2017-1030 Northlake Capital townhouse.pdfCity of Edmonds
OV EDAI 0
PLAN REVIEW COMMENTS
. ..... BUILDING DIVISION
(425) 771-0220
DATE: September 15th 2017
TO: Carl Pircher.
carlp@cdaarch.com
FROM: Eric Carter, Plans Examiner
RE: Plan Check: BLD2017-1030
Project Address: 7528 215th ST SW
Scope: New Townhouse, VB, Plumbing and Mechanical 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
hi2hli2hted chan2es 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:
R320. 1, where there are four or more dwelling units or sleeping units in a single
structure, the provisions of chapter I I of the International Building Code for group R3
and section 1004 of the ICCA 117.1-2009 apply. Please indicate which unit or units will
comply with the preceding and any additional requirements on the plans.
2. Structural Calculations were provided with the submittal. Structural plans were not.
Please provide two sets of structural plans reviewed and stamped by a licensed
Washington State Engineer.
A 2.4:
A 6.1:
3. Pages A2.4, 2.5,.2.6, and 2.7 all indicate wall callout "F" as the detail for the party wall
construction. Detail "F" indicates a 1 hour wall. The Washington state amendment to
IRC R302.2 specifies a common I hour wall when the building has a sprinkler system
installed in accordance with P2904, is this building intended to be sprinklered? If this
building is not intended to be sprinklered a common 2 hour wall or two independent I
hours' walls are to be used to separate the dwellings. The common wall must extend
from the footings to the underside of the roof sheathing, a common draft stop located in
the attic will not be allowed. Furthermore; the common wall cannot contain plumbing or
mechanical pipes, ducts, or systems and must be rated for exposure from either side.
Please change on the plans.
4. Page a 6.1 indicates detail 5/A-8.2 as the detail for the unit separation in the attic space.
This detail identifies a "draft stop" as the intended construction. The common wall must
extend from the foundation to the underside of the roof sheathing. A "draft stop" will not
be allowed. Please change detail 5/A8.2 and page A 6.1 to reflect proper construction.
5. R302.2.2 Parapets for townhouses. Parapets shall be constructed for townhouse as an
extension of the exterior walls or common walls. The parapet shall extend not less than
30" above the roof surfaces or install a minimum of a class C rated roof covering and the
roof decking is of noncombustible material or approved fire -retardant treated wood for a
minimum of 4 feet on each side of the wall or walls. One layer of 5/8" type x gypsum
installed directly beneath the roof decking or sheathing, supported by not less than 2 inch
nominal ledgers attached to the side of the roof framing members for not less than 4 feet
from the common walls. Openings are not permitted within 4 feet of the common walls
also. Please change and indicate on the plans.
6. Detail 5 on page A 8.2 indicates a "draft stop" in the attic. Please change the detail as
mentioned in comment 4.
7. Please revise sheet A 8.5 to reflect the requirements of IRC R302.2. Penetrations of
common wall assemblies with plumbing or mechanical pipes, ducts or systems are not
permitted.
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This plan review has not been completed, additional comments may be generated on review of the
resubmitted material.
Please let me know if I can be of any additional assistance.
Eric Carter
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