20070321122720.pdfoc o City. of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
Est 1g9a (425) 771-0220
DATE: March 20, 2007
TO. Tim Scott Stensland
FAX: 360-297-4223
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0140
Project: Phillips Condominiums— 7 units
Project Address: 301 4cn Ave N
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Attached are plan review comments from both the City's plan review
consultant as well as additional comments from City staff. Provide written responses to each comment and
where changes can be found on the plans. Submit revised plans/documents to Marie Harrison, Permit
Coordinator. Many of these items were included in the Preapplication Comments provided to you dated
918106. Due to the incompleteness of the plans, additional new comments will follow upon review of the
resubmitted plans.
Additional Staff Plan Review Comments
1. Provide story calculations on the plans to show that the lowest floor qualifies as a basement. See IBC
202 and 502 for definitions of Basement, Story Above Grade Plane, and Grade Plane. Typically the
calculations are shown and demonstrated on the building elevation views.
2. The building must be provided with an automatic sprinkler system meeting NFPA-13R. Clearly note
this on the coversheet of the plans, and add fire sprinkler to the list of separate permits on the
coversheet. Also, as noted in the Fire Marshal's comments the Fire Connection Permit is reviewed
concurrently with the Civil plans, so must be submitted, reviewed and approved prior to issuance of the
main building permit for this project.
3. Show location of fire sprinkler room on the plans.
4, Separate Demolition permits for each existing building on site must be issued concurrently or prior to
the issuance of the main building permit. Contact the Permit Coordinator regarding this item.
5. Other separate permits to add to list on the coversheet:
a. If there will be a sign (other than address numbers) stating the name of the condominium
building, a separate permit is required. Please add to the list of the separate permits on the
coversheet of the plans.
b. Add State Elevator (from State Labor and Industries) to the separate permits list.
c. Add side sewer and water meter to the separate permits list.
6. On the site plan, clearly distinguish the outline of the exterior wall of the building, and decks (also
label).
7. Provide top and bottom wall elevations for the driveway retaining wall and cross-reference the
construction detail on the site plan.
8. Fully dimension the garage floor plan.
9. On the garage floor plan, distinguish and label underslab storm drain lines from building section lines to
eliminate confusion.
10. On the garage floor plans, show the outline of the floor above to clarify.
11. On the garage floor plan, the accessible access aisle (5' minimum in width) adjacent to the accessible
parking stall must be painted with white lines and extend to the elevator where the access aisle
encroaches into the drive aisle. See enclosed handout.
12. Fully dimension the upper floor plan.
13. Mechanical rooms shown on the garage floor plan are considered incidental uses and must be provided
with smoke partitions and self-closing, gasketed doors. Show on plans.
14. Provide an east -west section from foundation through roof, property line to property line, through the
garage entrance/accessible parking area of the building (units 3 & 4, 6&7)
15. Provide plans/details/sections showing how temporary shoring and temporary grades (max 2:1 or 1:1
with written geotech recommendation) will be provided during the groundwork phase of construction.
Provide structural calculations for temporary shoring exceeding 4 feet in height.
16. Provide copy of temporary construction easement on private property shown on sheet C1.
17. Provide copy of all easements associated with this property. For example, a power pole is shown on the
north side of the property where there is likely an easement.
18. Remove note on floor plans that "interior nonstructural wall locations may vary". All revisions made to
City approved plans, including nonbearing walls, must be approved by the City prior to construction and
will go through the plan review process.
19. Revise unit plans A7 — A10 to reflect actual layouts on floor plans. Options will not be approved as part
of the final approved plans. As noted in item 10 above, revisions to approved plans must first be
approved by the City.
