20070822065824.pdfED City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
est_ 1890 (425) 771-0220
DATE: August 21, 2007
TO: Erik Bredberg
AD Shapiro Architects
FAX: 425-778-3032
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #2007-0644
Project: New Townhouses (Building E)
Project Address: 23012 Edmonds Way
During review of the proposed plans for the above noted project, it was found that the following
information, clarifications or changes are needed. Provide written responses to each comment and
where changes can be found on the plans. Please resubmit to Marie Harrison, Permit Coordinator.
1. On Sheet AO.1 under contractor coordination notes, specifically note in one list separate permits
and deferred submittals for this project. It appears that you intend mechanical/HVAC,
plumbing, fire sprinkler, fire alarm, State electrical, and fire connection to be separate permits.
Common deferred submittals are shop drawings, steel stairways, guardrails, listed and tested fire
stopping assemblies, etc. Please clearly note for both so there is no confusion what is not
included with this main building permit.
2. The "Existing Conditions" plan on Sheet AO shows existing property lines that must be removed
or relocated so that buildings do not cross property lines. Contact Planning Division for
appropriate procedure.
3. Sheet 20/AO.1 Townhouse Lot Perimeters shows that lot lines will be placed between each
dwelling unit and building. Clearly note on the plans if the subdivision will take place before or
after construction of the buildings. If after building construction, it is the architect's
responsibility to insure that the City approved construction plans for the building must address
all code requirements with the intent of placing future lot lines between units (building
enclosure documents are also required as noted below). If the subdivision will take place before
building construction, a survey (prepared by a State Licensed Land Surveyor) will be required
prior to pour of the foundation wall to insure that the building wall(s) are located on the property
lines (building enclosure documents per RCW 64.55 are only required if the developer elects to
do them per RCW 64.55(6)(b)).
4. For Building Enclosure documents, submit 2 sets of plans and details stamped and signed by an
architect or professional engineer, separate from the main construction plans (the City does not
review and approve Building Enclosure documents for compliance with RCW 64.55). In
addition to Building Enclosure plans, the design professional stamping the plans must also
submit a letter stating that "The undersigned has provided building enclosure documents that in
my professional judgment are appropriate to satisfy the requirements of RCW 64.55.005
through 64.55.090. "
5. Provide construction details and calculations for site retaining walls and cross-reference on the
plans where they apply.
6. Lot lines are proposed to go through the middle of fire sprinkler room connecting Building E
and Building F, which would not comply with fire separation distance requirements of the
building code (IBC Chapter 7). The fire sprinkler rooms also appear to connect these 2
buildings, requiring revised allowable area and height calculations to justify Type of
Construction (IBC 503). Please revise to show code compliance.
7. Provide construction details of the fire sprinkler room and cross reference where they apply on
the plans.
8. Since each parking garage is accessed only by the dwelling unit it serves, revise occupancy to U
rather than S2.
9. Under `Building Code" information on Sheet A0, the allowable area increase per IBC 506.3 for
the R2 occupancy is only permitted with an NFPA-13 system (plans note a 13R system).
Revised garage areas to U occupancy and revise allowable area and height calculations
accordingly. Also see IBC 406.1 for more information specific to U occupancies.
10. On the site plan, label all decks, cantilevers, patios, stairways, canopies, dumpsters, etc.
Dimension distances to property lines.
11. Provide an enlarged plan at the rear of the building showing the required setback line
dimensioned to buildings, patios, canopies, retaining walls, etc. to show that they meet setback
or encroach permitted distances into setback. Clearly label all items.
