2016-1710 Messenger two-family dwelling 2- Hanson Design.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE:June 21, 2017
TO:Kristin Hanson
hansondesign@hotmail.com
FROM:Chuck Miller, Plans Examiner
RE:Plan Check: BLD2016-1710
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Project Address: 7607 206 Street SW
Project: Messenger two-family dwelling
Scope: Construct a two-family dwelling – R-3/U occupancy groups – VB
construction - no sprinkler system required – mechanical and plumbing included
Please be advised that the building plans for the above referenced project have been disapproved
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
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
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.
On sheet 1 of 2 – Site Plan & Drainage:
1.Site Plan
a.Resolved - The location of the existing water meter serving the existing/remaining
structure has been indicated on the plans.
b.Resolved – The existing water meter is intended to serve only the existing one-
family dwelling.
c.Resolved - The location of the proposed water meters serving the two-family
dwelling has been indicated on the plans.
On sheet 1 – Site, Title:
2.Table of Contents – Resolved - The following sheet numbers have been changed on the
plans by the plans examiner to reflect that submitted:
Sheet ‘S-2’ – Foundation Plan - Shear Wall/Framing Plan - to ‘S-2.1’.
Sheet ‘S-3’ – Shear Wall Plan – Framing Plan - to ‘S-2.2’.
Sheet ‘S-4’ – Structural Details - to ‘S-3’.
In addition, sheet ‘4.A’ and sheet ‘S-3.3’ were added and sheet ‘5’ was changed to sheet
‘5.A’ by the plans examiner to reflect the responses to the earlier plan review comments.
On sheet 3 – Garage Level:
3.Stairs
a.Resolved - The referenced code section regarding interior stairway illumination has
been changed on the plans from International Residential Code (IRC) ‘303.6’ to
‘R303.7’.
b.Resolved - The referenced code section regarding stairway headroom has been
changed on the plans from ‘311.7.5’ to ‘R311.7.2’.
c.Resolved - The ‘open riser limitation’ has been changed on the plans from ‘limited
to 4 inches’ to ‘restrict the passage of a 4-inch-diameter sphere’ per IRC R311.7.5.1.
4.Handrails – Resolved - The referenced code section regarding handrails has been changed
on the plans by the plans examiner from ‘331.7.8’ to ‘R311.7.8’.
5.Space Under Stairs – Unresolved - Clarify on the plans the specified minimum installation
of gypsum wallboard for the enclosed accessible area under the interior stairs. It does not
appear to reflect that required to construct the minimum one-hour fire resistance rated
assembly separating the dwelling units per IRC R302.3. The response to the earlier plan
review comments states: “Interior stairs now enclosed with fire protection on all sides.
See Pg. 4.A There appears to be a difference on the plans in the note, in detail ‘B’ on
sheet ‘3’, and the ‘First Floor/Lower Unit’ floor plan on sheet ‘4’ regarding the available
access to the ‘fire protected’ space below the interior stairs and of that noted on sheet ‘4.A’
in the untitled section. Access doors in the ‘fire-protected’ walls enclosing the space, such
as that represented on sheet ‘4’, will be required to be fire-resistance rated similar to that per
IRC R302.5.1.
ststnd
6.Fire Assembly Between Garage & 1 / 1 & 2
a.Walls - Partially resolved Specify on the plans a listed assembly (such as that
found in the Gypsum Association ‘Fire-Resistance Design Manual’ or in the
Underwriters Laboratories ‘Online Certifications Directory’) with a minimum of
one-hour fire-resistance when tested in accordance with ASTM E 119 or UL 263.
The required construction criteria must be indicated for the specified assembly, such
as the following:
The minimum thickness and the type of gypsum wallboard.
The minimum size and spacing of the wall framing.
The type, size, and length of fastener to be used to attach the wallboard to the
framing and its maximum spacing. The response to the earlier plan review
comment states: “See pg. 4-A ”. There appears to be differences in the indicated
components and of that specified for the various fire-resistance rated assemblies
provided on sheet ‘4.A’.
Page 2 of 8
b.Ceiling – Partially resolved - – Specify on the plans a listed assembly (such as that
found in the Gypsum Association ‘Fire-Resistance Design Manual’ or in the
Underwriters Laboratories ‘Online Certifications Directory’) with a minimum of
one-hour fire-resistance when tested in accordance with ASTM E 119 or UL 263.