20. Provide occupant load calculations for each floor and for the total building.
21. Fire rated assemblies and details: Reference the listed and tested assembly number, including STC
rating of 50 or more (such as from Gypsum Fire Resistance Design Manual, UL, etc.) and show all
construction requirements of the assemblies on the details and building sections so they are constructed
properly in the field. Cross reference the details on the floor plans and building sections so it is clear
where they apply.
a. 1 -hour floor-ceiking assembly with STC
b. 2 -hour floor -ceiling assembly with STC
c. I -hour roof -ceiling assembly
d. I -hour deck floor -ceiling and roof -ceiling (including weather protection of fire rated
materials)
e. 1 -hour exterior wall assembly
f. 1 -hour interior bearing walls (with STC if separating dwellings from common areas, shafts,
etc.
g. 1 -hour corridor wall and ceiling construction (with STC at dwelling units)
h. 1 -hour exit enclosure and elevator shaft walks and ceilings (with STC at dwelling units)
i. 1 -hour mechanical shaft walls and ceilings
j. 1 -hour walls and ceiling of useable space under stairway
k. 1 -hour columns and beams
1. The construction supporting the 2 -hour occupancy separation between S2 and R.2
occupancies (such as beams, columns, bearing walls, etc.) must also be 2 -hour fire rated
assemblies. Provide listed and tested fire rated assemblies and details for beams, columns
(wood and steel), and bearing walls, and cross reference where they apply on the plans.
22. The north and south stairways must meet the requirements for vertical exit enclosure per IBC 1019 since
they penetrate 2 floors, including fire barrier walls, self-closing 60 minute rated doors, etc. Each must
exit directly to the outside or to a 1 -hour rated exit passageway. Elevators cannot open into an exit
passageway or stair enclosure. A redesign is required. Exiting will be reviewed upon resubmittal. IBC
1019 and 1020
23. The dwelling units must exit into a 1 -hour rated corridor with self-closing, 20 minute rated doors with
smoke "S" rating. Label on the floor plans. IBC 1016
Page 2 of 4
24• Windows located within the '-hour corridor walls must be 3
715.4). Wire glazing with steel frame that meets t fixed �4 hOur fire endow as
safety glazing is required per M f rae t he requirements of IBC re S• Semblies (IBC
25. Where penetrations of the 4.3 is not permitted w
''I fire he
fixtures, etc, re rated assemblies re
Provide details to show how the fire rated a sembl s with ducts
vertical and horizontal shafts (lined joist bays or soffits pipes' wiring, light
fes will be maintained, such as with
assemblies, etc, below the I -hour envelope),
26. Prole construction detail for interior nonbearing p )� such
stopping
27. The garage floor ]ans. a ung walls.
must be completely se appears to show a door opening to useable s
Y parated, from the stair enclosure with 1 -hour cons under the Stairway.
Provide construction detail and cross-reference listed This area
28. The plans show the south stairwa c tntction (walls and ceiling).
and tested assemblies.
Y ofplan mng us
s the roof. Show exterior door at the to
The elevation views, sections and roof plan must be revised to
at the door would not be show this access as well T the stairway.
that a roof deck is not being rostra d teed the maximum hei
ght allowed in the zoning code, Confirm
29. Parking garage ventilation must be provided at the rate of I.
not meet this requirement. The parkin 5 cfm/sf of floor area. Louvered vents do
including 10 feet from g garage exhaust fan outlet must meet
location of the exhaust fang a be line.ode d10 eferred to the rn IMC AC 502.7.3.6 #2,
from building openings, and 10 feet above grade. The
and structural code issues, mechanical permit since it can affect arch'
30. Show how the exhaust fans, shown in the meth architectural
maintaining the 2 -hour floor -ceiling aSSembl apical rooms, will be vented to the outside while
31. Show location of the elevator mechanical room, and note the
y, such as with a vertical shaft.
IBC 3006. mechanical ventilation requirements
32• Show locations of illuminated exit signage and emergency and 1006). per
33. Accessibility; g ncy Iighting, including power back-up (IBC 1011
a. Accessible ramp at entrance off of Edmonds Street: Revised floor
construction details and cross reference the details on the m
construction materials, handrails on both sides of the ram plan of ramp and ramp
extensions, elevation main floor
plan. Show
Points at each land' psiension, top and bottom handrail
ramp width, dimension landings, etc. to clearly shoe, thlength of each ram
code. ICC/ANSI A117.I Section 405 the ram p, dimension
b• All common area doors and unit en P configuration will meet
note on the plans.' doors must have accessible door hardware.
c• Clearly shoe, on the plans that the elevator shaft w Clearly
minimum interior dimensions per ICC/ will accommodate
ANSI Al 17.1 section 407 4 an elevator with
d• All units must be Type B accessible per ICC/ANSI A 1 I
on the plans. (also see WAC 296-96).
