2015-0177 -0178 -0179 Hyde Park Townhomes - Ho Architects.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: April 23, 2015
TO: Edmonds 212, LLC
nelsonscwong@comcast.net
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0177 -0178 -0179
Project: Hyde Park Townhomes
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Project Address: 7232, 7236, 7234 212 Street SW
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
General Review Notes:
1.Indicate on the plans the proposed heating facilities, and their locations in each of the
townhomes/units, to be used to meet the requirements of International Residential Code
(IRC) R303.9.
2.Indicate on the plans the proposed system to be used to provide the required whole-house
mechanical ventilation in each of the townhomes/units per IRC M1507.3.
3.Indicate on the plans the proposed location of the water heaters to be used to provide the
required hot water in each of the townhomes/units per Uniform Plumbing Code (UPC) 601.1
/ IRC R306.4.
4.Indicate on the plans the selected option(s) from Washington State Energy Code (WSEC)
Table R406.2 to be used to develop the required additional energy efficiency credits for
Unit Type A per WSEC R406.2. The WSEC Prescriptive Energy Code Compliance for
All Climate Zones in Washington form for that unit type could not be found among the
submitted construction documents.
On sheets C3.0 - Road, Drainage and Utility Plan - and A3.0 - Ground Floor Plan:
5.Indicate on the plans the proposed location(s) of the gas meter(s). The proposed piping
installation downstream of the point of delivery shall not extend through any townhouse unit
other than the one served by that piping per IRC G2415.3.
On sheet A3.2 Upper Floor Plan:
6.Upper Floor Plan 1/A3.2
a.Clarify the difference in the representation of a window adjacent the tub in the
Master Bath in both of the end units of Building 3 and of that noted at that
location on sheet A/3.6 Plan 3/A3.6 on sheet A/4.1 Elevations 3/A4.0 and
4/A4.1, and on sheet S2.3 Building #3 Roof Framing Plan.
b.Clarify the difference in the representation of a window in the south wall of
Bedroom 2 in both of the end units of Building 3 and of that noted at that location
on sheet A/3.6 Plan 3/A3.6 and on sheet A/4.1 Elevations 3/A4.0 and
4/A4.1.
On sheet A3.5 Unit Plans Unit Type A & C:
7.Floor Plans 1/A3.5 and 4/A3.5
a.Indicate on the plans the required safety glazing for the window adjacent the main
entry door per IRC R308.4.2.
b.Indicate on the plans the required dwelling/garage separation per R302.6.
c.Indicate on the plans the required dwelling/garage opening protection per IRC
R302.5.1.
8.Floor Plans 2/A3.5 and 5/A3.5 - Indicate on the plans the required safety glazing for the
window adjacent the stair landing per IRC R308.4.6.
9.Floor Plans 3/A3.5 and 6/A3.5 - Indicate on the plans the required safety glazing for the
window adjacent the stair landing per IRC R308.4.6.
10.Floor Plan 6/A3.5
a.Indicate on the plans the required safety glazing for the window in the Master Bath
per IRC R308.4.5.
b.Clarify the difference in the dimension given for the width of the window in the
Master Bath and of that represented on sheets A3.2, A4.0, E1.1, and S2.1.
On sheet A3.6 Unit Plans Unit Type B:
11.Floor Plan 1/A3.6
a.Indicate on the plans the required safety glazing for the window at the bottom of the
stairs in the Foyer per IRC R308.4.7.
b.Indicate on the plans the required dwelling/garage separation per R302.6.
c.Indicate on the plans the required dwelling/garage opening protection per IRC
R302.5.1.
12.Floor Plan 3/A3.6
a.Indicate on the plans the required safety glazing for the window adjacent the tub in
the Master Bath per IRC R308.4.5.
b.Clarify the difference in the dimension given for the width of the window adjacent
the tub in the Master Bath and of that represented on sheets A3.2, A4.1, E1.2,
and S2.3.
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On sheet A4.0 Elevations:
13.Elevation 2/A4.0 Provide a detail, and a reference to it, for the required minimum one-
hour fire-resistance rated construction of the walls/projections of the bump-out on the
north side of Building 1 & 2 per IRC R302.1.
On sheet A4.1 Elevations:
14.Elevation 3/A4.0 Change the label from 3/A4.0 to 3/A4.1.
15.Elevation 4/A4.1 Indicate on the plans the required handrail for the continuous run of stair
treads with four or more risers per IRC R311.7.8.
