20070644.pdfoz Eby City of Edmonds
t , O
at,e PLAN REVIEW COMMENTS
BUILDING DIVISION
Fsr, 1 s9�" (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 #2007-0644
Project: New Townhouses (Building E)
Project Address. 23012 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 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 10 & 11: On site plan dimension the encroachment of the patios within the
setback area and show all cantilevers.
7. On the site plan, relocate the "area of work" to be associated with Building E rather than
Building A. Also, the height calc box and elevations need to be added to building E.
8. Provide construction detail showing how prefab concrete stair treads are to be installed.
9. South exterior wall of Building E (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 B1 and D1 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 items 12, 15):
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 wails 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 1/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. Bath 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.
13. Detail 9/A4.2: The perimeter of the handrail measures more than 6 1/4" 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/AL2: Revise to show the handrail end returned at the bottom of the stair.
Page 2 of 3
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. 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
To:
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytj eter@cen turytel, net
360 874 0562
Fax 360 874 0591
Marie Harrison
City of Edmonds
Edmonds, WA 98020
Valhalla Building E Date: November 14, 2007
23012 Edmonds Way #A
Edmonds, WA 98020
Plan Review # 20070644 EECE # EDM 07-25 (2)
Second Comment Letter
9
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.
Original comment will be written in italic if additional information is required.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, Energy and Barrier Free
requirements of this project.
per
Stated X61'.
Garage
S2
2125
First floor
R2
2594
Second floor
R2
2594
Total
7313
Deck
Not
specified on
the drawings
Grand total
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.
Original comment will be written in italic if additional information is required.
SCOPE OF REVIEW
The scope of this review is for the Structural, Ordinance, Energy and Barrier Free
requirements of this project.
Page 2 of 6
EECE#: EDM 07-25 (2)
Valhalla Building E 2007-0644
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
a. I
General
1. 40. Analysis requires a surcharge of 250 and 100 psf but the analysis only used 95
and 40 PSF. Please clarify why the design is smaller then required per design.
Response for this items was not submitted at this time
2. 41. Please submit geotechnical report for the piles being used. None was in the
submit at this time. IBC 1808.2.2 Response for this items was not submitted at this
time
Sheet SH1.1
3. 42. EOR, please add a quality assurance plan for the construction of the soldier
piles. IBC 1705 Response for this items was not submitted at this time
ARCHITECTURAL COMMENTS
For some reason details were replaced where original details were specified. Please
submit written letter showing where the original details were moved too and/or why
verify references call out.
General
4. 45. 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. IBC 714.2.1
5. 46. AOR, 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
6. 47. 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
Page 3 of 6
EECE#: EDM 07-25 (2)
Valhalla Building E 2007-0644
712.3.2. This appears not to be addressed at this time. Please modify the drawings
accordingly.
Sheet A2.1 Building Plans
7. 50. 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.
8. 52. It appears, based off the roof plan, that the downspouts will be crossing the
property lines. Please clarify roof drainage on the drawings. It is not clear how
this item has been addressed. Please clarify on the response.
Sheet A2.2 Unit E1 & E2 Floor Plans They changed the layout of the floor plan
9. 56. AOR please add detail 12 on sheet A4.1. This still has not been updated as per
the response. Please modify accordingly.
10. 58. 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. This has not been addressed at this
time.
11.59. Please add a smoke alarm giving access to the bedrooms. None is shown at
this time. This has not been addressed at this time
12. 60. None of the windows in the bedroom specifies any egress requirements. Please
modify the drawings to show the required egress from the sleeping rooms. This has
not been addressed at this time
13. 65. Please note window 104 to be tempered. IBC 2406.3. Window 103 and
window 104 on sheet A2.3 shall be tempered. Please note this on the drawings.
14. 66. Please note the window next to the entry door to be safety glazed or justify that
it is not required. IBC 2406.3 The response state the window shall be tempered but
the drawings appear not to reflect this. Please modify accordingly.
Sheet A2.3 Unit E3 & E4 Floor Plans. For some response Units E-3 and E-4 have been
deleted but the originals comment still apply for this permit. Please resubmit drawings to
reflect this. It looks like Unit E-2 overwrote units E3 and E4. Please clarify on the
response.
Page 4 of 6
EECEM EDM 07-25 (2)
Valhalla Building E 2007-0644
15. 67. AOR, it appears, based off the drawings, there are openings within 4 feet of the
1 -hour wall. Please justify. IBC 705.5.1
16. 68. AOR, the window next to the bathtub shall be tempered. Please note this on the
drawings. IBC 2406.3
17. 69. It appears the side light at the entry door is required to be tempered. Please note
this on the drawings. IBC 2406.3
18.70. AOR, please provide information for the deck construction at the living room
and the kitchen for unit A-3. It is not clear, based off the information submitted,
how this will be constructed. Please clarify the drawings.
19. 71. Please add a detail for the required under stair protection. IBC 1019.1.5
20. 72. AOR please submit sheet A7.1 as noted on the drawings.
21. 73. It appears window 203 is required to be tempered based off the location
proximity to the bathtub. Please clarify on the drawings and modify accordingly.
IBC 2406.3
22. 74. AOR please add sheet A7.1 as noted on the drawings.
23. Please add to the drawing smoke alarm giving access to the bedrooms. This is not
shown at this time.
Sheet A4.1 Building Sections
24. 75. AOR, please add detail 16/A4.1 to the drawings. Drawings now state 17/A4.1
but there is not a 17/A4.1 on this set. Please clarify on the response.
Sheet A4.2 Wall Sections, Details
25. Detail 3: Detail reference 13/A4.2 as noted for the parapet framing is not correct.
This detail is for the stair handrails. Please clarify where the correct details is
drawn at. ( I assume the intent was to reference to 2 on this sheet)
26. Please specify the height of the guard required. IBC 1012. This still has not been
addressed. Please revise accordingly.
Sheet A7.1 New Sheet
No comment for this sheet at this time
Sheet A7.2 New ,Sheet
Page 5 of 6
EECE#: EDM 07-25 (2)
Valhalla Building E 2007-0644
27. 19 Door Type: Please add the required door to use for the separation of the garage
and the residence. All that is noted is the height.
28. 18 Door Types: Please add to the door schedule which door is to be used where.
There are 3 different types.
Sheet A9.1 Details
29. 78. Detail 1: Please complete the assemblies to maintain the 1 -hour rating. For
example, the required thickness of the gypsum ceiling, the attachments, etc.
30. 79. Detail 2: EOR, please provide an analysis for the wood ledger.
Ventilation and Indoor Air Quality
Sheet A2.2 Unit El & E2 Floor Plans
31. 80. Please show the required ventilation far the washer and dryer room.
WSV&IAQC 303.3.1. The drawings so not show any required ventilations for the
Washer and dryer room. Please clarify this on the drawings.
32. 82. 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. The drawings
so not show how the Washer and dryer will be vented to the outside. Please clarify
this on the drawings
Sheet A2.3 Unit E3 & E4 Floor Plans (This should be for E3 and E4 but all that is shown
is for E2)
33. 83. Please show the required ventilation for the washer and dryer room.
WSV&IAQC 303.3.1 The drawings so not show any required ventilations for the
Washer and dryer room. Please clarify this on the drawings
34. 84. AOR, please show the required ventilation for the kitchen as required per code.
WSV&IAQC 303.3.1. This appear still appear not to be addressed at this time.
Please clarify the response.
35.85. AOR, please clarify the whole house ventilation requirements for this structure.
WSV&IAQC 303.4
36. The drawings do not show how the Washer and dryer will be vented to the outside.
Please clarify this on the drawings
Energy code
Page 6 of 6
EECE#: EDM 07-25 (2)
Valhalla Building E 2007-0644
General:
37. 86 AOR; please specify the required floor insulation between the garage and
residence. I was unable to find where this was clearly specified. This appears not
to be addressed at this time. WSEC 502.1.4.8
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 5:00 a.m. and 5:00 p.m.
Hoyt Jeter, P.E.
President