Where U-shaped kitchens 7.1 section 1004. Show compliance
e. p
ICC/ANSI vv�Il be provided, dimension 60" minimum clearance
A117.I section 1004.12.1.2
f. Bathrooms must tom l per
if you are desi p Y with ICC/ANSI A117.1 section 1004.11.
fining to Option A or Option B, and clearly show tomearly note on
dimensions,the plans
9. At laundry equipment p fiance, including
1004.10. ,show the required clear floor space (ICC/ANSI AI 17.1
34• Provide a door schedule for each door, including section
accessibility), self -closer requirements, etc. g size, fire rating, door hardware (exiting and
of the stairs, including east stairways• required tap and bottom handrail extensions on both sides
Page 3 of 4
36. On the main floor plan at the north stair, dimension the width of exit travel at the corridor area
occupants corning down the stair with required handrail extensions that will encroach from the stair
down to the garage. This needs to be taken into account in the redesign to include for
37. Show locations of required safeans de exit enclosures.
38. Provide glazing calculations to jus
tilfy use
e of Option II (1B o) o� WSEC Tab
39. Revise plans throughout to show required insulation R and U values required b 1
40. Show location of proposed forced air furnaces on the floor plans and note that the will be
41. Note the minimum cfm exhaust fans required in the kitchens bat y Option Jr.
fan e the
noted in the ever y electric.
energy calculations. brooms, laundry room and whole house
42. This project is subject to RCW 64.55 (EIIB 1848). Please read RCW 64.55 which c
following website h ://a s.Ie .wa, ov/rcvv/) to determine how it applies to your project, found on the
b below must be submitted prior to permit issuance. p 1 Items a and
a. Building Enclosure documents stamped and signed by a State licensed Architect or
Professional Engineer must be submitted.
b. In addition to the building enclosure plans, the design professional must submit a written
statement stamped/signed that "The undersigned fined has provided building enclosure documents
that in my professional
J gment are appropriate to satisfy the requirements of RCW
64.55.005 through 64.55.090".
C. The building enclosure must be inspected by a qualified inspector.
i. Inspector qualifications:
1 • A person with substantial and verifiable training and experience in building
enclosure design and construction.
2. Shall be free from improper interference or influence relating to the
inspections.
3. May not have a conflict of interest.
ii. Prior to final Building inspection/occupancy, the Building Enclosure Inspector must
submit a signed letter certifying that the building enclosure has been inspected in
substantial compliance with the building enclosure design documents.
43. Special Inspections will be required for this project for both structural and soil ins ecti
Inspection Agreements must be signed by the geotechnical engineer of record and WA rt special inspector(s). The Ci inspection.. Special
City will provide these forms to you after the 2"a structural review, which will
Cc ified
include review of the Quality Assurance Plan to be provided by the Structural Engineer.
44. Prior to permit issuance the General Contractor must submit a signed written acknowle
1705.3 for construction of the seismic -force -resisting system. dgement per IBC
45. Provide sections and alter framing plan to clearly show how the corridor floor will slope allow for water runoff. Also clearly show how weather protection will be provided on all
flashing installation, etc, pe to drains to
46. Where habitable spaces are not provided with minimum natural light and ventilation,walls, floors,
requirements on the plans for artificial light and mechanical ventilation (wholehouse ventilation) the
IBC 1203 and 1205.
n) per
See attached Pian Review Comments from the City's Consultant
Page 4 of 4
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Occupancy
Olalla, WA 98359
Area S.F.
hoytjeter@centurytel.net
VA
360 874 0562
200 Gross
Fax 360 874 0591
Main floor
VA
R2
To: Marie Harrison
5681
121 5th Avenue N
Of
®0�
Edmonds, WA 98020
4W��
5681
Ramp
Re: Phillips 7 -Unit Condo
®�� 0�a� �� Date: March 7, 2007
3 01 4th Avenue N
292
Edmonds, WA 98020
Plan. Review # 2007-0140
EECE # EDM 07-08
Structure
Type Of
construction
Occupancy
Occupant
Load Factor
Area S.F.
