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2015-0177 -0178 -0179 Hyde Park Townhomes2 - Ho Architects (2).pdf DATE: August 6, 2015 TO: Edmonds 212, LLC nelsonscwong@comcast.net FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0177 -0178 -0179 Project: Hyde Park Townhomes Project Address: 7232, 7236, 7234 212th 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. Items that recur on this list appear in italics. On sheet A3.0 – Ground Floor Plan: 1. Ground Floor Plan 1/A3.0 a. Provide on the plans a reference to detail ‘1/A5.0’ at the locations required per IRC R302.2. b. Provide on the plans a detail, and a reference to it, for the required minimum one- hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the exterior walls on the east and west sides of ‘Building 3’ per IRC Table R302.1(1). c. Verify that the window in the west wall of the garage of ‘Building 3’ is a minimum of 3 feet from the property line, meeting the fire separation distance for openings in walls requirement of IRC Table R302.1(1). If not, the window must be eliminated, or the entire structure be moved to the east. On sheet A3.1 – Main Floor Plan: 2. Main Floor Plan 1/A3.1 a. Provide on the plans a reference to detail ‘1/A5.0’ at the locations required per IRC R302.2. b. Provide on the plans a reference to detail ‘6/A6.0’ for the required minimum one- hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the walls/projections of the ‘bump-out’ on the north side of ‘Building 1 & 2’ per IRC Table R302.1(1). City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 Page 2 of 4 c. Provide on the plans a detail, and a reference to it, for the required minimum one- hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the exterior walls on the east and west sides of ‘Building 3’ per IRC Table R302.1(1). d. Verify that the windows in the west wall of the ‘Kitchen’ and ‘Living Room’ of ‘Building 3’ are a minimum of 3 feet from the property line, meeting the fire separation distance for openings in walls requirement of IRC Table R302.1(1). If not, the windows must be eliminated, or the entire structure be moved to the east. On sheet A3.2 – Upper Floor Plan: 3. Upper Floor Plan 1/A3.2 a. Provide on the plans a reference to detail ‘1/A5.0’ at the locations required per IRC R302.2. b. Provide on the plans a reference to detail ‘6/A6.0’ for the required minimum one- hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the walls/projections of the ‘bump-out’ on the north side of ‘Building 1 & 2’ per IRC Table R302.1(1). The detail appears to be mistakenly ‘called out’ on the south side of the building. c. Provide on the plans a detail, and a reference to it, for the required minimum one- hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the exterior walls on the east and west sides of ‘Building 3’ per IRC Table R302.1(1). d. Verify that the windows in the west wall of the ‘Master Bath’ and ‘Bedroom 2’ are a minimum of 3 feet from the property line, meeting the fire separation distance for openings in walls requirement of IRC Table R302.1(1). If not, the windows must be eliminated, or the entire structure be moved to the east. On sheet A3.3 – Roof Plan: 4. Roof Plan 1/A3.3 a. Provide on the plans a reference to detail ‘1/A5.0’ at the locations required per IRC R302.2. b. Provide on the plans a detail, and a reference to it, for the required minimum one- hour fire-resistance rated construction on the underside of the roof eave projections on the east side of ‘Building 1’, on the west side of ‘Building 2’, and on the east and west sides of ‘Building 3’ per IRC Table R302.1(1). On sheet A4.0 – Elevations: 5. Elevation 2/A4.0 – Provide on the plans a reference to detail ‘6/A6.0’ for the required minimum one-hour fire-resistance rated construction (tested in accordance with ASTM E 119 or UL 263 with exposure from both sides) of the walls/projections of the ‘bump-out’ on the north side of ‘Building 1 & 2’ per IRC Table R302.1(1). The detail appears to be mistakenly ‘called out’ on detail ‘3/A4.0’ the south side of the building. Page 3 of 4 On sheet A5.0 – Sections: 6. Sections 1/A5.0, 2/A5.0, and 3/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. The provided two-hour fire-resistance rated wall construction criteria (in the detail and the added note) does not appear to correspond to tested assemblies listed with Underwriters Laboratories (UL) or with the Gypsum Association (GA) (the most commonly used references for such construction). Provide the file number, such as ‘UL Design No. U342’ or ‘GA File No. WP 3820’, of the assembly referenced to guide proper review. 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. The provided details do not represent the required continuous construction of the two-hour fire- resistance rated common (party) wall assemblies from the foundation to the underside of the roof sheathing per IRC R302.2.1, or of the note added in response to the earlier plan review comment. Of particular concern is that required at the open- web floor trusses and at the roof trusses. On sheet A6.0 – Details: 7. Detail 6/A6.0 – Wall Detail at Bump-Out - 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 one-hour fire-resistance rated exterior wall and floor/ceiling assemblies (tested in accordance with ASTM E119 or UL 263 with exposure from both sides) per IRC Table R302.1(1). The provided one-hour fire-resistance rated wall construction criteria does not appear to correspond to tested assemblies listed with Underwriters Laboratories (UL) or with the Gypsum Association (the most commonly used references for such construction). Provide the file number of the assembly referenced to guide proper review. On sheets BE-000 through BE-406: General Review Notes: The proposed work appears to fall under the regulatory oversight of the Revised Code of Washington (RCW) chapter 64.55.005. As such, the following requirement must be met: • The building enclosure design documents must contain a ‘stamped’ statement by the person ‘stamping’ the building enclosure documents in substantially the following form: “The undersigned has provided building enclosure documents that in my professional judgement are appropriate to satisfy the requirements of RCW 64.55.005 through 64.55.090.”. Page 4 of 4 In addition to the above requirement prior to permit issuance, the following will be required before a final inspection by the City of Edmonds can be performed on, and a ‘certificate of occupancy’ can be issued by the Building Division for, the permit when issued: • The ‘qualified inspector’ shall prepare and submit to the City of Edmonds Building Division a signed letter certifying that the building enclosure has been inspected during the course of rehabilitative construction and that it has been reconstructed in substantial compliance with the building enclosure design documents.