2017-0718 Krassner SFR Comments 3.pdfOV EDAI 0
DATE
TO
FROM
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
January 9, 2018
Chris Reinhart
CHRIS@SCR-ARCH.COM
Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-0718
Project Address: 18111 84th AVE W.
Scope: New, Single Family Dwelling, — R-3/U occupancy group — V-B
construction— 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 indicatim! where the 'clouded' or otherwise
highlij!hted chani!es can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 d Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
This building plan review cannot be completed until we receive the following items:
Items in black print are consider complete, please see items in red print
General:
1. COMPLETE Due to the topography, soldier piles are required for slope stabilization
during excavation of the new SFR as stated in the Geotechnical report dated April 20,
2017. The plans do not include details of construction in regards to the soldier pile wall.
A 2.01:
Please apply for a separate permit for soldier pile wall. The permit for the wall must be
reviewed and approved prior to permit issuance of the SFR.
2. COMPLETE The creation of two separate dwelling units within a structure designed as
a single dwelling unit has specific requirements to meet the welfare and life safety
requirements of the Building Division and the community development concerns of the
Planning Division including:
a. The water service shut off must be equally accessible at all times to occupants of
both dwelling units per Uniform Plumbing Code (UPC) 606.3 or a separate valve can
be installed for the portion of the structure to be used as an ADU. The plumbing
code requires a shut off valve inside each dwelling unit, separate from the meter shut
off. Please show where this is to be located.
b. The electrical service disconnect must be equally accessible at all times to occupants
of both dwelling units per National Electric Code (NEC) 230.72(C) or a separate
disconnect can be installed for the portion of the structure to be used as an ADU.
Please show where this is to be located.
c. The natural gas service shut off valve (as applicable) must be equally accessible at
all times to occupants of both dwelling units per IRC G2420.1.3 or a separate valve
can be installed for the portion of the structure to be used as an ADU. Unlike the
water shut off, the valve at the meter is sufficient as long as equal access is available.
Otherwise, specify that no natural gas appliances will be used.
d. It must be specified how the whole house mechanical ventilation per IRC M1507.3
will be achieved the portion of the structure to be used as an ADU.
3. Per the International Residential Code (IRC) definition of 'dwelling', and the provisions
allowed in it for one accessory dwelling unit, the construction of fire -resistance rated
assemblies between the dwelling units is optional provided that "All required smoke
alarms in the accessory dwelling unit and the primary dwelling unit are interconnected in
such a manner that the actuation of one alarm will activate all alarms in both the primary
dwelling unit and the accessory dwelling unit." This must be noted on the plans and
verified in the field to allow for the option to not construct fire -resistance rated
assemblies between the dwelling units. Otherwise, the dwelling units must be separated
from each other by wall and floor/ceiling assemblies having not less than one -hour fire -
resistance rating when tested in accordance with ASTM E 119 or UL 263 per IRC
R302.3
4. COMPLETE If your intent is not to provide the provisions for the potential ADU.
Please remove the kitchenette from the plans.
5. COMPLETE The basement slab must be insulated in compliance with WSEC 402. 1. 1.
The plans do appear to reference slab insulation details. Please add the applicable details
to the plans.
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A 2.03:
S 1. 3:
S 3.0:
S1.0
6. COMPLETE The windows above the bathtubs will need to be safety glazed. Please
note the required safety glazing per IRC 308 on both the plan sheet and window
schedules.
7. COMPELTE The proposed 5 bedroom, 4642 square foot SFR requires a minimum of a
105 CFM continuously operating whole house fan. Please change the notes on the plans
to comply with IRC 1507.3.3(l) or 1507.3.3(2).
8. COMPELTE the W I Ox 15 steel beam used in the floor system above the family room,
appears to span from the exterior wall to the interior basement wall with an intermediate
6x6 post. With the anticipated loads and an assumed continuous beam, it appears that
there will be significant uplift at the interior wall. Please advise on how the beam will
span, will the beam be continuous or multiple spans and how these loads will be
transferred to the surrounding structural elements?
9. COMPLETE The same beam as mentioned in item 8 has a reference of 8/S-3.0. I was
not able to locate detail 8 on page S3.0. Please change or remove the reference from the
plans.
10. COMPLETE It does not appear that the Geotechnical engineer has reviewed the
retaining wall design. This has been required per note I on page S-3.0. Please have the
Geotechnical Engineer review and approve the retaining wall design for compliance.
Proof of review will be required, which can be noted on the plans or provide a letter of
confirmation.
11. See comment 14 it does not appear that the Geotechnical Engineer has reviewed the
soldier pile wall design as required by the section 16.0 of the geotechnical report, dated
July 30th 2008 and as indicated in the notes of page S 1.0 please have the Geotechnical
Engineer review the soldier pile wall design for compliance. Proof of review will
required, which can be noted on the plans or provide a letter of confirmation.
12. See comment 14 it appears that "tie -back anchors" are required for the wall design. Note
refers to tie -backs being spaced 6'0". Anchor design and details were not included with
the submitted design. Please add the tie -back design to the plans.
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13. See comment 14. As noted on page 4 of the geotechnical report dated April 20, 2017 a
monitoring report is required as part of the final shoring design. Please submit a
monitoring program as detailed in April 20th 2017 report.
14. As indicated in the peer review report dated December 291h 2017, prepared by HWA
Geosciences Inc. The proposed Excavation and Shoring plan dated 11 -02-17, prepared
by Lucia Engineering Inc. does not comply with the recommendations of the 2008
Geotechnical report prepared by Associated Earth Sciences. Please revise the excavation
and shoring plan to comply with the fore mentioned report and the comments provided
by HWA.
Please let me know if I can be of any additional assistance.
Eric Carter
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