20070202102256.pdfOV ED
City of Edmonds
0
PLAN REVIEW COMMENTS
-$' BUILDING DIVISION
�St. 18go (425) 771-0220
DATE: February 2, 2007
TO: Shawn Leiser
Fax 206-533-6038
FROM: Jenny Readwin, Plans Exam' er
RE: Plan Check # 2006-1384
Project: Walnut St Condo (Duplex)
Project Address: 301 Walnut St.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Show north arrow on site plan and floor plans.
2) For the exterior stairs off the main floor unit a landing is required outside the door per R311.5.4.
The exception is only for interior stairs when the door does not swing over the stairway. Please
show landing on the plans and adjust stairs accordingly. Also, a 36" hard surface landing is
required at the bottom of the stairs. Please also show this on the plans as well as the site plan.
3) On the floor plan please show location of sink, dishwasher, refrigerator, etc. for the upper floor
kitchen.
4) You have chosen to design this building to the IRC, not the IBC (which the pre -application
meeting comments were based). The first floor common area design as well as stair enclosures
and elevator shafts are beyond the scope of the 1RC for a duplex to address required fire
separations, therefore the IBC provisions apply and must be included in the design as follows:
a) South stair enclosure:
i) Must be 1 -hour fire rated per IBC 1019, including fire barrier walls (IBC 706).
Provide a north/south building section and east/west building section through the stair
enclosure showing the continuous 1 -hour fire barrier walls extending to the underside of
the floor and roof sheathing. Provide a 1 -hour fire rated construction detail with listed
and tested 1 -hour fire rated wall assembly (such as from IBC Table 720.1(2), Gypsum
Association Fire Resistance Design Manual, UL, etc.). Cross reference on the plans
where the detail applies.
ii) Must exit directly to the outside or to a 1 -hour exit passageway (IBC 1019.1.1). Stair
enclosure doors must be self-closing, 60 minute rated.
iii) Provide a note on the floor plans for the contractor to call for a pre -rock inspection to
verify the fire rated construction behind the tub/shower enclosures prior to installation.
b) A 1 -hour horizontal assembly (IBC 711) is required per IBC to separate the second floor
dwelling unit from the first floor garages and common areas. Provide detail and listed and
tested assembly, and cross reference where it applies on the plans. All supporting
construction including bearing walls, columns, beams, etc. must be protected with 1 -hr
construction. Provide details showing compliance.
c) A 1 -hour fire barrier is required between the garages and common area on the first floor.
Provide construction detail, listed and tested assembly and cross reference where it applies
on the plans. The doors within the fire barrier wall must be sell -closing, 3/4 hour rated.
d) Elevator shaft:
i) Must be 1 -hour fire rated per IBC 707, including fire barrier walls (TBC 706).
Provide a north/south building section and east/west building section through the stair
enclosure showing the continuous 1 -hour fire barrier walls extending to the underside of
the floor and roof sheathing. Provide a 1 -hour fire rated construction detail with listed
and tested 1 -hour fire rated wall assembly. Cross reference on the plans where the detail
applies.
ii) Provide manufacturer's specifications for the specific elevator to be installed. If the
elevator is not provided with minimum 1 -hour fire rated hoistway doors at each opening,
self-closing 1 -hour fire rated doors are required at each wall opening in the elevator shaft
to maintain the required shaft rating.
e) Show the location of the elevator equipment room on the floor plans. Ventilation (supply
and exhaust) will be required to maintain the required operating temperature specified in the
manufacturer's information. Show the location of supply and exhaust air. If penetrations
are made in the 1 -hour rated assemblies, shown how the fire rated assembly will be
maintained, such as with gypsum lined joist bays, shafts, etc.
5) A 1 -hour fire rated floor ceiling assembly is required to separate the two dwelling units. Provide
detail and listed and tested assembly, and cross reference where it applies on the plans.
6) Provide listed and tested 1 -hour fire stopping assemblies on the plans, or list as a deferred
submittal on the coversheet of the plans. If it will be deferred, it must be submitted and
approved by the Building Division prior to the request for framing inspection.
7) Show and label the mechanical equipment that will be located in the mechanical room on the
first floor, and specify whether gas or electric. If gas-fired, clearly show how combustion air
will be provided.
