2014-0745 Chen duplex - Munson.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 13, 2014
TO: Randall J. Munson
randy.munson@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-0745
Project: Chen duplex
rd
Project Address: 21507 73 Place W
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheet A-2:
1.Door Legend Note #1 Change the code year reference from 2009 to 2012.
2.Window Legend Note #1 - Change the code year reference from 2009 to 2012.
3.North Elevation
a.Change the detail reference for the required fire-resistance rated floor/ceiling
construction from 7/A-5 to 8/A-5.
b.Change the detail reference for the required fire-resistance rated wall construction
from 8/A-5 to 7/A-5.
On sheet A-3:
4.Unit One Floor Plan
Indicate on the plans the required safety glazing for the 4.0x3.0 window in the bathroom
per R308.4.5.
On sheets A-3 (Unit One Floor Plan) & A-4 (Unit Two Floor Plan):
5.Indicate on both sheets of the plans the following:
a.The required egress doors for each unit per R311.2.
b.Indicate on the plans the required 1-hour fire-resistance rated wall and floor
construction separating each of the dwelling units in the stairway leading to each unit
per R302.3. Membrane and through penetrations of the assembly shall be protected
per R302.4.
c.The means to be used to provide the required heating for each unit per R303.9. Each
system and its controls must be separate from that of the other unit.
d.The means to be used to provide the required mechanical ventilation for each unit
per M1507.3. Each system and its controls must be separate from that of the other
unit.
e.The location of the required water heater per UPC 601.1. It must be equally
accessible at all times or a separate water heater for each unit can be installed.
f.The location of the required water service shut off valve per UPC 606.2. It must be
equally accessible at all times or a separate valve for each unit can be installed.
g.The location of the required electric service disconnect per NEC 230.72 (C). It must
be equally accessible at all times or a separate panel for each unit can be installed.
h.The required local exhaust fans in the following locations per M1507.4:
i.Kitchens minimum 100 cfm intermittent
ii.Bathrooms minimum 50 cfm intermittent
iii.Powder Room off of Master Bedroom minimum 50 cfm intermittent
iv.Laundry minimum 50 cfm intermittent
i.The required stair illumination per R303.7.
On sheet A-4:
6.Unit Two Floor Plan
a.Indicate on the plans the interior and exterior bearing walls required to be 1-hour (or
greater) fire-resistance rated construction for the support of the 1-hour fire-resistance
rated floor assembly per R302.3.1. Per prior discussion with the Building Official,
the 1-hour fire-resistance rating of the exterior bearing walls may be provided from
the interior face of the wall.
b.Clarify the existence of the kitchen, bathroom, and two bedrooms of Unit Two.
The Snohomish County Assessors Office lists the existing structure as having 3
bedrooms, 1 full bathroom, and 1 half-bathroom. The scope of work listed on the
Residential Building Permit Application is the construction of a firewall and the
replacement of 5 egress windows, with no change to, or addition of, the plumbing
and mechanical systems associated with kitchen and bathrooms.
c.Clarify the configuration of the Living Room, garage, and the location of the
laundry. The Snohomish County Assessors Office lists the structure as having 672
square feet of basement with a 504 square foot garage. There appears to be the
removal/relocation of a wall represented on the plans in the area in question,
although no information has been provided regarding the structural provisions
necessary in doing so.
d.Indicate on the plans the required dwelling/garage separation per R302.6.
e.Indicate on the plans the required self-closing door per 302.5 for the opening
between the garage and the Living Room.
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