2014-1165 Heslop (Shapiro-Basri).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: December 19, 2014
TO: Tony Shapiro
AD Shapiro Architects
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2014-1165
Project: Heslop Remodel/Addition
rd
Project Address: 652 3 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.
Please note that the non-conforming condition of this structure requires adherence to the Edmonds
Community Development Code (ECDC) Section 17.40.020. The aforementioned ECDC code
section limits the remodel to 75% of the replacement cost if it is desired to continue use of the
structure in the non-conforming condition.
General
1.Please provide a foundation plan.
Sheet A201
2.Specify safety glazing at the window to the side of the master bedroom door, and at the
sidelight windows at the kitchen door per IRC R308.4.
3.Specify the size of each exhaust fan in the bathrooms, laundry room and kitchen per IRC
Table M1507.4. Additionally, specify the size, location and method of achieving whole
house ventilation per IRC M1507.
4.Please specify that the door leading from the garage to the house is self-closing per IRC
R302.5.1.
5.Revise or remove the detail bug pointing to the Powder Room.
Sheet A202
6.Specify safety glazing at the windows to the side of the Living Room exterior door, above
the toilet in Bath 2, at the sidelights adjacent to the door in Bedroom 3, and the window in
Bath 1 per IRC R308.4.
7.Specify the size of each exhaust fan in the bathrooms, laundry room and kitchen per IRC
Table M1507.4.
8.Revise the door schedule to specify the self-closing door per item #4 above.
Sheet A301
9.Revise the detail bug to reference the correct detail at the upper left corner of Section 1.
Sheet A302
10.Revise the window schedule to identify all safety glazing and egress windows.
Sheet A401
11.Revise the ceiling insulation to R-38 (instead of R-39).
Calculations
12.Sheet 12
a.Wall TF was omitted from the analysis. Please revise the calculations to show wall
TF.
b.The calculations at wall TA do not match the plans. Please reconcile the calculations
to match the plans.
c.The overturning force shown at wall TA exceeds the tabulated capacity for
STHD10/10RJ holdowns in the Simpson catalogue. Please select a holdown with
adequate capacity.
d.The overturning force shown at wall TE exceeds the tabulated capacity for HDU5
holdowns in the Simpson catalogue. Please select a holdown with adequate capacity.
e.Please justify the use of a 1.15 live load reduction in analyzing the floor beams.
f.It appears the no live load was applied to beam B2-4. Please revise.
g.Beam B2-3A could not be located on the plans. Please advise.
Sheet S-1
13.To avoid confusion in reading the unconventional layout (typically, the roof framing plan is
drawn with the upper floor plan, the upper floor framing plan with the main floor plan, etc.),
please revise the title of 1/S-1 to Main Floor Plan/Main Floor Framing.
Sheet S-2
14.Per item #13 above, please revise the title of 1/S-2 to Upper Floor Plan/Upper Floor
Framing.
15.Per item #13 above, please revise the title of 2/S-2 to Roof Framing Plan.
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