Building comments 3-LinderCitv of Edmonds
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r PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
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DATE: January 24, 2020
TO: Dante Palmaffy Design
dpalmaffy@aol.com
FROM: Donovan Akau, Plans Examiner
RE: Plan Check: BLD2018-1514
Project Address: 7926 203`d Street SW
Scope: New SFR, R-3, U, VB Construction.
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
�i*ritten 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.
General notes
1. It appears that the Energy credits chosen for this project is for a small dwelling unit per
Section R406 WSEC. Correct the required Energy credits based on the size of the
dwelling, which is provided on sheet 5/8 (Area Summary) that shows an area of 4,974
Square feet... Please note that some of the Energy credits that may be chosen, is specific as
to how it is documented on the plans.
2. Please provide a detail for the construction of the stairs. This detail is to provide the riser
height, tread depth, guardrail heights, spacing of pickets in guardrail if its open design,
height of handrail with distance of height from nose tread etc.....
3. Identify the whole house Mech. Ventilation system on the plans for this project per IRC
M 1507.3.
4. Please provide a response letter that addresses the comments and how they were satisfied.
Sheet 1/8
5. Elevation notes indicate that Masonry and wood frame chimneys are to be constructed per
U.B.C. Please correct this on the plans.
Sheet 4/8
6. Please clarify the size of the structural members to be used for this project. The floor plan
notes has a black square that indicates a point load supported by (2) studs. What are the
size of these studs? As I review the plans it appears the black squares have different
dimensions, does this indicate different size studs or that there are more than "2 studs" at
these locations. Please make it very clear as to the structural member sizes on the plans for
this project.
7. Please review section(s) G2407 (304) for the combustion, ventilation and dilution air.
Provide the ventilation requirements that are/ maybe required based on the type of
Mechanical unit that will be used for this project on the plans.
8. Please provide a minimum 100 Square inches make up air for the Laundry room. Per IMC
504.6 and IRC G2407.4 (304.4).
9. Provide ventilation for bathroom to include the size of the CFM rating for the fan. Please
keep in mind that there are both intermittent and continuous CFM requirements based on
how you determine the function of the Mechanical fan.
10. Please correct the code requirements for the stairway illumination item number 13 on the
floor plan notes. It indicated that I.R.C. R303.6 is to be used. Section R303.6 in the 2015
IRC indicates that this code requirement pertains to outside opening protection for
lighting, ventilation and heating. Please see section R303.7 for interior stairway
illumination. Make correction on the plans.
11. Please clarify your abbreviations being used for this project. Provide this for all
abbreviations being used for this project.
12. Please provide a detail/schedule for you sheer walls. It appears that there are sheer wall
for this project. I am not able to coordinate how these walls are to be constructed. Please
make corrections on the plans.
13. It appears that there are detail call outs being used, such as T-2, P1-4 as indicated on the
plans.
Sheet 5/8
14. Please clarify the size of the structural members to be used for this project. The floor plan
notes has a black square that indicates a point load supported by (2) studs. What are the
size of these studs? As I review the plans it appears the black squares have different
dimensions, does this indicate different size studs or that there are more than "2 studs" at
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these locations. Please make it very clear as to the structural member sizes on the plans for
this project.
15. It appears that there are Mechanical fans provided for the kitchen and bathrooms, however
there does not appear to be any CFM ratings noted for these fans. Provide the CFM ratings
for the Mechanical fans at their locations. Please keep in mind that there are both
intermittent and continuous CFM requirements based on how you determine the function
of the Mechanical fan. Table M1507.4
16. Please provide a detail/schedule for you sheer walls. It appears that there are sheer walls
for this project. I am not able to coordinate how these walls are to be constructed. Please
make corrections/provide details of the shear walls on the plans.
17. Please provide/indicate Carbon Monoxide alarms where required on the plans. Section
R315
18. It appears that there is detail call out being used indicated as T-1 on the plans.
Clarify/provide a detail as to what this means.
19. Correct the S/A Smoke alarms and S/D 110V. There appears that there are 2 different
identifications being used for the Smoke detectors
20. Please provide a cross section as to the construction of the 13'8" x 7'2" arched opening
with a 3 '/2" x 11 '/4" PSL flush top.
Sheet 6/8
21. It appears that there are Mechanical fans provided for the bathrooms, however there does
not appear to be any CFM ratings noted for these fans. Provide the CFM ratings for the
Mechanical fans at their locations. Please keep in mind that there are both intermittent and
continuous CFM requirements based on how you determine the function of the
Mechanical fan. Table M1507.4
Sheet 7/8
22. Have Engineer of record stamp these plans.
Upon review of the resubmitted documents, additional comments may be generated. Please feel free
to contact me if you have any questions.
Sincerely,
Donovan Akau
Plans Examiner
City of Edmonds
121 5th Avenue N Edmonds WA 98020
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donovan.akau@edmondswa.gov
425.771.0220 ext. 1256
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