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HomeMy WebLinkAboutBLD2020-00225-10- PLAN REVIEW COMMENTS 09-28-20CodePros, LLC Page 1 of 4 P.O. Box 185 Allyn, WA 98524 CodeProsWA.com Plan Review Comments September 28, 2020 Sonya Baumstein 532 57th St. Port Townsend, WA 98368 sonya@teamepoch.org Re: Building Permit # BLD20-00225, 552 McMinn Rd. PROJECT DATA: Engineer of record: Gene H. Unger, P.E. Gene Unger Engineering, LLC 1401 W. 7th Port Angeles, WA 98363 ungerpe@msn.com 360-452-2098 Design: Greenpod Development, LLC 1531 W. Sims Way Port Townsend, WA 98368 kevin@greenpods.org PROJECT DESCRIPTION: New Single-Family Dwelling (Steel Building) OCCUPANCY GROUP: S/R-3/U TYPE OF CONSTRUCTION: V-B NUMBER OF STORIES: 2 CODE EDITIONS: 2015 International Residential Code (WAC 51-51); or 2015 International Building Code (WAC 51-50); and 2015 International Mechanical Code (WAC 51-52); 2015 Uniform Plumbing Code (WAC 51-56); 2015 Washington State Energy Code (WAC 51-11R, WAC 51-11C); Dear Ms. Baumstein, The building design documents for the permit referenced above have been reviewed for conformance with the locally adopted codes along with the Washington State amendments. This review letter contains only those comments related to the Building Department’s review and does not reflect any additional needs of any other division or City department. Please review the project data above, and the plan review comments below. It is important that you then follow the instructions for re-submittal following the plan review comments. PLAN REVIEW COMMENTS: 1. In accordance with IRC Sections R105.3(4) and R106.1.1, Construction documents shall be submitted which “shall be of sufficient clarify to indicate the location, nature and extent of work proposed and show in detail that it will conform to the provisions of [the IRC] and relevant laws, ordinances, rules and regulations…” of the jurisdiction. The proposed building is unusual as a single-family dwelling, which is what the Zoning code allows for the site. A pre- engineered, metal building system is more typically utilized within a commercial setting. CODEPROS CodePros, LLC Page 2 of 4 P.O. Box 185 Allyn, WA 98524 CodeProsWA.com Similarly, the uses proposed of the spaces correlate more with commercial/industrial uses than they do for a typical single-family dwelling or its attached garage. It is recognized that the code does not dictate structural types for dwelling units, and many different structural systems can be utilized. However, what needs to be clearly established, without question, is that the proposal is for a single-family dwelling unit, without any commercial uses. Please clearly define what each space is proposed to be used for. Jefferson County may also require that a notice to title be filed with the Auditor’s office to clarify/confirm the proposed and allowable uses of the building. The remainder of the comments below are based on the assumption that the building is proposed only as a single-family dwelling under the provisions of the 2015 International Residential Code (IRC) as adopted by the State of Washington and Jefferson County. Non-Structural: 2. The construction plans submitted for a building permit for construction of a single-family dwelling appear incomplete. In addition to what the plans currently include, the following shall be shown in a manner which identifies that the project will conform to the adopted codes: a. Use of all rooms and spaces (IRC R106.1) b. Smoke detectors (IRC R314) & Carbon monoxide alarms (IRC R315) c. Egress windows/types, sizes, etc. (IRC R310) d. Exhaust fans (type/cfm/duct material/termination locations, etc.) (WA-IRC R1507.4) e. Whole House ventilation fan(WA-IRC R1507.3) f. Whole house ventilation fan controls(WA-IRC R1507.3.2) g. Whole House ventilation system outdoor air inlets (WA-IRC R1507.3.4.4) h. Kitchen range exhaust (type/cfm/duct material/termination locations, etc.) (WA-IRC R1503, R1507.4) i. Clothes dryer exhaust (type/cfm/material/termination locations, etc.) (WA-IRC R1502) j. Any gas piping systems? (IRC Chapter 24) k. Water heater anchorage, slab insulation, TPR valve piping, etc. (IRC M1307.3, UPC 504.6, 505.2, 507, 608.3, 608.4, and 608.5.) l. Location of exterior heat pump units m. Garage floor slope toward drain or vehicle door (IRC R309.1) n. Attic access (IRC R807.1) o. Exterior doors, landings (IRC R311.3) p. Stairways, material, rise, run (IRC R311.7) q. Stairway illumination (IRC R311.7.9) r. Handrails (IRC R311.7.8) s. Guardrails (IRC R312) t. Usable space under stairs? (IRC R302.7) u. Decks and Exterior stairways, dimensions, materials, etc. (IRC R311) v. Exterior stair illumination (IRC R311.7.9) w. Exterior hardware requirements (for fasteners in contact with preservative treated lumber) (IRC R317.3.1) x. Fire-stopping and draftstopping (R302.11, R302.12) y. Siding type and installation requirements (IRC R703) z. Siding/earth separations (IRC R317.1) aa. Weather resistive barriers & flashings (IRC R703.2, R703.4) bb. Vapor retarders (WSEC) cc. Attic ventilation (if any - it is assumed none, with non-vented assembly utilizing closed- cell spray-foam insulation. – Confirm?) (IRC R806) 3. Please describe the purpose and proposed use of the loft area, how it is accessed and construction components such as wall or partition placement, interior finishes, ceiling height, light and ventilation, stairway/access, guards, etc. CodePros, LLC Page 3 of 4 P.O. Box 185 Allyn, WA 98524 CodeProsWA.com 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. 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. 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. 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. 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.) 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. 10. Completed Washington State Energy Code compliance forms have not been submitted. Please complete the WSEC Prescriptive Worksheets for the project. 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. 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. 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. Structural: 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. 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 CodePros, LLC Page 4 of 4 P.O. Box 185 Allyn, WA 98524 CodeProsWA.com design anyway; it is assumed the lesser values are used accordingly, though the discrepancies should be explained and/or clarified. 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. 17. No structural calculations are provided for the manufactured metal building. Please provide a complete set of structural calculations for the metal building. 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. 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. Unfortunately, the construction plans cannot be recommended for approval for a building permit until all outstanding issues are resolved. To re-submit plans: Please make the required corrections and/or clarifications and submit a revised electronic copy of the plans (.PDF or .DWF) clearly identifying all revisions. Submitted electronically, once approved, the electronic set will contain the approval indications and will be returned to the City electronically for the City record, and a copy will be provided to the applicant/architect in order to print off an official “Approved Site Copy” of the plans to be maintained on-site during construction. Electronic plans may be e-mailed to mbarth@codeproswa.com or instructions and passwords may be provided for me to download the revised plans from a FTP site or similar arrangement, or they can simply be mailed on a CD or flash-drive to the County or to the address below. Please copy Jefferson County with all correspondence at dcd@co.jefferson.wa.us . To aid in the timely review of the revised plans, please detail all corrections and/or revisions in a cover letter, numbered the same as the comments above. Revisions should be marked on the sheets and noted with a cloud surrounding them or some other method to distinguish the changes. Please also be sure to identify if any other changes are made that are not associated with the plan review comments. Design documents and calculations prepared by a registered architect or professional engineer must include the design professional’s original signature, “wet” stamp, registration number and date; as required under WAC 308-12-081 for architects, or WAC 196-23-020 for engineers; or, a “digital signature” as defined by the State of Washington. (See explanatory document at: http://www.dol.wa.gov/business/engineerslandsurveyors/docs/eDocsInterpretiveGuideline.pdf .) If you have questions or concerns about the review comments, please contact me directly at mbarth@codeproswa.com or call me at 360-801-0543. Sincerely, Michael J. Barth, M.C.P. Building Code Consultant CodePros, LLC cc:Jefferson County DCD Gene Unger Engineering, LLC Greenpod Development, LLC Digitally signed by Michael J. Barth, M.C.P. Date: 2020.09.28 14:54:21 -07'00'