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20071121073902.pdfo E� City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION �Sr ig90 (425)771-0220 DATE: November 20, 2007 TO: Troy Remnecke, TNT, LLC FAX: 425-771-2872 FROM: Ann Bullis, Assistant Building Official RE: Plan Check ff 2007-0986 and 2007-0987 Project: TNT Duplex and Triplex Project Address: 8627 & 8629 238`x' Street SW Below are combined comments from the City's consultant and myself. Provide written responses to each comment and where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator. These plans were reviewed under the 2006 IRC as noted on the coversheet of the plans. GENERAL & NONSTRUCTURAL COMMENTS FOR BOTH BUILDINGS 1. Fire separation distance: a. An imaginary property line must be placed at the court created between Units A & B. Openings which are perpendicular to the imaginary property line are permitted if they are at least 3 feet to the imaginary property line. Currently the openings (unit entry doors and windows) are angled less than 90° to the imaginary property line which would not be permitted (State amendment to 1RC R302). Clearly show the imaginary property lines on the site and floor plans with dimensions to exterior walls and openings to show code compliance. b. Show imaginary property line between the duplex and triplex and dimension distances to the exterior wall and openings. 2. Please provide details for the construction of the winder stairs. R311.5.3 3. Show the required handrail on the plans, including returned ends. R311.5.6 4. Please specify on the drawings the required stairway illumination, with switch at top and bottom of stairs. R303.6 5. Please specify on the drawings that the all penetrations through the separation wall between the dwelling and associated garage within each townhouse shall be protected by filling the opening around the penetrating item with approved material to resist the free passage of flame and products of combustion. R309.1.2 6. Provide listed and tested firestopping assemblies (such as UL) for each type of penetration of fire rated assemblies. R317.6 7. Please specify that all electrical boxes along the party walls will have the required horizontal offset, have putty pads, fire blocking, etc. between units as required per R317.3.2. 8. Safety glazing is required at the windows along the stairway if the bottom edge of glazing is less than 60" above the stair walking surface. R308.4 9. Deck detail: Please clarify where this deck detail is going to be used. 10. Party walls must have a minimum Sound Transmission Class of 50. The listed and tested assembly provided for the wall must meet this requirement. IRC Appendix K 11. The energy/ventilation worksheets submitted were incomplete. Enclosed is another worksheet packet. Please complete and return with the resubmittal. 12. Provide a letter from the Geotechnical Engineer of record that he has reviewed the plans and finds them in compliance with the report recommendations, or has additional recommendations. 13. Special inspections are required as follows: a. By the Geotechnical Engineer of Record i. Excavation, grading and site preparation, including temporary cut slopes ii. Soil bearing verification iii. Placement of fill and compaction iv. Foundation drainage V. General site monitoring during wet weather construction (per geotech report) vi. Final special inspection letter 14. Complete the enclosed Special Inspection and Testing Agreements, have the owner, general contractor and special inspector sign the forms and return for Building Official approval prior to permit issuance. 15. General contractor must provide signed Contractor Responsibility Statement perm IBC 1706 prior to permit issuance. NONSTRUCTURAL COMMENTS FOR THE TRIPLEX: 1. Coversheet (Sheet CVR): a. Change dwelling occupancy to R3 (since designed under the IRC). b. Change Type of Construction to VB. c. Provide total floor area for the building. 2. As shown, it appears that the (2) under -floor vents at the front door of Unit B are located within 3 feet of the required fire separation distance. Please modify plan accordingly WSA R303.2 and R408.2 3. Please clarify how the under floor area at Unit B will meet the minimum under -floor ventilation required. As shown, it appears that the 6 -foot wide landing outside the Living Room sliding glass doors is located over at least (2) required vents. Please clarify or revise accordingly. R408.2 4. Please dimension the locations of the roof vents relative to the unit separation walls below, in order to specify that they will be located outside the required 4 -foot rated assembly as defined by R317.2.2, item 2 exception. 5. This building is a townhouse, per definition, and must meet the dwelling unit separation requirement for townhouses, as defined by R317.2.2. Currently the plans/details do not show that this code is being met. The required parapet can be eliminated if one layer of 5/8 -inch Type X gypsum board is installed directly beneath the roof decking or sheathing, supported by a minimum of nominal 2 -inch ledgers attached to the sides of the roof framing members, for a minimum distance of 4 feet on each side of the wall or walls. Please modify all relevant unit wall separation details accordingly. Since plumbing and exhaust vents will be located in the party wall, the wall must be constructed as two 1 -hour exterior walls (not a common 2 hour Page 2 of 5 wall) continuous to the underside of the roof sheathing and are structurally independent. Provide listed and tested fire rated assemblies for walls and roof -ceiling (such as from 1BC Chapter 7 Tables, Gypsum Association Fire Resistive Design Manual, UL Directory, etc.). R317.2 6. Since penetrations cannot be made through the parry wall (including foundation) separating townhouse units, show the location of the utilities entering each of the units (water service, sewer, etc.). NONSTRUCTURAL COMMENTS FOR THE DUPLEX: 7. Please provide a detail at the transition of the 2x4 unit party wall and the 2x6 unit party wall to show how the 1 -hour rated assembly will be maintained. R317.1 8. Provide listed and tested 1 -hour fire rated assemblies (such as from IBC Chapter 7 Tables, Gypsum Association Fire Resistive Design Manual, UL Directory, etc.). 9. On Sheet 1 revise second "right" elevation to rear elevation. STRUCTURAL COMMENTS FOR THE TRIPLEX General 1. Please submit analysis for this project. Analysis for the duplex is not applicable for the triplex. 2. Please clarify on the drawings which attic will have limited storage, and which attic will have no storage. The truss manufacturer must design each truss for the correct live loads. IBC Table 1607.1 3. Please subunit locations of the test borings referenced in the geotechnical report per IBC 1806.2. Sheet 4: Foundation Plan 4. Per Truss Joist manufacturer catalog, the 11-718" TH 110 at 19.2" on center, appears to not support the design loads, unless the plywood floor sheathing is both glued and nailed to the framing. Please modify accordingly. Sheet 5: Roof Framing Plan 5. Please specify the required support of the 2x4 rafters at the diagonal framing. 6. Please specify the required framing at the attic access. Truss spacing is specified at 24" on center, while the attic access is called out at 30" on the drawings. Sheet 6: Details 7. Wall Sections: Please specify which Simpson clip is being used at the trusses. Two options are currently given on the drawings. 8. Please specify a 90 degree hook at the vertical reinforcing steel into the concrete footing. 9. Interior Bearing Support: Please specify the required metal connector from the post to beam. Page 3 of 5 10. Please specify the required reinforcing for the 4 -foot concrete wall. WSA R404, WSA R404.1.4 Sheet S 1: Structural Notes 11. Please submit analysis per the requirements of the IBC 2006/ASCE 7-05. The IBC 2003 is not the adopted code at this time. Sheet S4: Foundation Plan 12. Please specify the required post -base connection for the posts to the footings. 13. Please specify the size of the posts required that supports the 4x8 beam. Sheet S5: 1St Floor Shear Walls & Framing Plan 14. Please specify the required vertical post for the 5-1/4x11-7/8 PSL beams. 