Garage
VA
S2
200 Gross
8997
Main floor
VA
R2
200 Gross
5681
Upper floor
VA
R2
200 Gross
5681
Ramp
292
Main Floor Decks
738
Upper Floor Decks
738
Grand total
22127
Sprinklers
Yes
C
Yes
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must 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 Ordinance, Barrier Free, Energy, Ventilation and
Indoor Air Quality Code and 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 I 1
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
ARCHITECTURAL COMMENTS
General
Please add the following to the drawings to encompass Engrossed House Bill 1848
(EHB 1848) that became effective August 1" 2005. This bill impacts multi -family
design and construction, either newly constructed or rehabilitated when the permit
is issued on or after August 1, 2005.
The web site address is
btt ://www.te .wa. ov/ ub/billinfo/2U05-06/Htnl/Bills/House%2OPassed%2OLe islature/1848.1'L,Itm
➢ All applications for construction of multi -unit residential buildings must include
design documents prepared and stamped by an architect or engineer that identify
the building enclosure (building enclosure documents), including but not limited
to, waterproofing, weather Proofing and/or otherwise protected from water or
moisture intrusion, unless a recorded irrevocable sale prohibition covenant is
submitted to the City of Edmonds
➢ Effective August 1, 2005 the jurisdiction is prohibited from issuing a permit for
construction or rehabilitation construction unless the building enclosure documents
that contain a stamped statement by the person stamping the building enclosure
design documents in substantially the following form "The undersigned has
provided building enclosure documents that in my professional judgment are
appropriate to satisfy the requirements of sections 1 through 10 of this act".
➢ All multi -unit residential buildings shall have the building enclosure inspected by a
Qualified Inspector during the course of initial construction and during
rehabilitative construction. This inspection is to be done by a third party,
independent inspector
➢ The jurisdiction shall not issue a Certificate of Occupancy until the Qualified
Inspector prepares a report and submits to the building department a signed letter
certifying that the building enclosure has been inspected during the course of
construction or rehabilitative construction and that the construction is in substantial
compliance with the building enclosure design documents.
➢ The jurisdiction is not responsible for determining whether the building enclosure
design documents or the inspections performed are adequate or appropriate to
satisfy the requirements of the act.
Page 3 of 1 i
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
1. Please add to the drawings the proposed means of egress plan for each floor
(including the parking garage). Egress requirements must be clearly presented.
IBC 106.1.2
2. Please have a design professional stamp and sign all drawings. The stamp
provided on some drawings states `for structural only'. This building is not
exempt and is required to have a licensed design professional stamp all sheets. The
structural portions are only part of the building code. Provide all sheets stamped
and signed by a professional in the state of Washington as required per the state
building code. IBC 106.1.
3. Please specify the area of each occupancy on each floor as required per code. IBC
503.1
4. It appears that dimension strings between the Foundation and the Main Floor Plans
do not align. Please clarify the discrepancy and provide dimensions for Upper
Floor Plan. IBC 106. 1.1
5. Please state on the drawings if this building will be sprinklered. An accurate
review of construction details cannot be done without this information. IBC
106.1.1 — 5Dr-4'� ) IM F—
��4,�e
6. Please add all ADA type B required information to the drawings. When there are 4
or more units the code requires that all units shall be at least type B. IBC 1107.6.2
7. Please add a required detail for the penetrations through the 2 -hour rated assembly.
The hot water heaters are located in the garage and penetration will be required.
IBC 712
8. Please justify the stairs open to three floors. The code does not allow this. The
stairs must be an exit enclosure and as shown this will not be met. Provide
justification for the stairs not to be an enclosure and opening directly into the
garage. IBC 1019
9. Please clarify on the drawing the locations of the exit discharge as required per IBC
1023. Nothing is specified at this time. Modify drawings accordingly. IBC 1023
10. Please justify a single exit building. One exit is shown going through the garage.
Z r�� ;I:�v�vz� .
