2015-0322 Kidd (CDA - Pirscher).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 15, 2015
TO: Steve and Danielle Kidd
stevek@multiaxis.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-0322
Project: New SFR
Project Address: 932 Olympic Avenue
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. This review cannot be completed
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.
Sheet A-0.1
1.General Notes Emergency Egress: revise note to read The finished clear opening shall
be 44 max. IRC R310.
2.Please remove Plumbing and Mechanical from the deferred submittals list, as they are
included in this building permit, and plans are not required.
3.Revise the WSEC energy code requirements to show U-factor of 0.28 and Floor R-value of
0.38 to support the path of compliance to the energy code under the Code Information
section.
Sheet A-2.1
4.Floor Plan Notes Note 1: revise note to read all bathrooms, toilet rooms and laundry
room per IRC M1507.
5.Floor Plan Notes Note 2: this note makes reference to the electrical plans for smoke
detector locations, however no electrical plans were provided. Please show the locations of
the smoke detectors on the plan. Additionally, update the Code reference to R314.
6.Identify all safety glass where safety glass is required per IRC R308.4 including at the stairs
and at the entry door sidelight window.
7.Provide a carbon monoxide detector per IRC R315.
Sheet A-2.2
8.See comments 4, 5 and 7 above.
9.Identify all safety glass where safety glass is required per IRC R308.4 including at the stairs
and above the master bathtub.
Sheet A-5.1
10.Please revise the scale reference from 1/8 to the appropriate scale.
Sheet A-5.2
11.See comment10 above.
12.There is a window at the upper level of the North elevation that does not appear on the floor
plans. Please reconcile.
Sheet A-6.1
13.See comment 10 above.
14.The blow-up detail bugs reference details on sheet A-6.2. That sheet was not included with
the submitted plan set.
Sheet A-7.2
15.Identify which windows will be safety glass per IRC 308.4.
Sheet S1
16.Please clarify how the portal frame either meets the height to width ration set forth by the
AW&PA SDPWS, or verify that the floor plan configuration meets the prescriptive method
of design.
17.Remove the reference to the Seattle Building Code.
Sheet S2
18.The foundation plan represents the use of isolated footings throughout the crawlspace and
below the deck. However, the geotechnical report (dated 5/7/13, Job Number 21401
provided by Mark K. Dodds, PE) recommends that isolated footings not be used. Please
clarify.
19.In addition, please verify that the footing substrate material recommended in section 6.2 of
the above-referenced has been incorporated into foundation plan.
Sheet S3
20.It appears that several loads were omitted from the gravity design resulting in overstressed
beams/headers as shown on the plan. Please retrace the loading throughout the structure and
upsize any structural elements as required.
21.No calculation could be found for the double joist at the south end of the cantilevered deck,
supporting a header point load above.
22.Provide hanger specifications where hangers are to be used.
23.The detail bug 205 shown at the 6x10 beam appears to be in error. Please clarify.
Sheet S4
24.See comment #20 above.
Structural Calculations
25.The ENERCALC printouts provided show that the analysis has been performed under the
2009 IBC. Please verify that the design (to be) submitted satisfies the current code.
26.In addition, please include the end reactions for each beam/header in the print out sheets to
help with review efficiency.
Page 2 of 2