20060717155705.pdfOV ED City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
st. I SP .(425) 771-0220
DATE: March 15, 2006
TO: Pat Archer
FAX: 206-368-0316
FROM: Jenny Readwin, Plans Examiner
RE: Plan Check #: 06-043
Project: 2 Triplexes (6 units)
Project Address: 23707 and 23709 84'1'Ave W
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please provide written responses to the comments below
and resubmit 3 sets of revised plans/documents to Manie Hamison, Permit Coordinator.
This application was reviewed under the 2003 International Residential Code (IRC). Structual
design that does not meet the conventional p rovisions of the IRC was reviewed under the 2003
International Building Code.
1) Complete the enclosed plumbing fixture count worksheet (one for each building).
2) Specify on the site plan if the wood fence is existing or proposed.
3) Notes on top of sheet 9 need to be located on each applicable sheet. There are no references to
the particular page to find the notes so they need to be on each sheet where they apply.
4) Show how sinks in units 102 and 202 will be vented through the roof or with a loop vent as
permitted by UPC 909.0.Air admittance valves are not permitted.
5) Provide an exterior wall detail at the stone venere. Clearly show how flasliing,w ather barrier
and caulking will be provided to prevent moisture capillary action to wood.
6) Change note I on page 9 to state 103 cfrn whole house fan. Also, specify how kitchen fan will
act as a hood exhaust fan as well as a whole house fan and where 24 hour timer will be located.
7) Provide detail for arbor/trellis construction.
8) Provide detail for in -floor hydronic heat installation. If there will be lightweight gyperete on the
floorjoists provide calculations to justify that the joists are adequately sized to carry additional
loads. Also, show location of water heaters or boilers in each unit.
9) Revise footing drains on the foundation details to match the detailprovided in the Geotech
report.
10) Provide a section detail through the middle unit stairs to clearly show that minimum stair
headroom will be provided. By my calculations minimum headroom will not be provided at the
floor of the closet from upper floor to mian floor.
11) On detail 9/17 take off references to VvP3370. A STC rating is not required in the IRC and this
wall assembly does not meet the 2 hour rated assembly requirement.
1�) On detail 9/17 fire blocking is required at the 2�d floor level and concealed spaces horizontally at
10' intervals. Note on detail.'
13) On detail 9/17 clarify penetration notes to show that penetrations will not go through the wall in
to the adjacent unit.
14) On the site and floor plans show where the water and gas lines will enter each dwelling unit so
that penetrations will not be made through common walls ftom dwelling unit to dwelling unit.
15) Detail 9/17 note says "Rim joist or beam per engineer."' Take off Beam reference at floor lines.
These two walls must be structurally independent (R317.2.4) and constructed as 2 exterior walls.
16) Detail 1/11 "steel beam at party wall" — R317.2.4 requires these walls to be structurally
independent. There can not be a common beam. Also change 8x8 posts shown to make the walls
structurally independent. If you do not want the walls to be structurally independent then it
needs to be a common 2 hour firewall as allowed per R317.2 (exception) but then the wall can
not contain mechanical quipment, duct work, plumbing, etc. If you chose this option show how
all mechanical and plumbing will be ran within each unit so that it does not penetrate the 2 hour
wall and the wall must be continuous to the underside of the roof sheathing.
17) Provide letter from Geotechnical Engineer of Record stating that they have reviewed the plan's
and that they are consistent with the report recommendations.
18) Special inspections are required for the following. Complete the enclosed special inspection
agreement signed by the owner, the general contractor and the special inspector and submit to
the City for approval prior to issuance. A separate agreement form is required for each separate
special inspector.
Field Welding
Placement of fill and compaction
Soil bearing verification
Proof rolling
Footing drain installation
See affached structural comments from the City's consultant. Respond to each item in writiM.
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