The required construction criteria must be indicated for the specified assembly, such
as the following:
The minimum thickness and the type of gypsum wallboard.
The minimum spacing of the resilient furring channels, if required.
The minimum size and spacing of the floor framing.
The type, size, and length of the fastener to be used to attach the wallboard to the
framing and its maximum spacing.
The type, thickness, and placement of the subfloor.
The type of insulation.
The response to the earlier plan review comment states: “See pg. 4-A ”. There
appears to be differences in the indicated components and of that specified for the
various fire-resistance rated assemblies provided on sheet ‘4.A’.
7.Garage-House Separation
a.Ceilings – Partially resolved - Clarify on the plans the specified installation of
gypsum wallboard for the ceiling of the garage common to the living space. It does
not appear to reflect that required to construct the minimum one-hour fire resistance
rated assembly used to support the dwelling unit separation per IRC R302.3.1 – see
also the plan review comment regarding the ‘ceiling’ above. The response to the
earlier plan review comment states: “See Pg. 4.A. ”. There appears to be a difference
on the plans in the specified installation and of that indicated on sheet ‘4.A’.
b.Walls/Posts – Unresolved - Clarify on the plans the specified installation of gypsum
wallboard for the elements supporting the ceiling of the garage common to the living
space. It does not appear to reflect that required to construct the minimum one-hour
fire resistance rated assembly used to support the dwelling unit separation per IRC
R302.3.1 – see also the plan review comment regarding the ‘walls’ above. The
response to the earlier plan review comment states: “See Pg. 4.A. ”. There does not
appear to be a fire-resistance rated wall assembly specified for the exterior or interior
walls supporting the floor framing of the ‘Lower Unit’ on sheet ‘4.A’.
8.Interior Stairs detail – Unresolved - C larify on the plans the specified installation of gypsum
wallboard for the enclosed accessible area under the interior stairs. It does not appear to
reflect that required to construct the minimum one-hour fire resistance rated assembly
separating the dwelling units per IRC R302.3. The response to the earlier plan review
comments states: “See Pg. 4.A ”. There appears to be a difference on the plans in detail ‘B’,
in the note on sheet ‘3’, and the ‘First Floor/Lower Unit’ floor plan on sheet ‘4’ regarding
the available access to the ‘fire protected’ space below the interior stairs and of that noted on
sheet ‘4.A’ in the untitled section. Access doors in the ‘fire-protected’ walls enclosing the
space, such as that represented on sheet ‘4’, will be required to be fire-resistance rated
similar to that per IRC R302.5.1.
On sheet 4 – Floor Plans:
9.Carbon Monoxide Alarms – Resolved - The conditional language regarding the required
installation “…in homes with fuel-fired appliances and/or attached garages.” has been
eliminated from the plans.
Page 3 of 8
10.Attic Access – Resolved - The specified height in inches of an attic access opening placed in
a wall has been changed on the plans from ‘20’ to ‘30’ per IRC R807.1.
11.Egress Openings – Resolved - The measuring point above the floor for the emergency
escape and rescue openings has been changed on the plans from ‘sill’ to ‘bottom of clear
opening’ per IRC R310.2.2.
12.WSEC 2016 Washington State Energy Code information
a.Resolved - The specified value of floor insulation to be installed has been changed
on the plans from ‘R-30’ to ‘R-38’ per the selected WSEC ‘Additional Energy
Efficiency Requirements’ Table R406.2 option ‘1a’.
b.Unresolved - Specify on the plans the heating equipment type and the minimum
equipment efficiency for the ‘ductless split system heat pump with zonal control’ per
the selected WSEC ‘Additional Energy Efficiency Requirements’ Table R406.2
option ‘3d’. The response to the earlier plan review comment states: “Owner will
soon decide on heating, water heating. ”. Details regarding mechanical and service
water heating system and equipment types, sizes and efficiencies must be provided
on the submitted construction documents per WSEC R103.2.
c.Resolved - The installation of a kitchen sink faucet with a maximum flow rate of
1.75 GPM has been indicated on the plans per the selected WSEC ‘Additional
Energy Efficiency Requirements’ Table R406.2 option ‘5a’.
