0809_001.pdfOV. rDAf
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DATE
TO
FROM:
Citv of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
January 24, 2019
Rod Wickham
Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1520
Project Address: 7412 176" St SW
Scope: New SFR with Shop, Garage and Utility Areas, 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.
This building plan review cannot be completed until we receive the following items:
Permit application:
1. Plumbing fixtures.
- Does the refrigerator have a connection for an ice maker/refrigerator water? '7
- Fixture count proposed will require a 1" meter, independent of that required by fire
review for sprinklers
2. Water heater.
The application did not list a water heater, however sheet 4 shows one water heater
in the garage and a second water heater in the room next to the elevator
What style of water heater is planned for each location: tank or tankless?
What fuel is planned for the water heater at each location? j
;.
9.
3. Furnace.
- The application listed one furnace, however sheet 4 shows 6ne furnaces in the garage
and a second furnace in the room next to the elevator
- What fuel is planned for the furnace at each location?
4. Gas/Fuel connection counts. The application did not list any gas/fuel connections.
Sheet 5 shows a gas fireplace on sheet 5. Which of the following appliances use gas?
- Furnace in the garage on sheet 4
- Furnace in the room next to the basement elevator on sheet 4
- Water heater in the garage on sheet 4
- Water heater in the room next to the basement elevator on sheet 4
- Dryer in the garage on sheet 4
- Dryer in clothes room on sheet 5L "ITO
- Stove in Kitchen on sheet 5
On sheet 1 of the plans:
5. Windows.
- Coordinate the window sizes in the shop with sheet 4
- Coordinate the window sizes in the master bathroom with sheet 5
- Coordinate the window sizes in bedroom 3 with sheet 6
y-11 T% I;Z
6. Guards. #4
- Provide a detail for the guards shown at stair landing at front entry, roof deck outside
the living room, deck at master bedroom, roof deck outside stud eV2,1
i-att.1. O T rim •0-odvi—
7. Stairs. 4,' Mel-
-
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
- Note the required handrail on not less than one side of each flight with four or more
risers (IRC 311.7.8) IN4n-rEp , I
On sheet 2 of the plans:
8. Coordinate window callouts with `scale' sizes — various locations
9. Guards. 1d� 1! 1` t�lS 1 q rao
- Provide a detail for the guards shown at stair landing at front entry, roof deck outside
the living room, deck at master bedroom, roof deck outside study
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10. Stairs.
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
- Note the required handrail on not less than one side of each flight with four or more
risers (IRC 311.7.8) SZ7e IV Dom':
On sheet 3 of the plans:
Page 2 of 7
11. Structure size.
- Coordinate the difference in the width of structure in sheets 4 and 6
12. Windows.
- Coordinate the window location in the hall with sheet 5
- Coordinate the window sizes in the hall and bedroom 2 with sheet 6
13. Guards.
- Provide a detail for the guards shown at stair landing at front entry, roof deck outside
the living room, deck at master bedroom, roof deck outside study)
14. Stairs. V15 —T?' �-40 0
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
- Note the required handrail on not less than one side of each flight with four or more
risers (IRC 31 1.7.8) jj .0 T," r
On sheet 4 of the plans:
15. Dwelling — garage separation International Residential Code (IRC) R302.6.
- Note 5/8" gypsum board on garage ceiling below kitchen and dining
- Note 1/2" gypsum board on garage walls shared with storage and hall
- Note self -closing solid core door from garage to hall
- Will shop and storage be used for storage or repair of vehicles? If so, then it may be
required to meet the code standards for a garage ��� /��� �.Ix
16. Legend. Please provide a legend for the following items:
- SS (in Laundry Room) -.5;7L �' t �-.) �,
- The shear wall symbol (inverted triangle) with a reference to the shear wall schedule
on sheet S4.0 t;
17. Elevator.
- Note that no structural for elevator has been shown
- A separate permit will be required from L&I .:'
