20080111155736.pdfflF ��o City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
est. 1890 (425) 771-0220
DATE: January 11, 2008
TO: Helen McCullough
2080572 nd Ave W
Edmonds, WA 98026
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1239
Project: McCullough Change of Use/Remodel
Project Address: 20818 72°d Ave W
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 continent and where changes can be
found on the plans. Please resubmit to Marie Harrison, Permit Coordinator,
The City's Commercial & Multifamily Handout is enclosed to assist you in providing minimum submittal
information on the plans.
It is highly recommended that you enlist the services of a State licensed Architect to assist you with plans
and code compliance. Due to the number of comments and incomplete plans, it is likely additional
comments will follow once the information below is provided.
1. Site Plan:
a. Show north arrow
b. Show the entire length and height of the rockery
c. Show the entire length and height of the fence. When were these fences built?
d. Note the use, floor area, height and construction materials of the "portable cover", and
dimension the distance to the side and rear property lines, and to the adjacent building.
When was this built?
e. Show location of trash enclosure
f. See additional items below
2. Provide an existing floor plan of the single family residence prior to the remodel to change to a triplex
with office/storage.
3. Provide a dimensioned roof framing plan., including rafter size/spacing, beam size, ridge board size,
dimension all spans of rafters and beams. Provide a north -south building section and an east -west
building section from foundation through the roof showing construction information (such as exterior
wall construction, interior wall construction, bearing walls, rafter/truss construction, floor construction,
etc.).
4. On the wall framing elevation provided, the headers for the door openings must be altered to meet TBC
2308.9.6.
5. On the floor framing elevation provided, the wood in contact with the concrete must be pressure treated
or naturally resistant to decay. Also, clarify if all loads of this floor are supported on the concrete slab,
or if loads are also being supported by a ledger to the existing beam.
6. Proposed floor plan:
a. Note the type of construction (VB)
b. Occupancy: dwellings (R2), office/storage occupancy to be determined once more
information is provided
c. Number of stories
d. Show the location of the fire sprinkler room and fire alarm panel.
e. Note the uses of space within each dwelling unit (i.e. sleeping area, dining, living,
bathroom, closets, etc.)
f. Note the use of spaces within the office/storage area.
g. Show locations of smoke detectors within each sleeping room and in areas accessing each
sleeping room. Smoke detectors must be hardwired with battery back-up and interconnected
within each dwelling unit.
h. If these are studio units, each unit must also meet IBC 1208.4. Compliance with these
requirements must be shown on the floor plan:
i. Each unit must have a living room of not less than 220 sf, and an additional 100 sf
of floor area for each additional occupant in excess of 2 (also note the number of
occupants on the floor plan)
ii. Each unit must have a closet is required
iii. Each unit must have a kitchen sink, cooking appliance, and refrigerator. Each must
have a clear working space of not less than 30" in front.
iv. Each unit must have a separate bathroom containing a sink, toilet, and shower or
bathtub.
i. Exhaust fans are required as follows: Kitchen 100 cfm minimum, bathroom 50 cfm
minimum, laundry 50 cfin minimum. All exhaust fans must vent directly to the outside.
j. A whole house ventilation system is required in each unit. Complete the enclosed
ventilation worksheets and note compliance information on the plans.
k. Note the type of heat and show the location of the heating units on the plan, including
location of thermostats. If heating equipment is gas, show the location of the equipment. If
it is located in a sleeping area or toilet room, the gas unit must be direct vent or enclosed in
a room with a self-closing, solid core, weatherstripped door. All combustion air must be
taken directly from the outside.
1. Note if water heaters are gas or electric. If gas, they must meet the same requirements as
noted in the previous comment for the heating device.
in. Dimension the size of each shower.
n. Note the size of each window, including the dimension of the openable portion of the
window.
o. Note the wall, floor, and ceiling insulation on the floor plans and sections. Note the U -value
of the windows.
p. Show the required door landing (not material, such as concrete) and path to the public way
from Unit 3.
q. Each unit entry door must be minimum 36" wide and 6'8" high, with approved door
hardware and locking device.
r. See additional items below.
7. Provide elevation views of all sides of the building.
8. Provide a list of the types of items to be stored in the office/storage room so the appropriate occupancy
can be determined.
9. A landing 36" long by the width of the door is required on the bathroom side of the door to Unit 3
bathroom.
10. 1 -hour fire rated party walls are required to separate dwelling units and must have a sound transmission
class (STC) rating of 50 or more. Provide a construction detail of the party wall on the plans, including
a copy of the listed and tested I -hour party wall assembly on the plans (such as from the Fire Resistance
Design Manual, Underwriter's Laboratory, or IBC). This assembly must also note the STC rating.
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Clearly show the location and extent of the 1 -hour party walls on the plans and cross reference the
construction details.
11. Attic draftstops must be provided in line with each party wall to the underside of the roof sheathing.
Show this on a roof plan and section views, and note what materials the draftstop will be constructed of.
12. A 1 -hour fire barrier wall is required between the office/storage space at the adjacent dwellings. The
fire barrier wall must extend from the floor to the underside of the roof sheathing and have an STC of 50
or more. Provide a construction detail of the fire barrier wall on the plans, including a copy of the listed
and tested .I -hour wall assembly on the plans (such as from the Fire Resistance Design Manual,
Underwriter's Laboratory, or IBC). This assembly must also note the STC rating. Clearly show the
location and extent of the 1 -hour fire barrier wall on the plans and cross reference the construction
details.
13. Each habitable room (including the office) must be provided with natural light (minimum 8% of the
floor area of the room) or artificial light (10 foot candles over the room at a height of 30" above the
floor). Show compliance on the floor plan.
14. The minimum ceiling height is 7'-0. Show compliance on the plans.
15. The exterior wall of the building that is 6'3" from the property line must be 1 -hour fire rated and
openings (such as windows, doors, and ducts) are limited to 10% of the wall area of the story. Provide a
construction detail of the 1 -hour exterior wall on the plans, including a copy of the listed and tested 1 -
hour wall assembly on the plans (such as from the Fire Resistance Design Manual, Underwriter's
Laboratory, or IBC). CIearly show the location and extent of the 1 -hour exterior wall on the floor plan,
site plan, and elevation view and cross reference the construction details.
16. Penetrations of the fire rated walls must meet IBC 712.
17. A 1 -hour rated parapet is also required at the 1 -hour exterior wall noted in the previous comment. See
IBC 704.11 for construction requirements and exceptions. Clearly show compliance on the plans.
18. On the roof plan, show the location and size of the attic accesses.
19. On the floor plan or site plan show the location of the crawlspace access.
20. Eaves or similar architectural features are not permitted to encroach closer than 2 feet to the property
line, and where closer than 10 feet, they must be 1 -hour fire rated. Provide detail and listed and tested
assembly showing compliance.
21. Provide a plumbing plan showing the location and size of all drain, waste, and vent lines. Note the pipe
materials and the slope of the waste lines.
22. Ventilation of the office space must be provided either mechanically or with natural ventilation using
building openings (windows and doors) in accordance with the State Ventilation Indoor Air Quality
Code.
a. Natural ventilation: Provide in each room or area at the rate 4% of the floor area. Show the
calculations on the plans. OR
b. Mechanical ventilation: Provide outdoor air at the rates specified in VIAQ Table 3-4 to
each room or area. The system must be balanced (supply and return/exhaust). Provide
mechanical plans and calculations showing compliance. Provide manufacturer's specs for
the mechanical units to be installed.
23. Please note, sheetrock will need to be removed in many areas to verify existing construction is code
compliant, including plumbing.
24. Note what business will be using the office space.
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