2016-0096 Crosby Homes SFR - Arch NW.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 11, 2016
TO: Crosby Homes, Inc.
patrickcrosby@frontier.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0096
rd
Project Address: 21911 93 Avenue W
Project: Crosby Homes SFR
Scope: Construct single family residence R-3/U occupancy group V-B
construction mechanical and plumbing included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter formatindicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
nd
Resubmittals must be made at the Development Services Department on the 2
Floor of City
Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8am-12pm on
Wednesdays.
On sheet A3:
1.Detail 2 Thickened Slab @ O.H. Door - Indicate on the plans the required minimum one
#4 bar at the top of the footing per International Residential Code (IRC) R403.1.3.2.
2.Detail 6 Interior Stair w/Slab Change the code section for the guard opening limitations
from R312.3 to R312.1.3. There is no such section in the 2012 IRC.
3.Detail 7 Exterior Stair Detail Change the code section for the guard opening limitations
from R312.3 to R312.1.3.
4.Detail 10 Interior Stair Change the code section for the guard opening limitations from
R312.3 to R312.1.3.
On sheets A4, A5, A6, A7, and A8:
5.Change on the plans the section callout from A/A7 to A/A8.
On sheet A4:
6.Foundation Plan Foundation Notes Note #8 Eliminate the note or provide on the plans
the referenced information. The foundation ventilation calculation could not be found on
sheet A2.
On sheet A5:
7.Lower Floor Plan
a.Change on the plans the measuring point above the finished floor for the egress
window in Bedroom 5 from sill to bottom of clear opening per IRC R310.1.
b.Specify on the plans the water heater equipment type and minimum equipment
efficiency per Washington State Energy Code (WSEC) Table 406.2. The option to
meet the additional energy efficiency requirements selected on sheet A2 lists a
variety of equipment that can be installed. The information provided in the Fuel
Gas portion of the City of Edmonds Residential Building Permit Application Form
A indicates a 40,000 BTU water heater, of which few have a minimum energy
factor of 0.82. Those that do typically cost twice that of a tankless-type. Use of a
tankless-type typically requires larger gas piping to meet the fuel demand.
Additional reviewer note regarding the above comment:
Most of the
·
options selected to meet the additional energy efficiency requirements of
WSEC R406.2 require the equipment type, minimum equipment efficiency,
and/or other detailed information to be specified on the building permit
drawings. The adoption of the 2015 WSEC, effective on July 1, 2016, will
require additional options and their specific compliance methods (many
requiring detailed knowledge of the system(s) selected) to be specified on the
building permit drawings as well.
On sheet A7:
8.Main Floor Plan Change on the plans the detail callout for the interior stairs from 13/A3
to 10/A3. Detail 13/A3 regards typical window headers.
9.Main Floor Plan Floor Plan Notes Note #5 Change the code section for the required
stairway illumination from R303.6 to R303.7. Section R303.6 regards outside opening
protection.
On sheet A9:
10.Front Elevation
a.Clarify the representation of the wall plane of the south-most (right side of the
drawing) lower level and mid-level entry. It does not appear to reflect that of the
structure when constructed as proposed in the other drawings. The offset in the
wall plane to the north of the entry does not appear to be shown.
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b.Clarify the representation of the wall plane of the upper level over the garage and the
two-car garage. It does not appear to reflect that of the structure when constructed as
proposed in the other drawings. The width of the wall plane appears to be shorter
than that noted elsewhere.
11.Elevation Notes Note #9 - Change the code section for the required stairway illumination
from R303.6 to R303.7.
On sheets S1 and S2:
12.Provide as part of a complete submittal stamped structural calculations supporting the
following designs:
a.The construction to resist wind and seismic loads.
b.The concrete walls represented in details 4 and 5 on sheet S2.
On sheet S1:
13.Detail 2 Lower Floor Shear Walls & Hardware Provide a detail, and a reference to it, for
the minimum required construction to transfer the lateral loads from the floor diaphragm,
through the cantilevered floor framing, to the top of the SW2 shear walls along the west
side of the structure.
On sheet S2:
14.Detail 4 Lateral Detail Indicate on the plans the required standard hook for the vertical
rebar extending into the footing per IRC R403.1.3.
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