20070403142734.pdfDATE: April 3, 2007
City of Edmonds_
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425)771-0220
TO: Dwight McGrew
FAX: 425-778-9086
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2006-0955
Project: Michel Construction -- 4 Unit Condominium
Project Address: 618 Glen Street
During re -review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses to each of the comments below and
where changes can be found on the plans. Please submit 2 sets of revised plans/documents to Marie
Harrison, Permit Coordinator
1. All plans must be stamped and signed by the engineer of record.
2. Coordinate site datum point elevation on site plan and Sheet P1 note 46 (Previous items 3g and 18).
Also show physical location of datum point (RR spike in power pole...) and elevation on the site plan.
3. Clearly show location of arbor at building entry on the site plan.
4. Clearly show the outline of the decks on the site plan, and label.
5. In general, it is still very unclear which walls on the floor plans are 1 -hour fire barriers, 1 -hour fire
partitions, or non -rated walls, and which listed/tested and wall assembly details apply to which walls.
Please clarify throughout the plans.
6. Previous items 6 and 11: 1 -hour exterior wall assembly Detail G/Al2 noted in your response letter does
not exist and is not cross-referenced on the basement floor plan. Also, Sheet A2 needs to clearly show
that all bearing walls supporting the occupancy separation are 1 -hour rated.
7. Previous item 7: Listed and tested fire stopping assemblies still need to be added to the deferred
submittals list on Sheet P 1 #42. The fire caulk material noted on F/Al l is only a material within a listed
and tested assembly (such as from the UL directory). You may want to contact the manufacturer of the
fire stopping products you will be using (such as 3M , Hilti, etc.) and see if they will assist you in
providing the listings for each type of penetration specific to your project.
8. Previous item 8 (also see #9 below for additional comment on fire barrier walls for elevator shaft, exit
enclosure, and exit passageway): Detail J/Al2: GA file #WP 3230 does not exist in the Gypsum Fire
Resistance Design Manual. Please revise.
9. Fire barrier walls of elevator shaft, exit enclosure and exit passageway must extend to the underside of
the floor deck or roof deck above and must be continuous through concealed spaces. Clearly show this
on the plans. Details need to be provided for both fire barriers and fire partitions and cross-referenced in
applicable locations on the plans so they are constructed correctly in the field. Also, Detail L/Al2 is
referenced at the exit passageway, but the detail shows a fire partition (wall extending to the underside
of the fire rated floor/roof above), not a fire barrier. Please revise.
10. Fire partition walls of corridor and party walls can extend to either the underside of the floor deck or
roof deck, OR to the fire rated floor or roof -ceiling above (which is what you seem to be showing on
detail L/Al2). Details need to be provided for both fire barriers and fire partitions and cross-referenced
inapplicable Iocations on the plans so they are constructed correctly in the field.
11. Two wall types are shown at the elevator shaft (wood stud wall and metal stud wall). Provide listed and
tested 1 -hour fire rated assemblies for each wall type and clearly cross-reference them on the plans.
Also, where the elevator wall is common with dwelling units, the wall must have an STC of 50 or more
(previous item 8)
12. Provide manufacturer's information for elevator that shows hoistway doors are minimum 3/4 hour rated, or
provide self-closing 3/4 hour fire rated doors at the elevator opening to complete required 1 -hour shaft (IBC
706.7 and Table 715.3).
13. Detail B/Al2 notes assembly NER-200 which appears to no longer be a valid report for TJIs. The
evaluation report ESR -1153 on htt)://www.icc-es.org,/Evaluation_Reports/index.shtn-d has assemblies
specifically for TJ1s (manufactured by Weyerhaeuser). Please revise.
14. Clearly show on the plans blocking requirements for future grab bars at toilets, tubs and showers
(ICC/ANSI Al 17.1 section 1004.11.2).
15. Cross-reference detail H/Al2 on Sheet A7 for columns supporting the occupancy separation.
16. Many of the details have the bottom text deleted halfway and are unreadable. Please correct and resubmit.
17. Previous Consultant Comment 4: The door into the stairway shall not reduce the width of the landing by
more than '/2 the required width during the course of the swing. IBC 1009.4 is more restrictive than IBC
1008.1.5 and prevails. See enclosed copy from IBC Commentary Figure 1009.4(4).
18. At the exit passageway, doors in any position shall not reduce the required width by more than '/z.
Dimension on the plans. IBC 1020.2 exception
19. Note on the plans that window vents or wall ports will be provided at each habitable space for fresh air for
the whole house ventilation system.
STRUCTURAL COMMENTS
General
1. Based off the analysis, the concrete wall height on the lower floor is not floor to floor. Please specify
the required height of the concrete wall on the drawings as used in the design analysis. It appears the
analysis required the concrete stem wall to have a minimum height of 6.5 feet. It is not clear how this
was addressed.
Sheet A6 Foundation Plan
2. Provide an analysis for the foundation to resist the overturning force from the shear walls. Grid line D
shows a force of 10.59 kips must be resisted. Analysis was not submitted upon response to show the slab
will resist this design force. Analysis is required.
Sheet A9 Roof Framing Plan
3. Please specify the required framing for the support of the skylights on the drawings. Plywood will not
support this load. This still has not been addressed on the revised drawings. Modify drawings
accordingly to show code compliance. (If detail 2 on sheet S2.1 is to be sued this should be referenced to
sheet to show this is required.
4. EOR please specify the required beam that is red "Beam" at the stairs. All that is noted is beam.
Sheet Al2 Details
5. Detail O: Please note that the vertical steel shall have a standard 90 degree hook or justify straight bar
embedment will develop. ACI chapter 7 and ACI Chapter 12. Detail O has been deleted from the set but
it is still required as per the drawings. Sheet A6 reference detail O. Please add this detail back to the set
as required per the drawings.
Page 2 of 2
MEANS OF EGRESS
1009.4(3)]. In this case, the space necessary for means
of egress will be available.
Exception 1 provides for aisle stairs where the re-
quirements are in Section 1024 and this section does
not apply. Exception 2 limits the arc of the door swing on
a landing so that the effect on the means of egress is
minimized [see Figure 1009.4(4)].
1009.5 Stairway construction. All stairways shall be built of
materials consistent with the types permitted for the type of con-
struction of the building, except that wood handrails shall be
permitted for all types of construction.
4- In keeping with the different levels of fire protection pro-
vided by each of the five basic types of construction
For SI: 1 inch = 25.4 mm.
For SI: 1 inch=
1009.5-1009.5.
designated in Chapter 6, the materials used for stairwa'
construction must meet the appropriate combustibil
itylnoncombustibility-requirements indicated in Sectiol
602 for the particular type of construction of the buildin(
in which the stairway is located. This is require
whether or not the stair is part of the required means c
egress.
If desired, wood handrails may be used on the basis
that the fuel load contributed by this combustible com
ponent of stairway construction is insignificant and wi
not pose a fire hazard.
1009.5.1 Stairway walking surface. The walking surface o
treads and landings of a stairway shall not be sloped steeper tha3
one unit vertical in 48 units horizontal (2 -percent slope) in an;
FLIGHT OF STAIRS
HANDRAIL
LANDING r r-- LANDING
WAL&I@A
HANDRAIL
1 I `-- 70" MIN.
70" ACTUAL
STAIRWAY WIDTH
(I.E. GREATER THAN REQUIRED WIDTH)
Figure 1009.4(3)
REVERSING RUN STAIR
7" MAX.
Figure 1009.4(4)
DOOR CLEARANCE REQUIREMENT IN STAIRWAYS
f 1 2003 INTERNATIONAL BUILDING COBE® CO 10-5: