20071218144252.pdfa� �D City of Edmonds
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PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr l g90 (425) 771-0220
DATE: December 18, 2007
TO: Wilson & Wilson
FAX: 425-481-2026
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1210
Project: Condo Conversion/Remodet/Re-Siding
Project Address: 421 Sprague Street
During review of the 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. PIease resubmit to Marie Harrison, Senior Permit Coordinator.
This project is subject to RCW 64.55 (EHB 1848). Please read RCW 64.55 (which can be
found on the following website http://gpps.le .wa. ov/�rcw/ ) to determine how it applies to your
project.
a. If the cost of the work to the building enclosure is 5% or less of the value of the
building (see Building Official Interpretation dated 11/2107), the owner must submit
a letter to the Building Official certifying this, and a written contractor's bid for the
building envelope work only.
b. Currently the County Assessor records show this building as apartments (not
condominiums). If they will remain apartments, and the cost of the work is more
than 5% of the value of the building, enclosed is a Sale Prohibition Covenant as
described in the RCW. Complete and return to the City for recording with
Snohomish County prior to permit issuance. The building owner is responsible for
recording costs.
c. If the building will be converted to condominiums, or if the cost of the work is more
than 5% of the value of the building, or if the owner chooses to treat this
improvement as rehabilitative construction even if under the 5% threshold, the
following is required:
i. Building Enclosure documents stamped and signed by a State licensed
Architect or Professional Engineer must be submitted.
ii. In addition to the building enclosure plans, the design professional must
submit a written statement stamped/signed that "The undersigned has
provided building enclosure documents that in my professional judgment are
appropriate to satisfy the requirements of RCW 64.55.005 through
64.55.090".
iii. The building enclosure must be inspected by a qualified inspector.
l . Inspector qualifications:
a. A person with substantial and verifiable training and
experience in building enclosure design and construction.
b. Shall be free from improper interference or influence relating
to the inspections.
c. May not have a conflict of interest.
iv. Prior to final Building inspection/occupancy, the Building Enclosure
Inspector must submit a signed letter certifying that the building enclosure
has been inspected in substantial compliance with the building enclosure
design documents.
2. Minimum 50 cfm exhaust fan required in each laundry room.
3. Provide plumbing plans and isometric showing existing and proposed plumbing system, and that
existing plumbing system can accommodate proposed fixtures.
4. On the floor plans, note how exhaust fans and dryer ventswill be run to the exterior of the
building. Show the location of shafts, provide shaft construction details (vertical shafts, lined joist
bays, etc.) to show how 1 -hour fire rated walls, floor -ceilings, etc. are maintained. 1f soffits will
be used without penetration of fire rated walls and floor -ceilings, provide details and show on the
plans where they apply.
5. Provide specifications for dyer vents exceeding a 14 foot run to the exterior
6. Provide a typical interior wall construction detail
7. Provide typical fire blocking and fire stopping details
8. Provide detail of post and beam connection, provide structural calculations
9. Call out the combined BTU's of the water heaters (note, if exceeds 400,000BTU's the mechanical
room must be one hour fire separation required) if fire separation required provide typical wall
detail
10. Provide a detail of the proposed kitchen including accessible dimensions, note 100cfm fan
required and provide shaft detail for venting, call out headroom height in all habitable spaces in
Unit 1-A
11. Call out U value for all new windows, and new exterior doors
12. Show location of all proposed smoke alarms (specify hardwired with battery backup)
13. Accessible upgrades are required to the building, (pedestrian access from the public way, on-site
accessible parking and signage, accessible door/threshold entry to lower floor units, accessible
maneuvering and access dimensions, etc.)
14. City records indicate the original building construction and occupancy approval was for 5 units
where 6 units are indicated on the plans. The City is conducting more research into this matter
but be advised there are no permits on record to create the sixth unit and the City Planning
Division has confirmed that a maximum of 5 total units is permitted based on the zoning district.
15. Plans are minimal and it is highly likely that additional new comments will follow on the
resubmittal.
Page 2 of 2
DATE:
SUBJECT:
APPLICABLE
STATUTE:
BUILDING OFFICIAL
INTERPRETATION MANUAL
November 2, 2007
HOW TO CALCULATE VALUATION FOR DETERMINING IF A
PROJECT IS CONSIDERED REHABILITATIVE
CONSTRUCTION
RCW 64.55 BUILDING ENCLOSURE LAW
This interpretation applies to all multi -unit buildings containing more than two dwelling units including
commercial mixed-use buildings containing more than two dwelling units. The referenced Law has been
in affect since August 1, 2005. All permit applications for construction, alteration or repair of multi -unit
buildings must include building enclosure design documents and details (prepared and stamped by a State
Licensed Architect or Engineer) that identifies the building enclosure construction, unless it does not
qualify as Rehabilitative Construction. Rehabilitative Construction means construction work on the
building enclosure of a multi -unit residential building if the cost of such construction work (based on a
licensed contractors bid including labor and materials) is more than 5% of the assessed value of the
building (assessed value is determined from the Snohomish County Assessors website). The City must
calculate Rehabilitative Construction on most repair and alteration projects and recently encountered a
situation where the City researched the Assessor's records and found that the land value determined by
the Assessor was market rate and substantially higher than the building value, to the point where the
building value was suspiciously low. The City contacted the Assessor's office and was told that the
Assessor must compensate on the value of the building by reducing it significantly due to the high market
value of the land. Clearly the current policy of calculating Rehabilitative Construction based on the
Assessor building value is flawed and a new policy must be put in place.
Therefore, it is my determination as Building Official for the City of Edmonds that the building valuation
shall be determined by either of.the following methods:
• If an applicant chooses to show that a project is not considered Rehabilitative Construction as defined
in RCW 64.55.010(9), s/he must provide the square footage of all uses and spaces within the building,
including the Type of Construction. The building official shall use the current adopted square footage
valuation table to determine the current value of the building. This figure shall be used to determine
compliance to the 5% rule OR,
• The building owner may provide a current appraisal for the building (the appraised value of the
building shall not be older than 6 months from the date of the permit application and be prepared by a
State of Washington Certified General Appraiser) and this figure shall be used to determine
compliance to the 5% rule.
BY: Effective Date: November 2, 2007