2018-1101 Sharma SFR (Underbrink) - 181127.pdf
DATE: November 27, 2018
TO: Jared Underbrink
FROM: Eric Evensen, Plans Examiner
RE: Plan Check: BLD2018-1101
Project Address: 15712 72nd Ave W
Scope: New SFR
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.
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.
Resubmittals must be made at the Development Services Department on the 2nd 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:
On the Building Permit Application:
1. Mechanical Equipment, Plumbing Fixture, and Gas/Fuel Connection Counts submitted
have items that are not shown on the construction documents. To assist with review and
inspection, indicate on the plans the location of the following:
a. Two A/C Unit / Compressors
b. Two Dryers and Dryer Ducts
c. Second hydronic heating system – Two hydronic systems were listed under
Plumbing Fixture Counts, only one listed under Mechanical Equipment.
d. Two Clothes Washers
e. Twenty-five Floor Sinks/Drains. Could these be exterior area drains?
f. Fuel source for A/C Unit and Dryers. Both fuel gas and electrical were indicated.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 4
On the Submitted Drawings:
1. Hot Tub Enclosure – On Sheet P-1, indicate on the plans either a either a lockable safety
cover that complies with ASTM F 1346, or a 48” high enclosure barrier and lockable
gate that complies with Section 305.1 of the International Swimming Pool and Spa Code
(ISPSC).
2. Appliances in Garage – On Sheet P-1, label the appliances in Mechanical Room and
indicate on the plans that the boiler and the compressor shall be elevated such that the
source of ignition is not less than 18 inches above the floor, per International Fuel Gas
Code (IFC) Section 305.3.
3. Whole House Ventilation – Describe on the plans the components and operation of the
whole house ventilation required by IRC M107.3 and WSEC R403.6.1.
4. Hydronic Heating – Per IRC M1301.1 the installation of mechanical systems not
specifically covered in the other chapters of the IRC shall comply with the applicable
provisions of the International Mechanical Code (IMC).
a. Embedded Joints – Joints of pipe or tubing that are embedded in a portion of the
building, such as concrete, shall be of steel pipe, copper tubing, polybutylene, or
polyethylene and comply with IMC 1209.3.
b. Not Embedded Joints – Joints of other piping in cavities or running exposed shall
be joined by approved methods in accordance with manufacturer’s installation
instructions and related sections of the IMC, per IMC 1209.4.
c. Thermal Barrier Required – A thermal barrier is required, except in engineered
systems where it can be demonstrated that the insulation will decrease the
efficiency or have a negative effect on the installation, per IMC 1209.5.
- The R-10 insulation under the Basement will serve as the thermal barrier for
the Basement Floor, per IMC 1209.5.
- The thermal barrier for the hydronic heating serving the Main and Upper
Floors shall consist of materials having a minimum R-value of 11, per IMC
1209.2.
- Provide a thermal break between the heated slab and the foundation wall or
other conductive slab per IMC 1209.5.3.
- Insulating thermal barriers shall be installed with the manufacturer’s R-value
mark readily observable upon inspection.
5. Dwelling – Garage Separation Plan View – Indicate not less than ½”-thick gypsum
board applied to the garage side of garage wall shared with the residence. Note that
while a 20 minute fire-rated door with a self-closing device satisfies International
Residential Code (IRC) R302.5.1, a 20 minute rated fire wall is not required.
6. Dwelling – Garage Separation Section View – Indicate not less than 5/8”-thick gypsum
board applied to the garage side of the separation between the garage and the habitable
rooms above the garage, per IRC R302.6.
7. Egress Rescue Windows – Provide and label on the plans the emergency escape and
rescue windows for the upper level Bedrooms #1, #2, and #3, per IRC R310.
Page 3 of 4
8. Carbon Monoxide Alarms –
a. Are not required by code in the Garage, Gym, Theater, Dining, Great Room,
Den, Bedrooms, and Bath.
b. Are required by code in the vicinity of the bedrooms and on each level per IRC
R315.2.1.
9. Smoke Alarms –
a. Are not required by code in the Garage, Gym, Theater, Dining, Great Room, Den
b. Are required by code in each Bedroom, in hallways serving Bedrooms, on each
story of the dwelling, be interconnected, and to be located 3’ away from
bathroom doors and a minimum of 6’ away from cooking per IRC R314.3 and
R314.4.
10. Local Exhaust Fans – Indicate on the floor plans the exhaust fans and their required
exhaust rates for each kitchen, bathroom, and laundry room per IRC Table M1507.4.
11. Provide window fall protection per IRC R312.2 at back upper level window opposite the
stair, sheet P-3.
12. Stairs – Provide on the plans the rise and run of all stairs to assist with review and
inspection. Indicate on the plans that interior and exterior stairs are illuminated, per IRC
R303.7 and R303.8.
13. Revise and resubmit exterior elevation sheets P-4 and P-5
a. Add title to unnamed exterior elevations on sheet P-4.
b. Correct elevations so window and exterior stair locations match those shown on
the floor plans.
c. Indicate safety glazing on exterior elevations where required per International
Residential Code (IRC), Section R308.4.
14. Energy Credit Table – On sheet P-6, selected item 1b. Efficient Building Envelope lists
Wall R-21 plus R-4 and Basement wall R-21 plus R-5 ci. How is this achieved?
15. Energy Credit Table – R-10 under the entire slab should be represented consistently on
the plans.
16. Climate Zone 5 and Marine 4 – On Sheet P-6, correct the ceiling R-values for ceilings to
R-49 and for single rafter ceilings to R-38 per WSEC Table 402.1.1. Replace the
contents of the second column with the high efficiency building envelope modifications
from Table 406.2 item 1b, same sheet.
17. Airflow Rate Table – On IRC Table M1507.3.3(1), reproduced on Sheet P-6, circle the
required Airflow in CFM that applies to this project.
18. Insulation – On Sheets P-6 and P-7
a. Revise the note on the building section roof to refer to the detail drawing on P-6.
Page 4 of 4
b. Revise the insulation and required framing and notes on each section detail to
show the high efficiency insulation chosen for the exterior roof, walls, and slab
for this project and the framing to accommodate it. Delete all references to
compressed insulation.
19. Framing Details – On Sheets P-6 and P-7
a. Indicate and call out the hydronic piping and thermal barrier under the basement
slab and under each level of framing where it occurs.
b. Deck guardrail detail does not seem to match guardrail shown on P-5.
c. Coordinate notes on P-7 to match materials shown on P-5.
20. Sheets P-8, P-9, P-10 were prepared for another project or projects under the building
code of a different jurisdiction. Framing details on these sheets show floors, walls, and
roofs that don’t match either the geometry, materials, or the efficient building envelope
requirements of this project. Either coordinate these details with the requirements of this
project and jurisdiction or delete them from the application.
21. On Sheet S201, correct the detail callouts for footings under the covered deck to 5/S302.
22. Floor joists S202 – Correct the callouts for joists J-1 to match spacing on Joist Schedule
same sheet.
23. Special Inspections – there will be special inspections performed by Geotechnical
Engineer for Soils on this project. See attached Special Inspection and Testing
Agreement form. Complete and sign the form, obtain required signatures, and return it
at any time prior to permit issuance.
Please be aware that once the above corrections are made, subsequent city review may identify
further corrections. Please let me know if I can be of any additional assistance.
Eric Evensen