20070645.pdfpFbhT� --
City o Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr 1 g90 (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 #2007-0645
Project: New Townhouses (Building F)
Project Address: 23014 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 11129107),
revise code 'information on Sheet A0:
a. 2003 IRC, 2003 UPC, 2004 WSEC, and 2003 VIAQ
b. R3IU occupancies
c. Type of heating system (forced air furnace, in -floor hydronic, etc.).
6. Previous item 10: On site plan provide arrows to show locations of "deck above" so there is no.
confusion. Label patios at west side of building C. Show the location and extent of patios on
the west side of building F and dimension the encroachment within the setback area.
7. On the site plan, relocate the "area of work" to be associated with Building F rather than
Building A. Also, the height calc box and elevations need to be added to building F.
8. Provide construction detail showing how prefab concrete stair treads are to be installed.
9. North exterior wall of Building F (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 5/8" 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 & 31A4.2 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 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 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:
L 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 11BC 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 wails 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 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/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. 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
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0599
To: Marie Harrison
City of Edmonds
Edmonds, WA 98020
Re: Valhalla Building F
23014 Edmonds Way
Edmonds, WA 98020
Date: November 15, 2007
Plan Review 4 20070645 EECE # EDM 07-27 (2)
Second Comment Letter
Structure
Occupancy
per
drawings
Gross Area Stated
S.F.
Garage
S2
1660
First floor
R2
2030
Second floor
R2
22030
Total
51.20
Deck
Not specified on the
drawings
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 pians 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 Energy, Barrier Free and Ordinance
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.
Page 2 of 5
EECE#: EDM 07-27 (2)
Valhalla Building F
STRUCTURAL COMMENTS
No Comments at this time.
SHORING
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.
2. 41. Please submit geotechnical report for the piles being used. None was in the
submittal at this time. IBC 1808.2.2
Sheet SH1.1
3. 42. EOR, please add a quality assurance plan for the construction of the soldier
piles. IBC 1705
ARCHITECTURAL, COMMENTS
General
4. 45. AOR, please clearly show the required fare blocking, at the stairway, as
required per 717.2.2. The response state fire blocking per detail 16/A4.1 but this
detail nothing is specified. Please modify drawings to show the required fire
blocking.
5. 47. ADR, it is not clear on the drawing the location of all property lines based off
the distance to the exterior wall. Please add this information to the drawings in
order to check required opening and wall fare rating requirements. IBC 704.3.
Based off the site plan now submitted the exterior wall will be within 3 feet of the
property line. Please note that there shall be no penetration allowed on this exterior
wall. Please clearly note this on the drawings for unit F-1.
6. 48. AOR, please clearly dimension the distance of the overhang based off the
location of the property line. Please add this information to the drawings. IBC.
The response see sheet A2.2, A2.3, A2.4 and A2.5 but this dimensions is not added
to these drawings. Please clarify on the response. The distance from overhang to
the property line.
Sheet A2.1 Building Plans
7. 49. 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.
Page 3 of 5
EECE#: EDM 07-27 (2)
Valhalla Building F
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. 50. 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 F1 & F2 Floor Plans (This changed to reflect just the F-1 Floor plans)
9. 56. AOR, please add detail 201A4.2 as noted on the set. (This comment now
applies to A2.3 since the floor plan was moved to this sheet. Please see comments
for A2.3.)
10. 57. 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 still note been addressed.
R313.1
11. 58. Please add a smoke alarm giving access to the bedrooms. None is shown at
this time. This still has not been addressed. Unit F-1 needs a smoke alarm giving
access to the bedrooms. R313.1
12. 65. Smoke alarm is required on each level. Please clarify where the smoke alarm is
on the 1St floor. This has still not been addressed. Please modify accordingly.
13. 66. Smoke alarm is required giving access to each sleeping room. Please show the
required locations of the smoke alarm giving access to these rooms. This has still
not been addressed. Please modify accordingly.
Sheet A2.3 Unit F3 Floor Plans
14. AOR, please add detail 201A4.2 as noted on the set. This detail has been cross off
sheet A4.2.
15. Please add a smoke alarm on each level. There is not one shown on first floor or
garage hall way. Please add one on each level. R313.1
16. Please add a smoke alarm giving access to the bedrooms. None is shown at this
time. Unit F-2 needs a smoke alarm giving access to the bedrooms. R313.1
Sheet A2.4 Unit F3Floor Plans: (Sheet A2.3 Unit F3 Floor Plans)
17. 68. Please show the location of the smoke alarm on the 1St floor. R313 This has
still not been addressed. Please modify accordingly.
Page 4 of 5
EECE#: EDM 07-27 (2)
Valhalla Building F
18. 74. Please note the requirement for the door into the garage separating the units.
This has still not been addressed. All that is noted currently is the height of the
doors. Please modify accordingly.
19. 75. Please add detail 12/A4.1 to the set as noted on the garage floor plan. There is
not a detail 12 on sheet A4.1 This detail is not on sheet A4.1. Please modify
accordingly.
Sheet A4.1 Building Sections
20. 77. AOR, please add detail 16/A4.1 to the drawings. This detail call out has been
changed to 17/A4.1. Please correct this detail title to read '17' —It currently reads
`18'.
21. Detail 16: Detail 2/A4.2 is not a 1 -hour lid -it is a coping at the parapet. Please
add the 1 -hour lid detail to the drawings. I believe the intent is that the detail
should be called out as 4/A4.2.
Sheet A7.2 New Sheet
22. Door Schedule: Please add to the door schedule which door type is to be used at
each door. There are 3 different types shown.
Sheet A9.1 Details
23. 80. Detail 2: EOR, please provide an analysis for the wood ledger. This does not
appear to be addressed at this time.
Ventilation and Indoor Air Quality
Sheet A2.2 Unit F1 & F2 Floor Plans (This changed to reflect just the F-1 Floor plans)
24. 83. 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 does not
appear to be addressed at this time.
25. 84. AOR, please specify the required ventilation fan in the kitchen. This does not
appear to be addressed at this time.
Sheet A2.3 Unit F3 Floor Plans (This changed to reflect the F-2 Floor plans)
26. 86. AOR, please show the required ventilation for the kitchen as required per code.
WSV&IAQC 303.3.1 This does not appear to be addressed at this time.
Page 5 of 5
EECEM EDM 07-27 (2)
Valhalla Building F
27. 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.
Sheet A2.4 Unit F3 Floor Plans
28. AOR, please show the required ventilation for the kitchen as required per code.
WSV&IAQC 303.3.1
29. 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.
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.
By:
Hoyt Jeter, P.E.
President