2015-1406 Williams (Sabco).pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 17, 2015
TO: Greg Williams
g2n2will@gmail.com
FROM: Andrew Gahan, Plans Examiner
RE: Plan Check: BLD2015-1406
Project: Williams Remodel/Addition
st
Project Address: 9307 231 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.
Sheet S1
1.General Structural Notes, Note 2 the correct wind load reference should be 85 MPH
(nominal)/ 110 MPH (ultimate) per the engineering calculations, and in alignment with the
2012 IRC.
2.Geotechnical, Note 12 Revise the Allowable Soil Pressure to 1500 PSF, or provide a
geotechnical report stamped by an engineer licensed in the State of Washington, stating that
the soils at the site can resist 15,000 PSF
.
3.Energy Code Compliance No path of compliance could be found regarding the 2012
WSEC. With the addition of 750 SF or less, 0.5 energy credits must be achieved through
WSEC Table 406.2. Please clarify the method by which 0.5 energy credits will be achieved.
4.Please specify the insulation to be used at each element where insulation is required per
WSEC Table 402.1.1.
Sheet S2
5.Detail 6 It appears that the reference to Detail 5S3 is in error and should be 5S2. Please
verify and revise as required.
Sheet S3
6.Detail 6 It appears that this detail is inaccurate in that it does not show the floor joists to be
installed over garage slab. Please clarify how this area will be constructed.
Sheet S4
7.It appears that the reference to Detail 3S1 along the right side of the structure is in error and
should be 3S3. Please verify and revise.
Sheet S5
8.Per IRC R314 and R315, it is required that all smoke detectors be hardwired and
interconnected, and that a carbon monoxide detector be installed at each level of the
structure. Please show the locations of each smoke detector and carbon monoxide detector.
9.Verify that egress windows compliant with IRC R310 are present in each sleeping room and
label them on the plans.
10.It appears that safety glazing is required in several locations per IRC R308.4, including the
window above the bedroom 3 toilet, the window in bedroom 3, and the window at the front
of the living room. Please revise the plans to show safety glass as required.
11.Exhaust fans are required in the bathroom, at the laundry machines, and above the range per
IRC M1507.3 as amended by the State of Washington. Please show exhaust fans as
required.
12.The water heater is shown in the bedroom closet. Please verify that the water heater is
electric.
13.Please verify that the stove is powered by electric.
Sheet A2
14.The proposed rear elevation does not appear to match the openings shown on the floor plan
on Sheet S5. Please clarify.
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