d.Resolved - The number of credits developed by compliance with the selected WSEC
‘Additional Energy Efficiency Requirements’ Table R406.2 option ‘5a’ has been
changed on the plans from ‘1.0’ to ‘0.5’.
e.Unresolved - Specify on the plans the water heater equipment type and the minimum
equipment efficiency for the ‘efficient water heater’ per the selected WSEC
‘Additional Energy Efficiency Requirements’ Table R406.2 option ‘5c’. The response
to the earlier plan review comment states: “Owner will soon decide on heating,
water heating. Details regarding mechanical and service water heating system and
equipment types, sizes and efficiencies must be provided on the submitted
construction documents per WSEC R103.2.
f.Resolved - The number of credits developed by compliance with the selected WSEC
‘Additional Energy Efficiency Requirements’ Table R406.2 option ‘5c’ has been
changed on the plans from ‘1.0’ to ‘1.5’.
g.Resolved - The requirement that each dwelling unit in a residential structure shall
comply with sufficient options from WSEC Table R406.2 to develop that required
per WSEC R406.2 has been indicated on the plans.
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13.2 Floor – Upper Unit floor plan
a.Resolved - The required smoke alarm in each sleeping room and outside of the
sleeping area in the immediate vicinity of the bedrooms per IRC R314.3 has been
indicated on the plans.
b.Resolved - The required carbon monoxide alarm outside of the sleeping area in the
immediate vicinity of the bedrooms per IRC R315.3 has been indicated on the plans.
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c.Resolved - The required safety glazing for the 23windows on each side of the
south exterior door per IRC R308.4.2 has been indicated on the plans.
d.Resolved - The sheet number of the detail callout for the cantilevered deck rail has
been specified on the plans by the plans examiner.
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14.1 Floor – Lower Unit floor plan
a.Resolved - The required smoke alarm outside of the sleeping area in the immediate
vicinity of the bedrooms per IRC R314.3 has been relocated on the plans.
Page 4 of 8
b.Resolved - The required carbon monoxide alarm outside of the sleeping area in the
immediate vicinity of the bedrooms per IRC R315.3 has been relocated on the plans.
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c.Resolved - The required safety glazing for the 53window adjacent to the west
exterior door per IRC R308.4.2 has been specified on the plans.
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d.Resolved - The required safety glazing for the 23windows on each side of the
south exterior door per IRC R308.4.2 has been specified on the plans.
e.Resolved - The sheet number of the detail callout for the cantilevered deck rail has
been specified on the plans.
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On sheet 5 – 1 Floor Framing/Foundation:
15.Foundation Plan
a.Unresolved - Clarify on the plans the difference in the specified width of the footing
and of the foundation wall below the north-most interior wall and of that specified at
that location in detail ‘2/S3.2’. The response to the earlier plan review comment
states: “New sheet 5.A. a-d drafting errors corrected. ”. No changes appear to
have been made on sheet ‘5.A’ submitted in response to the earlier plan review
comments.
b.Resolved - The difference in the specified size of the ‘widened’ footing ‘FTG 2’ and
of that noted for the same footing on sheet ‘S2.1’ – Foundation Plan has been
clarified on sheet ‘5.A’ submitted in response to the earlier plan review comments.
c.Resolved - The difference in the specified size of the ‘widened’ footing ‘FTG 3’ and
of that noted for the same footing on sheet ‘S2.1’ – Foundation Plan has been
clarified on sheet ‘5.A’ submitted in response to the earlier plan review comments.
d.Resolved - The difference in the specified size of the ‘widened’ footing ‘FTG 10’
and of that noted for the same footing on sheet ‘S2.1’ – Foundation Plan has been
clarified on sheet ‘5.A’ submitted in response to the earlier plan review comments.
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16.Lower Floor Shear Walls & 1 Floor Framing
a.Unresolved - Indicate on the plans those elements (walls, columns, beams, floor
framing, etc.) required to be constructed as one-hour fire-resistance rated
assemblies per IRC R302.3.1. Reviewer note: It has been the experience of this
reviewer that there are few, if any, tested 1-hour fire-resistance rated assemblies for
wood columns and beams that are not contained within wall or floor/ceiling framing.
