2015-0177 -0178 -0179 Hyde Park Townhomes2 - Ho Architects.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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
th
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. 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).
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.
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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..
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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.
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