2014-613 Phoenix United Townhouses (Munson).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 6, 2014
TO: Randall J. Munson
randy.munson@comcast.net
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2014-0613
Project: Phoenix United Investments, LLC 4-Unit Townhomes
Project Address: 622 Bell Street
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.
General Notes:
1.Please have the architect sign each of the plan sheets.
2.Clarify on the plans the means to be used to develop the required energy credits from the
selected WSEC Table R406 options. The provided energy code compliance worksheet
indicates that option 5b has been selected, while the application form and plans represent
otherwise. Additionally, it was indicated on the Building Permit Application Form A that an
electric furnace will be used. Please verify if it will be an electric furnace or some other
method, and display that method on the plans.
3.Clarify if gas piping will be required for the stove/range units to be installed in the kitchens.
Sheet A-2:
4.Door Legend Note 1 Revise code reference to 2012.
5.Window Legend Note 2 Revise code reference to 2012.
Sheet A-3:
6.Specify the windows at the landing at the top of the stairs as safety glazing per IRC 308.4.
Sheet A-4:
7.It appears that the detail bug referencing detail 3/A-4 is intended to reference 3/A-3. Please
verify.
8.Key Notes Note 38 - Revise the code section from 411 to 408.
9.Key Notes Note 45 Revise the code section from 3302.5 to 302.5.
Sheet A-5
10.Revise Key Notes per items 8 & 9 above.
11.Revise the callout for the kitchen hood fan from 3 to 4.
Sheet A-6
12.Revise Key Notes per items 8 & 9 above.
13.Specify the windows at the landing at the top of the stairs as safety glazing.
14.The windows shown on the north and south elevations along the recessed exterior walls
adjacent to the living room are not shown on the floor plan. Please clarify.
Sheet A-7
15.Detail 3/A-7 Include a dimension showing that the bottom of footing is a minimum of 18
below finished grade per IRC R403.1.4.
Sheet A-8
16.The sheathing column of the shearwall schedule refers to note 9, however it appears no note
9 exists. Please clarify.
17.Clearly indicate that each party wall will be comprised of shear walls on both sides to
maintain structural independence per IRC R302.2.4.
Sheet A-9
18.Shear Wall Schedule revise per item 15 above.
19.Clearly indicate that each party wall will be comprised of shear walls on both sides to
maintain structural independence per IRC R302.2.4.
20.Provide a reference on the Level Three Floor Framing Plan to the low roof shear transfer
detail, 5/A-11 as appropriate.
Sheet A-10
21.Shear Wall Schedule revise per item 15 above.
22.Clarify how each unit maintains structural independence per IRC R302.2.4 including:
a.At the girder trusses spanning between two units.
b.At the common trusses that appear to be full-span across two units.
23.Assuming no parapet is desired, denote on the plans the path of compliance to satisfy the
requirements of IRC R302.2.2.
Sheet A-11
24.Revise the intended detail 2 to be labeled detail 2 (instead of two detail 1s).
25.Detail 2 Middle floor specifies ½ floor joists please revise.
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a.Per the Washington State Emergency Rule regarding IRC R302.2.1, effective on
April 1, 2014, the party walls should extend from the foundation to the underside of
the roof sheathing, continuously. This includes continuous rated wall to the
underside of each floor deck in addition to the underside of the roof deck. Please
find the above-referenced code section attached.
b.Indicate the path of compliance to IRC R302.2.2 per item 22 above.
Structural Calculations:
26.Sheet 1.1
a.The square footage of sail areas for wind zone A appear to be 50% of what is
represented on the elevations.
b.The sail areas for wind zones A and C appear to have been entered under the B and
D zone columns. Please revise.
27.Sheet 4.3 Wall Line 3 The shear wall lengths entered in the calculations appear to be
greater than what are represented on the plans.
28.Side to Side direction The shear wall key indicates wall lines A, B and C are used, but the
calculations only show wall lines A and B.
29.Verify that each of the 4 units have been designed to be structurally independent per IRC
R302.2.4, i.e. indicate shear walls along all 4 sides of each unit as appropriate.
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