Typically, steel columns and wide-flange steel beams are substituted and a
corresponding fire-resistance rated assembly installed. The response to the earlier
plan review comment states: “See new page 4-A. Fire Details ”. Notes or references
regarding sheet ‘4.A’ do not appear to have been added to the plans – see also review
comments ‘31.a’, ‘31.b’, and ‘32’.
b.Resolved - The callout for the hold-down ‘marked’ ‘TD0’ at the west end of the
east-most ‘SW3’ shear wall along the south wall of the structure has been changed
on the plans.
On sheet 6 – Roof/Upper Floor Framing:
17.Attic Access – Resolved - The specified height in inches of an attic access opening placed in
a wall has been changed on the plans from ‘20’ to ‘30’ per IRC R807.1 by the plans
examiner.
Page 5 of 8
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18.1 Floor Shear Walls/2nd Floor Framing
a.Unresolved - Indicate on the plans those elements (walls, columns, beams, floor
framing, etc.) required to be constructed as one-hour fire-resistance rated
assemblies per IRC R302.3.1. The response to the earlier plan review comment
states: “Fire wall: See page 4.A ”. Notes or references regarding sheet ‘4.A’ do not
appear to have been added to the plans – see also review comments ‘31.a’, ‘31.b’,
and ‘32’.
b.Resolved - The callout to detail ‘T8/S3.1’ at the east end of the east-most ‘SW1’
shear wall along the south wall of the structure has been removed from the plans.
On sheet 7 – Sections:
19.1-Hour Fire Assembly
a.Walls - Partially resolved Specify on the plans a listed assembly (such as that
found in the Gypsum Association ‘Fire-Resistance Design Manual’ or in the
Underwriters Laboratories ‘Online Certifications Directory’) with a minimum of
one-hour fire-resistance when tested in accordance with ASTM E 119 or UL 263.
The required construction criteria must be indicated for the specified assembly, such
as the following:
The minimum thickness and the type of gypsum wallboard.
The minimum size and spacing of the wall framing.
The type, size, and length of fastener to be used to attach the wallboard to the
framing and its maximum spacing. The response to the earlier plan review
comment states: “See pg. 4-A for fire assemblies, locations. ”. There appears to
be differences in the indicated components and of that specified for the various
fire-resistance rated assemblies provided on sheet ‘4.A’.
b.Ceiling – Partially resolved – Specify on the plans a listed assembly (such as that
found in the Gypsum Association ‘Fire-Resistance Design Manual’ or in the
Underwriters Laboratories ‘Online Certifications Directory’) with a minimum of
one-hour fire-resistance when tested in accordance with ASTM E 119 or UL 263.
The required construction criteria must be indicated for the specified assembly, such
as the following:
The minimum thickness and the type of gypsum wallboard.
The minimum spacing of the resilient furring channels, if required.
The minimum size and spacing of the floor framing.
The type, size, and length of the fastener to be used to attach the wallboard to the
framing and its maximum spacing.
The type, thickness, and placement of the subfloor.
The type of insulation.
The response to the earlier plan review comment states: “See pg. 4-A for fire
assemblies, locations. ”. There appears to be differences in the indicated
components and of that specified for the various fire-resistance rated assemblies
provided on sheet ‘4.A’.
20.Section A – Typical Wall – Unresolved - Update the provided information as required
reflecting the response to the above plan review comments. The response to the earlier plan
review comment states: “See pg. 4-A for fire assemblies, locations. ”. There appears to be
differences in the indicated components and of that specified for the various fire-resistance
rated assemblies provided on sheet ‘4.A’.
Page 6 of 8
21.Section C – Unresolved - Update the provided information as required reflecting the
response to the above plan review comments. The response to the earlier plan review
comment states: “See pg. 4-A for fire assemblies, locations. ”. There appears to be
differences in the indicated components and of that specified for the various fire-resistance
rated assemblies provided on sheet ‘4.A’.
On sheet 9 – General Notes:
22.Carbon Monoxide Alarms – Resolved - The conditional language regarding the required
installation “…in homes with fuel-fired appliances and/or attached garages.” has been
removed from the plans by the plans examiner.
