20070642.pdfof goo City of Edmonds
Y
PLAN REVIEW COMMENTS
` BUILDING DIVISION
Fst. gqo (425) 771-0220
DATE: December 3, 2007
TO: Erik Bredberg
AD Shapiro Architects
FAX: 425-778-3032
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0642
Project: New Townhouses (Building C)
Project Address: 23008 Edmonds Way
During review of the proposed plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Provide written responses to each comment and
where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator.
1. Previous item 2: On the "existing conditions" plan, the label is missing for the dark dashed line
between parcel B and parcel C. The same line is also not labeled on the site plan. Please revise.
2. Previous item 3: Clearly note on 20/A0.1 that this plan is for reference only for "future" lot
perimeters and that the subdivision must first be approved by the City of Edmonds.
3. Previous item 4: The Building Enclosure letter submitted must still be signed by the architect.
4. Previous item 5. Label the type of retaining walls shown at the rear of building E (e.g. concrete,
keystone, etc.). Show the location and extent of the 3' high rockery now shown at the rear of
building F. Coordinate civils, site and landscape plans to show all retaining walls and rockeries,
and cross reference construction details on both site and civil plans. Detail 16/A1.2 is for walls
up to 4 feet high, while some walls shown on the site plan exceed this height. Revised detail
and provide structural calculations for walls over 4 feet high.
5. Previous item 7 & 14: Since you are now designing to the IRC (confirmed with architect
11/29/07), revise code information on Sheet A0:
a. 2003 IRC, 2003 UPC, 2004 WSEC, and 2003 VIAQ
b. R3/U occupancies
c. Type of heating system (forced air furnace, in -floor hydronic, etc.).
6. Previous item 9 & 11: Label the cantilevers on the east side of building C, and dimension
setback to cantilever. Show cantilevers on the west side of building D. Dimension the
encroachment of the patios into the east setback area. Some setbacks appear to have been added
to the future lot perimeters plan, but they need to the on the site plan.
7. On the site plan, relocate the "area of work" to be associated with Building C rather than
Building A. Also, the height calc box and elevations need to be added to building C.
8. Provide construction detail showing how prefab concrete stair treads are to be installed.
9. South exterior wall of Building C (previous item 15):
a. An imaginary property line needs to be placed between buildings E and F. Assuming it
will be placed per the "future lot perimeters plan", exterior walls of both buildings must
be 1 -hour fire resistive construction with no openings permitted (IRC R302).
b. Clearly show on Sheet A2.1 and A2.2 that the north exterior wall of the building is 1 -
hour fire rated, and cross reference construction details with listed and tested assembly.
c. The exterior wall symbol on the wall key Sheet A2.1 is not the same symbol as shown on
the floor plans. Please coordinate. Also, the reference to 18A/A9.1 is the incorrect wall
type. It should reference wall types B 1 and D 1 for 1 -hour walls for both types of siding.
d. The north elevation view on Sheet A3.1 shows both stucco and cement fiber siding.
Clarify where one siding stops and the other starts.
e. Revise construction details D/A9.1 and B/A9.1 to show exterior 518" Denshield
Fireguard over the exterior sheathing per GA WP3615 on 12/A0.1.
f. Provide a details of the roof termination and trim on the exterior side of the wall. Show
where 2 & 3/A4.2 apply. Exterior wall trim cannot encroach closer than 24" to the
imaginary property line.
10. At rear patio door of each unit, there needs to either be a 36" minimum landing in the direction
or travel or a complying step (IRC R311.4.3). Clearly show/dimension on the unit floor plans.
11. Townhouse separation walls (previous item 12):
a. On Section 16/A4.1 change reference detail number for lid to 4/A4.2.
b. On detail 4/A4.2 label the roof joists so it is clear that the walls are extending to the
underside of the structural roof sheathing. Also, revise the gyp at the underside of the
roof sheathing so it starts at the edge of the double top plate (the structural sheathing
should be continuous over the double top plate with no gyp in between).
c. Revise l/A0.1 notes to reference 1 -hour exterior walls instead of fire barriers. The town
house separation would be two 1 -hour exterior walls. Also, clarify with notes that you
are using IRC R317.2.2 exception instead of a parapet. Change R2 occupancy to R3.
d. On Section 16/A4.1 the gyp must cover the rim joists of each wall.
e. Detail18C/A9.1:
i. Each wall must be a 1 -hour wall, therefore 518" type x gyp (or whatever materials
the listed and tested assembly requires) will be required on the air space side of each
wall. The listed and tested assembly IBC Table 720.1(2) 16-1.1 has been tested for
fire exposure from the inside only which does not meet IRC R302.1. Both of these
walls must be tested for fire exposure from both sides, so a new assembly must be
provided. Also, the walls together must have an STC rating of 45 or more (IRC
Appendix K).
ii. Fire blocking is required at the floor lines and roof -ceiling line of the air space
created between the walls. Show the fire blocking and call out the material (IRC
R602.8). You may want to coordinate with your contractor since this can be tricky
to build.
iii. Clarify that both fire rated walls will extend to the underside of the structural roof
sheathing.
iv. Clearly show and note on the site plan that no utilities will pass through the
common foundation and townhouse separation walls.