15. Please specify the required post -to -beam connection for the PSL beams on this sheet. 16. Please specify the required post -to -beam connection for the LSL beams. 17. Please correct the overlapping text at the header between shear wall A6. It appears illegible. Sheet S6: 2nd Floor Shear Wall & Framing Plan 18. Please specify the required vertical support for the girder truss. Nothing is specified at this time. STRUCTURAL COMMENTS FOR THE DUPLEX General 19. Please provide a key plan for the beam design. Currently, there is no way to cross reference the analysis provide to the drawings. For example, it is not clear where beam 2-1 occurs, as noted in the analysis description. 20. Please submit analysis per the requirements of the IBC 2006/ASCE 7-05. The IBC 2003 is not the adopted code at this time. 21. Please clarify on the drawings which attic will have limited storage, and which attic will have no storage. The truss manufacturer must design each truss for the correct live loads. IBC Table 1607.1 22. Please submit locations of the test borings referenced in the geotechnical report per IBC 1806.2. Sheet 4: Foundation Plan 23, Per Truss joist manufacturer catalog, the 11-7/8" TJI 110 at 19.2" on center, will not support the design loads, unless the plywood floor sheathing is both glued and nailed to the framing. Sheet 5: Roof Framing Plan Page 4 of 5 24. Please specify the required support of the 2A rafters at the diagonal framing. 25. Please specify the required framing at the attic access. Truss spacing is specified at 24" on center, while the attic access is called out at 30" on the drawings. Sheet 6: Wall Sections 26, Wall Sections: Please specify which Simpson clip is being used at the trusses. Two options are currently given on the drawings. 27. Please specify a 90 degree hook at the vertical reinforcing steel into the concrete footing. 28. Interior Bearing Support: Please specify the required metal connector from the post to beam. 29. Please specify the required reinforcing for the 4 -foot concrete wall. WSA R404, WSA R404.1.4 Page 5 of 5 of ED4 ti 5 d 1HIP"11,10 . is CITY OF EDMONDS ENERGY & VENTILATION RESIDENTIAL COMPLIANCE WORKSHEETS PRESCRIPTIVE APPROACH PLEASE COMPLETE THE FOLLOWING ENERGY AND VENTILATION WORKSHEETS AND SUBMIT TWO (2) COPIES WITH YOUR BUILDING PERMIT APPLICATION. DATE PROPERTY ADDRESS PROPERTY OWNER JOB TYPE (check all that apply) ❑ New ❑ Single Family ❑ Addition ❑ Remodel ❑ Multi -Family # Units HEATED FLOOR AREA Existing New HEATING BY ❑ Gas ❑ Electric ❑ Other SYSTEM TYPE ❑ Forced Air Furnace ❑ Wall heaters ❑ Other. Total Hydronic: Infloor ❑ Radiant ❑ FOR CITY USE ONLY PLAN REVIEW # DATE OF REVIEW MAXIMUM GLAZING % COMPLIANCE OPTION WHOLE HOUSE VENTILATION SYSTEM TYPE: MANUAL PORT/WINDOW VENT WITH EXHAUST FAN INTEGRATED FORCED -AIR FURNACE COMMENTS: Revised 7/07 2006 WSEC Chapter 6 Qualification Form- Zone I Residential Prescriptive (Chapter 6) Options For All Heat Sources Instructions: Carefully review the requirements for each of the options below. Choose an option that best suits your dwelling design. Glazing percentage typically determines which option to choose. Your building must match the selected option requirements without exceptions or substitutions. Disregard components or ,quipment that does not apply to your project. Your permit will be processed more efficiently if you provide all of the requested information. Department staff :an help you with general questions about this form. Proposed designs which cannot meet the specific requirements of a listed option above may calculate zompliance by Chapter 4 or 5 of the 2006 Washington State Energy Code. Forms can be found on the WEB at 1,VW W.ENERGY.WSU.EDU * Reference Case 0_ Nominal R -values are for wood frame assemblies only or assemblies built in accordance with Section 601 . Minimum requirements for each option listed. For example, if a proposed design has a glazing ratio to the conditioned floor area of 13% it shall comply with all of the requirements of the 15% glazing option (or higher). Proposed design which cannot meet the specific requirement of a listed option above may calculate compliance by Chapter 4 or 5 of this Code- 2- Requirements applies to all ceilings except single rafter or joist vaulted ceilings complying with note 3. `Adv' denotes Advanced Framed Ceiling. 