2019-0817 Killin SFR (Shapiro) Comments 2
DATE: February 13, 2020
TO: A.D. Shapiro Architects PS
tonys@adshapiro.com
FROM: Eric Carter, Building Inspector
RE: Plan Check: BLD2019-0817
Project Address: 543 3rd AVE S.
Scope: New SFR; 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.
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.
A001:
1. RECONCILED As indicated in the “Exhaust Fan” table. All local exhaust fans are being
utilized as “whole house” fans operated at a continuous rate. The exhaust CFM far exceeds
the requirements of table M1507.3.3 (1). It is also unclear if the sone ratings of the indicated
fans are 3 or.3 sones. If the fans are intended be used as part of the “whole house” exhaust
system the fans cannot exceed 1 sone. Please clarify and indicate any changes on the plans.
2. RECONCILED Energy Code Data;
a. Number 2 indicates that existing 2x4 walls will remain as part of the project. The project
scope indicate that this will be new construction. The use of 2x4 walls for the thermal
envelope will not be permitted as they do not meet the minimum insulation requirements
of the 2015 WSEC. Please remove this note from the plans.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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b. The notes indicated in number 5 do not appear to pertain to this project. If this
assumption is correct please remove number 5 from the plans.
A112:
3. RECONCILED The note “Provide subflooring to be set over existing subfloor in
preparation for finish floor” has been provided. This note does not appear to pertain to this
project as this will be new construction. Please clarify and remove the note form the plans.
4. RECONCILED The plans appear to indicate a combination Smoke/Carbon Monoxide
detector in the garage. This installation is generally not recommended by the alarm
manufactures. Please clarify the placement and provide documentation from the
manufacturer on this installation.
5. RECONCILED The main floor plans is required to have at least one smoke detector and
one carbon monoxide alarm but does not appear to have been indicated on the plans. Please
clarify and indicate on the plans.
6. RECONCILED Indicated on the Garage Roof & Ceiling section. A 1 hour floor ceiling
assembly will be installed. This will exceed the minimum requirements of the 2015
International Residential Code and is generally not utilized in single family residences.
Please clarify and indicate any changes on the plans.
A202:
7. RECONCILED Detail 23 appears to indicate the installation of 5/8” type X GWB on the
exterior walls. This will exceed the minimum requirements of the 2015 International
Residential Code and is generally not utilized in single family residences. Please clarify the
installation and indicate any changes on the plans.
A301:
8. RECONCILED As indicated in the “section looking north “and the: section looking
through M. bedroom, R30 insulation is to be installed within the floors. R30 does not meet
the required R38 of the elected energy credit 1A as indicated on A001. If you intend to
utilize option 1a, please update the minimum insulation on the plans.
9. RECONCILED Partitions WW06, WW09 and WW11 indicate the installation of 1/2 or 5/8
type X GWB where these materials may not be required and are generally not utilized in
single family construction. Please clarify the installation and indicate any changes on the
plans.
10. RECONCILED Indicated on the Floor Ceiling section. A 1 hour floor ceiling assembly will
be installed. This will exceed the minimum requirements of the 2015 International
Residential Code and is generally not utilized in single family residences. Please clarify and
indicate any changes on the plans.
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S1:
11. RECONCILED The provided geotechnical report prepared by Cobalt Geosciences dated
July 22, 2019 indicates that the minimum footing widths of 18-24 shall be utilized. The
footing details do not appear to completely comply with this requirement. Please update the
plans to reflect the minimum footing widths as indicated in the referenced report.
Furthermore, please update any referenced details on pages S5 and S6 if necessary.
12. Along gridline A of the proposed foundation plan, the installation of SSTB36 are indicated
as the anchorage for the Simpson SWS Strong Walls. The SSTB anchors are not listed as an
applicable anchor for the WSW walls. The Simpson literature indicates the installation of a
WSW-AB-1x 36HS with a minimum of 4500 psi concrete and (8) #4 vertical rebar
reinforcements for seismic category D. The minimum distance from the outside corners of
the foundation wall to the center of the outer embedded bolt must be a minimum of 12”. A
certified third party inspection service will be required for any concrete placed with a PSI of
3000 or greater. Please clarify the installation of the proposed WSW panels, update the plans
to reflect proper installation practices as prescribed by Simpson and provide on the plans.
If the registered design professional wishes to modify the details for specific conditions,
documentation must be provided with the alternate design. The response appears to not be
complete. Will shear reinforcmemt be required? Will the embedded anchors be required to
installed into the footing? Please provide a detail of the rebar spacing, depth of embedment
of the anchors and any other details that may be required on the plans. For reference see
document L-L-STEMANCHR20 provided by Simpson.
13. RECONCILED Along gridline A between the two foundation projections a SW4 is
indicated on the main floor plan. Two STHD10RJ’s are indicated on the main floor plans
but not the foundation page. Please clarify and indicate on the plans.
14. RECONCILED The garage foundation walls at gridline D appear to be supporting a
concentrated load from the floor and roof above. The imposed loads may require an enlarged
footing to support the load. Please clarify and indicate any changes on the plans.
S3:
15. RECONCILED The plans appear to indicate that the truss girder is to support the floor joist
for the bedrooms, but design information does not appear to have been included for the truss
manufacturer and inspector. Please add the design minimums to the plans to guide
construction and inspection.
S6:
16. RECONCILED The provided Simpson WSW Strong Wall details are faint and hard to
read. Please provide new plan sheets that include details that are ledgible and easy to read.
Please let me know if I can be of any additional assistance.
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Eric Carter