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2015-0177 -0178 -0179 Hyde Park Townhomes - Ho Architects (2).pdf DATE: April 23, 2015 TO: Edmonds 212, LLC nelsonscwong@comcast.net FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0177 -0178 -0179 Project: Hyde Park Townhomes Project Address: 7232, 7236, 7234 212th Street SW 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. General Review Notes: 1. Indicate on the plans the proposed heating facilities, and their locations in each of the townhomes/units, to be used to meet the requirements of International Residential Code (IRC) R303.9. 2. Indicate on the plans the proposed system to be used to provide the required whole-house mechanical ventilation in each of the townhomes/units per IRC M1507.3. 3. Indicate on the plans the proposed location of the water heaters to be used to provide the required hot water in each of the townhomes/units per Uniform Plumbing Code (UPC) 601.1 / IRC R306.4. 4. Indicate on the plans the selected option(s) from Washington State Energy Code (WSEC) Table R406.2 to be used to develop the required additional energy efficiency credits for ‘Unit Type A’ per WSEC R406.2. The WSEC ‘Prescriptive Energy Code Compliance for All Climate Zones in Washington’ form for that ‘unit type’ could not be found among the submitted construction documents. On sheets C3.0 - Road, Drainage and Utility Plan - and A3.0 - Ground Floor Plan: 5. Indicate on the plans the proposed location(s) of the gas meter(s). The proposed piping installation downstream of the point of delivery shall not extend through any townhouse unit other than the one served by that piping per IRC G2415.3. City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 Page 2 of 4 On sheet A3.2 – Upper Floor Plan: 6. Upper Floor Plan 1/A3.2 a. Clarify the difference in the representation of a window adjacent the tub in the ‘Master Bath’ in both of the end units of ‘Building 3’ and of that noted at that location on sheet ‘A/3.6’ – Plan 3/A3.6 – on sheet ‘A/4.1’ – Elevations 3/A4.0 and 4/A4.1, and on sheet ‘S2.3’ – Building #3 Roof Framing Plan. b. Clarify the difference in the representation of a window in the south wall of ‘Bedroom 2’ in both of the end units of ‘Building 3’ and of that noted at that location on sheet ‘A/3.6’ – Plan 3/A3.6 – and on sheet ‘A/4.1’ – Elevations 3/A4.0 and 4/A4.1. On sheet A3.5 – Unit Plans – Unit Type A & C: 7. Floor Plans 1/A3.5 and 4/A3.5 a. Indicate on the plans the required safety glazing for the window adjacent the main entry door per IRC R308.4.2. b. Indicate on the plans the required dwelling/garage separation per R302.6. c. Indicate on the plans the required dwelling/garage opening protection per IRC R302.5.1. 8. Floor Plans 2/A3.5 and 5/A3.5 - Indicate on the plans the required safety glazing for the window adjacent the stair landing per IRC R308.4.6. 9. Floor Plans 3/A3.5 and 6/A3.5 - Indicate on the plans the required safety glazing for the window adjacent the stair landing per IRC R308.4.6. 10. Floor Plan 6/A3.5 a. Indicate on the plans the required safety glazing for the window in the ‘Master Bath’ per IRC R308.4.5. b. Clarify the difference in the dimension given for the width of the window in the ‘Master Bath’ and of that represented on sheets ‘A3.2’, ‘A4.0’, ‘E1.1’, and ‘S2.1’. On sheet A3.6 – Unit Plans – Unit Type B: 11. Floor Plan 1/A3.6 a. Indicate on the plans the required safety glazing for the window at the bottom of the stairs in the ‘Foyer’ per IRC R308.4.7. b. Indicate on the plans the required dwelling/garage separation per R302.6. c. Indicate on the plans the required dwelling/garage opening protection per IRC R302.5.1. 12. Floor Plan 3/A3.6 a. Indicate on the plans the required safety glazing for the window adjacent the tub in the ‘Master Bath’ per IRC R308.4.5. b. Clarify the difference in the dimension given for the width of the window adjacent the tub in the ‘Master Bath’ and of that represented on sheets ‘A3.2’, ‘A4.1’, ‘E1.2’, and ‘S2.3’. Page 3 of 4 On sheet A4.0 – Elevations: 13. Elevation 2/A4.0 – Provide a detail, and a reference to it, for the required minimum one- hour fire-resistance rated construction of the walls/projections of the ‘bump-out’ on the north side of ‘Building 1 & 2’ per IRC R302.1. On sheet A4.1 – Elevations: 14. Elevation 3/A4.0 – Change the label from ‘3/A4.0’ to ‘3/A4.1’. 