20090107165336.pdf............. ........ ................
or EDCit of Edmonds
o
PLAN REVIEW COMMENTS
BUILDING DIVISION
�St. ago (425) 771-0220
DATE: 1-6-2009
TO: Northwest Crest Development Corp
ATTN: Rick Klemm
FROM: Pat Lawler
RE: Plan Check: BLD20080938
Project: Four Unit Condominium
Project Address: 620 Glen St
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can
be found on the plans, and submit revised plans/documents to a Permit Coordinator.
1. The structural review by the city's consultant is attached. Regarding the structural review for
item number 42, the geotechnical report also mentions minimum widths for the footings that are
larger than the details provided call out. Provide new drawings with the correct information.
2. Provide calculations for the 4' cantilevered balcony meeting a 60# live load.
3. Provide footing drain and termination details including inverted elevations consistent with the
geotechnical report requirements.
4. Provide plumbing plans, see attached 055. Include a pan under water heaters with drain and
termination information. If these are to be a deferred submittal, make a note of it.
5. Provide mechanical plans, see attached #B51. If these are to be a deferred submittal, make a note
of it.
6. Architect to provide the signed written statement : "The undersigned has provided building
enclosure documents that, in my professional judgement, are appropriate to satisfy the
requirements of RCW 64.55.005 through 64.55.090".
7. Remove the WSEC chart from sheet Al. Option III is only allowed for R1 occupancies. The
chart for option N on sheet G-1 is correct.
8. Provide details for adhered veneer, including flashing, building paper, mesh, etc.
9. The average grade on sheet Al is called out as 109.00'. The average grade is to be measured to
the original, undisturbed soil within the building rectangle. The Topographical Survey by
Pacific Coast Surveys, Inc seems to indicate that the average grade is closer to 106'. The berm
in the drawings cannot be used to change the average grade.
10. The code summary needs to include the following information: Architect to verify if using the
IBC 504.2 for the building story increase or adding the berm to make the lowest level a
basement.
11. All units are required to be type B units per ICC -ANSI Al 17-1 Section1004. Please indicate
this on the plans. It would be helpful if the approach areas and clear floor areas are indicated on
the plans, and blocking requirements for grab bars.
12. The elevators are to comply with A117-1 Section 407, or 408.
13. Provide an exiting plan. Show travel distances. Include emergency lighting information.
Indicate exit signage locations. Include lighting notes applicable to IBC Section 1006, Means of
Egress Illumination.
14. The vertical exit enclosure is require to be constructed as a fire barrier per IBC Section 706.
Provide continuity details per IBC 706.5. The fire barriers shall extend to the underside roof
deck above, or shall be enclosed per IBC 707.12.
15. The vertical exit enclosure shall be protected from the exit passageway by a fire door assembly
per IBC 1021.1.1. The lower floor plan show the stairwell open to the exit passageway. There
will need to be a fire rated door with landings on both sides at that location.
16. Provide the the listed rated wall and floor/ceiling assemblies, including the fire resistive rating
and the sound transmission rating. Indicate by cross reference on the plans which assemblies are
applicable. Designate each rated wall with hatching, numbering, lettering or other way to clearly
identify which assemblies are required to be rated.
17. All walls, beams, and columns are required to be rated for one hour when supporting fire
resistive listed assemblies. Provide the listings for these assemblies and cross reference their
required locations.
18. The two walls on both sides of the covered entry are required to be one hour fire resistive rated
construction.
19. The elevator shafts and doors are required to be I hour rated per IBC 707.2. See IBC 707.12
for the enclosure at the top.
20. The elevators and the two Garden Too1/Mech rooms cannot open into the exit passageway. A
separated lobby would be one potential solution. The doors from the mechanical room cannot
open to more than % the distance into the egress path.
21. Provide the listings for the membrane penetration firestopping systems.
22. Provide details for rated ceiling penetrations with ducts, fans, can lights, etc.
23. Provide a full stair section complying with IBC Section 1009. The rise and run on the typical
stair section Sheet G-1 are for dwelling units out of the IRC, not the required IBC.
24. Due to the location on the lot, the west wall is required to be of one hour fire resistive rated
construction per IBC Table 602. This protection is required on the inside only. The unprotected
openings exceed the allowable limit in Table 704.7.
25. Provide parapet or parapet exception details for the west wall per IBC 704.11
26. Provide thermal break detail for insulated slab edge per WSEC
27. Complete the enclosed Special Inspection and Testing Agreement. Have all parties sign the agreement
and return for City approval prior to permit issuance. These special inspections must be done by the
Geotechnical Engineer of record.
A. Excavation and Grading
B. Soil bearing verification
C. Placement of fill and compaction
D. Foundation drainage
E. Final special inspection report
28. Provide IBC Section 1013 guard details.
29. Provide IBC Section 1012 handrail details.
Page 2 of 3
Pat Lawler
Plans Examiner
425 7710220 x1703
Page 3 of 3
N
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@r,enturytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
City of Edmonds Building Dept.
1215' Ave N
Edmonds, WA 98020
Re: North Crest 4 -Unit Condo
620 Glen Street
Edmonds, WA 98020
Plan Review # 2008-0938 EECE # EDM 08-90
Plan review number 01
Structure
Arca. S.F.
Lower Floor
561
Main floor
2720
Second floor
2720
Total
6001
Garage
2131
Total
8132
Palcony
240
rand total
J 8372
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.
Please note this structure was noted to be design per the .IBC and comments will reflect
the IBC code as adopted by the State of Washington with _state amendments.
SCOPE OF REVIEW
The scope of this review is for the Structural 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 6
Plan Review Number 01
EECE#: EDM 08-90
North Crest 4 -Unit Condo
Project Review # 2008-0938
STRUCTURAL COMMENTS
General
1. This structure does not meet the definition of townhomes with the foyer space.
Therefore, the IRC cannot be used for the design of this structure. TOWNHOUSE. A
single-family dwelling unit constructed in a group of three or more attached units in which each unit extends
from foundation to roof and with open space on at Ieast two sides. Please modify the drawing to
the 113C and not the IRC.
2. The geotechnical report is per UBC and IBC 2003. Please modify or submit letter
stamped and singed by the geotechnical engineers with the IBC 2006 requirements.
3. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 1 (1) and Occupancy Category)
4. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 2 (Ss and SI)
5. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 3 (Site Class)
6. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 4 (Sd, and Sdt)
7. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 5 (Seismic design category)
8. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 6 (Basic seismic -force -resisting system (s))
9. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 7 (Design base shear)
14. Please add to the drawing the required earthquake design data per IBC 1603.1.5
item 8 (Seismic response coefficient(s), Cs)
11. Please add to the drawing the required ground snow load (Pg). IBC 1603.1.3 item 1
12. Please add to the drawing the required snow exposure factor (Ce). IBC 1603.1.3
item 2
Page 3 of 6
Plan Review Number 01
EECE#: EDM 08-90
North Crest 4 -Unit Condo
Project Review## 2008-0938
13. Please add to the drawing the required snow importance factor (1). IBC 1603.1.3
item 3
14. Please add to the drawing the required snow thermal factor (Cr). IBC 1603.1.3 item
4
15. Please add to the drawing the required basic wind speed (3 -second gust) in miles
per hour IBC 1603.1.4 item 1
16. Please add to the drawing the required wind importance factor (1w) IBC 1603.1.4
item 2
17. Please add to the drawing the required wind exposure factor IBC 1603.1.4 item 3
18. Please add to the drawing the required applicable internal pressure coefficient used
for the wind design IBC 1603.1.4 item 4
19. Please add to the drawing the required earthquake analysis procedure used per IBC
1603.1 .5 item 10
20. AOR, please submit lateral analysis for the horizontal diaphragm. All that was in
the submitted analysis was the shear wail design not the diaphragm. requirements.
Please submit this upon the response. ASCE 12.10
21. Please justify the design floor dead load of 10 psf with 1" Gyperete topping on the
floor. 1" Gyperete dead loads is approximately 9 psf Then with 518" gypsum dead
weight is 2.8 psf. This alone exceeds the 10 psf. Please resubmit lateral and
vertical loads analysis or modify the drawings to reflect dead not exceeding 10 psf
(Also the weight of building in seismic analysis also has not included the Gyperete)
22. The dead load used in the analysis has not included the weight of sprinkler system
that is required. Please modify the analysis accordingly and resubmit.
Sheet A3 Foundation Plan
23. AOR, please provide details for the construction of the elevator pit. Nothing is
specified at this time on the drawings. What is the reinforcement? How thick is the
elevator pit slab. Please add detail and analysis for the construction for the elevator
pit.
Page 4 of 6
Plan Review Number 01
EECE#: EDM 08-90
North Crest 4 -Unit Condo
Project Review # 2008-0938
24. AOR, please submit analysis for the 4" slab to support the bearing wall at the
elevator and foyer walls. Based off check analysis the 4" slab will not support the
design loads. Please modify the foundations accordingly.
Sheet A4 Lower Floor Plan
25. AOR, please specify the required connections to the (2) 2xi0 to the beam mark
GB2
26. AOR, please specify the required post to beam connections for GB -2.
27. AOR, please modify the notes for P2-2 shear wall that state (2) 2x may be used.
With 2" o/c spacing a 3 x must be used and the nail must be staggered. IBC
table2306.4.1 footnote e.
Sheet A5 Main Floor Plan
28. AOR, please specify the required connection of the (2) 2x10 to beam mark B-3.
29. AOR, please specify the required connection of the B-3 to B4 supporting header
beam.
30. AOR, please detail and connection for the beam mark 133 at the post in the
separation of unit A and Unit B.
Sheet A6 Upper Floor Plan
31. AOR, please provide analysis and detail for the deck shown on this sheet. Nothing
has been submitted for the deck support.
Sheet A7 Roof Framing Plan
32. AOR, please note that the truss manufactures shall design the bottom chord for 20
psf. IBC table 1607.1 item 28.