3. Requirement applicable only to single rafter or joist vaulted ceilings where both (a) the distance between the top of the ceiling and the underside of the roof sheathing is less than 12 inches and (b) there is a minimum I -inch vented airspace above the insulation_ Other single rafter or joist vaulted ceilings shall comply with the "ceiling" requirements. This option is limited to 500 square feet of ceiling area for one dwelling unit. 4_ Below grade walls shall be insulated either on the exterior to a minimum level of R-10, or on the interior to the same level as wall above grade. Exterior insulation installed on below grade walls shall be a water resistant material, manufactured for its intended use, and installed according to the manufacturer's specifications. See Section 602.2 5_ FIoors over crawl space or exposed to ambient air conditions_ 6_ Required slab perimeter insulation shall be a water resistant material, manufactured for its intended use, and installed according to manufacturer's specifications_ See Section 602.4. 7_ Int. denotes standard framing 16 inches on center with headers insulated with a minimum of R-10 insulation_ 8. This wall insulation requirement denotes R-19 wall cavity insulation plus R-5 foam sheathing. 9_ Doors, including all fire doors, shall be assigned default U -factors from Table 10-6C 10_ Where maximum glazing area is listed, the total glazing area (combined vertical plus overhead) as a percent of gross conditioned floor area shall be less than or equal to that value_ Overhead glazing with U -factor of U=0.40 or less is not included in glazing area limitations. 11. Overhead glazing shall have U -factors determined in accordance with NFRC 100 or as specified in Section 502.1.5. 12_ Log and solid timber walls with a minimum average thickness of 3.5" are exempt from this insulation requirement. This project will take advantage of the following exceptions to the prescriptive option: o 602.6 Exception I- One door, that is 24 sq ft or less, that does not meet the standards is allowed_ Location of door taking this exemption: 0 602.5 Exception 2. Doors with U -factor of 0.40 allowed without calculations, Option IV only_ Location of door(s) taking this exemption: Glazin U -Factor v Wall Wall" Option Glazing Area1° Vertical Overhead » Door U- 2 Ceiling Vaulted Wall Above int ext s" Floor' Stab on % Of Floor Factor Ceiling3 Grade Below Below Grade6 Grade Grade I t0% 0.32 0.58 0.2 R-38 R-30 R-15 R-15 R-10 R-30 R--10 II* 15% 0.35 4.58 0.2 R-38 R-30 R-21 R-21 R-10 R-30 R-10 25% Group R -I and R-2 9-381 R-30/ R-21/ R-301 III Occupancies 0.4 0.58 0.2 U=0.031 U=0.034 U=0.057 R-15 R-10 U=0.029 R-10 Only Unlimited Group R-3 and IV R-4 0.35 0.58 0.2 R-38 R-30 R-21 R-21 R-10 R-30 R-10 Occupancies Only Unlimited Group R-1 and V R-2 0.35 0.58 0.2 R-38 R-301 R-211 R -IS R-10 Ft 3U/ R-10 Occupancies /U=0.034 U=0.034 U=0.057 U=0.029 Only * Reference Case 0_ Nominal R -values are for wood frame assemblies only or assemblies built in accordance with Section 601 . Minimum requirements for each option listed. For example, if a proposed design has a glazing ratio to the conditioned floor area of 13% it shall comply with all of the requirements of the 15% glazing option (or higher). Proposed design which cannot meet the specific requirement of a listed option above may calculate compliance by Chapter 4 or 5 of this Code- 2- Requirements applies to all ceilings except single rafter or joist vaulted ceilings complying with note 3. `Adv' denotes Advanced Framed Ceiling. 