01-EWC Non-Structural Comment Response Letter 2019-04-06 - Copy.pdf•• i
environmental
WORKS
Community Design Center
April 06, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, Washington 98020
leif.bjorback@edmondswa.gov
Douglas Beck, PE, SE
Beck & Associates, PLLC
16425 SE 66th Street
Bellevue, Washington 98006
beckpllc@msn.com
Re: Edmonds Waterfront Center (Non-structural Review)
Permit BLD20181658
Dear Mr. Bjorback and Mr. Beck:
Environmental Works has reviewed the Edmonds Waterfront Center Non-structural Review
document dated January 22, 2019. Attached is a full set of the drawings submitted previously,
with revisions as needed to respond to the comments.
Please note the following changes have been made to the drawings, unrelated to any specific
permit comment:
1. Redesigned Vestibule 108.
2. Removed Stage 110 with steps (Owner to use portable staging instead of permanent
Stage), Banquet Storage 111, Cart Storage 112, and Stage Storage 113. Changed
Stage Hall 130 to Stage Storage 130 and removed ramp. Reconfigured Stage
Storage 131 and Banquet Room 109 to accommodate portable staging concept.
3. Revised location of movable partition in Banquet Room 109.
4. Revised location of movable partition in Multipurpose Room 1 (216) and
Multipurpose Room 2 (214).
5. Relocated Laundry Room 125 appliance and plumbing fixture.
6. Added single occupant dressing room to southwest corner of Thrift Store 123.
7. Revised windows in south walls of Receiving/Marking/Storage 124 and Open Office
232.
8. Revised lowest run of South Stair and wall between stair and Thrift Store 123.
9. Revised A6.2-A6.7 Enlarged Plans — Interior Elevations sheets.
10. Added new sheets: A2.0 Foundation Plan, A4.5 Wall Sections, A5.4 Firestopping
Details, A6.8-A6.11 Interior Details, A7.3 Exterior Details, A7.4-A7.5 Roof Details,
A8.2 Interior Details, A8.6-A8.7 Window Details, A8.8 Exterior Door Details.
402 15th Avenue East
Seattle WA 98112-4599
206 329 8300
206 329 5494 fax
www.eworks.org
Page 1
Below are comments from the Edmonds Waterfront Center Non-structural Review document
dated January 22, 2019 with responses from the Edmonds Waterfront Center team in bold.
General
The plans need to provide design and detailing for the construction of all dropped
ceilings, soffits, and suspended ceiling elements. If any of this will be provided as a
deferred submittal to the City for review, the plans will need to be updated to indicate
that this is the case. Deferred submittals are required to be reviewed/approved by
the architect and engineer of record prior to submittal to the City for review.
Construction of typical suspended ceilings should be comply with Technical
Document 401 produced by the NW Wall & Ceiling Bureau. We recommend that a
copy of this document be provided with the construction documents. 107.3.4.1
See sheet A6.10 for ceiling and soffit details. Detail 1/A6.10 addresses
seismic tie -back details for suspended ceilings and NWCB Technical
Document 401.
2. Every room or space that is an assembly occupancy is required to have the
occupant load of the room or space posted in a conspicuous place, near the main
exit or exit access doorway from the room or space. On the Floor Plans, identify the
location and proposed occupant load of each assembly occupancy. 1004.3
IBC Section 1004.3 added to sheet T1.3. Plan note and occupancy load
signage locations have been added to sheets A2.1 and A2.2. Refer to
revised diagrams 1 & 2/T1.4 to identify assembly occupancy rooms.
T1.3 — Building Code Information
3. Reference Chapter 6 — Types of Construction notes. South Wall `B' is noted as
having a proposed fire separation distance of 10'-0". However, the Site Plan on
sheet A1.1 identifies a fire separation distance (it appears to be incorrect) of 22'-1 ".
Provide coordination between sheets T1.3 and Al. 1. Identify the correct fire
separation distance as measured from the face of the building to the nearest
property line. Table 602; 704.
We feel fire separation distances listed on sheet T1.3 are correct. The
south P.L. and F.S.D dimensions have been added to First Floor Occupant
Loads and Exit Separations Diagram 1/TII A to more clearly illustrate our
interpretation. The 1 V-4" dimension is measured at a right angle from the
face of "West Wall A" second floor to the closest property line. Sheet A1.1
Site Plan has been revised for consistency.