Sheet A8 Section
33. Please provide detail and analysis for the retaining wall shown on this sheet. IBC
1806
Page 5 of 6
Plan Review Number 0
EECE##: EDM 08-90
North Crest 4 -Unit Condo
Project Review ## 2008-0938
Sheet L1 Lateral Notes
34. Please modify the sill plate washer to meet the IBC size. The minimum is shall not
be less that 3x3x.229. The 2x20/16" does not meet the code requirement. IBC
2305.3.11
Sheet G1 Typical Wall Section
35. AOR, please specify the required positive connections for the post to beam. All
that is noted is the code requirements. The specific connector shall be specified on
the drawings.
36. AOR, please specify the required stair stringer hanger noted in the detail to support
the design loads. Please modify accordingly.
37. AOR, the Douglas Fir and Hem Fix allowable stresses do not meet the NDS
requirement. Please modify accordingly.
38. AOR, please modify the typical wall detail to state 18" depth as noted in the design
data notes for frost line to be 18". The detail implies 12".
39. Typical detail states to use STC for the post base connector but this hanger is for
roof truss clip not post base clip. Please modify accordingly or submit manufacture
ICG report for this clip to be used as a post base.
40. Please submit analysis for post base connector to use #4 pin anchors to resist
lateral loads.
41. Please modify the note to meet the IBC and not the IRC. This structure must fall
under IBC and not the IRC. The structure does not meet the definitions for town
homes as defined by the 113C/IRC.
42. The detail for the placement of the bottom of the footing does not meet the
geotechnical report. For example, the detail show the bottom of the footing may be
placed 12" below the grade but the report required 18" minimum. Modify the
drawing to reflect the geotechnical report.
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,
Page 6 of 6
Plan Review Number 01
EECE#: EDM 08-90
North Crest 4 -Unit Condo
Project Review # 2008-0938
clarifications or additional corrections may be required subsequent to the Buildiing
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.
By.
Hoyt Jeter, P.E.
President
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
PROJECT SITE ADDRESS:
PROJECT NAME:
DATE:
SPECIAL INSPECTION AGENCY
*One form must be completed by each Special Inspection Agency or Inspector.
SPECIAL INSPECTIONS REQUIRED: Special inspections are required for this project in accordance
with IBC Chapter 17 or in accordance with IRC R109.2 as applicable. IBC Section 1704.1 requires the
owner or the registered design professional in charge to employ an independent testing/inspection
agency/special inspector to perform required special inspections. The independent agency hired to
perform the duties of special inspection is required to be a registered agency with WABO under the
Special Inspection Registration Program (SIRP). The special inspector shall be a qualified person with
competence for inspection of the particular type of construction or operation requiring special inspection
(SOQ may be required by the Building Official). The owner, registered professional, contractor and
special inspector/agency shall complete the attached form and submit directly to the Building Division.
WORK REQURING SPECIAL INSPECTION: Special inspections will be required for the following
categories of work in accordance with IBC Chapter 17 and IRC R109.2: FOR SPECIFIC
INFORMATION REGARDING REQUIRED SPECIAL INSPECTIONS SEE THE STATEMENT OF
SPECIAL INSPECTION ❑ATTACHED ❑APPROVED PLAN SHEET
❑ Fabrication (1704.2)
❑ Wood Construction (1704.6)
❑ Steel Construction (1704.3)
❑ Soils (1704.7)
❑ Concrete (1704.4)
a Bolts installed in Concrete (1704.13)
❑ Special Moment Resisting Concrete Frames (1704.4)
❑ Reinforcing Steel, Prestressing Steel Tendons (1704.4)
o Structural Welding (1704.3. 1)
❑ High Strength Bolting (1704.3.3)
❑ Maso (1704.5)
❑ Reinforced Gypsum Concrete (1704.4)
❑ Structural Masonry for Seismic Resistance 1708.1)
❑ Structural Observation (1709)
❑ Insulating Concrete Fill (1704.4)
❑ Spray Applied Fire -Resistive Materials (1704.10)
❑ Piling, Drilled Piers, and Caissons (1704.8, 1704.9)
❑ Shotcrete (1704.4)
❑ Pier Foundations (1707.5)
❑ Structural Steel (1707.2)
❑ Grading, Excavation, Fill, Proof Rollin (1704.7)
❑ Smoke -Control Systems (1704.14)
❑ Exterior Insulation and Finish Systems (1704.12)
❑ Designated Seismic Systems (1707.9)
❑ Mechanical Components (1707.8)
❑ Cold Formed Steel Framing (1707.4)
❑ Storage Racks (1707.6)
❑ Architectural Components (1707.7)
❑ Structural Wood (1707.3)
❑ Special Cases (1704.13)
❑ Seismic Isolation System (1707.10)
❑
❑ Mastic, Intumescent Fire Resistant Coatings (1704.11)
❑
❑ High Load Diaphragms (1704.6. 1)
i ❑
.BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall
complete this agreement and the attached Special Inspection Information Form, including the required
acknowledgements and return to the Building Division for approval prior to permit issuance.
W:IBuilding\HANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7l07
APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building
Official prior to performing any duties or inspections. The company performing inspections must be
WABO certified as well as the individual completing inspections. When required by the Building
Official, each special inspector shall submit Statement of Qualifications to the City for review. Special
inspectors shall display identification when performing special inspections on the project site. Special
inspection and testing shall meet the minimum requirements of IBC Chapter 17 and the following.