8) Provide a building section showing how the furnace and water heater appliance venting and
combustion air will be provided, while maintaining the required 1 -hour floor -ceiling separation
between dwelling units. (IRC 317.3)
9) Provide a vertical section through the gas fireplace chimney to show how the 1 -hour fire
separation will be maintained between dwelling units.
10) See attached structural comments from city consultant. Respond to each item in writing.
Page 2 of 2
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Theresa Umbaugh
121 5th Avenue N
Edmonds, WA 98020
Re: Gallaugher Duplex
301 Walnut Street
Edmonds, WA 98020
Plan Review # 2006-1384
Structure
Area S.F.
Lower floor
674
Main floor
1620
Upperfloor
1620
Total
3914
arae
571
Total
4485
Deck Upper floor
50
Grand total
4535
January 19, 2007:
EECE # EDM 07-02
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections roust be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Structural requirements of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Page 2 of 3
EECE#: EDM 07-02
Gallaugher Duplex
STRUCTURAL COMMENTS
General
Engineer of Record (EOR), please clarify why the 2 floor lateral design the below
wall height used a 3.5 feet tributary when the elevations state 9. Shouldn't the wall
height for this level be 4.5 feet? Note, for the ground level you used 4.5 feet.
Please clarify on the response.
Sheet Al BUILDING SECTION & LOWER FLOOR PLAN:
2. Architect of Record (AOR) or EOR, please specify the required connections of the
stair stringer. I was unable to find where this was specified on the drawings in
order to check capacity of the connections.
Sheet S2 FOUNDATION/2ND FLOOR PLAN:
3. EOR, please provide calculations for the 6x6 post supporting the upper floor deck.
Note that this post spans two floors.
4. EOR please specify the required connection of the (4) 2x6 to the 5-1/4X11-7/8
PSL dropped.
5. IBC section 2305.2.5 requires blocked diaphragm to be classified as a rigid
diaphragm. Since the floor cantilever out the lateral forces are required to transfer
to the interior shear wall through the horizontal diaphragm. Please specify the
diaphragm to be completed blocked in order to transfer the required forces.
Sheet S3 3RD FLOOR/ROOF FRAMING PLAN:
6. EOR, please clarify the lateral transfer force at the deck. AC caps at the top of the
post are not approved to transfer lateral forces. Are knee braces required or x
bracing, or other method required to transfer the required force? Provide an
analysis at these locations to justify the lateral load path.
7. EOR, please provide an analysis for the deck framing considering wind uplift. IBC
1605.3.1
Sheet S4 SHEAR WALL PLANS:
8. Shear wall schedule: EOR, please modify panel edge stud for shear wall mark B
level 1 to state 3X members are required. When nails are spaced at 2" OIC the
minimum size panel edge member shall not be less then a single 3X. IBC 2306.4.1
Page 3 of 3
EECE#: EDM 07-02
Gallaugher Duplex
9. Shear wall schedule: EOR., please clarify the top note per detail. Which detail is
this referring to? Please clarify on the drawing.
10. EOR please provide analysis for the lateral loads transferred through the horizontal
diaphragm to the interior shear wall B on the lower floor. Note the main floor
diaphragm is unblocked and this force is required to be added. The load path is
required to transfer this lateral force. Base off the submitted analysis an unblocked
diaphragm will not transfer this force. Please modify accordingly. IBC table
2306.3.1
Sheet S5 FOUNDATION/SHEAR WALL DETAILS:
11. EOR, please modify foundation section 3,4,5 and 10 to show a 90 degree hook into
the footing or submit an analysis to justify straight bar embedment. R403.1 or ACI
12.1
Sheet S6 FLOOR/ROOF DETAILS:
12. Detail 2: EOR or AOR, please provide a detail for the guard rail at the upper floor
deck. This is required to resist a horizontal force of 50 plf at the top rail and also a
concentrated force of 200 pounds. Currently the drawing does not have any details
dealing with the attachment, material sizes ext. Since this is on the upper floor it is
very important that the assembly/members be able to transfer these forces. Please
submit an analysis and details for the deck guard rail. IBC 1607.7.1
Additional corrections may be required following receipt of corrections and
additional information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and Public Works Engineering. Changes,
clarifications or additional corrections may be required subsequent to the Building
Department plan review when comments are received from the other concerned
departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at
(360) 874-0562 between 8:00 a.m. and 5;00 p.m.
By:
Hoyt Jeter, P.E.
President