Response to BLDG Comments 1.pdfSCR I Architects
1916 Pike Place, Suite 12-367
Seattle, WA. 98101
206 458.7517
www.scr-arch.com
October 5, 2017
Eric Carter
Plans Examiner
City of Edmonds
425.771.0220
Re: BLD2017-0718 — 18111 84th Ave W
Dear Mr. Carter
This is a reply to the Plan Review Comments, July 7, 2017
01CT 0 6 2017
DEVELOPMENT SERVICES
COUNTER
I General: Due to the topography, soldier piles are required for slope stabilization during excavation of the new SFR as
stated in the Geotechnical report dated April 20, 2017. The plans do not include details of construction in regard to the
soldier pile wall Please apply for a separate permit for soldier pile wall. The permit for the wall must be reviewed and
approved prior to permit issuance of the SFR.
A new structural drawing has been provided "EDMONDS LOT A & B SOLDIER PILE WALL S-1.0"
A2.01: The creation of two separate dwelling units within a structure designed as a single dwelling unit has specific
requirements to meet the welfare and life safety requirements of the Building Division and the community development
concerns of the Planning Division including:
a The water service shut off must be equally accessible at all times to occupants of both dwelling units per Uniform
Plumbing Code (UPC) 606.3 or a separate valve can be installed for the portion of the structure to be used as an
ADU The plumbing code requires a shut off valve inside each dwelling unit, separate from the meter shut off.
Please show where this is to be located.
b. The electrical service disconnect must be equally accessible at all times to occupants of both dwelling units per
National Electric Code (NEC) 230.72(C) or a separate disconnect can be installed for the portion of the structure to
be used as an ADU. Please show where this is to be located.
c The natural gas service shut off valve (as applicable) must be equally accessible at all times to occupants of both
dwelling units per IRC G2420.1.3 or a separate valve can be installed for the portion of the structure -to be used as an
ADU. Unlike the water shut off, the valve at the meter is sufficient as long as equal access is available Otherwise,
specify that no natural gas appliances will be used
d. It must be specified how the whole house mechanical ventilation per IRC M1507 3 will be achieved the portion of the
structure to be used as an ADU
At this time, the owner is not interested in an ADU
A2.01: Per the International Residential Code (IRC) definition of'dwelling', and the provisions allowed in it for one
accessory dwelling unit, the construction of fire -resistance rated assemblies between the dwelling units is optional
provided that "All required smoke alarms in the accessory dwelling unit and the primary dwelling unit are interconnected in
such a manner that the actuation of one alarm will activate all alarms in both the primary dwelling unit and the accessory
dwelling unit " This must be noted on the plans and verified in the field to allow for the option to not construct fire -
resistance rated assemblies between the dwelling units. Otherwise, the dwelling units must be separated from each other
by wall and floor/ceiling assemblies having not less than one -hour fire resistance rating when tested in accordance with
ASTM E 119 or UL 263 per I RC R302 3
At this time, the owner is not interested in an ADU
BLD2017-0718 — 18111 84th Ave W
4 A2.01: If your intent is not to provide the provisions for the potential ADU Please remove the kitchenette from the plans.
The kitchenette has been removed from the plans
A2.01: The basement slab must be insulated in compliance with WSEC 402.1.1. The plans do appear to
reference slab insulation details. Please add the applicable details to the plans.
See detail 41/A10.01. Provide vertical R-10 insulation on stem wall starting w/top of slab per section & R-10
underslab insulation at all conditioned spaces.
!, A2.03: windows above the bathtubs will need to be safety glazed Please note the required safety glazing per IRC 308 on
both the plan sheet and window schedules.
The window schedule on A0.02 has been changed and a note added to plan.
7. A2.03: The proposed 5 bedroom, 4642 square foot SFR requires a minimum of a 105 CFM continuously operating whole
house fan Please change the notes on the plans to comply with IRC 1507 3.3(1) or 1507.3.3(2)
The plan note has been changed to 105 CFM.
8 S1.3: The W10x15 steel beam used in the floor system above the family room, appears to span from the exterior wall to
the interior basement wall with an intermediate 6x6 post With the anticipated loads and and an assumed continuous
beam, it appears that there will be significant uplift at the interior wall. Please advise on how the beam will span, will the
beam be continuous or multiple spans and how these loads will be transferred to the surrounding structural elements?
See the attached structural notes & drawings
9. S1.3: The same beam as mentioned in item 8 has a reference of 8IS-3.0. I was not able to locate detail 8 on page S3.0.
Please change or remove the reference from the plans.
See the attached structural notes & drawings
10. S3.0: It does not appear that the Geotechnical engineer has reviewed the retaining wall design This has been required
per note 1 on page S-3.0. Please have the Geotechnical Engineer review and approve the retaining wall design Proof of
review will be required, which can be noted on the plans or provide a letter of confirmation.
See the attached structural notes & drawings
If you have any questions, please do not hesitate to contact us.
Si
CI
Principal
SCRIArchitects
BLD2017-0718 — 18111 84'h Ave W