2019-0360 ZHAO Comments 2.pdf
DATE: August 5, 2019
TO: ROCK-SOLID GENERAL CONSTR LLC
C/O PATRICK AUBLE
FROM: Donovan Akau, Plans Examiner
RE: Plan Check: BLD2019-0360
Project Address: 228 Sunset Ave N.
Scope: SFR/ADU, R-3, VB Construction. 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 indicating where the ‘clouded’ or otherwise
highlighted changes 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 2nd Floor of
City Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm
on Wednesdays.
Due to the information that was found and comments from other departments, the designs of this
project may change, a complete building plan review cannot be completed at this time. Further
comments may be generated upon resubmitted materials. During this cursory review the following
items were found.
Sheet 1:
1. This project appears to have been designed with wind category “B”. Due to the
proximity to the coastline this project will be required to be designed at a minimum of
exposure “C”. Please provide designs that comply with wind exposure category “C”.
It appears that these corrections were made on the structural plans, not on sheet one
of the design as indicated on your response letter.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 3
2. This project appears to have been designed as seismic category D. Residential
projects in the City of Edmonds must be designed to the minimum standards of
seismic category D1. Please provide designs that comply with design category D1. It
appears that these corrections were made on the structural plans, not on sheet one
of the design as indicated on your response letter.
3. The notes indicate that this project is to build as construction type V. Type V is not a
complete construction type. Is this project to build as VA or VB construction? Please
clarify and change on the plans. Type VA has been indicated on the response letter
provided but not corrected on sheet 1 of the design plans and in details. The 2015
IRC does not require this project to be of VA 1 hour construction. Please
clarify/correct that type VA construction is to be used for this project.
4. The proposed plans appear to indicate a 90 CFM whole fan will be utilized as the
means to achieve whole house ventilation. Will you be providing a 90 CFM for each
dwelling or is the fan located in the primary dwelling? Please clarify. It appears that
this correction has not been made as the response letter states “please see clouded
area on sheet 2/6”. Please make corrections and indicate that a 90 CFM whole
house ventilation to be for each dwelling.
Sheet 3:
5. Detail G appears to indicate an R21 is to be used. R21 does not comply with the
minimum requirements of the Washington State Energy code and the elected energy
credit of 1A. Please update the detail from R21 to a minimum of R38. It appears that
this correction has not been made. Detail G appears on sheet 3, the response letter
states to “please see clouded area on sheet 4/6”. Please make corrections that a
minimum of R38 to be used to comply with the minimum requirements of the
Washington State Energy code.
Sheet 4:
6. The underfloor insulation value indicated in cross section A does not meet the
minimum requirements of elected credit 1A. Please update the plans to reflect the
elected credit of 1A. This correction has not been made as indicated by your
response letter. Please make the correction as requested.
General:
7. Structural plans are not stamped by the Engineer of record provided in the design
plans indicated by pages S2/1 thru S2/4. Are these plans are to be used as part of
the design? Please have Engineer of record stamp these structural plans and
provide call outs on these plans if they are to be used or remove them from the set of
plans.
This review is incomplete, upon review of resubmitted documents, additional
comments may be generated.
.
Page 3 of 3
Sincerely,
Donovan Akau