3. Requirement applicable only to single rafter or joist vaulted ceilings where both (a) the distance between the top of the ceiling and the underside of the roof sheathing is less than 12 inches and (b) there is a minimum I -inch vented airspace above the insulation_ Other single rafter or joist vaulted ceilings shall comply with the "ceiling" requirements. This option is limited to 500 square feet of ceiling area for one dwelling unit. 4_ Below grade walls shall be insulated either on the exterior to a minimum level of R-10, or on the interior to the same level as wall above grade. Exterior insulation installed on below grade walls shall be a water resistant material, manufactured for its intended use, and installed according to the manufacturer's specifications. See Section 602.2 5_ FIoors over crawl space or exposed to ambient air conditions_ 6_ Required slab perimeter insulation shall be a water resistant material, manufactured for its intended use, and installed according to manufacturer's specifications_ See Section 602.4. 7_ Int. denotes standard framing 16 inches on center with headers insulated with a minimum of R-10 insulation_ 8. This wall insulation requirement denotes R-19 wall cavity insulation plus R-5 foam sheathing. 9_ Doors, including all fire doors, shall be assigned default U -factors from Table 10-6C 10_ Where maximum glazing area is listed, the total glazing area (combined vertical plus overhead) as a percent of gross conditioned floor area shall be less than or equal to that value_ Overhead glazing with U -factor of U=0.40 or less is not included in glazing area limitations. 11. Overhead glazing shall have U -factors determined in accordance with NFRC 100 or as specified in Section 502.1.5. 12_ Log and solid timber walls with a minimum average thickness of 3.5" are exempt from this insulation requirement. This project will take advantage of the following exceptions to the prescriptive option: o 602.6 Exception I- One door, that is 24 sq ft or less, that does not meet the standards is allowed_ Location of door taking this exemption: 0 602.5 Exception 2. Doors with U -factor of 0.40 allowed without calculations, Option IV only_ Location of door(s) taking this exemption: VAPOR BARRIERS shall he installed toward the warm surface as represented below (select one): Floors: Kraft Faced Unfaced insulation with Plywood Sheathing batt insulation ❑ polyethylene (4 mil) ❑ (Exposure 1 or exterior grade) ❑ Walls: Face stapled Unfaced insulation with batt insulation ❑ polyethylene (4 mil) ❑ Vapor Retarding Paint ❑ Ceilings*: Face stapled Unfaced insulation with batt insulation ❑ polyethylene (4 mil ) ❑ Vapor Retarding Paint ❑ *NOTE: Vapor Barrier not required where ventilation space averages 12" or greater above the insulation SLAB INSULATION shall be R-10 minimum and be located on the: ❑ Exterior ❑ Interior SLAB INSULATION EXAMPLES NOT CONSTRUCTION DETAILS Floating Slab with interior Insulation Floating Slab with Exterior Insulation Flashir VProtection Silicone Caulk Seal Silicone Caulk Seal / 4" Concrete Slab 4" Concrete Slab 2�2-i Thermal Break N:?_27:8___-Y____;::. .:::_.:_:. - 11111=1111111111:::__'§= 11111= -=11111- 111Illll=Illi 11111=11111 IIf1=11111 =11111 6mil poly lilll_Illll_ 1111I1111I=11111=(1111— smil poly =11111—llllllf111= == 11111-11111=1 11111 =11111=11111>-Y=1f111=1111f11111=11111_lllll 11!11=11111-=- _�= =1111=11111=I — tllil=IIII1� �� ==11111=11111�11111_IIIIi_ 11111=IIT111f11------ f =11111=1111f=111 4" Gravel Base Illl�l —11TI=11111- =11111=11111 ______ _=11111=1[111--11111=11111 1❑=1 _----- __ =_-11-11111-1 =I_=11191IIlil --- _ __ 11111 ____ �I1�11--�- R-10Insulation- 11111=11111=11111-1111f� 24" minimum or 11111 —_ =11111= R-1© Insulation tofrostline VIII=VIII-1111111111= 24"minimum Floating Slab on Grade w/Interior Slab Insulation Revised 7/07 Silicone Caulk Seal Thermal Break 4" Concrete Slab 6 mil poly R-10 Insulation 24" minimum Below Grade Wall with Interior Insulation Damp Proofing 11111�1EI1=111 ..... -LLW- =11�II-TUlf]=1111#=L[I1f=fIIl� 11111=f11ii=.a�SUi ==F1= Silicone Caulk Seal HEATED BASEMENT 4" Concrete Slab 6 mil poly Thermal Break VENTILATION WORKSHEET SOURCE SPECIFIC VENTILATION: Exhaust fans are required in each kitchen, bathroom, laundiry room, indoor swimming pool, spa, and other room(s) where excess water vapor or cooking odor.is produced. Complete the following table: WHOLE HOUSE VENTILATION: Each