18. Crawl space under kitchen, dining, bathroom.
- Note the ground cover of six mil polyethylene
- Provide size and location of a minimum of two ventilation openings through the
foundation walls U
19. Foundation Dampproofing.
V
- Note the dampproofing on the concrete foundation walls that retain earth and are
below grade (IRC 406.1)
20. Smoke and Carbon Monoxide Alarm-
- Note the smoke and carbon monoxide alarm on each level, outside each bedroom
area (IRC 314, 315) -1C*1-7 5" A-1-
- Smoke alarms shall be interconnected, installed not less than 3 feet from a bathroom
door- sue° =-
Page 3 of 7
- Combination carbon monoxide and smoke alarms listed in accordance with UL 2075
and UL 268 are permitted in lieu of carbon monoxide alarms
21. Stairs.
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
See IJ 4'
22. Exhaust fans.
- Note the fan in laundry
23. Dishwasher.
- Note the dishwasher in kitchen NXO TTarp
24. Structure.
- Provide details for `sistered' 2 x 10 to TJI (number and type of nails, filler, etc.) for
cantilevered master bedroom balcony ItWA" A-' P='W!+ 4pl>e� SIA-r4-
- Provide spacing for the 2x 10's above the crawl space fj &-M 0
- Provide detail of construction for cantilevered floor framing at main entry/foyer
- Clarify the difference in the depth of cantilever beyond, and the width of the overall
structure of the garage 1.10-04=) -!71 _ , *
- Provide callouts for the various posts below the beams Sm --�4 [s L.y, ,
- Provide callouts to the footings below the 6.75x 19.5 beam over the garage — the
plan -north end is also supporting the ends of two other beams from the floor above,
which are carrying roof deck and roof loads �A&0 MO
Increase the size of the middle support footing in the shop t4p-t'-�=; tZ
- Coordinate the window callout sizes with `scaled' sizes — various locations Ip LAU &46 0 0-rg
- Provide dcomplete load path -to transfer loads from origin to foundation (IRC 301.11� --;,l vu
- With a Islope this steep, the project would most likely have cripple walls. On the
drawings provide a detail for a cripple wall complying with the provisions of IRC
602.9. t' Pt,.S P L At-%- ¢ dO t.Js9>.
On sheet 5 of the plans:
25. Foundation Dampproofmg.
- Note the dampproofing on the concrete foundation walls that retain earth and are
below grade (IRC 406.1) 1=
26. Smoke and Carbon Monoxide Alarm.
- Note the smoke and carbon monoxide alarm on each level, outside each bedroom
area (IRC 314, 315)
- Smoke alarms shall be interconnected, installed not less than 3 feet from a bathroom
door
- Combination carbon monoxide and smoke alarms listed in accordance with UL 2075
and UL 268 are permitted in lieu of carbon monoxide alarms
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27. Stairs.
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
- Provide a guard at the Dining Room (IRC 312.1) �� ►c' "; ''
- Provide a handrail at each flight of exterior stairs (IRC 311.7)
Page 4 of 7
28. Windows.
- Add safety glazing for the windows at each side of the exterior door in the hall and at
the master bathroom k�o *V:��
- Coordinate window callouts with `scale' sizes — various locations
29. Exhaust Fans.
- Note the fan in clothes
30. Structure.
- Provide callouts for the various posts below the beams
- Specify a callout for the hanger at the plan -south end of the N-S 6.75x12 beam over
the master bedroom �- •'
- Provide a complete loAd path to transfer loads from origin to foundation (IRC 301.1)
- Provide a detail to address the uplift at the plan -west end of the E-W 6.75x21 beam
over the master bedroom t3s#&.Pj tes t'e' �`�,'I' � t c r ±. t 1`_ ! `- '
- Provide a framing detail to address the width of the E-W 6.75x21 beam over the
master bedroom `upset' into the 5.5 inch wall framing above
On sheet 6 of the plans:
31. Smoke and Carbon Monoxide Alarm.
Note the smoke and carbon monoxide alarm on each level, outside each bedroom
area (IRC 314, 315)
t - Smoke alarms shall be interconnected, installed not less than 3 feet from a bathroom
door
Combination carbon monoxide and smoke alarms listed in accordance with UL 2075
and UL 268 are permitted in lieu of carbon monoxide alarms
32. Stairs.
- Note the required illumination for interior and exterior stairs (IRC 303.7, 303.8)
- Provide a guard at the landing at the top of the stairs (IRC 312.1) I� C•C�
33. Windows. A
Indicate the egress windows in bedrooms 2 and 3� �.