V. On the roof plan A2.1, show that no penetrations are permitted for a distance of 4
feet on each side of the two walls.
12. Previous item 12: Unable to find fire stopping details on the. plans.
Page 2 of 3
13. Detail 9/A4.2: The perimeter of the handrail measures more than 6 '/4" therefore it must meet
R311.5.6.3 #2. Clearly dimension handrail to show it meets all requirements of this exception.
14. Detail 14/A4.2: Dimension the height of the guard above finished floor/grade.
15. Detail 7/A1.2. Revise to show the handrail end returned at the bottom of the stair.
16. Previous item 13: Provide floor areas for each dwelling unit.
17. Previous item 18: Still waiting for letter from geotechnical engineer.
18. Previous item 19: Still waiting for Special Inspection and Testing Agreements. These must be
submitted prior to permit issuance.
19. Detail 2/A9.1, clearly note that all wood in contact with concrete must be pressure treated.
20. Overflow drains are required in addition to the roof drains. See IRC R903.4.1 for requirements.
Show on roof plans and provide details.
21. Provide structural calculations for metal grate guard at decks to show that it meets loads in Table
R301.5. (Details on A4.2)
22. See attached comments from City Consultant. Provide written responses to each comment and
where changes can be found on the plans
Page 3 of 3
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359 "" t
hoAeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
City of Edmonds
Edmonds, WA 98020
Re: Valhalla Building C
23008 Edmonds Way
Edmonds, WA 98020
Plan Review # 20070642
Date: November 16, 2007
EECE # EDM 07-28 (2)
Structure
Occupancy Occupant
per load fact
drawings
Stated
Gross Area
S.F.
Lower Floor
R2 200
57
First floor
R2 200
2594
Second floor
R2 200
2594
otaI
5245
Garage
S2 200
2068
Total
7313
Sprinkler
YES
The above referenced project is in the process of plan review for compliance with Edmonds
ordinances and applicable codes. The following comments, deficiencies/corrections must be
addressed prior to completion of plans review and subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, Energy and Barrier Free
requirements of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
STRUCTURAL COMMENTS
No Comments at this time.
Page 2 of 5
EECE#: EDM 07-28 (2)
Edmonds #: BLD20070642
Valhalla Building C
ARCHITECTURAL COMMENTS
General
1. 40. Structural members supporting occupancy separations shall be the same rating
as the occupancy separations. Please add details and clearly show this on the
drawings. This still has not been modified as required per code. Please modify the
drawing to show the columns in the wall to be individually protected as required per
IBC 714.2.1.113C 714.2.1
2. 41. ADR, please clearly show the required fire blocking at the stairway as, required
per 717.2.2 The response state this is shown on sheet A4.1 but this sheet appears not
to show the required fire blocking as required per sections 717.2.2. Please modify
accordingly. IBC 717.2.2
3. 42. AOR, based off the layout it appears there will penetrations in the firewall walls.
For example, the kitchen areas. Please add the required information for the member
penetration in rated assemblies. For example, between the kitchens. IBC 712.3.2
This appears not to be addressed on the drawings at this time. Please modify the
drawings accordingly.
Sheet A2.1 Building Plans
4. 45. AOR, the code does not allow openings within 4 feet of the separation wall
between the units. Please clearly dimension the sky lights to meet this provision. IBC
705.6 exception 4 The response state the skylights have been moved back is fine but
still the distance from the wall should be added to the drawings to assure compliance.
Please add this dimension to the drawings.
Sheet A2.2 Unit Cl & C2 Floor Plans
(This sheets has been changed to reflect just the Cl Floor plans)
Please clarify the call outs for `C2' plans on this sheet. I believe the intent for this
page is to show all C 1 plans.
6. Please add a smoke alarm on the First Floor. R313.1
7. 49. Please add a smoke alarm on each level. One is required on each level and also
giving access to each sleeping room. There is not one shown on first floor or garage
hall way. Please add one on each level. Please add a smoke alarm to the garage
level hallway. R313.1
8. 50. Please add a smoke alarm giving access to the bedrooms. None is shown at this
time. This appears to still not be addressed. There should be a smoke alarm added to
the area giving immediate access to the bedrooms. R313.1
Page 3 of 5
EECE#: EDM 07-28 (2)
Edmonds #: BLD20070642
Valhalla Building C
Sheet A2.3 Unit C3 & C4 Floor Plans
(This sheets has been changed to reflect just the C2 Floor plans)
9. Please add a smoke alarm to the garage level hallway. R313.1
10. Please add a smoke alarm on the First Floor. R313.1
11. Please add a smoke alarm to the area giving immediate access to the bedrooms.
8313.1
Sheet A2.4 Unit C3 Floor Plans (New Sheet)
12. 60. AOR, please provide information for the deck construction at the living room and
the kitchen for unit C-3. It is not clear, based off the information submitted, how this
will be constructed. Please clarify the drawings. Detail 20/A4.2 is called out, but
this detail has been crossed off on A4.2. More information is required for the
construction for the guardrail.
