2017-0882 Regent Construction.pdfOV EDAf
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St. I
DATE:
TO:
FROM:
RE:
Citv of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
August 7, 2017
Rob Michel, Regent Construction Inc.
rwmichel@nwlink.com
Eric Carter, Plans Examiner
Plan Check: BLD2017-0882
Project Address: 318 Howell ST.
Scope: New two family dwelling, VB, Plumbing and Mechanical included.
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicatin2 where the 'clouded' or otherwise
hi2hli2hted chan2es can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
This building plan review cannot be completed until we receive the following items:
P- 1: 1 General notes refer to a prescriptive path to achieve Washington State Energy
Code compliance. It appears the plans have not included the additional 3.5 credits
from table R406.2 that are required. Please add the additional 3.5credits to the plans.
A-2:
2. All bedrooms require smoke detectors, please add a S.D. to the Den/Bedroom.
A3:
M
WIM
MW
SI:
S2:
S3:
3. The Den / Bedroom window needs to comply with IRC310.2.1 and 310.2.2. Please
indicate on the plans that this window is for egress purposes as well as maximum sill
height above finished floor.
4. Please label all bedroom windows that are intended to be used for "egress "in case of
an emergency.
5. The quantity of and placement of isolated piers are represented differently on page
A4 and S3. Please verify and reconcile on the plans.
6. The 3 1/2" x 14" PSL garage header for unit A does not match the 5 1/4" x 14" PSL
indicated on page S4. Please reconcile and change on the plans.
7. The 3 1/2" x 14" PSL indicated as the garage header for unit B does not match the 5
1/4"x14" PSL that is indicated on page S4. Please reconcile and change on the plans.
8. The "typical roof construction" detail indicates R38 blown attic insulation. Please
update to the current minimum requirement of R49.
9. The design criteria indicates 15 SBC as the governing code. Please update to the
2015 IRC.
10. Detail SW3 "party wall I hour" does not fully represent the requirements of IRC
R3 02.3 and R3 02.3. 1. The walls must be structurally independent and be built in
accordance with ASTM E 119 or UL263, these walls must have their own I hour
construction. Please change the plan detail.
11. The quantity of and placement if isolated piers are represented differently on page
A4 and S3. Please verify and reconcile on the plans.
12. The majority of the isolated piers are labeled as FI.3. FI.3 has not been represented
in the footing schedule. Please add F1.3 to the footing schedule.
13. The row of isolated piers located directly behind the garage on both units A and B
indicates (0-3). This reference appears to be a DF #1 post per the provided structural
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calculations. Is this specification intended to identify the vertical supports for this
row of beams?
14. Wall line E on page S4 and S3 indicate different types and quantities of foundation
anchorage. Please reconcile and change on the plans.
Please let me know if I can be of any additional assistance.
Eric Carter
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