A. Duties and Responsibilities of the Special Inspector
1.. OBSERVE WORK
The special inspector shall observe the site work for conformance with the approved (stamped)
plans and specifications and applicable workmanship provisions of the IBC. Architect or
Engineer reviewed shop drawings may be used only as an aid to inspection. Special inspections
are to be performed on a continuous basis—meaning that the special inspector is on site at all
times observing the work requiring special 'inspection. Periodic inspections are permitted only as
specifically noted in the approved project plans in accordance with IBC Chapter 17, and as
approved by the Building Official.
Continuous Inspection means the same inspector is on site day to day to observe the work
requiring special inspection.
Periodic Inspection means some inspections may be performed on a periodic basis to satisfy the
requirements of continuous inspection, provided these periodic inspections are performed as
outlined in the project plans and specifications, and approved by the Building Official.
2. REPORT NONCONFORMING ITEMS
The special inspector shall bring non -conforming items to the immediate attention of the
contractor and note all such 'items in the daily field report. Any item not resolved in a timely
manner shall be immediate cause of the special inspector to notify the Building Official by
telephone at (425-771-0220) or in person at City Hall, of the plan deviation, error, change or
omission. It shall also be the duty of the special inspector to promptly notify the engineer or
architect of record.
3. DAILY REPORTS KEPT ON SITE WITH CONTRACTOR
Each special inspector shall complete and sign a daily report for each day's inspections. The daily
reports shall remain at the jobsite with the contractor for review by the City Building Inspector.
4. WEEKLY REPORTS TO CITY
The special inspector or inspection agency shall furnish the City with weekly reports of tests and
inspections. The project engineer or architect, and others as designated shall also be copied on
reports. Weekly reports must include the following:
• Description and date of daily inspections and tests made with applicable locations
+ List of all non -conforming items and locations
• Report on status of non -conforming items (how each was resolved or unresolved)
+ Field changes authorized by the Architect, Engineer or City Inspector if not included in
non-conformance items.
W \BuildingMANDOUT ICODESIFORMSISPECIAL INSPECTION AGREEMENT FORM.doc7/07
5. FINAL CONSTRUCTION REPORT
The special inspector or inspection agency shall submit a final signed report or Certificate of
Compliance to the City stating that all item requiring special inspection and testing were fulfilled
and reported. And, to the best of his/her knowledge the project is in conformance with the
approved plans and specifications, approved change orders and the applicable workmanship
provisions of the IBC. Items not in conformance, unresolved items or any discrepancies in
inspection coverage (i.e., missed inspections, periodic inspection when continuous inspections were
required, etc.) shall be specifically addressed in this report.
B. Contractor Responsibilities
1. NOTIFY THE SPECIAL INSPECTOR OF ALL REQUIRED SPECIAL INSPECTIONS
It is the duty of the contractor to notify the special inspector when work is ready for special
inspection. Note, the items listed on the attached Special Inspection Information Form and as
noted on the approved plans and specifications are required to have special inspections. Adequate
notice shall be provided by the contractor so that the special inspector has time to become familiar
with the project. All work requiring special inspection must be approved prior to concealing or
covering said work.
2. PROVIDE ACCESS TO APPROVED PLANS
The contractor is responsible for providing the special inspector access to approved plans at the
jobsite.
3. RETAIN SPECIAL INSPECTION RECORDS
The contractor is responsible to retain at the jobsite all special inspection records submitted by the
special inspector. These records are to be provided to the City building inspector upon request.
C. City of Edmonds Building Division Responsibilities
1. APPROVE SPECIAL INSPECTION
The Building Division shall approve all Special Inspectors and special inspection requirements.
2. MONITOR SPECIAL INSPECTIONS AND APPROVE WEEKLY REPORTS
Work requiring special inspection and the performance of special inspectors shall be monitored
by the City Building Inspector. Building Inspector approval must be obtained prior to placement
of concrete or other similar activities in addition to that of the special inspector.
3. ISSUE CERTIFICATE OF OCCUPANCY
The Building Official may issue a Certificate of Occupancy after all weekly special inspection
reports including the final report have been submitted and accepted by the City.
D. Owner Responsibilities
1. The project owner or the engineer or architect of record acting as the owner's agent shall fund
special inspection services.
E. Engineer or Architect of Record Responsibilities
1. Prepare Statement of Special Inspections in accordance with IBC Section 1705.
2. Review the special inspection reports and provide corrective action for work that may not
conform to the approved plans.
W:1BuildinglHAND0UT IC0DESIF'0RMSISPEC1AL INSPECTION AGREEMENT FORM.doc7107
ACKNOWLEDGEMENTS
I have read and agree to comply with the terms and conditions of this agreement.