11. Please provide an analysis for the egress minimum width.
Sheet A-1 INDEX/GENERAL NOTES/VICINITY MAP:
12. Please specify that the fire -suppression will be submitted as a deferred submittal, if
the building will be sprinklered. IBC 106.3.4.2
Page 4 of 11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
Sheet A-2 SITE PLAN:
13. Please clarify how the adjacent property will be protected. Based off this sheet
excavation will affect the adjacent property lines. Some method of shoring must
be performed. The geotechnical clearly states the soil cannot be relied upon to
remain standing and the temporary slope will be required to cross the property line.
Also, based off the drawing, the retaining wall will affect the adjacent properties
and either an easement or other agreement must be submitted to the City for
review. IBC 3304 and 3307.1
Sheet A-3 GARAGE PLAN:
14. Please specify the required separation between the mechanical rooms and the
parking garage. IBC 3023.2
15. Please specify a mechanical ventilation system per IMC for the underground
parking garage. IBC 406.4
16. Please add all pertinent dimensions to the ADA parking requirements. This shall
include not only the depth but the required width the clearance, the painted surface,
the ADA sign, etc. IBC 1106
Sheet A-4 FOUNDATION PLAN:
18. Please clarify how the columns in the garage are protected from impact.
19. Please clarify how the columns in the garage are protected forte hour rated
assembly. All that is noted is steel column. IBC 714.2
Sheet A-6 MAIN FLOOR PLAN:
20. It appears that one. of the two stair wells exit at the garage. The code does not
allow for exiting through a garage; per IBC. Please clarify how this building
meets the requirements of a single -exit building. IBC 1018.2
21. Please provide an analysis for the unprotected openings into corridor per IBC
704.8.
22. The drawings state railing per code. Please add the appropriate information to the
drawings to show how it will meet code. ANSI 117.1 505
Page 5 of 11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
23. Please add appropriate detail for the ramps as required per ANSI 117.1 405. For
example, the clear width, the dimension of the landings, the ground surface
requirements, etc.
24. Handrails are required at the ramps and must be shown. Please add the handrails
as required per ANSI 117.1 405.8
Sheet A-11 UPPER FLOOR FRAMING PLAN:
25. It appears that the stairways and corridor is an `outdoor' space, open to the
elements. Per IBC 1009.5.2, outdoor stairways and outdoor approaches to
stairways shall be designed so that water will not accumulated on the walking
surface. It is not clear on the drawings how this provision will be met.
Sheet A-12 UPPER FLOOR PLAN:
26. Please specify all required dimensions on the upper floor plans. None are provided
at this time. IBC 106. L I
27. Please provide an analysis for the unprotected openings into corridor per IBC
704.8.
Sheet A-13 ROOF FRAMING PLAN:
28. Please specify the class of the roof as required by 1505.
Sheet A-15 BUILDING SECTIONS:
29. Per the IBC table 601, Type V-A construction has a 1 -hr rated requirement at all
structural elements, including columns, beams, deck posts, and floor and roof
framing. Wall Section and Post Details do not show how the columns, posts, and
floor and roof framing will be 1 -hour rated. Please revise accordingly.
30. Detail 2: Please detail the guardrails to show how they meet the minimum
requirements per IBC 1012.
Sheet A-16 WALL SECTIONS/DETAILS:
31. Wall sections 1 and 3: Assemblies shown on do not meet a 2 -hour rated assembly
between the garage and the units above, as defined by code. A minimum of (3)
layers of 518" Type `X" gypsum is required. Please refer to ICC ESR -1153 PFC
4354 for fill compliance requirements.
Page 6 of 11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
32. Wall sections 1 and 3: Assemblies shown do not meet a 2 -hour rated assembly
between the main and upper floor units, as defined by code. Please revise per
ICC.
33. Please provide the required rated assembly for the supporting beam in the garage.
IBC 714.2
34. Wall Section 3 shows an exposed beam and post in the garage level. Please refer
to IBC Table 601 for rated requirements for all structural elements in a V-A
building.
Sheet A-17 WALL SECTIONS/DETAILS:
35. Details are required to show how the elevator shaft will maintain its required
protection. Just stating 2 layer of 518" Type X gypsum is not a rated assembly.
