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City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�sr_ 1sga (425)771-0220
DATE: April 14, 2008
TO: Jean Morgan
e-mail: jean@morgan-design.net
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2007-1117
Project: Edmonds Arbor Court Townhomes
Project Address: 23818 Edmonds Way, Building #13
During review of the 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 revised plans to Marie Harrison, Permit
Coordinator.
1. List applicable governing codes on the coversheet of the plans:
a. 2006 International Residential Code
b. 2006 Uniform Plumbing Code
c. 2006 International Fire Code
d. 2006 Washington State Energy Code
e. 2006 Washington State Ventilation and Indoor Air Quality Code
f. 2005 National Electric Code
g. Edmonds Community Development Code (current edition)
2. The two 1 -hour fire rated walls separating dwelling units must be continuous from foundation
through the roof without off -sets (IRC/WAC R317.2.1). For Building 1, the dwelling unit
separation wall becomes discontinuous where it shifts from wall type A to wall type B, and also
through the attic space. This is also shown on sections E -E and F -F. If wall type B will be used
at any floor, then wall type B must be used at all floors to provide the required continuity.
3. The dwelling units must be structurally independent of each other except as permitted in TRC
R317.2.4 exceptions (in this case roof sheathing and exterior wall sheathing only).
a. Revise 8/S4.1 to show two walls supported by foundation and coordinate with
architecturals for actual wall construction to be used on wall type Sheet A5.0.
b. The structural details referenced at the party walls must be revised (or new details
added) to clearly show structural independence. For example the floor sheathing is
not permitted to be continuous through the dwelling unit separation, and structural
blocking is not permitted to connect the two walls (Revise details 2, 3, and 8 on
Sheet 5.2 accordingly). Resubmit structural calculations as needed.
c. Where the architect is choosing to use wall types B or C, revise the structural
design/details to match.
d. Since each of the 1-hour party walls must extend to the underside of the roof
sheating, detail 2/S5.3 must be revised to show wall stud framing as required by the
listed/tested assembly WP-3514. Then, coordinate the details on Sheet A-5.0 with
detail 2/S5.3.
4. Verify that the heating system will now be hydronic (based on your floor plan notes). Specify
what type of hydronic heating (in-floor, radiant wall heaters, etc.). if there will be in-floor
piping, revise plans to show continuous R10 slab insulation under the entire heated area and
verify floor framing due to additional dead loads.
5. The roof of the covered porches shown elevation views and sections, are not shown on the floor
plans, roof plans, or structural plans. Please revise. Also, the dwelling unit separation walls
must be continuous through this area at the middle unit entry. Clearly show this on the plans.
6. Revise wall type E on A-5.0 to show the fire rated wall assembly on the patio/deck side of the
party wall.
7. Remove TV and phone jack symbols from storage room.
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