4. Reference the Parapet section. It is unclear on the plans how exception 4 of 705.11
will be met so that parapets are not required. Specify all elements on the plans and
provide detailing to demonstrate that the requirements of the exception will be met.
705.11
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Please see revised text on sheet T1.3 that illustrates compliance with
exception 6 of 705.11 so a parapet is not required.
5. Reference the Accessible Means of Egress section. A note indicates that the
elevator is not a part of the accessible route. While the elevator is not part of the
accessible means of egress, it is a part of (and required for) the accessible route.
The note should be updated accordingly.
Please see revised text on sheet T1.3.
T1.4 — Building Code Information
Reference 2/T1.4 — Second Floor Occupant Loads and Exit Separation Diagram.
Reference the Group A-3 occupancy and occupant load noted for the Game Room.
The occupant load of the Game Room is required to be based on an occupant load
factor of 15 sf/occupant as required by Table 1004.1.2. Please note that the
occupant load factors of Table 1004.1.2 are maximums, resulting in minimum
occupant loads for egress design. Based on the square footage, the occupant load
of the Game Room will accordingly be 48. Revise the design and drawings
accordingly. The Game Room will need to be provided with (2) exits, separated by
1/3-diagonal of the space since the resulting occupant load exiting the Game Room
will exceed 49. 1004.1
The egress system occupant load calculation for Game Room 219 was
revised to use an occupant load factor of 15 SF/occupant. The Game
Room SF size has been reduced due to a structural revision based on a
plan review comment. The resultant occupant load for egress system code
compliance is now 45 occupants. See revised T1.3 and T1.4 for updated
occupant loads, diagrams, and egress widths.
7. Reference 4/T1.4. Egress from the Thrift Store is shown via a horizontal sliding door.
Egress doors are required to be side -hinged swinging. In this case, it appears that a
power -operated door in accordance with Section 1010.1.4.2, would meet code
requirements. Revise the plans to demonstrate how egress from the Thrift Store will
comply with the code. 1010.1.2, 1010.1.4.2
Door 123B is a power -operated door in accordance with Section
1010.1.4.2. Please see revised 41T1.4 First Floor Egress Diagram and Sheet
A8.1 Door Schedule.
Reference 5/A1.4 — Second Floor Egress Diagram. When the folding partition
between Multipurpose 1 and Multipurpose 2 is open, Door 217 is required to be the
exit access door in order to maintain the required exit separation of the space. While
2/T1.4 shows Door 217 as being the exit access door, 5/T1.4 does not and
incorrectly shows the occupants exiting through Door 216. Update the plan to show
occupants exiting through Door 217 (into the Game Room) and then through Door
207 (the door from the Game Room).
Please see revised 2 & 51T1.4 for revised exit separation distance and
egress diagrams.
Page 3
Al — SitP Plan
9. Identify the least fire separation distance on the west side of the building.
On the west side of the building, least fire separation distance is 1 V-4"
from "West Wall A" (at Second Floor level) to property line as indicated on
updated drawing 1/T1.4. This distance is also indicated on revised sheet
A1.1.
A2.1 — First Floor Plan
10. Several section references are incorrect. Provide coordination.
Please see revised sheet A2.1 for corrected section references.
11. Reference the DMarc room underneath the north stairs and the Storage Room
underneath the south stairs (at the Coffee Kiosk). The walls and soffits within
enclosed usable spaces under stairways (whether enclosed or unenclosed) are
required to be protected by 1 -hour fire -resistance -rated construction. 1011.7.3
a) Assemblies and detailing for the construction of the rated walls and soffits
have been provided and code requirements are met. Revisions are not
required.
b) While the code does not specifically state that the doors are required to be
1-hour rated, it is our understanding that the doors to rooms under
stairways are required to be 60-minute rated. Update the Door Schedule
accordingly.
Please see revised Sheet A8.1 Door Schedule for fire rated doors.
