2020-0151 Kisan BLDG B
DATE: April 15, 2020
TO: Rob Michel
rwmichel@nwlink.com
FROM: Donovan Akau, Plans Examiner
RE: Plan Check: BLD2020-0151
Project Address: 22812 Edmonds Way
Project: Kisan Multifamily BLDG “B”
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 propo sed 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 for this project.
Section R302.2.1.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 2
6) On sheet 6, it appears that there are details provided that do not pertain to this project.
Please provide only the details that will be used for this project in the plan set. Please
ensure that the detail call outs on other sheets reflect the details found on sheet A/6.
Building Envelope
7) Indicate on the plans how the building envelope requirements of RCW 64.55 are to be
addressed, by providing either an Architect design complying with RCW 64.55, or
providing a recorded “sale prohibition covenant”.
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, please be aware that this is not a complete review. The items in the list above are merely
general observations of incorrect or missing information during a cursory review.
Structural Review
9) In the calculation packet by the EOR titled “Foundation Analysis” there are calculations
that have been provided, however there are sheets that are blank/not completed. Please
clarify/correct the pages that appear to be incomplete.
Upon review of the resubmitted documents, additional comments may be generated.
Sincerely,
Donovan Akau