13. 63. AOR, it appears, based off the drawings, there are openings within 4 feet of the
1 -hour wall due skylights. Please justify. IBC 705.5.1 Sheet A2.1 does not appear
to have the skylights dimensioned from the unit separation wall. Please modify
drawings accordingly.
Sheet A2.5 Unit C4 Floor Plans (New Sheet)
14. Please add a smoke alarm to the garage level hallway. R313.1
15. Please add a smoke alarm on the First Floor. R313.1
Sheet A3.1 Elevations / Window Schedule
16. Please add to the Window Schedule to this set of drawings.
Sheet A4.1 Building Sections
17. Wall Section: It appears that this detail is to be #17. It is currently called out as a
duplicate `18'. Please modify accordingly.
Sheet A4.2 Wall Sections, Details
Sheet A9.1 Details
18. 69. Detail 2: EOR, please provide an analysis for the wood ledger. This appears to
still not be addressed at this time.
Page 4 of 5
EECE#: EDM 07-28 (2)
Edmonds #: BLD20070642
Valhalla Building C
Ventilation and Indoor Air Quality
Sheet A2.2 Unit C 1 & C2 Floor Plans
(This sheets has been changed to reflect just the C1 Floor plans)
19. 72.,40-R, please clarify the whole house ventilation requirements for this structure.
WSV&IAQC 303.4 Sheet notes state that the whole house fan is required to be 65-98
CFM. Based on the stated unit area, the maximum CFM shall not exceed 90. Please
modify drawings accordingly
20. Sheet notes state that the whole house fan is to be in the Master Bathroom. Plans
show Master Bath fan to be 50 CFM. This does not match whole house fan
specification in the sheet notes. Please modify accordingly.
21. 73. Please clarify how the dryer will be vented to the exterior on the drawings. It is
not clear how this will be done based off the information submitted. This has still
not been addressed. Washer/Dryer room fan is shown but not dryer vent path.
22. 74. AOR, please clarify the required kitchen fan size and show locations.
WSV&IAQC 303.3.1 This has still not been addressed.
Sheet A2.3 Unit C3 & C4 Floor Plans
(This sheets has been changed to reflect just the C2 Floor plans)
23. 77. AOR, please clarify the whole house ventilation requirements for this structure.
WSV&IAQC 303.4 Sheet notes state that the whole house fan is required to be 65-98
CFM. Based on the stated unit area, the maximum CFM shall not exceed 90. Please
modify drawings accordingly
24. Sheet notes state that the whole house fan is to be in the Master Bathroom. Plans
show Master Bath fan to be 50 CFM. This does not match whole house fan
specification in the sheet notes. Please modify accordingly.
25. 78. AOR, please clarify the required kitchen fan size and show locations.
WSV&IAQC 303.3.1 This has still not been addressed.
Sheet A2.4 Unit C3 Floor Plans (New Sheet)
26. Please clarify the whole house ventilation requirements for this structure. Sheet notes
state that the whole house fan is required to be 65-98 CFM. Based on the stated unit
area, the maximum CFM shall not exceed 90. Please modify drawings accordingly.
WSV&IAQC 303.4
27. Sheet notes state that the whole house fan is to be in the Master Bathroom. Plans
show Master Bath fan to be 50 CFM. This does not match whole house fan
specification in the sheet notes. Please modify accordingly.
Page 5 of 5
EECE#: EDM 07-28 (2)
Edmonds #: BLD20070642
Valhalla Building C
28. Please clarify the required kitchen fan size and show locations. WSV&IAQC 303.3.1
Sheet A2.5 Unit C4 Floor Plans (New Sheet)
29. Please clarify the whole house ventilation requirements for this structure. Sheet notes
state that the whole house fan is required to be 65-98 CFM. Based on the stated unit
area, the maximum CFM shall not exceed 90. Please modify drawings accordingly.
WSV&IAQC 303.4
30. Sheet notes state that the whole house fan is to be in the Master Bathroom. Plans
show Master Bath fan to be 50 CFM. This does not match whole house fan
specification in the sheet notes. Please modify accordingly.
31. Please clarify the required kitchen fan size and show locations. WSV&IAQC 303.3.1
Energy code
No Comments at this time.
Additional corrections may be required following receipt of corrections and additional
information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire Department,
Zoning Department and Public Works Engineering. Changes, clarifications or additional
corrections may be required subsequent to the Building Department plan review when
comments are received from the other concerned departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
LO
Hoyt Jeter, P.E.
President