12. The exterior area along the south side of the building serves as an exit discharge
and is defined as an egress court. This exterior wall is already required to be 1-hour
rated due to the fire separation distance (less than 10'-0"). Additionally, all openings
in the exterior wall are required to be protected by opening protectives having a fire
protection rating of not less than 1/hour where located within 10'-0" vertically of the
level of the egress court. Update the plans to identify all openings that are required
to be provided with a'/ -hour rating. (louvers, Laundry Room window, Door 124,
glazing adjacent to door 124, and Door 137).
IBC Section 1028.4 has been added to Sheet T1.4 reflecting egress court
requirements as listed above. Please see revised Sheet A8.1 Door
Schedule and A8.3 Window Schedule for fire rated openings. Laundry
Room window was removed from the project. See also mechanical permit
revisions for louver fire protection.
13. The electrical room that serves the parking area is required to be designed to
accommodate the electrical equipment and distribution required to serve a minimum
of 20 percent of the total parking spaces with 208/240 V 40-amp electrical vehicle
charging infrastructure. Please note that this requirement is to insure that the
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electrical room will be able to accommodate future electrical equipment and
distribution. The equipment and distribution are not currently required to be installed.
427
See Sheet T1.3 for added IBC Section 427 compliance language which
demonstrates that this project is exempt from this electric vehicle
charging infrastructure requirement because the project meets the criteria
stated in the Exception to WSBC Sec. 427.2 ("Group B occupancies
served by less than 20 on -site parking.")
A2.2 — Second Floor Plan
14. Several section references are incorrect. Provide coordination.
Please see revised sheet A2.2 for corrected section references.
15. Reference the South Balcony
a) An accessible route is required to be provided to the South Balcony.
Provide dimensions and detailing that demonstrates that the threshold will
meet accessibility requirements. 1104.3
See Detail 51A8.8 for South Balcony door threshold detail.
b) Egress is required to be provided from the South Balcony at all times. If it is
the intent to provide locking devices on the doors leading from the balcony
(Doors 219 & 232), the plans will need to demonstrate how code
requirements for egress will be met. 1004.5; 1010.1.9.5; 1010.1.9.7
Revised Door Schedule, Sheet A8.1, indicates that Doors 219 and 232
will be equipped with either a delayed egress locking system that
complies with IBC Section 1010.1.9.7 or classroom locks with the
outside lever always free for immediate egress.
16. Provide detailing for the condition where the floor intersects the 1-hour rated exterior
wall. Provide detailing that demonstrates that the required 1-hour rating (rated from
both sides) will be maintained. 602, 705
See detail 61A7.2 for continuity of 1-hour rating where floor and wall
intersect.
A2.3 — Roof Plan
17. Indicate on the Roof Plan how roof drainage will be addressed. Provide detailing for
drains, scuppers, etc. Please be aware that secondary (overflow) drainage is
required. Provide design and detailing for primary and secondary drainage. UPC
1101.12
See revised Sheets A2.2 Second Floor Plan and A2.3 Roof Plan with
drainage notes. See 31A7.2, 11A7.4 and 111A7.4 for drain details. Secondary
drainage by an open -sided roof is provided in accordance with UPC
1101.12.2.1.
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18. The Roof Plan should be updated to identify the proposed distance of projections
from the building face along the south elevation. This should be consistent with what
is identified in the Building Code Info on sheet T1.3.
Please see revised Sheet A2.3 Roof Plan for proposed distance from
projection to property line. Sheet T1.3 was updated.
A4.8 — Elevator Enlarged Plans & Sections
19. Reference 3/A4.8. The Elevator Control Room is required to be enclosed with 1-hour
fire barriers constructed in accordance with Section 707 and horizontal assemblies
constructed in accordance with Section 711.3005.4
a) Identify the assemblies that will be utilized to provide the required 1-hour
ratings and provide complete detailing for construction & inspection.
See revised Sheet A4.8 Elevator Enlarged Plans & Sections for 1-hour
rated assemblies found on revised Sheets A5.2 Interior Wall Types
and A5.3 Horizontal Assemblies.
b) Openings protection is required to be provided as for fire barriers. In this
case, the door to the Elevator Control Room will need to be 45-minute
rated. Table 716.5
See revised Sheet A8.1 Door Schedule for fire rated doors.
c) Please be aware that construction supporting fire barriers and horizontal
assemblies is required to be 1-hour rated as well. The path of the rated
assemblies will need to be traced to and include columns/bearing walls, etc.