Modify drawings accordingly. IBC 707
36. Please provide information on the construction of the stairs. There are wood
framing members then there is a steel riser. How is everything attached, what is
the dimension of the landings, how are the handrail continuous from the floor to
the bottom being constructed? More information is required to be added to the
drawings in order to complete the code review for this item. If this is to be a
deferred submittal this must be approved by the building official and be clearly
noted on the drawings.
37. Please add appropriate detail for one hour rated assemble for the useable space.
IBC 1019.1.5
Sheet A-20 DETAILS:
38. Details 2 and 4: Please provide flashing details to show how moisture will be
prevented from entering the wall at coping joints and at the intersection of the
parapet and roof plane. IBC 1503.2
39. Detail 3: Please clarify how the 2 -hour rated assembly is maintained with the
continuous vent, as shown. IBC 712.4.2
40. Please increase the font size of detail text so that it can be reviewed easily. IBC
106.1.1
Sheet A-21 DETAILS:
41. Detail 9: The code does not allow the riser to change 2" in a run. The maximum
change shall not exceed .375". 2 inches exceeds this limit. Modify drawings
accordingly. IBC 1009.3
Page 7of11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
Sheet A-22 INTERIOR ELEVATIONS/DOOR/WINDOW SCHEDULE:
42. Please add all pertinent dimensions to the details. All that is shown is
schematically. WSA IBC 2903
43. All handicap information should be added to the drawings, not just a note for
handicap accessible hardware in the door schedule. More information is required to
be shown to show code compliance.
Sheet E-2 MAIN FLOOR ELECTRICAL PLAN:
44. Please show required smoke alarms in all unit bedrooms per IBC 907.2.10.1.2. It
appears that one bedroom in Unit 1 is missing one.
Sheet E-3 UPPER FLOOR ELECTRICAL PLAN:
45. Please show required smoke alarms in all unit bedrooms per IBC 907.2.10.1.2. It
appears that one bedroom in Unit 5 is missing one.
STRUCTURAL COMMENTS
General
46. Engineer of Record (EOR), please add a quality assurance plan to the drawing as
required per the international codes. The exceptions do not apply for this structure.
IBC 1705.1 and IBC 1705.2
47. EOR, please specify the required spacing of the wood stud walls. All that is note
that spacing is per pian but the plan does not clearly note all required spacing of the
stud walls. Modify drawings accordingly.
Sheet A-4 FOUNDATION PLAN:
48. EOR, please increase the font size in order to read the text. The text is too small to
read clearly. IBC 106. 1.1
49. EOR, submit an analysis for the foundation system shown. The size of the
footings, based off the vertical reactions, was supplied but not how the
reinforcement was determined. Submit an analysis to justify the reinforcement
specified on the drawings.
50. Footing F12's allowable bearing pressure is exceeded based off the final reactions.
Modify the footing so the allowable foundation bearing pressure is not exceeded.
Page 8 of 11.
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
51. EOR, submit an analysis to justify a.18" footing under the concrete wall and
supporting the floor above will not exceed the allowable bearing pressure of 2000
ps£
Sheet A-5 MAIN FLOOR FRAMING PLAN:
52. EOR, submit an analysis for the plywood to resist the horizontal forces of the top
of the retaining wall. Plywood cannot resist this force. Modify detail accordingly.
53. EOR, please specify the required connections of the ledger to the main structures.
54. EOR, the LU hangers are not approved unless there is a solid backing material.
Also, the details on the structural sheet have the wood joist bear on top of steel
beam and not hang as noted. Please provide a detail cut for the connections of the
joist to the beams to show complete load path.
Sheet A-13 ROOF FRAMING PLAN:
55. EOR, please specify the required support of the 3-118X10-1/2 glu-lam beams at the
wall.
56. EOR, please clarify the bearer size call out to be 3-118X0.5" noted at the deck.
57. All standard details state post or multiple studs per plan to support the beams, but
the plans note some 6x6 posts.but not all beams supported are noted on the plan as
the details reflect. Modify drawing accordingly in order to verify complete load
path.
