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Home My WebLink AboutBLD2020-00225-10- CommunicationsResponses to Planner Letter 9-13-21 522 McMinn Rd, Port Townsend Baumstein Question 1: Correct, this is a single family residence Question 2: A: Use of all rooms and spaced have been defined on plans sent to JCDCD B: SD indicates location of all 110V hardwired combination smoke/carbon monoxide detectors (per 2B). See callout on pg 2 of prints (upper level). C: Window schedule listed on page 18 and schedule on p. 29 D: Fan/Light indicates location of ventilation fans. ○All Fans will be ducted, 60 CFM, 110V with galvanized metal duct pipe sizing per manufacturer specifications (minimum of 4”) ○Termination locations will be on the closest exterior wall, minimum of 3’ away from any opening per code WA-IRC R1507.4 E-G: Whole House Ventilation fan will be 120CFM, 110V with controls will be on a 110V timer. Termination location will be at roof in living room area per WA-IRC R1507.3, R1507.3.2, R1507.3.4.4 Air ducts passing through one hour fire restrictive construction shall be a minimum of 26g steel. H: Kitchen Range Exhaust will be ducted, 60 CFM, 110V with galvanized metal duct pipe sizing per manufacturer specifications (6”, 28 gauge galvanized duct pipe. Termination through roof per (WA-IRC R1503, R1507.4) I: Clothes dryer exhaust (type/cfm/material/termination locations, etc.): Located above the washer/dryer, exhaust material will be rigid galvanized duct and will terminate at the closest exterior wall per WA-IRC R1502. J: No gas piping systems will be installed. K: Water heater anchorage strapping shall be in accordance with the appliance manufacturer's recommendations, slab insulation is R10 for foundation insulation, TPR valve will be vented with CPVC pipe under slab to outside wall (per codes IRC M1307.3, UPC 504.6, 505.2, 507, 608.3, 608.4, and 608.5.) L: Exterior split unit ductless heat pump location indicated by box with “x” on lower level drawing in between stairwells. M:Garage floor will be sloped toward vehicle door (per IRC R309.1) at 1” in 8’. 1 Responses to Planner Letter 9-13-21 522 McMinn Rd, Port Townsend Baumstein N: Attic access (per IRC R807.1):no attic, single assembly O: Exterior Doors/Landings:indicated on prints, p.33 P: Stairways, material, rise, run (IRC R311.7):Indicated on prints, exterior only, p. 33 Q: Stairway illumination (IRC R311.7.9):indicated on prints R. Handrails (IRC R311.7.8):p.33 S. Guardrails (IRC R312):p. 33 T. Usable space under stairs? (IRC R302.7)No, exterior stairs only. U. Decks and Exterior stairways, dimensions, materials, etc. (IRC R311): p.33 V. Exterior stair illumination (IRC R311.7.9):see 2Q W. Exterior hardware requirements (for fasteners in contact with preservative treated lumber) (IRC R317.3.1):see X. Fire-stopping and draftstopping (R302.11, R302.12):All penetration through interior walls will be filled with fire caulking. Wood draftstop will be installed at 4’ and 8’ between studs. All first floor ceilings will have ⅝” type X Y. Siding type and installation requirements (IRC R703):Metal Siding, see PEMB plans Z. Siding/earth separations (IRC R317.1):All interior wood framing is separated from earth by insulation and vapor barrier. AA. Weather resistive barriers & flashings (IRC R703.2, R703.4):Painted galvanized sheet metal all supplied by metal building manufacturer. BB. Vapor retarders (WSEC):6mm visquene above compacted soil CC. Attic ventilation (if any - it is assumed none, with non-vented assembly utilizing closed- cell spray-foam insulation. – Confirm?) (IRC R806)Confirmed. Non-Structural 2 (b). See upper level 3. Please describe the purpose and proposed use of the loft area:storage -how it is accessed:pull down stairs in unheated office as indicated -construction components such as wall or partition placement, interior finishes, ceiling height:finish information listed on p. 32, height at center 6’. -light and ventilation, stairway/access, guards, etc:via pull down stairway, switched fluorescent light in attic/loft area, fan in roof. 2 Responses to Planner Letter 9-13-21 522 McMinn Rd, Port Townsend Baumstein 4. There are windows located in “hazardous locations” as defined by IRC R308.4, such as above tubs or showers, which are not shown to be tempered safety glazing. Please clarify and/or correct and identify all glazing that requires tempered safety glass in accordance with IRC R308.4: All doors and all windows in bathrooms will be tempered glazing in accordance with IRC R308.4. See glazing schedule and locations on page 18, 28, 29 of engineering packet. 5. The plans do not include carbon monoxide detection as required by IRC Section R315, at each level and outside each sleeping area. Please clarify and/or correct: All smoke detectors will be combination detectors with carbon monoxide. 