On sheet A5.0 Sections:
16.Sections 1/A5.0 and 2/A5.0.
a.Provide on the plans the required installation criteria (type of fasteners, their length,
and their spacing) for the attachment of the gypsum wallboard used to construct the
two-hour fire-resistance rated common (party) wall assemblies tested in accordance
with ASTM E119 or UL 263 with exposure from both sides per IRC R302.2.2.
b.Indicate on the plans the required continuation of the fire-resistance rated wall
construction to the underside of the roof sheathing per IRC R302.2.1.
c.Indicate on the plans the prohibition against any openings or penetrations within 4
feet of the fire-resistance rated wall construction per IRC R 302.2.2.
17.Sections 2/A5.0 and 3/A5.0 Clarify the implied placement of plumbing within the two-
hour fire-resistance rated common (party) wall assemblies. The common wall shall not
contain plumbing or mechanical equipment, ducts, or vents per IRC R302.2.2.
18.Attic Ventilation Calculations Clarify the difference in the proposed amount of attic
ventilation area in the upper portion of the attic space and that permitted per IRC R806.2.
At a minimum, a verifiable equivalent amount of ventilating area would be required to be
proposed at the eaves or cornices.
On sheet A6.0 Details
19.Detail 2/A6.0 Deck Elevation
a.Change the required guard opening limitation from 4-3/8 inches max. to 4 inches
max. per IRC R312.1.3.
b.Indicate on the plans the required handrail for the continuous run of stair treads with
four or more risers per IRC R311.7.8.
On sheet E1.1 Electrical Plan Unit Type A & C:
20.Floor Plans 2/E1.1 and 5/E1.1
a.Indicate on the plans the required smoke alarm per IRC 314.
b.Indicate on the plans the required carbon monoxide alarm per IRC R315.
c.Indicate on the plans the required local exhaust in the Laundry per IRC M1507.4.
The use of louvered bi-fold doors could be noted on the plans and would allow the
fan in the Powder Room to serve as the local exhaust and also provide the required
makeup air for the Laundry per IMC 504.5.
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d.Indicate on the plans the required local exhaust with an intermittent exhaust rate of
100 CFM minimum per IRC Table M1507.4.
On sheet E1.2 Electrical Plan Unit Type B:
21.Floor Plans 2/E1.2
a.Indicate on the plans the required smoke alarm per IRC 314.
b.Indicate on the plans the required carbon monoxide alarm per IRC R315.
c.Indicate on the plans the required local exhaust in the Laundry per IRC M1507.4.
The use of louvered bi-fold doors could be noted on the plans and would allow the
fan in the Powder Room to serve as the local exhaust and also provide the required
makeup air for the Laundry per IMC 504.5.
d.Indicate on the plans the required local exhaust with an intermittent exhaust rate of
100 CFM minimum per IRC Table M1507.4.
On sheet S 2.0 Structural Foundation & Main Floor Framing Plan:
22.Building #1, #2 Main Floor Framing Plan
a.Indicate on the plans the required framing member to be used to support the loads
below the north end (Bldg #1) of the roof girder truss over the west end (Bldg #1) of
the Unit Type C Bathroom 2 gridlines B/4.
b.Indicate on the plans the required framing member/method of construction to be
used to support the loads from the roof, the girder truss over the Master
Bedroom/Bath, each end of the beam over the window in Bedroom 2, the upper
floor, each end of the beam over the window in the Kitchen, and each end of the
beam over the window in the Dining Room above the west end (Bldg #1) of the
Garage gridline B/4.25-5.
23.Building #1, #2 Foundation Plan (At Ground Floor)
a.Indicate on the plans the required widened footing below each end of the Unit
Type A floor girder truss over the west end (Bldg #1) of the Garage. The typical
footings appear to be undersized for the loads anticipated by the represented
construction gridlines A.85/3.25 and A.85/4.
b.Indicate on the plans the required widened footing below each end of the Unit
Type C framing member over the west end (Bldg #1) of the Garage proposed in
response to review comment 22.b. above. The typical footings appear to be
undersized for the anticipated loads gridlines B/4.25 and B/5.
On sheet S 2.3 Structural Upper Floor & Roof Framing Plans:
24.Building #3 Roof Framing Plan Clarify the difference in the representation of window
openings in the south wall of Bedroom 2 in the end units and of that noted at those
locations on sheet A/3.6 Plan 3/A3.6 and on sheet A/4.1 Elevation 4/A4.1.
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