Kisan 2020-0019of EDV City of Edmonds
0
PLAN REVIEW COMMENTS
s BUILDING DIVISION
Fst. is9° (425) 771-0220
DATE: 4/22/2020
TO: Applicant: REGENT CONSTRUCTION INC
Owner: KISAN ENTERPRISE LLC
FROM: KEVIN BLOOMFIELD
RE: Plan Check: BLD2020-0019
Project Address: 22810 EDMONDS WAY BLDG A
Project: KISAN - BLDG A - 4 UNIT TOWNHOME;
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.
NON STRUCTURL REVIEW
General
Based on conversations at the counter during the submittal of your application, the understanding that
this project was to be constructed as townhouses under the IRC. Upon closer examination of the
plans, it is apparent that the structure is proposed as an R2 occupancy building under the IBC, IFGC
and IMC codes. Because the proposed project falls under the code definition of townhouse, it is
required to be designed to IRC standards, as per IBC 101.2.
We are unable to perform a complete non-structural review of this project until it is designed
accordingly under the IRC.
Please review the entire plan set and make any corrections to the plans necessary to show that the
design of the structure meets the requirements of the IRC.
During our cursory review of the plans, the following items were also observed that were in
need of correction:
1. The drawing title block provides an address as 22810 Edmonds Way, Building A. Update the
drawings and title block to identify the correct address of the building.
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2. Provide a typical cross section detail from the foundation to the roof, showing typical exterior
wall construction for this project.
3. Provide a typical cross section detail of the separation from the U/R3. I do recognize that
there is a detail for the walls, but do not see a detail for the ceiling/floor assembly.
4. Provide a typical cross section detail from the foundation to the roof, showing typical wall
construction for the party wall separation requirements between each unit. Section R302.2.1.
5. Provide only the details that will be used for this project on sheet A/6. Please ensure that the
detail call outs correctly reflect the details found on sheet A/6. Building Envelope
6. How will the building enclosure requirements be addressed? Either show on the plans an
Architect's statement and design complying with RCW64.55, or provide a completed "sale
prohibition covenant" on a form provided by the City.
Energy (2015 WSEC, Residential)
7. Provide a detail showing the insulation of headers above openings. It appears that the detail
provided is an incorrect installation.
8. Unit 4 is larger than the other units. It will require 3.5 energy credits to satisfy the 2015
WSEC requirements for a medium size unit. The plans state first floor 161.91 sq ft, first floor
839.12 and third floor is 763.12. This adds up to 1764.15 sq ft as such it is a medium size
dwelling according to section R406 of the WSEC. Provide calculations that reflect the
appropriate amount of energy credits (3.5)
Again, a complete nonstructural review cannot be performed until the revised plans/documents have
been submitted to a Permit Coordinator. Upon review of the resubmitted documents, additional
comments may be generated.
STRUCTURAL REVIEW
General -
Where the structure has a pop out that extends beyond the exterior wall below, the fire -
resistance -rated wall or assembly shall extend to the outside edge of the upper story or the
underside of the exposed floor -ceiling assembly shall be protected as required for projections
in Section R302.
Sheet S 4 —
2. Detail WSB shows an additional detail of NSB, assuming this refers to a "nailer to steel
beam" application and detail. Specific details for the nailer are required. The fasteners used to
attach the Simpson BA bracket is determined by the dimensions and material used. Revise to
reflect the materials, size and also include how it is attached to the steel beam.
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3. It appears these steel beams are full length and no welding will be done. If any welding is
done all welding activities must be approved by the city and will be done by third party
special inspection. All welding must be done by a WABO certified welder.
Sheet(s) S 7 and Calculation packet —
4. The length of header designated "2-15" according the calculations is 2.75'. However the
header on the plans appears to be a full length header over the windows approximately 7' in
length. Verify which is correct and make the corrections on the plans as needed
5. The plans call out for "3 2x6" studs at one end of girder labeled "3-5" it is located in unit 1.
However there is no call out for this at the other end of that same girder "3-5". Verify this is
correct.
6. The point load at the right end of beam "2-5" and the left end of steel beam "2-14" come
together in close proximity of each other concentrating the load being transferred. It appears
this is being carried down through the party wall assembly to the foundation. This happens
again between units 2 and 3 at the ends of steel beams "2-14" and "2-11". Please verify the
footing is capable of carrying not only the load from the party wall but the additional load
being transferred through the beams.
Calculation packet —
7. Wood Beam 2-14.1, did not pass Max downward transient deflection Max downward total
deflection and max upward total deflection. I am unable to locate this beam on the plans,
please clarify its location.
Sheet S 8 —
LSL at stair unit 1, 2 and 3 shows an HHSU for attachment. Include a detail how this bracket
is attaching to the steel beam (2-1 and 2-8).
Please submit to a Permit Coordinator 2 sets of revised plans/documents, including a written
response letter that is in itemized letter format. Indicate where the `clouded' or otherwise highlighted
changes can be found on the revised plans. Upon receipt the re -submittal will be routed for review(s).
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.
Thank you,
KEVIN BLOOMFIELD
City of Edmonds
(425) 771-0220
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