Owner name
(please print or type)
Signature
General Contractor Company/Owner name
Signature
Special Inspector/Agency name
Signature
Date
(please print or type)
Date
(please print or type)
Date
Architect/Engineer of Record name
(please print or type)
Signature
Return the original signed agreement to the Building Division
City of Edmonds Building Division
121 5{h Avenue North, City Hall Second Floor
Edmonds, WA 98020
Date
ACCEPTED BY CITY OF EDMONDS BUILDING DIVISION:
City Official Signature Date
Title:
W:IBniiding\HANDOUT ICODESTI ORMSISPECIAL INSPECTION AGREEMENT EORM.doc7/07
#B55
cit of dn¢
y em ods
development information
I"c. 1890
Plumbing
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required to install, alter, repair, relocate, or replace any
portion of a potable or waste plumbing system. Including gas hot water
tank replacement, water Service line repair or replacement, propane
tanks, and to install or alter gas piping.
EXEMPT WORK: The clearing of stoppages or the repairing of leaks in drains, pipes,
valves, vents or fixtures, and the removal and reinstallation of water
closets, provided such repairs do not involve or require the replacement
or rearrangement of valves, pipes or fixtures.
CODES: Uniform Plumbing Code 2006 Edition
International Fuel Gas Code 2006 Edition
LPG per 2001 NFPA-58 and 2002 ANSI 2223.1/NFPA-54
FEE: Base fee $30 plus additional fees based on the number and type of
plumbing fixtures plus $15 City surcharge fee
SUBMITTAL REQUIREMENTS FOR NEW INSTALLATIONS:
1. Permit Application Form C and Plumbing Fixture Form B (attached)
2. On a scaled floor plan show the following:
a. Drain, Waste and Vent piping layout; sizing, slope and pipe material
b. Potable water line layout, sizing and pipe material
c. Fixture unit and flow calculations to support line sizing
3. Cross connection devices are required on all direct connections to the potable water system.
Specify all fixtures that require cross connection devices (i.e., ice machines, soap ejection
systems, beverage dispensers, boilers, etc.) and note the make and model of each device.
4. Indicate the location and cross connection device for premise isolation
5. Manufacturer's specifications for equipment such as sump pumps, ejector pumps, water heater
boosters, etc.
6. Gas piping layout, sizing and pipe material, pipe sizing calculations, maximum design operating
pressure and location of pressure regulators
7. For Commercial and Multifamily projects, provide Listed and Tested Fire Stopping Assemblies
NOTE:THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC IN COMPLYING WITH DETAILED PERMIT SUBMITTAL
REQUIREMENTS. IT IS NOT A COMPLETE LIST OF PERMIT OR CODE REQUIREMENTS AND SHOULD NOT BE USED AS A_SUBSTITUTE
FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE RESPONSIBILITY OF THE OWNER/DESIGN PROFESSIONAL TO REVIEW THE
SUBMITTAL FOR. COMPLETENESS AND APPLICABILITY TO OTHER CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED
BY THE CITY FOR REVIEW.
Revised 7/07
#B55
PLUMBING FIXTURE COUNT (Form B)
Number
Fixture Tvne
Revised 7107
Water Closet (Toilet)
Sink (kitchen, laundry, bar, etc.)
Lavatory
Tub/Shower
Dishwasher
Hose Bib
Water Heater
Expansion Tank For Water Heater
Floor Drain
Pressure Reduction Valve
Water Service Line
Drinking Fountain
BidetlUrinal
Clothes Washer
Backflow Protection Device
Hydronic Heat In Floor Wall
Other
GAS OUTLETS
AC Unit BTUs Location
Furnace BTUs Location
Water Heater BTUs Location
Boiler BTUs Location
Dryer
Stove/Range/Oven
Fireplace/insert BTUs Location
Outdoor BBQ
Revised 7107
#B51
_ e ... a
City of edmonds
development information
Ing. t s�o
Mechanical
Permit Submittal Requirements
PERMIT REQUIRED: A permit is required for the installation of Oil or Gas Furnaces, Gas Hot Water Tanks,
Boilers, Gas Inserts, Gas Logs, Heatilators, Woodstoves, Inserts, Pellet Stoves, LPG
(Propane) Tanks, and similar equipment. A permit is also required for gas piping.
CODES: International Mechanical & International Fuel Gas Code 2006 Edition
Uniform Plumbing Code 2006 Edition
Washington State Energy Code (WSEC) 2006 Edition
Washington State Ventilation & Indoor Air Quality Code (VIAQ) 2006 Edition
FEE: Based on size and type of equipment or appliance
SUBMITTAL REQUIREMENTS FOR FUEL BURNING APPLIANCES:
(For example; furnaces, hot water tanks, heatilators, etc.)
1. Permit Application Form C and specify the following:
a) Room where the unit will be placed, (i.e., garage, mechanical room, closet in kitchen, attic, crawlspace,
unfinished basement, closet in family room, etc_)
b) BTU's of each appliance in the room (i -e. furnace 120,OOOBTU, hot water tank 35,000BTU etc.)
c) Description of the work, (i.e., gas furnace 90,000BTU, LPG logs 25,000BTU, etc.)
d) Indicate the number (in feet) of gas piping that will be installed and the types of fixtures to be connected (i.e.,
install 25 feet of gas piping for kitchen stove, furnace, hot water tank, etc.)
e) State how combustion air will be provided (i.e., direct vent, louvered door, open space, etc.)