23.WSEC 2015
a.Resolved - The specified value of windows to be installed have been changed on the
plans from ‘U .30’ to ‘U .28’ per the selected WSEC ‘Additional Energy Efficiency
Requirements’ Table R406.2 option ‘1a’ on sheet ‘4’.
b.Resolved - The specified value of floor insulation to be installed has been changed
on the plans from ‘R-30’ to ‘R-38’ per the selected WSEC ‘Additional Energy
Efficiency Requirements’ Table R406.2 option ‘1a’ on sheet ‘4’.
24.Rebar – Resolved - The ‘grade’ of steel reinforcement for buildings in Seismic Design
Categories ‘D ’, ‘D or ‘D ’ has been changed on the plans from ‘40’ to ‘60’ per IRC
012
R404.1.3.3.7.1.
On sheet S-2.1 – Foundation Plan – Shear Wall/Framing Plan:
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25.Lower Floor Shear Walls/1 Floor Framing Plan
a.Resolved - The callout for the hold-down ‘marked’ ‘TD0’ at the west end of the
east-most ‘SW3’ shear wall along the south wall of the structure has been changed
on the plans.
b.Resolved - The concerns regarding the design of the wood –frame diaphragm to
resist lateral forces for an open front structure per the Special Design Provisions for
Wind and Seismic (SDPWS) 4.2.5.2 have been addressed on the plans.
c.Resolved - A detail, and a callout to it, has been provided on the plans for the
minimum required construction to transfer the lateral loads from the ‘Drag Strut’ to
the shear walls below at the following locations:
Beam ‘BM 7’ to the ‘SW-3’ shear wall along the south side of the structure.
Beam ‘BM 10’ to the ‘SW-3’ shear wall along the north side of the structure.
On sheet S-2.2 – Shear Wall Plan – Framing Plan:
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26.1 Floor Shear Walls/2 Floor Framing Plan
a.Resolved - The callout for the hold-down ‘marked’ ‘MST48*’ at the south end of the
south-most ‘SW-2’ shear wall along the west wall of the structure has been clarified
in the response to the plan review comment.
b.Resolved - The callout for the column ‘marked’ ‘C-1’ has been changed on the plans
to ‘C-2’ at the converging ends of the following beams:
Beam ‘BM 14’ and beam ‘BM 15’.
Beam ‘BM 15’ and beam ‘BM 16’.
Page 7 of 8
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27.2 Floor Shear Walls/Roof Framing Plan – Resolved - The callout for the hold-down
‘marked’ ‘MST37*’ at three of the ‘corners’ of the structure has been clarified in the
response to the plan review comment.
28.Roof Framing Plan Notes – In the notes after ‘Note 18’ – Resolved – The specified ‘typical’
header has been changed on the plans.
On sheet S-3.1 – Structural Details:
29.Detail 1 – Resolved - The name of the detail has been changed on the plans to reflect that
represented and required at the specified location.
Additional plan review comments regarding resubmitted construction documents:
On sheet 4 – Floor Plans:
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30.1 Floor – Lower Unit floor plan – Clarify on the plans the difference regarding the
available access to the ‘fire protected’ space below the interior stairs and of that noted on
sheet ‘4.A’ in the untitled section. Access doors in the ‘fire-protected’ walls enclosing the
space, such as that represented on sheet ‘4’, will be required to be fire-resistance rated
similar to that per IRC R302.5.1.
On sheet 4.A – Fire Assemblies:
31.Untitled section drawing
a.Clarify on the plans the difference in the required floor joists per the specified fire-
resistance rated floor/ceiling assembly – FC 5111 – and of that indicated on sheet
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‘5.A’ – Lower Floor Shear Walls/1 Floor Framing Plan – and on sheet ‘S-2.1’ –
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Lower Floor Shear Walls/1 Floor Framing Plan.
b.Clarify on the plans the difference in the required floor joists per the specified fire-
resistance rated floor/ceiling assembly – FC 5120 – and of that indicated on sheet ‘6’
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– 1st Flr Shear Walls/2nd Flr. Framing – and on sheet ‘S-2.2’ – 1 Floor Shear
Walls/2nd Floor Framing Plan.
32.Various untitled floor plans – Indicate on the plans those elements (walls, columns, beams,
etc.) required to be constructed as one-hour fire-resistance rated assemblies per IRC
R302.3.1.
Page 8 of 8