20070807081527.pdfE� City of Edmonds
PLAN REVIEW COMMENTS
}mow BUILDING DIVISION
Fst. ts9° (425) 771-0220
DATE: August 7, 2007
TO: Poppi Handy, AIA
E-mail: pop@andy@yahoo.com
FROM: Ann Bullis, Assistant Building Official
RE: Revision to Permit #2007-0725
Project: Petschl Addition/Remodel
Project Address: 275 4th Ave S.
During review of the proposed plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Provide written responses to each comment and
where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator.
1. List the following codes and editions on the coversheet of the plans:
a. 2006 International Building Code (including Accessibility) with State Amendments
b. 2006 International Mechanical Code (including International Fuel Gas Code) with
State Amendments
c. 2006 International Fire Code with State Amendments
d. 2006 Uniform Plumbing Code with State Amendments
e. 2006 Washington State Energy Code (WAC 5 1 -11)
f. 2006 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
g. Edmonds Community Development Code
2. Sheet A5.2 is missing from both sets of plans. Please provide 2 copies for review with the
resubmittal. Since this sheet appears to contain all of the fire resistive construction information,
review of these items will wait until the resubmittal.
3. Submit a reduced site plan (no larger than 8 %2 x 14) at scale 1 "=20' or larger. The one
submitted is too small and will not microfilm well.
4. On the site plan, clarify (with labeling) which stairways are existing to remain, and which will
be removed or replaced.
5. Note under General Information on the coversheet that the occupancy of the garage is U.
6.. Disregard Fire Marshal comments regarding fire sprinkler and fire alarm systems. The fire
sprinkler system is required throughout the building (IBC 903.2.7). The current code requires
that an automatic fire sprinkler system (NFPA 13-R) be installed throughout a building
containing an R2 occupancy. Since the addition is expanding the existing R2 occupancy, the
sprinkler system is required. The fire alarm system is required for monitoring purposes (IBC
903.4). Please contact the Fire Marshal if you have questions regarding the sprinkler or fire
alarm systems. Revise note 17 on Sheet T1.0 that the sprinkler system must meet NFPA-13R
and that a fire alarm system for monitoring is required.
7. Revise note 16 to reference the City of Edmonds and clearly list all separate permit and deferred
submittals such as Fire Sprinkler, Fire Alarm, State Electrical, State Elevator, Mechanical,
Plumbing, Structural Shop Drawings, etc. See City handouts for submittal requirements.
8. Revised fire sprinkler and fire alarm notes under General Information on Sheet T1.0 to show
that they are required.
9. On the floor plans, show the location of the fire sprinkler room and fire alarm panel.
10. The fire connection permit is required to be reviewed and issued with the main building permit.
See enclosed City handout for minimum submittal requirements for the fire connection permit
application.
11. Clearly show that the dwelling unit meets IBC IBC 1019.2 #1 for Buildings with One Exit.
Dimension the travel distance on the floor plans
12. Provide occupant load calculations for each floor, unit 4, and total for the building.
13. Provide opening percentage calculations for the upper floor on both sides, since existing side
yards are 10 feet or less (openings includes windows, doors, duct outlets, and the open side of
the deck). IBC 704.8
14. New or altered exterior walls less than 10 feet to the property line must be 1 -hour fire rated
(exposure to fire from the inside only per IBC 704.5). Provide listed and tested 1 -hour exterior
wall assembly and cross-reference where it applies on the plans. IBC 602
15. Revised note 4 on the window schedule to note that the fresh air port is required in each
habitable space as part of the whole house ventilation system (State VIAQ 302). Also, show
location of whole house exhaust fan and cfin.
16. On the floor plan, dimension the width of the stairways
17. Gas fireplaces in sleeping rooms and bathroom must be direct vent.
18. The window adjacent to the tub in the master bath must be safety glazed.
19. Show vent openings in the blocking for details on Sheet A3.2.
20. Provide deck guard construction detail.
21. A 50 cfin exhaust fan is required at the laundry room.
22. The dwelling unit with the addition (appears to be Unit 4 but needs to be labeled on the plans)
must be a Type B accessible unit (IBC 3409.5) --- both levels. Provide/revised dimensions and
details to show compliance on the plans with ICC/ANSI Al 17.1 Section 1004. Revise
accessibility note under General Information on Sheet T1.0.
23. Provide manufacturer's installation instructions and structural requirements for the proposed
elevator.
24. A solid core or 20 minute rated door is required at the elevator opening to the garage to
complete the fire separation.
25. Caution on required plumbing venting of the island sink. A loop vent will be required per UPC
909.0. No air admittance valves will be permitted.
26. Structural calculations (lateral and gravity) were not submitted for review. Structural review
will wait until the resubmittal.
27. Special inspections will be determined during the structural review.
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