707.5.1, 711.2.3
See revised Sheets A2.1 First Floor Plan, A2.4 RCP First Floor and
A4.8 Elevator Enlarged Plans & Sections illustrating locations for 1-
hour rated assemblies found on revised Sheets A5.2 Interior Wall
Types and A5.3 Horizontal Assemblies, and detail 10/A6.10 at
construction supporting fire barriers.
20. Provide complete detailing for the construction of the 1-hour elevator shaft walls at
floor and roof intersections. Detailing will need to demonstrate that the required 1-
hour rating is maintained. 3002.1
Please see revised 4/A4.8 and 5/A4.8 Elevator Sections, Details 4, 5, 6,
7/A4.10 and Details 13,14,15/A7.5.
A5.1 — Exterior Wall Types
21. GA Assembly WP 3661 requires the insulation within the rated wall to be mineral
fiber insulation. Detailing for walls that utilize this listed assembly (A2, A3, A4, A5,
and A8) should be updated to specify that the insulation is required to be mineral
fiber insulation. GA Explanatory Note #12
See revised A5.1 Exterior Wall Types, assemblies A2, A3, A4, A5, and A8.
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A5.3 — Slab; Floor/Ceiling & Ceiling/ Roof Assemblies
22. Stair and Landing/Ceiling Assembly FC7b is required to provide a 1-hour rating. GA
Assembly FC 5407 is specified. However, detailing required by FC 5407 (with TJIs)
is inconsistent with the actual stair construction proposed. Provide a listed, tested 1-
hour rated soffit (floor/ceiling) assembly that is consistent with the proposed
construction.
See revised sheets A4.6 North Stair, A4.7 South stair, and A5.3 Horizontal
Assemblies. See new FC8a/A5.3 and revised details 2 & 3/A4.9 for 1-hour
rated assembly at North Stair lower landing. South Stair 1-hour rated
soffit framing has been revised to TJI's to be consistent with structural
drawings and GA Assembly FC 5407.
A6.1 — Accessibility Details & Notes
23. Reference 3/A6.1. Ambulatory accessible toilet compartments are required to be
provided with vertical grab bars on each side of the compartment. Locate the vertical
grab bars in the elevations and specify required dimensions. ICC Al17.1-09, 604.10
Please see revised 3/A6.1 with vertical grab bars on each side of the
compartment.
24. Reference 7/A6.1.
a) The seat in the shower must meet the dimensional requirements of ICC
Al 17.1-09, 610. Specify all dimensions to demonstrate compliance. ICC
Al 17.1-09, 608.2.3.2
b) The end wall grab bar is required to extend 30-inches from the back wall.
This needs to be specified. ICC Al17.1-09, 608.3.2
See revised 7/A6.1 for compliance with ICC A117.1-09 requirements.
A6.2 — Enlarged Plans — Interior Elevations
25. Reference 1/A6.2. The plumbing chase between the bathrooms extends through the
floor and creates a shaft. Identify the shaft assemblies to be utilized to provide 1-
hour shaft construction. Provide complete detailing.
The floor/ceiling assembly is now continuous through the plumbing wall.
No fire -rated shaft is required. See revised S2.3 for adjusted framing.
Page 7
A6.3 — Enlarged Plans — Interior Elevations
26. Reference 11/A6.3. A minimum clear height of 7'-6" is required to be provided at the
Coffee Kiosk. This needs to be specified. 1208.2
As discussed and approved by the plan reviewers via email on 03/28/2019,
the Coffee Kiosk is similar to a kitchen and shall have a minimum ceiling
height of 7'-0". Revised 121A6.3 specifies this requirement and revised
Sheet T1.3 IBC Section 1208.2 provides the code interpretation.
A6.6 — Enlarged Plans — Interior Elevations
27. Reference 3/A6.6. The stage curtain is required to meet the flame propagation
performance criteria of NFPA 701 or exhibit a maximum heat release rate of 100 kW
when tested in accordance with NFPA 289, using the 20 kW ignition source. 806.4
a) This needs to be specified on the drawings.
b) A copy of the report of the test results will be required to be provided to the
building inspector/building official during construction.
