murphy3unit.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: September 4, 2008
TO: Bob Murphy, Murphy Building Company Inc.
rcm@murphybuilding.com
FROM: Leif Bjorback, Assistant Building Official
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RE: Plan Check BLD2008-0352 (2 review)
Project: Murphy Building 3 Unit Townhouse
th
Project Address: 20730 76 Avenue West
During review of the above noted application, it was found that the following information, corrections, or
clarifications are needed. Please redline plans or submit two (2) sets of revised plans/documents (affected
sheets only) with a written response to each of the items below to Theresa Umbaugh, Senior Permit
Coordinator. The numbers of the following items correspond to the item numbers on the previous correction
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list. 2 review comments are in italics.
1)Please add the following information to the site plan. Resubmit three (3) new site plans scaled 1=20
with one additional reduced plan on paper no larger than 8 ½ x 14.
Label and show covered porches, landings, patios, overhangs and dimension distances to property
lines.
Based on the number of overall parking stalls 1 accessible space is required. Show location of
accessible space/with signage details on the site plan (see enclosed sample detail). Coordinate
location on civil plans and landscape plans as well.
Show proposed location of all permanent fencing on site plan (coordinate on landscape plan as
well).
Height calculations shown on Sheet A1 should be placed on Overall Site Plan P1 for all buildings.
Response not provided.
2)On the site plans and Sheet SW1 clearly note and show that all utility lines are stubbed directly
to each townhouse unit. These lines are not permitted to penetrate the party walls separating
dwelling units (including at attic and crawlspace areas). IRC R317.2 Response not provided.
3)Provide copies of all recorded easements that encumber the property. Response not provided.
4)Include required over-excavation (as noted in geotech report for foundations) in the grading calculations.
Response not provided.
5)Clarify on the foundation plan where the 6, 8 and 10 walls will be used and cross reference to Sheet
G1 for details. On the G1, note the maximum height of the foundation wall with unequal backfill. The
soils report anticipates excavations up to 7.5 in depth. Missing sheet G1.
6)Completed.
7)Provide exterior Lighting Summary Form for each building (forms attached). Response not provided.
8)Complete attached energy and ventilation worksheets for each building. Response not provided.
9)Completed.
10)Completed.
11)Add the insulation values to the typical framing detail on Sheet G1. Missing sheet G1.
12)Completed.
13)Provide listed and tested assembly for the 1-hour exterior wall assembly (WAC amendment to IRC
317.2) such as from the Gypsum Fire Resistance Design Manual, UL, or IBC Chapter 7 tables (also see
STC comment below). The wall must be rated for exposure from both sides (not just the exterior side).
Clearly note all requirements of the assembly (including fastener type/size/spacing) so it is constructed
and inspected properly in the field. Incomplete response to this correction. Additional information
required at note on sheet A-4.
14)Completed.
15)Completed.
16)Completed.
17)IRC 317.2.4 requires that the townhomes be structurally independent (see noted exceptions). The floor
sheathing is not permitted to be continuous through the units (only wall and roof sheathing may be
continuous). Revise structural and architectural plans accordingly. Revise detail D-1 to show
discontinuous floor sheathing at main level. Also, clarify Typical Party Wall as Two One-hour walls.
18)Completed.
19)Completed.
20)Not applicable to this building.
21)Completed.
22)Completed.
23)Completed.
24)Completed.
25)Completed.
26)Completed.
27)Completed.
28)The design professional for the Building Enclosure documents, must submit a written statement
stamped/signed that The undersigned has provided building enclosure documents that in my
professional judgment are appropriate to satisfy the requirements of RCW 64.55.005 through
64.55.090. Add signature at statement box.
29)Completed.
30)Completed.
31)Special inspections are required by the Geotechnical Engineer of Record for the following. Complete the
enclosed special inspection agreement signed by the owner, the general contractor and the special
inspector and submit to the City for approval prior to issuance.
Excavation/Grading/Site Preparation
·
Placement of Fill and Compaction
·
Proof Rolling
·
Soil Bearing Verification
·
Footing Drain Installation, Subsurface Drainage Installation
·
General site monitoring during wet weather construction
·
Final letter Response not provided
·
See attached structural comments from city consultant. Respond to each item in writing specify what
32)
correction was made and where it can be found on the plans. Response not provided.
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In addition, the following item was noted upon 2 review:
1)On sheet A-1, use WSEC chart for Option IV, not Option III.
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