2019-0817 Killin SFR (Shapiro)
DATE: November 4, 2019
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. 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. 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
Page 2 of 3
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. 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. 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. 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. 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. 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. 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. 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. 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.
Page 3 of 3
S1:
11. 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.
13. 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. 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. 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. 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.
Eric Carter