2015-0278 Le (Gabbert).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: May 6, 2015
TO: David Pagel
Gabbert Architects Planners
david.p@gabbertarchitects.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-0278
Project: New SFR
Project Address: 7317 Lake Ballinger Way
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.
Non-structural
Sheet A2.0
1.Floor Plan Notes:
a.Smoke detectors should be installed per IRC R314 as amended by the state of
Washington. The IBC section referenced is incorrect or outdated. Please revise and
show the smoke detector locations on the floor plan.
b.Note 3 specifies a 100 cfm exhaust fan in the kitchen, but the electrical plan on sheet
A4.0 shows a 75 cfm fan. Please clarify.
c.The note for exhaust fans in the bathroom is incomplete. Per the state amended IRC
M1507, exhaust fans are to be provided in kitchens, laundry rooms, bathrooms and
toilet rooms. While not required, it is most helpful if the exhaust fans are shown on
the plans to help guide proper review, installation and inspection.
2.Carbon monoxide detectors are required per IRC R315. Please provide CO detector
locations on the floor plan.
3.Per IRC R308, safety glass is required at the (2) windows in the lower floor bathroom (F-2),
and at the window closest to the Entry door (F-8), due to their proximity to a door. Please
revise.
Sheet A2.1
4.The floor plan notes should be revised per comment #1a above.
5.Please show the locations of all exhaust fans, smoke detectors and carbon monoxide
detectors to help guide proper review and installation.
6.Per IRC R308, safety glass is required at the (2) windows at the corner of the master bath,
above the toilet in the upper floor bath, and at the window from the Master bedroom to the
open to below area. Please revise.
Sheet A8.0
7.Stair and Railing Notes Note 1 needs to have the material specified or the note removed.
8.Details 6 and 7 it is unclear how the stair stringer will be supported at each end. Please
clarify.
9.Detail 8 Please clarify if the double top plate will be notched to accommodate the landing
joists/hangers.
Sheet A10.0
10.Detail 6 The anchor bolts are shown to be countersunk into the sill plate. Please specify
the minimum thickness to remain and verify that the engineer has considered the
aforementioned minimum thickness specified.
Sheet A10.1
11.Detail 1 See comment 10 above.
12.Detail 2 It appears that the lower end of the knee brace will be secured with a fabricated
steel bracket. Please provide detailed specifications including welding requirements and
dimensions for that connection.
Sheet S1.0
13.Provide details and associated detail bugs for each foundation configuration that will be
utilized.
14.Detail 3 - The floor plan shows that the driveway will be supported on a pipe pile
foundation, but no pipe piles are shown in the associated detail.
15.Provide connection details for the sistered 2x12s to be cantilevered over the foundation
forming the front porch.
16.A section was cut across the
Sheet S1.2
17.It is unclear how the exterior end of RB-04 is supported. Please clarify.
Sheet S1.3
18.Detail 5 clarify the method of shear transfer between the bottom of the I-joist and the
double top plate below.
19.Detial 17 clarify the path of shear flow throughout this detail and specify connections.
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Calculations
20.Page 2
a.The variable F listed under the seismic parameters shows the value for a one story
structure. Please revise.
b.Reference the current code used in the design, i.e. 2012 IBC.
21. Floor beam FB01-UL could not be located on the plan.
22.The garage slab, garage grade beams and driveway slab should all be designed to support a
3000# concentrated load over an area 4.5x4.5 located to produce the worst loading case
per IBC Table 1607.1. Please provide calculations.
23.Lateral calculations sheet showing seismic calculations: It appears the value used for I in
the base shear calculations appears to be 1.0 referencing a one-story structure. Please revise
the calculations using I=1.1 for a two-story structure.
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