6. The plans do not include the required fire-resistant separations between garage areas and dwelling space as required by IRC Section R302.6. Please clarify and/or correct indicating all required gypsum board, including 5/8” Type X where required as well as all special attachment provisions of IRC Table R702.3.5. All downstairs ceilings will be ⅝” type X sheetrock attached per code. 7. The plans do not identify the required opening protection of self-closing fire-rated or solid-core doors penetrating the dwelling-garage fire separation as required by IRC Section R302.5.1 (or any duct or other penetrating items in accordance with IRC Sections R302.5.2 or R302.5.3). Please clarify and/or correct. There are no residential areas on lower level and any and all ducting or other penetrating items will be in accordance with IRC Sections R302.5.2 or R302.5.3) 8. There are numerous plumbing fixtures shown in locations identified as unheated. UPC 312.6 requires that no water, soil or waste pipe may be permitted in unheated areas unless adequate provision is made to protect such piping from freezing. If the spaces are to remain unheated, please describe how the plumbing fixtures and all piping will be protected from freezing. (If heated, please be sure to show the extents of the complete building envelope.) All piping not in heated areas will be insulated with ½” foam pipe insulation. 9. The plans include both heated and unheated spaces, but the plan is not specific to the extent of the building envelope, or where the building’s thermal envelope will be maintained between the heated and unheated spaces. Please clarify. Building thermal envelope indicated on architectural plans page 2 upper level. All walls will be R13 in this area. The hallway door separating the heated and unheated space upstairs will be 3 Responses to Planner Letter 9-13-21 522 McMinn Rd, Port Townsend Baumstein an exterior weather stripped door. Living thermal envelope will include heated spaces up to the main hallway door. 10. Completed Washington State Energy Code compliance forms have not been submitted. Please complete the WSEC Prescriptive Worksheets for the project. These have been submitted. 11. Along with the Completed WSEC compliance forms (noted above) WSEC Section R406 requires a combination of energy code credits which result in a minimum of 3.5 credits for a dwelling larger than 1500 square feet (but less than 5,000). Many of the options include specific information which must be expressed on the plan sheets. Please identify the options proposed to satisfy the minimum 3.5 credits required and show all necessary information on the plan sheets. This has been completed and resolved per email. 12. While the plans include roof insulation (un-vented R-20 spray with R-21 batts) and wall insulation (R-13 spray with R-19 batts), the floor/ceiling assembly does not appear to be described, (other than a note about “R-30 over lamination room”) nor is any foundation insulation (if any lower level areas are conditioned, such as at the bathroom). Please fully describe the extent and location of all components of the building thermal envelope. This has been resolved per email. 13. The building shall be constructed in full accordance with the WSEC R402.4 air-Leakage requirements. Please identify on the plans components of the air-leakage barriers and testing Requirements. The dwelling unit shall be tested and verified as having an air leakage rate of not exceeding 5 air changes per hour. Per WSEC R402.4 14. The structural calculation packet appears to be an incomplete copy, with only the first 24 pages of what is noted as 33. Please provide a complete set of the structural calculations. This has been resolved per email. 15. The engineer ’s structural plan sheets note wind speed as 140 mph, Exposure D. The engineer’s calculations (Page 2/33) reference 100 mph, Exposure D, either of which is agreed would be conservative or appropriate for the site. However, the “Woodworks Shearwalls” calculation sheet (p. 7/33) is shown to have Design Wind Speed of 70 mph, Exposure B entered for the wood-frame lateral calculations. It is understood that the wood-framed structure is ultimately inside the steel building, and seismic loads appear to control the wood design 4 Responses to Planner Letter 9-13-21 522 McMinn Rd, Port Townsend Baumstein anyway; it is assumed the lesser values are used accordingly, though the discrepancies should be explained and/or clarified. See attachment from engineer + letter 16. The hold-downs required by the lateral design (Lines A and 5) are not included on the foundation plan on Sheet E6, nor on the wall framing plans. Please clarify and/or correct. See attachment from engineer + letter 17. No structural calculations are provided for the manufactured metal building. Please provide a complete set of structural calculations for the metal building. This has been resolved per email. 18. The Metal Building plan coversheet Drawing Index indicates several additional sheets than those provided. In addition, the plan appears to be a copy of a copy which is difficult to read. Please provide all plan sheets, in clear form, sealed by the professional responsible for the design. This has been resolved per email. 19. While structural observation by the engineer of record is noted, there does not appear to be a schedule of special inspections as required for components of the assembly of the manufactured metal building. Please have the engineer of record provide a complete schedule of special inspections in accordance with the requirements of IBC 1704.2.3. Engineer will inspect J-bolts prior to metal building assembly ○ 5