15. Elevation 4/A4.1 – Indicate on the plans the required handrail for the continuous run of stair treads with four or more risers per IRC R311.7.8. On sheet A5.0 – Sections: 16. Sections 1/A5.0 and 2/A5.0. a. Provide on the plans the required installation criteria (type of fasteners, their length, and their spacing) for the attachment of the gypsum wallboard used to construct the two-hour fire-resistance rated common (party) wall assemblies tested in accordance with ASTM E119 or UL 263 with exposure from both sides per IRC R302.2.2. b. Indicate on the plans the required continuation of the fire-resistance rated wall construction to the underside of the roof sheathing per IRC R302.2.1. c. Indicate on the plans the prohibition against any openings or penetrations within 4 feet of the fire-resistance rated wall construction per IRC R 302.2.2. 17. Sections 2/A5.0 and 3/A5.0 – Clarify the implied placement of plumbing within the two- hour fire-resistance rated common (party) wall assemblies. The common wall shall not contain plumbing or mechanical equipment, ducts, or vents per IRC R302.2.2. 18. Attic Ventilation Calculations – Clarify the difference in the proposed amount of attic ventilation area in the upper portion of the attic space and that permitted per IRC R806.2. At a minimum, a verifiable equivalent amount of ventilating area would be required to be proposed at the eaves or cornices. On sheet A6.0 – Details 19. Detail 2/A6.0 – Deck Elevation a. Change the required guard opening limitation from ‘4-3/8 inches max.’ to ‘4 inches max.’ per IRC R312.1.3. b. Indicate on the plans the required handrail for the continuous run of stair treads with four or more risers per IRC R311.7.8. On sheet E1.1 – Electrical Plan – Unit Type A & C: 20. Floor Plans 2/E1.1 and 5/E1.1 a. Indicate on the plans the required smoke alarm per IRC 314. b. Indicate on the plans the required carbon monoxide alarm per IRC R315. c. Indicate on the plans the required local exhaust in the ‘Laundry’ per IRC M1507.4. The use of louvered bi-fold doors could be noted on the plans and would allow the fan in the ‘Powder Room’ to serve as the local exhaust and also provide the required makeup air for the ‘Laundry’ per IMC 504.5. Page 4 of 4 d. Indicate on the plans the required local exhaust with an intermittent exhaust rate of 100 CFM minimum per IRC Table M1507.4. On sheet E1.2 – Electrical Plan – Unit Type B: 21. Floor Plans 2/E1.2 a. Indicate on the plans the required smoke alarm per IRC 314. b. Indicate on the plans the required carbon monoxide alarm per IRC R315. c. Indicate on the plans the required local exhaust in the ‘Laundry’ per IRC M1507.4. The use of louvered bi-fold doors could be noted on the plans and would allow the fan in the ‘Powder Room’ to serve as the local exhaust and also provide the required makeup air for the ‘Laundry’ per IMC 504.5. d. Indicate on the plans the required local exhaust with an intermittent exhaust rate of 100 CFM minimum per IRC Table M1507.4. On sheet S 2.0 – Structural Foundation & Main Floor Framing Plan: 22. Building #1, #2 Main Floor Framing Plan a. Indicate on the plans the required framing member to be used to support the loads below the north end (Bldg #1) of the roof girder truss over the west end (Bldg #1) of the ‘Unit Type C’ ‘Bathroom 2’ – gridlines B/4. b. Indicate on the plans the required framing member/method of construction to be used to support the loads from the roof, the girder truss over the ‘Master Bedroom/Bath’, each end of the beam over the window in ‘Bedroom 2’, the upper floor, each end of the beam over the window in the ‘Kitchen’, and each end of the beam over the window in the ‘Dining Room’ above the west end (Bldg #1) of the ‘Garage’ – gridline B/4.25-5. 23. Building #1, #2 Foundation Plan (At Ground Floor) a. Indicate on the plans the required ‘widened’ footing below each end of the ‘Unit Type A’ floor girder truss over the west end (Bldg #1) of the ‘Garage’. The ‘typical’ footings appear to be undersized for the loads anticipated by the represented construction – gridlines A.85/3.25 and A.85/4. b. Indicate on the plans the required ‘widened’ footing below each end of the ‘Unit Type C’ framing member over the west end (Bldg #1) of the ‘Garage’ proposed in response to review comment ‘22.b.’ above. The ‘typical’ footings appear to be undersized for the anticipated loads – gridlines B/4.25 and B/5. On sheet S 2.3 – Structural Upper Floor & Roof Framing Plans: 24. Building #3 Roof Framing Plan – Clarify the difference in the representation of window openings in the south wall of ‘Bedroom 2’ in the ‘end’ units and of that noted at those locations on sheet ‘A/3.6’ – Plan 3/A3.6 – and on sheet ‘A/4.1’ – Elevation 4/A4.1.