2017-0718 Krassner SFR.pdfOV EDAI
0
St.
DATE: July 7, 2017
TO
FROM
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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:
General:
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. 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.
A 2.01:
2. 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. If your intent is not to provide the provisions for the potential ADU. Please remove the
kitchenette from the plans.
5. 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:
6. 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. 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).
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 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. 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. 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. Proof of review will be required,
which can be noted on the plans or provide a letter of confirmation.
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