NOTE: For code requirements on un -vented appliances contact the Building Division
SUBMITTAL REQUIREMENTS FOR SOLID FUEL BURNING APPLIANCES:
(For example; wood stove, pellet stove, etc.)
1. Permit Application Form C describe the scope of work (i.e., install woodstove in den)
2. Submit a floor plan showing the location of the unit and the use of the room
3. Call out dimensions from unit to combustibles (walls, floors, etc.)
4. Specify floor/hearth material, thickness and extension of floor/hearth material on all sides of unit
5. Provide a detail of the fire wall construction or heat shield to be placed behind the unit
6. Provide an elevation view of the flue, detail the roof or wall penetration, and show, adjacent doors and windows
within 10 feet of the penetration
7. Submit a copy of the manufacturer's installation instructions
8. Provide unit documentation of emission standards for air quality compliance
Revised 7107
DEFINITIONS
The following definitions are provided for general assistance and are not intended to be a
complete list.
APPLIANCE: A device that is manufactured and designed to utilize energy. Examples include:
gas furnaces, hot water tanks, woodstoves, room/unit heaters, factory built fireplaces and inserts,
gas log lighters, heatilators, floor and wall furnaces, vented and un -vented decorative appliances,
generators, etc.
• CHIMNEY TYPES:
Factory -Built chimneys are composed of listed and tested components assembled in accordance
with the manufacturer's installation instructions, including chimney termination.
Masonry chimneys are field constructed using masonry units, bricks, stones or concrete and are
lined with suitable chimney flue liners.
• CHIMNEY CONNECTORS: The pipe which connects a fuel -burning appliance to a chimney.
Chimney connectors shall be Type L vent material or single wall metal pipe, 24 gage minimum
connector with an area not less than the flue collar. (IRC M1803)
CLEARANCE: The minimum distance between the heat producing surface of the mechanical
appliance and the surface of combustible materials or assembly.
• COMBUSTION AIR: The air that must be provided to fuel -burning equipment, including air for
fuel combustion, draft hood dilution and ventilation of the space in which the appliance is installed.
+ CONDITIONED SPACE: An area, room or space being heated or cooled by any equipment or
appliance.
• CONFINED SPACE: A room or space having a volume less than 50 cubic feet per 1,000 Btu of
the aggregate input rating of all fuel -burning appliances installed in that space.
• DIRECT VENT APPLIANCE: A fuel -burning appliance with a sealed combustion system that
draws all air for combustion from the outside atmosphere and discharges all flue gases to the
outside atmosphere.
• EMISSIONS: Emissions from solid fuel burning devices are regulated by the Puget Sound Clean
Air Agency. Woodstoves must be certified by the US Environmental Protection Agency and bear a
permanently affixed label that states "United States Environmental Protection Agency Certified to
comply with July €990 Particulate Emission Standards'. Antique wood cook stoves, woodstoves
and heaters manufactured prior to 1940 are exempt from emissions standards.
• EXPANSION TANK: Any water system provided with a check valve, backflow preventer, or any
other normally closed device that prevents dissipation of building pressure back into the water main
shall be provided with an approved, listed, and adequately sized expansion tank. Such expansion
tank shall be installed on the building side of the check valve, backflow preveiiter, or other device
and shall be sized and installed in accordance with the manufacturer's recommendation.
Revised 7107 2
0 FUEL GAS: Natural gas, manufactured gas, liquefied petroleum gas, or a mixture of these, etc.
• HYDRONIC HEATING: Hydronic heating piping systems can include steam, hot water, chilled
water, steam condensate and ground source heat pump loop systems_ Piping must comply to
International Mechanical Code Chapter 12. Piping shall be tested to not less than 100psi minimum
and hold under test for a minimum of 15 minutes.
• LISTED AND TESTED APPLIANCES: Appliances or equipment that are tested by the
manufacturer in an accredited laboratory, are referred to as listed. This type of product evaluation
assures consumers that particular standards have been met for equipment or material use in a
specified manner. Documentation of the testing certification is included in the installation
instructions with the appliance supplied to the buyer. Tested appliances carry a seal, symbol or
other identifying mark permanently affixed to the unit that shows the listing and model number, the
testing laboratory and the testing standards used. When installing a listed appliance the
manufacturer's instructions must be strictly followed.
NOTE: ALL LISTED APPLIANCES MUST BE INSTALLED ACCORDING TO THE APPROVED
MANUFACTURER'S SPECIFICATIONS. COMPLIANCE TO THE CURRENT WASHINGTON STATE
INDOOR AIR QUALITY CODE (WHICH MAY NOT BE ADDRESSED BY THE TESTING PROCEDURE)
MUST ALSO BE MET.
OUTDOOR AIR: Air taken from the outdoors (not previously circulated through the system).
• PIPING SUPPORT: All piping shall be supported in such a manner as to maintain its alignment
and prevent sagging. Refer to UPC Table 3-2 for suspended piping support requirements.
• PRESSURE RELIEF VALVE: A pressure -actuated valve held closed by a spring or other means
and designed to automatically relieve pressure in excess of the devices' setting.
• READILY ACCESSIBLE: Access without the necessity of removing a panel or similar
obstruction.