- Coordinate window callouts with `scaled' sizes — various locations 0
- Add safety glazing for the window in the bathroom Qd-=' U t? IJt°'ln�
34. Structure.
- Identify bearing walls IMP,-
- Provide a complete load path to transfer loads from origin to foundation (IRC 301.1)
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On sheet 7 (section drawing):
35. Structure.
- Coordinate the differences in the various floor elevations on the separate sheets
On sheet 8 (roof plan): Fn
Page 5 of 7
36. Guards.
- Provide a detail for the guards shown at stair landing at front entry, roof deck outside
the living room, deck at master bedroom, roof deck outside study 2.6 IA owl --1-'
.t t.)h" PA*-b" >� �► .1 1.. ter' S U p' 1.4 t�
37. Window Schedule
- Add the plan -east window in bedroom 2 as shown on sheet 6.
- Add the plan -north window in master bedroom as shown on sheet 5.
- Add the plan -north window in bathroom as shown on sheet 5.
- -.Areas of windows in shop not necessary to include unless the shop is heated.
- Coordinate the differences in the various floor elevations on the separate sheets
On sheet 9:
38. Please verify compliance with current code and update all references on the drawings
from earlier versions of the IRC, the Washington State Energy Code
(WSEC), and the
IBC to 2015 IRC, 2015 WSEC, and 2015 IBC. N a T `- J
39. Note that drawings on this sheet have not been stamped by the Engineer of Record.
N "T 'RcQ V i 1ZE P
On sheet 10: AKI �-,'7_AVtI'5 �1
IE5%r--' r-->^
40. Please verify compliance with current code and update all references on the drawings
from earlier versions of the IRC, the Washington State Energy Code (WSEC), and the
IBC to 2015 IRC, 2015 WSEC, and 2015 IBC. t,)orTG7 1
41. Note that drawings on this sheet have not been stamped by the Engineer of Record.
On sheet S 1.0:
42. Foundation.
- Clarify the design for `pin piles' — not shown on sheet 4
On sheet 52.0:
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43. Rafter/Shearwall Connection. SI IJ
- Clarify the design for `rafters per plan' — layout not shown on sheet 8
On sheet 55.0:
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44. Please verify compliance with current code and update all references on the drawings
from earlier versions of the IRC, the Washington State Energy Code (WSEC), and the
IBC to 2015 IRC, 2015 WSEC, and 2015 IBC. (J PvrkT�sp
45. Detail 2 describes existing joists and foundations for this new structure.
On the lateral calculations:
V-6 K10
Page 6 of 7
46. Rename (wall lines A, B, C, 1, 2, 3, etc.) or provide a diagram presenting the various
named shear wall lines
On the site plan:
47. Survey.
- The document provided is not a survey — not stamped.
48. Structure,
- Clarify the retaining walls along the drivewayrzQ—'-+t
Geotechnical Report. 'r"•21
49. Due to the site slope being greater than 15%, a geotechnical report will be required per
Edmonds Community Development Code (ECDC) 23.80.50 and 2015 International
Building Code (IBC) 1803.5.12. The report shall address foundation type and design
criteria and contain recommendations including but not limited to:
- Bearing capacity of natural or compacted soil,'St�C% 1 �S
- Provisions to mitigate the effects of expansive soils,���� -t-p
- The effects of differential settlement and varying soils strength, and
- The effects of adjacent loads.
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen
Page 7 of 7