2020-0019 Kisan
DATE: February 24, 2020
TO: Rob Michel
rwmichel@nwlink.com
FROM: Donovan Akau, Plans Examiner
RE: Plan Check: BLD2020-0019
Project Address: 22810 Edmonds Way
Scope: New 4 unit town home
Non-structural Comments
General
1) Based on conversations at the counter during the submittal of your application, it was to
my 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:
2) 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.
3) Provide a typical cross section detail from the foundation to the roof, showing typical
exterior wall construction for this project.
4) 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.
5) 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.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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6) 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
7) How will the building enclosure requirements be addressed? Either show on the plans an
Architect’s statement and design complying with RCW 64.55, or provide a completed
“sale prohibition covenant” on a form provided by the City.
Energy (2015 WSEC, Residential)
8) Provide a detail showing the insulation of headers above openings. It appears that
the detail provided is an incorrect installation.
Again, a complete 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.
Sincerely,
Donovan Akau
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