• RELIEF VENT: A vent, the primary function of which is to provide circulation of air between
drainage and vent systems or to act as an auxiliary vent on a hot water tank.
• TYPE B VENT: A vent listed and labeled for use on gas-fired appliances.
• TYPE L VENT: A vent listed and labeled for use on oil -burning appliances.
• UNUSUALLY TIGHT CONSTRUCTION: See definition in WAC 51-51.
•
VENT/FLUE: A passageway for conveying flue gases from fuel -fired appliances, or their vent
connectors, to the outside atmosphere_ Contact the Building Division regarding the installation of
any un -vented appliances.
• VENT CONNECTOR: The pipe that connects an approved fuel -fired appliance to a vent.
Revised 7107 3
ADDITIONAL INSTALLATION INFORMATION
All listed and tested appliances or units shall be installed per the manufacturer's specifications.
In addition to those requirements the following shall also apply:
ATTIC SPACE INSTALLATIONS
Attics containing equipment shall be provided with an access opening large enough to remove the
largest piece of equipment but not less than 30 inches high by 22 inches wide. An unobstructed
passageway shall be provided not more than 20 feet in length, with continuous solid flooring not less
than 24 inches in width from the point of access to the equipment and a level service space at least 30
inches by 30 inches located at the front or service side of the equipment. A permanent lighting fixture
controlled by a switch shall be provided at the access entrance, and a receptacle outlet shall be provided
at or near the appliance location. See IRC 1703.3 for combustion air requirements.
COMMON INSTALLATION ERRORS
• Failure to install pressure reduction valve and expansion tank on hot water tank installations
• Failure to provide minimum combustion air for fuel -burning equipment
• Failure to provide minimum access or service dimensions to equipment
• Failure to read installation instructions and install per specifications
.Failure to test gas piping and call for inspection (the City does not accept affidavits)
• Failure to install direct -vent appliances in bathrooms, sleeping rooms, etc. or closets opening into
such areas
• Failure to sheetrock the underside of stairs with 1/z" gypboard in under stair installations
• Failure to call for final inspection when all mechanical work is complete
• Failure to insulate exhaust ducts through un -conditioned space
• Failure to use 26 gage sheet metal for penetrations through common garage/dwelling walls
• Failure to adequately support gas piping
• Failure to have gas piping test in place prior to the arrival of the inspector
• Failure to provide Type B or Type L vent connectors in un -conditioned spaces
• Failure to install seismic straps on hot water tanks
• Failure to provide required clearance from vents to combustible materials
• Failure to install sediment trap (drip leg), shut off and union in front of each appliance.
CONFINED SPACE INSTALLATIONS AND COMBUSTION AIR
Confined space means the room or space where the fuel -burning appliance is installed is too small to
provide minimum combustion air. Combustion air must then be provided by another means. In some
cases a louvered door may be installed to draw air from a hallway or adjacent room (provided the
adjacent room is not a sleeping room or bathroom), or combustion air may be obtained via underfloor
area or attic area, or a direct vent may be installed to obtain air directly from the outside. The installer
should calculate the combustion air required for the appliance(s) in accordance with IRC Chapter 17
and calculate the room or space volume and provide to the inspector on site_ Combustion air is verified
at final inspection.
Revised 7/07 4
CRAWL SPACE[UNDER FLOOR INSTALLATIONS
Crawl space/under floor installations must meet minimum access requirements from the point of entry
into the space to the point of installation and be unobstructed to be large enough to remove the largest
piece' of equipment but not less than 30 inches high by 22 inches wide and be no more than 20 feet in
length and a level service space at least 30 inches by 30 inches located at the front or service side of the
equipment. A permanent lighting switch and receptacle shall be installed at the passage opening for
maintenance of equipment and be readily accessible. Equipment installed at grade shall be supported
on a level concrete slab or other approved material extending a minimum of 4 inches above adjoining
grade or shall be suspended a minimum of 6 inches from the ground_ Combustion air obtained from
underfloor areas shall have free opening areas to the outside equivalent to not less than twice the
required combustion air openings.
GARAGE INSTALLATIONS
Equipment that has a flame, generates a spark or uses a glowing ignition source open to the space in
which it is installed, shall be elevated in garages at least 18 inches above the floor. Rooms or spaces
that are not part of the living space that communicate with the garage through openings shall be
considered to be part of the garage. Appliances located in a garage shall be protected from impact by
automobiles_ Concrete or steel bollards that are 4 inches minimum in diameter is one approved method
for a typical residential installation to protect mechanical equipment from vehicular damage. Ductwork
passing between a residential garage into the dwelling shall be 26 gage minimum sheet steel. Single
wall vent connectors are not permitted in unconditioned spaces.
HYDRONIC HEATING SYSTEMS
Hydronic heating systems use hot water as the method for heating a home. The water is heated by a
boiler or water heater that may use electricity, oil, natural gas or propane as its energy source. The
heated water is circulated throughout a series of pipes to baseboard convectors or radiators located in
rooms. Hydronic systems may also circulate the heater water through a fan coil located in a forced air
furnace where the heated air is distributed through ductwork. Typically, hydropic heating systems use
a boiler to heat the water and baseboard convectors to distribute the heat. Some hydronic systems use
piping in the ceiling and floor which are called radiant heating systems because they radiate heat to the
room. Heated water is then circulated through the piping and warms the floor and ceiling. Forced air
systems circulate heated water through a fan coil located in the furnace cabinet and distribute the heat
via fan -forced air through the ductwork.