Sheet A-15 BUILDING SECTIONS:
58. EOR, provide an analysis for the guardrail to be able to resist the code required
forces. This should not only include the members but also the connections. IBC
1607.7.1
Sheet A-16 WALL SECTIONS/DETAILS-
59. EOR, please specify the required connections of the exterior deck to the structure. I
was unable tot determine this from the drawings.
Sheet S-1 STRUCTURAL NOTES:
60. EOR, please modify the general notes to state all deferred submittals to also be
submitted to the building department for review as required per 1BC 106.3.4.2
Page 9of11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
61. EOR, please add the required bearing pressure used in the design of the foundation
system to the drawing.
Sheet S-2 STRUCTURAL NOTES/SECTIONS:
62. Detail B: Toe nailing cannot be used to transfer more than 150 pl£ Based of the
diaphragm reaction this force will be exceeded. Submit an analysis for this detail or
modify accordingly. IBC 2305.1.2
Sheet S-3 STRUCTURAL NOTES/SECTIONS:
63. Detail H: EOR, submit an analysis for the basement retaining wall top connection
to resist the shear force induced due to the required design loads. The design
analysis requires the top to be supported for the required steel reinforcement.
Simpson A35 or (2) 10 d will not resist this force. Based off the submitted analysis
the force at each joist spaced at 16" OIC is 900 * 16112=1.2 kips. A35 or the 10d
are not approved to resist this force.
64. Detail H: Submit an analysis for a 4 feet wall retaining wall with 18" footing to
resist the required soil pressure design loads. Notes on drawings state 4" slab shall
only be used for walls that exceed this height. Analysis is required for this to
justify the wall will resist the design forces.
65. The detail shows the wood sheathing to be within 6" of the soil. The code requires
wood sheathing that is less than 8" to grade shall be a preservative -treated material.
Note this clearly on the drawings or modify detail accordingly. IBC 2304.11.2.2
Sheet S-4 STRUCTURAL NOTES/SECTIONS:
66. EOR, provide an analysis for the columns considering the eccentricity of the bolted
connections. The will induce a moment that must also be resisted. An analysis is
required to justify the column will resist the required forces. Also, alternated live
load must also be addressed. When shear tabs are used a moment will be induced
based off the eccentricity of the force applied based off the centroid of the column
and must be checked for combined bending and axial load. IBC 1607.10 and IBC
2205
Sheet S-5 STRUCTURAL NOTES/SECTIONS:
67. Retaining wall M: EOR, please submit a design analysis for the retaining wall. IBC
1806
68. EOR, please clarify how the adjacent property will be protected during
construction. A vertical cut of I F 2" will be required next to the property line.
Page 10 of 11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140).
Energy Comments
General
69. Please specify on the drawing the temperature control as required per WSEC
503.8.3
Sheet A -I INDEX/GENERAL NOTES/VICINITY MAP:
70. Please submit glazing calculations to justify the percent of floor area, per WSEC
Table 6-1 zone and City of Edmonds residential prescriptive option for all heat
sources.
71. Please revise exterior wall insulation to meet the 2004 WSEC Residential
Prescriptive Option IT, and WSEC Table 6-1 as per the city required per the City of
Edmonds residential compliance work sheet. The drawings are required to show
15% glazing area based off the percentage of floor. Add this to the drawings to
show compliance.
72. Please specify on the drawing the required insulation below grade as required per
the state energy code for R2 and S2 structures.
Sheet A-16 WALL SECTIONS/DETAILS:
73. The insulation specified on the drawing does not meet the state energy code. R19 is
not conservative insulation as required per the state energy code.
Ventilation and Indoor Air Quality Comments
General
74. There is no information shown on the drawing for the required ventilation for the
parking garage. Please add this information to the drawings including appropriate
analysis in order to do a complete review. WSV&IAQC 103.
75. Please add to the drawing the required ventilations requirements for the kitchens.
76. Please add to the drawing the required ventilation for each unit as required per the
Washington ventilations code.
77. Please add to the drawing the required ventilations laundry rooms.
78. Please add to the drawing the required ventilations for each water closet.
Page 11 of 11
EECE#: EDM 07-08
Phillips 7 -Unit Condo (20070140)
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
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