2014-0745 Chen duplex2 - Munson.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 10, 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. Items that recur on this list appear in italics.
On sheets A-3 (Unit One Floor Plan) & A-4 (Unit Two Floor Plan):
1.Indicate on both sheets of the plans the following:
a.The required egress doors for each unit per R311.2. While the plan review comment
response indicates an inability to provide wider entry doors, it appears that doors
compliant with R311.2 can be installed as part of the other proposed work for each
of the two dwelling units as follows:
Unit One Use French doors in the east wall of the Dining Room and add
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stairs from the deck to the grade below. The stairs must comply with R311.7.
Unit Two Use French doors in the east wall of Bedroom 1.
·
The building code requires that each dwelling have at least one side-hinged egress
door with a minimum clear width of 32 inches when measured between the face of
the door and the stop, with the door open 90 degrees.
b.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.
The wall and floor construction separating each of the dwelling units are required to
be 1-hour fire-resistance rated when tested in accordance with ASTM E 119 or UL
263 and usually require very specific components. Since the structure was not
originally built as a two-family dwelling unit, it is unlikely that the required fire
resistance can be met with the existing construction; therefore the required
components and their installation must be specified to guide proper construction and
inspection.
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. The
Snohomish County Assessor Office currently indicates that the entire one-family
dwelling is heated by a natural gas furnace with a forced-air distribution system.
Since the return air portion of the system is prohibited from taking recirculated air
from a separate dwelling unit per M1602.2, the existing system can be used for only
one of the two dwelling units; therefore the required components and their
installation for the other dwelling unit must be specified to guide proper construction
and inspection.
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. There are four methods of providing the required mechanical ventilation per
M1507.3 and since three of them require the presence of a forced-air distribution
system, one of them is likely to be used to meet the requirements for one of the
dwelling units. Since the existing system can be used for only one of the two
dwelling units, the required components and their installation for the other dwelling
unit must be specified to guide proper construction and inspection.
On sheet A-4:
2.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. The floor construction separating each of
the dwelling units is required to be supported by walls that are 1-hour fire-resistance
rated when tested in accordance with ASTM E 119 or UL 263 and usually require
very specific components. Since the structure was not originally built as a two-
family dwelling unit, it is unlikely that the required fire resistance can be met with
the existing construction; therefore the required components and their installation
must be specified to guide proper construction and inspection.
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. The response to the
plan review comment references the measurement of areas, however the concern is
the uses of the square footage, not the amount. The structure was built in 1959 and
the area in which it is located was annexed into the City of Edmonds in May of the
same year. The records of its construction are provided to the county for tax
purposes regardless of the building permit issuing agency. Those records indicate
the use of the space as indicated in the prior plan review comment with no record of
permits issued for changes since. The scope of work listed on this permit application
can be expanded to include the conversion of portions of the existing space into two
additional bedrooms, an additional bathroom, and an additional kitchen, along with
the required mechanical and plumbing systems associated with kitchens and
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bathrooms. The size of the deck on the east side of the structure also appears to be
different than that noted in other records of the structure.
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. Again, the response to the plan review comment references
the measurement of areas, while the concern is the uses of the square footage, not
the amount. The difference in the square footage of the garage noted in the county
records and that represented on the proposed plans appears to indicate a change in
the location/addition of walls to convert a portion of the garage into living space with
no record of permits issued for such changes. The scope of work listed on this
permit application can be expanded to include the conversion of a portion of the
existing garage into additional living space along with the required mechanical and
plumbing systems associated with the Laundry.
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