dwelling unit shall be equipped with a whole house ventilation system supplying outdoor air to all habitable rooms and exhausting stale air out via a designated fan. Complete the following questions and table: ❑Not applicable for additions less than 500 sq.ft. SELECT TYPE OF WHOLE HOUSE VENTILATION SYSTEM TO BE USED: ❑ Exhaust fans stem with ducted forced air heating system (VIAQ 303.4.1): • Exhaust fan sized per table below with 24 hour timer. • Forced air Keating system ducted to all habitable rooms. • Interior doors undercut %" minimum above floor covering. ❑ Exhaust fan system with fresh air inlets (VIAQ 303.4.1): • Exhaust fan sized per table below with 24 hour timer. • Manual through -wall port or approved window vent. ❑ Integrated with forced air furnace System (VIAQ 303.4.2): Outdoor air inlet duct sized per table 3-5 connected to the return air plenum of the forced air system. • Volume damper. ❑ Supply fan system (VIAQ 303.4.3): Distribute air through the forced -air system ducts or through dedicated ducts to each habitable space with 24 hour timer. • Outdoor air must be filtered • Outdoor air inlet connected to supply or return. • Back draft and volume dampers. ❑ Heat recovery system (VIAQ 303.4.4) Revised 7107 i01t t Requtr�d CFM Ar al C �x KITCHEN FAN 100 CFM BATHROOM #1 FAN 50 CFM BATHROOM #2 FAN 50 CFM BATHROOM #3 FAN 50 CFM } LAUNDRY FAN 50 CFM WHOLE HOUSE VENTILATION: Each dwelling unit shall be equipped with a whole house ventilation system supplying outdoor air to all habitable rooms and exhausting stale air out via a designated fan. Complete the following questions and table: ❑Not applicable for additions less than 500 sq.ft. SELECT TYPE OF WHOLE HOUSE VENTILATION SYSTEM TO BE USED: ❑ Exhaust fans stem with ducted forced air heating system (VIAQ 303.4.1): • Exhaust fan sized per table below with 24 hour timer. • Forced air Keating system ducted to all habitable rooms. • Interior doors undercut %" minimum above floor covering. ❑ Exhaust fan system with fresh air inlets (VIAQ 303.4.1): • Exhaust fan sized per table below with 24 hour timer. • Manual through -wall port or approved window vent. ❑ Integrated with forced air furnace System (VIAQ 303.4.2): Outdoor air inlet duct sized per table 3-5 connected to the return air plenum of the forced air system. • Volume damper. ❑ Supply fan system (VIAQ 303.4.3): Distribute air through the forced -air system ducts or through dedicated ducts to each habitable space with 24 hour timer. • Outdoor air must be filtered • Outdoor air inlet connected to supply or return. • Back draft and volume dampers. ❑ Heat recovery system (VIAQ 303.4.4) Revised 7107 A WHOLE HOUSE EXHAUST FAN MUST BE PROVIDED FOR EACH DWELLING UNIT. Floor Area Bedrooms* (square feet) 2 or less 3 4 5 6 Min. Max. Min. Max. Min. Max. Min. j Max. Min.Max. <500 50 75 65 98 80 120 95 143 110 165 501-1000 55 83 70 105 85 128 100 150 115 173 1001-1500 60 90 75 113 90 135 105• 158 120 180 1501-2000 65 98 80 120 95 143 110 165 125 188 2001-2500 70 105 85 128 100 150 115 173 130 195 2501-3000 75 113 90 135 105 158 120 180 135 203 3001-3500 80 120 95 143 110 165 125 188 140 210 3501-4000 85 128 100 150 115 173 130 195 143 218 4001-5000 95 143 110 165 L. 125 188 140 210 155 233 -ror more man o oearootns anwor over �UVU square Leet see Table i-2 Washington State Ventilation and Indoor Air Quality Code. Total Floor area: Bedrooms: Whole House Fan Size: Location: ✓ WHOLE HOUSE EXHAUST FAN WILL OPERATE INTERMITTENTLY? Yes ❑ No ❑ Both automatic and manual control needed_ Automatic control timer shall beset to operate whole house fan for a minimum of eight hours per day. ✓ WHOLE HOUSE EXHAUST FAN ALSO SERVES AS A BATH OR LAUNDRY FAN? Yes ❑ No ❑ The capacity shall be the larger CFM requirement. ✓ WHOLE HOUSE EXHAUST FAN WILL OPERATE CONTINUOUSLY? Yes ❑ No ❑ Note: Installers shall provide the manufacturer's installation, operating instructions, and a whole house ventilation system operation description. A label shall be affixed to the whole house timer control that reads "Whole House Ventilation (see operating instructions)." Revised 7107