GAS PIPING/MECHANICAL/HVAC INSPECTION
Inspection on mechanical heating, cooling and ventilation systems is required; including a gas pressure
test on all piping lines (101bs held for 15 minutes) and may be scheduled in conjunction with the
framing inspection. Gas piping and duct work shall be anchored in-place, hung, taped or strapped.
Provide all manufacturer's installation instructions, including combustion air requirements to the
inspector. Hot water tanks must have seismic straps, an expansion tank and the relief line must vent
directly outside. Compliance to the State Ventilation and Indoor Air Quality Code (VIAQ) (fan sizing,
venting, 24 hour timer etc.) is inspected at this time_ Exhaust fans conveying moist air and passing
through unheated space must be insulated for this inspection.
STATE ELECTRICAL INSPECTION Performed by State Electrical Inspector
Any alteration, repair or new installation of electrical wiring requires a State electrical permit. Obtain
permit and information from the State Department of Labor & Industries, Electrical Division, located at
729 100th Street SE, Everett, 425-290-1309 extension 1310. Approval of the electrical rough --in by the
State Inspector is required Prior to the City inspection for framing.
Revised 7107
PROHIBITED INSTALLATIONS FOR FUEL --FIRED APPLIANCES
Fuel -fired appliances (furnaces, hot water heaters, etc.) shall not be located in, or obtain combustion air
from, any of the following rooms or spaces: sleeping rooms, bathrooms, toilet rooms, surgical rooms,
clothes or storage closets, or other confined spaces opening into a bathroom or bedroom.
Exceptions: 1) Direct vent appliances that obtain all combustion air directly from the outdoors,
2) Solid fuel -fired appliances provided that the room is not a confined space and the building is
not of unusually tight construction. 3) Appliances installed in a dedicated enclosure in which all
combustion air is taken directly from the outdoors in accordance with IMC Section 703. Access
to such enclosure shall be through a weather-stripped solid door, with an approved self-closing
device, 3) Water heaters of the automatic storage type installed as a replacement in a bathroom,
when specifically approved, properly vented and supplied with adequate combustion air. Where
not prohibited by other regulations, water heaters may be located under a stairway or landing provided
that %" gypboard is provided on the underside ceilings and walls. IRC 83112.2.
GAS EQUIPMENT SHUTOFF VALVES
An accessible approved shutoff valve shall be installed in the fuel gas piping outside of each appliance
and ahead of the union connection in addition to any valve provided on the appliance. The shutoff
must be within 6 feet of the appliance it serves located in the same room or space, unless specifically
noted in the manufacturer's installation instructions. Exception: Shutoff valves for vented
decorative appliances and decorative appliances installed in vented fireplaces may be placed in a
semi -remote area away from the appliance provided the shutoff is ready accessible. Such valves
shall be permanently identified and shall serve no other equipment.
VENTILATION AND INDOOR AIR QUALITY CODE REQUIREMENTS IA
All appliances must meet State VIAQ requirements for outdoor air, most listed appliances are NOT
tested under these standards; therefore it is the homeowner's responsibility to conform to VIAQ
Chapter 4 requirements see w-,vw.sbcc.wa.gov.
ROOF MOUNTED HVAC EQUIPMENT FOR COMMERCIAL PROJECTS
For roof mounted mechanical equipment the applicant shall provide the manufacturer's specifications
including size, the weight of equipment installed, a roof framing plan, and a detail of the proposed
screening. Roof mounted equipment must have Design Approval or Planning staff waiver and must
not exceed the height limit for the specified zone. Provide an elevation view showing the height of
unit above the building roof or parapet.
EXTERIOR GROUND MOUNTED AIR CONDITIONING UNITS OR HEAT PUMPS
Air conditioning units greater than 36" in height must adhere to minimum required setbacks of the
appropriate zoning district. No building permit is required for electric units, but a permit is required
for ductwork and piping associated with the unit. Units served by other fuel means are subject to
permit requirements. Exterior mechanical equipment is also subject to Design approval from the City
Planning Division.
NOTE: THE PURPOSE OF THIS HANDOUT IS TO ASSIST THE PUBLIC W COMPLYING WITH DETAILED PERMIT
SUBMITTAL REQUIREMENTS. IT IS NOT A COMPLETE LIST OF PERMIT OR CODE RE UIRLMENrS AND SHOULD NOT
BE USED AS A SUBSTITUTE FOR APPLICABLE LAWS AND REGULATIONS. IT IS THE RESPONSIBILITY OF THE
OWNERIDESIGN PROFESSIONAL TO REVIEW TffE SUBMITTAL FOR COMPLETENESS AND APPLICABILITY TO OTHER
CODES. ONLY COMPLETE APPLICATIONS WILL BE ACCEPTED BY THE CITY FOR REVIEW.
Revised 7107 6