2015-0318 Lake Ballinger Square Apts remodel - HO.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 10, 2015
TO: Michael Strong
strongproperties@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0318
Project: Lake Ballinger Square Apts remodel
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Project Address: 7533 228 Street SW
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.
On sheet 3 Floor Plan Proposed:
1.Indicate on the plans the required one-hour fire-resistance wall construction rated for
exposure to fire from both sides for the north and west exterior walls per International
Building Code (IBC) Table 602 and IBC 705.5. A listed assembly indicating the required
components and their installation criteria to achieve the one-hour fire-resistance rating must
also be noted on the plans.
2.Indicate on the plans the required landing on the exterior side of the entry door per IBC
1008.1.6.
3.Clarify the callout for the 2x6 studs (rafters) to be used to support the roof loads over the
living areas. They appear to be over spanned, fail in bending, and deflect beyond that
allowed per IBC Table 1604.3.
4.Indicate on the plans the means to be used to provide the required minimum mechanical
outdoor air ventilation rate per International Mechanical Code (IMC) Table 403.3.
5.Change on the plans the required wall insulation value from R-15 to R-21 per
Washington State Energy Code (WSEC) Table C402.2.
6.Change on the plans the required ceiling insulation value from R-21 to R-38 (if rafter
vaulted) or R-49 if there is attic space above the ceiling per WSEC Table C402.2.
7.Indicate on the plans the location of the washer and dryer noted on the City of Edmonds
Commercial & Multi-Family Building Permit Application to guide proper review,
construction, and inspection.
On sheet 9 East Elevation Proposed:
8.Clarify the callout for the 2x6 studs (rafters) to be used to support the roof loads over the
living areas. They appear to be over spanned, fail in bending, and deflect beyond that
allowed per IBC Table 1604.3.
9.Change on the plans the required wall insulation value from R-15 to R-21 per
Washington State Energy Code (WSEC) Table C402.2.
10.Change on the plans the required ceiling insulation value from R-21 to R-38 (if rafter
vaulted) or R-49 if there is attic space above the ceiling per WSEC Table C402.2.
11.Indicate on the plans the required slab-on-grade insulation value of R-10 per WSEC Table
C402.2.
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