2019-0116 AW SFR (Strobl)DATE:
TO:
FROM
RE:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
March 21, 2019
Jacob Strobl
Jacob&Strobldesi ng com
Eric Carter, Plans Examiner
Plan Check: BLD2019-0116
Project Address: 9527 190th PL SW
Scope: New SFR, VB Construction, 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. Items that recur on this list appear in italics.
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.
A3:
The proposed plans appear to indicate slab on grade construction for the lower floor. The
slab will need to meet the minimum requirements of section R402.2.9 of the 2015
Washington State Energy Code. Please provide details of how the concrete slab within
the conditioned space will be insulated on the plans.
2. The window for the music room has indications of being tempered and egress compliant
but the number callout does not appear to have been included. Please indicate the
window callout.
.e
S2.1:
S2.2:
S2.3:
3. Within the provided "Keynotes" the installation of a 3 mil vapor under the concrete
slabs. The 2015 IRC requires a minimum of 6 mil. Please update the notes to reflect the
current standards.
4. The plans indicate the installation of HDU-11 Hold-downs. As indicated on the hold-
down schedule, the HDU11 will require a SBlx30. As noted by Simpson, the SBlx30
will require a minimum of an 18" wide footing which does not correspond with the
footing with on detail 4/3.2. Please clarify and indicate the proposed changes on the
plans.
5. The 2- 6x6 posts that supporting the 5 1/8"xl 1/2" GLB header above the door leading to
the lower floor patio do not appear have a sufficiently sized footing for the concentrated
loads. Please clarify and indicate the proposed changes on the plans.
6. The proposed deck will need to comply with Washington State amended version of
section R507.2.4 of the2015 IRC. This section requires Deck lateral load connectors.
Please indicate how this project will comply with the referenced section on the plans.
7. It is unclear how the 5 1/2"x 9" GLB for the center of the deck will be supported where it
meets the home. Please clarify and indicate on the plans.
8. The proposed 5 1/8" x 13 1/2" GLB HDR, beam (4) on the provided calculations appears
to exceed the allowable deflection ratios of table R301.7 of the 2015 IRC. Please clarify
and indicate any changes on the plans.
9. The proposed 7" x 11 7/8" LSL appears to exceed the allowable deflection ratios of table
R301.7. Furthermore, there does not appear to be an indication of the size of the post or
amount studs is to be used to support the beam. Please clarify and indicate the proposed
changes on the plans.
10. The proposed 5 1/8" x 12 Garage door header appears to exceed the allowable deflection
ratios in a fully loaded condition. Please clarify and indicate the proposed changes on the
plans.
11. The proposed girder trusses over the garage do not appear to have a specified connector
or minimum load requirement on the plans. Please indicate the minimum design loads or
specific connector on the plans.
12. There does not appear to be any indication of size of post or number of studs to support
the girder truss bear on the exterior walls. Please provide his information on the plans.
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Please let me know if I can be of any further assistance.
Sincerely,
Eric Carter
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