/S4 for the required construction of the 2x6 rafters
over the north second floor deck. The referenced detail does not appear to
correspond to the work identified.
c.Clarify the reference to detail 2/S5 for the required construction of the 2x6 rafters
over the north second floor deck. A sheet S5 could not be found among the
submitted construction documents.
24.Detail 8 Roof Overhang Detail Indicate on the plans the means to be used to meet the
required ceiling insulation value of R-38 per WSEC Table R402.1.1. The depth of the
cavity between the proposed 2x6 framing members does not appear to be enough for that
required of the most commonly placed insulating materials.
25.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.
Page 5 of 5