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20140616111059996.pdfJune 2, 2014 1 `' Leif Bjorback, Building Official @ City of Edmonds Dear Leif, Below is the document that you sent Jake Lyons for revisions requested for the townhomes at 21415 80"' Ave. W. I have responded to each of your comments and my comments for the architectural drawings are in italic, underlined text immediately following each of your comments. Thanks, Carl Colson DATE: May 14, 2014 TO: Jake Lyon Pride Ventures, LLC Email: FROM: Leif Bjorback, Building Official RE: Plan Check: 2014-0307 thru 2014-0309 Project: 3 unit townhouse Project Address: 21415 80th Ave W During review of the plans for the above noted project, it was found that the following information, clarifications or changes are needed. Please provide written responses as to where the changes can be found on the plans, and submit revised plans/documents to a permit coordinator in the Development Services Department. Thank you. General 1. The construction detail for the 2 hour party walls is referenced on a number of sheets as being found on sheet A-1.3, however, the detail is actually found on sheet A-6.1. Please correct all affected plan sheets. flan Sheets A®21 A®2.2 chi A-4.1 were revised. Sheet A-1.1 2. Under "Code Data", delete the reference to Washington State VIAQ, as that is currently not an adopted code. (Indoor air quality is regulated by the IRC.) This note was revised Sheet A-2.1. 3. Please show on the plans how the entry soffits meet the fire resistive rating required by IRC 8302.2.1. A soffit detail was added at this sheet to show the fire resistive construction. 4. Clarify the notation at each of the front entries stating "3068 w/ sidelite." Enlarging the entry door system by the addition of a sidelite will negatively impact the design length of the adjacent shearwalls. The reference to sidelites were eliminated at each unit. 5. Change "R30" to "R38" in the insulation notes in order to be consistent with the energy code requirements shown on A-1.2. This note was revised 6. Change "2006" to "2012" IRC in the Wall & Ceiling Penetrations note section. This note was changed to 2012 IRC. 7. Change "2006" to "2012" IRC at Floor Plan note 26. This note was changed to 2012 IRC. Sheet A-4.1 8. Change "2006" to "2012" IRC in the Typical Roof Construction notes. Sheet A-6.1 This note was changed to 2012 IRC. 9. Change "2003" (one place) and "2006" (2 places) to "2012" IRC in the detail notes. This note was changed to 2012 IRC. 10. Change "R38" to "R49" as required for attic insulation. The attic insulation is already noted as R-49. The underfloor insulation is noted as R-38. Structural 11. In the structural calcs, provide a beam diagram that shows all of the numbered beams and headers in the structure. The diagram provided does not fit entirely on the the page provided. 12. In the structural calcs, Beam B9 shows "Design NG" on the Enercalc sheet. Please clarify this notation or redsign the beam as needed. 13. In the structural calcs, Beam B 12 shows "Design NG" on the Enercalc sheet. Please clarify this notation or redsign the beam as needed. 14. Clarify the location of the STHD14RJ holddowns toward the forward end of the SW3 walls in the two end garages. It appears that these (2) holddowns should be located at the end of the 16 foot shearwalls (at the front of the garages). +++++++++++++++++++++ The following revisions have been made to the drawings at the request of Mike Clugston in his Planning Department review. 1) The Datum Point has been indicated on the full size and reduced site plans as seen on Sheet A-1.3 2) A note stating that no exterior mechanical equipment is specified for this development has been added to the site plans. 3) The scale on the reduced site plan has been revised to 1" = 10' and the sheet has been increased in size to 11 x 17. 4) The interior property lines have been noted as "Proposed Property Lines" and a note has been added to the site plan. 5) Patios have been dimensioned to show that the patios intrude less than 4' into the rear yard setback. 6) Elevations: The requested lines indicating allowable building heights have been added to the drawings on Sheets A-3.1 and A-3.2. 7) Fireplace flues and Solatubes on roof plan: The fireplaces have been relocated to the exterior walls and will vent through the rear wall of the units and the Solatube skylights have been deleted from this project. Both the flues and Solatubes have been eliminated from the roof plan.