2016-0562 Willowdale Townhomes 5-unit - Wattenbarger Arch.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: July 28, 2016
TO: Wattenbarger Architects
TravisM@Wattenbarger.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2016-0562
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Project Address: 20732 76 Avenue W, Building A
Project: Willowdale Townhomes - 5-unit
Scope: Construct 5-dwelling unit structure occupancy group not determined V-B
construction - NFPA-13 sprinkler system required mechanical and plumbing
included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
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information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the clouded or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
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Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General Review Notes:
1.The proposed work falls under the regulatory oversight of the Revised Code of Washington
(RCW) chapter 64.55.005. As such, the following requirements must be met:
A City of Edmonds Special Inspection and Testing Agreement (see attached) must be
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completed and returned prior to permit issuance.
In addition to the above requirement prior to permit issuance, the following will be required before
a final inspection by the City of Edmonds can be performed on, and a certificate of occupancy
can be issued by the Building Division for, the permit when issued:
The qualified inspector shall prepare and submit to the City of Edmonds Building Division
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a signed letter certifying that the building enclosure has been inspected during the course of
construction and that it has been constructed in substantial compliance with the building
enclosure design documents.
On sheet A01 Project Data:
2.Project Data Occupancy Classification (and on the City of Edmonds Commercial &
Multi-Family Building Permit Application - Form E) - Clarify the difference in the
indicated occupancy classification of the proposed structure and of that regulated under the
scope of the International Residential Code (IRC) per International Building Code (IBC)
101.2. Note #1 of the General Notes on sheet A01 and other notes in the following
sheets appear to designate the IRC as the intended regulatory code governing the
construction of the proposed structure.
On sheet A02 Code Compliance:
3.Applicable Codes - Clarify the difference in the indicated regulatory code governing the
mechanical systems of the proposed structure and of that regulated under the scope of the
International Residential Code (IRC) per International Building Code (IBC) 101.2.
4.Building Code Analysis
a.Update on the plans the following provided information to reflect that required per
IRC Table R302.1(2):
Exterior Walls
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Projections
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b.IRC Section R310 Emergency Escape Openings Change on the plans the
maximum measuring point above the floor for the emergency escape and rescue
opening from sill to bottom of clear opening per IBC 1029.3 and IRC R310.1.
On sheet A06 Second Floor Left:
5.Second Floor Plan Left
a.Indicate on the plans the required safety glazing for the windows marked C1 in
Bath #1 of Unit 07 and in Bath #1 of Unit 08 per IBC 2406.4.5 and IRC
308.4.5.
b.Clarify on the plans the difference in the proposed open to below floor plan of
Unit 06 and of that anticipated by the indicated framing members in the area over
the Entry and stairs on sheet S6.
On sheet A07 Second Floor Right:
6.Second Floor Plan Right - Indicate on the plans the required safety glazing for the
windows marked C1 in Bath #1 of Unit 04 and in Bath #1 of Unit 05 per IBC
2406.4.5 and IRC 308.4.5.
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On sheet A08 Third Floor:
7.Third Floor Plan Left Change on the plans the elevation callout for the Front Elevation
from 15/A17 to 1/A12.
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On sheet A11 2 & 3 Floor Reflected Ceiling:
8.Second Floor Reflected Ceiling Plan
a.Indicate on the plans the required minimum exhaust ventilation for Bath #1 of
Unit 04, Unit 05, Unit 07, and Unit 08 per IMC Table 403.3 and IRC
M1507.4.
b.Indicate on the plans the required carbon monoxide alarm in Unit 06 per IBC 908.7
and IRC R315.1.
On sheet A12 Exterior Elevations:
9.Front Elevation Change on the plans the mark for the aluminum gutter/downspout from
J to B.
10.Keynotes Crawl Space Venting
a.Eliminate from the plans the specified vent location at the building corner per the
referenced code section. The requirement to place an opening for under-floor
ventilation with 3 of the building corner does not appear in Section R408.1 (or
elsewhere) in the 2012 IRC.
b.Indicate on the plans the required installation of a radon vent when the installed
openings for under-floor ventilation are less than 1/300 of the under floor area per
IBC 1203.6.2.2 and IRC R408.2.
On sheet A13 Exterior Elevations:
11.Keynotes Crawl Space Venting
a.Eliminate from the plans the specified vent location at the building corner per the
referenced code section. The requirement to place an opening for under-floor
ventilation with 3 of the building corner does not appear in Section R408.1 (or
elsewhere) in the 2012 IRC.
b.Indicate on the plans the required installation of a radon vent when the installed
openings for under-floor ventilation are less than 1/300 of the under floor area per
IBC 1203.6.2.2 and IRC R408.2.
On sheet S4 Foundation Plan:
12.Foundation Plan - Indicate on the plans the required construction to support the load below
the plan east end of Beam 1-11 5-1/8x9 GLB 24F-V4 in Unit 06.
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On sheet S6 Main Floor Shearwalls & Framing Above:
13.Main Floor Shearwalls & Framing Above
a.Clarify on the plans the callout for the HDR - (2)2x6 beam - over the plan north
window in Bath #1 of Unit 06. It appears to be over spanned and fails in bending
and in shear.
b.Clarify on the plans the callout for the HDR - (2)2x6 beam - over the plan south
door in the Entry of Unit 06. It appears to be over spanned and fails in bending.
Beam calculations for Beam 1-17 could not be found among the submitted
construction documents.
c.Clarify on the plans the callout for Beam 1-10 4x8 - over the plan north
windows in the Dining areas of Unit 04, Unit 05, Unit 07, and Unit 08. It
appears to be over spanned and fails in bending. The loads from the upper roof do
not appear to have been accounted for in the provided structural calculations.
d.Indicate on the plans the required construction to support the load below the plan
west end of Beam 2-3 5-1/2x9 GLB 24F-V4 in Unit 06.
e.Clarify the difference in the representation of a fireplace in the Living Room of
Unit 07 and of that on sheet A04.
On sheet S7 Main Floor Shearwalls & Framing Above:
14.Main Floor Shearwalls & Framing Above - Clarify the difference in the representation of a
fireplace in the Living Room of Unit 05 and of that on sheet A05.
On sheet S8 Upper Floor Shearwalls & Framing Above:
15.Upper Floor Shearwalls & Framing Above - Clarify on the plans the callout for the HDR -
(2)2x6 beam - over the plan south window in the Living Room of Unit 06. It appears to
be over spanned, fails in bending and in shear, and deflects beyond that permitted per IBC
Table 1604.3 and IRC Table R301.7.
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