Stage 110 and stage curtain have been removed from project. See revised
sheets A2.1 and A6.5 for banquet room plan and interior elevations.
28. Reference 1/A6.6.
a) Specify riser heights and tread depths for the stairs leading to the Stage.
1011.5
b) Handrails are required to be provided on both sides of both stairs that lead
to the Stage. Specify dimensions and all requirements. Provide detailing.
1011.11
Stage 110 and stage stairs have been removed from project. See revised
sheets A2.1 and A6.5 for banquet room plan and interior elevations.
A6.7 — Enlarged Plans — Interior Elevations
29. Reference 7/A6.7. At least 5% of the sinks in the Clinics are required to be
accessible, requiring a front approach. Identify the accessible sink for the clinics and
provide dimensions and detailing to demonstrate that a front approach, compliant
with ICC Al17.1-09, will be provided. 1109.3; ICC A117.1-09, 606
Clinic 224 revised to be ADA accessible. See 11A2.2 and 2 & 31A6.7 for
revised plan with ADA clearances and interior elevations.
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A8.1 — Door Types & Schedules
30. Specify hardware types in the door schedule and provide a door hardware schedule
within the plans. 1010
See revised Sheet A8.1 for Door Schedule with Hardware Groups listed.
Notes have been added to ensure all hardware complies with
ICCIANSI117.1 2009 Section 404.2.7 and means of egress door hardware
complies with IBC Section 1010.1.9.
31. All doors serving A occupancies with an occupant load of 50 or more are not
permitted to be provided with a latch or lock other than panic hardware. Once panic
hardware is specified for an A occupancy with an occupant load of 50 or more, all
doors along the egress path to the exit discharge (including exterior gates) are
required to be provided with panic hardware. Identify all doors that are required to be
provided with panic hardware. 1010.1.10
Panic hardware has been indicated on A8.1 Door Schedule where
required.
Energy Code (2015 WSEC)
32. All building entrances are required to be provided with vestibules, with all doors
opening into and out of the vestibule equipped with self -closing devices. Update the
Door Schedule to specify self -closing devices for all doors opening into vestibules.
This will include doors 129A, 12913, 126, 127, 118A, 11813, 12313, 100, 101, 102A,
103, 107, and 108. WSEC C402.5.7
Self -closing devices are indicated on A8.1 Door Schedule where required.
Foam Plastic Insulation
33. Foam plastic insulation is required to have a flame spread index of not more than 75
and a smoke -developed index of not more than 450 where tested in the maximum
thickness intended for use in accordance with ASTM E84 or UL 723. The plans need
to be updated to specify these requirements for foam plastic insulation. 2603.3
Please see revised Sheets A5.1 Exterior Wall Types and A5.3 Horizontal
Assemblies. All exterior rigid foam plastic insulation has been revised to
semi -rigid Mineral Wool. New wall types D & D11A5.1, Revised Assemblies
FC6, FC6a, and FC6b1A5.3, and New ceiling/roof assembly CR2 call for
Icynene spray foam. See attached ICC Evaluation report ESR-3199 for
Icynene MD-C-200, which has a flame -spread index of 25 or less and a
smoke -developed index of 450 or less per ASTM E84 (UL 723). Typical
foam plastic roof insulation is specified as rigid polyisocyanurate. See
attached Soprema Sopra-Iso product data sheet, which has a flame spread
index of less than 75 and a smoke -developed index of less than 450 per
ASTM E84 (UL 723).
Page 9
34. Roof assemblies with foam plastic insulation are permitted, provided the assembly
with the foam plastic insulation is a Class A, B, or C roofing assembly where tested
in accordance with ASTM E108 or UL 790. Provide documentation that the proposed
roof assemblies meet these test criteria. 2603.6
See Revised Sheet A5.3 for notes regarding UL listed roofing assembly
classifications and allowable materials.
Sincerely,
Sally Knodell
Director of Architecture
Community Facilities Lead
206.787.1373
sknodell@eworks.org
Attachments:
Edmonds Waterfront Center Building Permit Set with Corrections — 79 sheets
Icynene MD-C-200 IMES Evaluation Report— 5 pages
Sopra-Iso Product Data Sheet — 2 pages
Supplemental Structural Permit Calculations — 62 pages
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