12. If proposed lot lines will separate dwelling units, a 2 -hour Fire Wall will be required (IBC
503.2) with no openings permitted and must be constructed per IBC 705. Provide construction
section details clearly showing a continuous 2 -hour Fire Wall from foundation through to a point
30" above the roof (unless exception is used per IBC 705.6.). Also see provisions for stepped
roofs. Provide listed and tested 2 -hour wall assembly with an STC of 50 or more. The fire wall
must be constructed to allow collapse of construction on either side of the wall without collapse
of the wall itself for the 2 -hour time period (IBC 705.2). This must be coordinated with the
structural engineer, including floor and roof sheathing which cannot be continuous through the
fire wall. Clearly show how fire walls will terminate at the exterior wall, and through eaves,
decks, etc. (or if exception is used, clearly note and show compliance). Clearly note what
penetrations are proposed at the fire wall (IBC and provide listed and tested fire stopping
assemblies applicable to the type and size of penetrations.
13. Since 2 -hour Fire Walls will be creating separate buildings at proposed property lines, provide
floor area and occupant load information for each dwelling unit (include fire sprinkler room
where applicable).
14. Revise 7/AO.I to show correct occupancies and fire ratings.
15. The listed and tested assembly for the exterior rated wall calls for Dens Shield on both sides.
Please confirm this is what you are proposing. You may want to look at the Exterior Wall
section of the Fire Resistance Design Manual (WP 8XXX) or UL assemblies for one that will
meet your design.
16. Exterior wall coverings 5 feet or less to real or imaginary property lines must essentially be non-
combustible by not exhibiting sustained flaming per NFPA 268. Revise elevation views and
provide manufacturer's information for siding to show that it meets this requirement.
17. Sheet A10.1 window and door schedules are missing from the plans.
Page 2 of 3
18. Provide a letter from the geotechnical engineer of record that they have reviewed the plans and
they comply with the recommendations in their report from 711012006, or provide addendum to
report with additional recommendations.
19. Special Inspections will be required as follows:
Geotechnical inspections:
a. Excavation, grading and site preparation
b. Shoring installation and monitoring
c. Placement of fill and compaction
d. Soil bearing verification
e. Foundation and retaining wall drainage
f. General Site monitoring during wet weather construction
Structural inspections:
g. Concrete construction
h. Structural steel fabrication and erection
i. Anchor bolt and holdown installation
j . Shearwall and diaphragm nailing
20. See attached comments from City Consultant. Provide written responses to each comment and
where changes can be found on the plans
Page 3 of 3
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359 �^
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Marie Harrison
City of Edmonds
Edmonds, WA 98020
Re: Valhalla Building E
23012 Edmonds Way #A
Edmonds, WA 98020
Plan Review # 20070644
Date: August 19, 2007
EECE # EDM 07-25
u Ct'
v
Garage
S2
2125
First floor
R2
2594
Second floor
R2
2594
Total
7313
Deck
Not
specified on
the drawings
Grand total
Sprinkler
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 Structural, Ordinance, Energy and Barrier Free
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 9
EECE#: EDM 07-25
Valhalla Building E
STRUCTURAL COMMENTS
General
1. Engineer of Record (EOR), please reference where to use each detail. There is a
note that states all details may not be used and for the contractor to verify, but the
design professional should specify which detail to use where and cross off details
that do not apply for this permit. Please modify the drawings to clearly show which
detail is to be used where. I will do my best to try to verify where each detail is to
be used and review the set based off this but the drawings should be revised to
check the minimum code requirements.
2. EOR, the architectural drawings show decks being used supported by diagonal
rods. Submit an analysis and details for these conditions. I was unable to find
where this was done by the EOR.
3. EOR, there appears to be items that do not pertain to this structure. For example,
portions of the quality assurance plan. Please cross off all portions that do not
pertain to this permit.
Sheet A4.2 Wall Sections, Details
4. Detail 10: EOR, please provide an analysis for the entrance canopy connections.
Sheet S1.1E General Notes
5. EOR, it appears there will not be any masonry to be used for this project. Please
cross off items that do not apply to the construction of this structure.
Sheet S2.1E Foundation & Level 1 Framing Plan
G. EOR, please show the locations of footing F7 in the foundation. It is not clear
based off the drawings submitted.
7. EOR, please clarify on the drawings what the (A) stands for.
8. EOR, please clarify what SC3 stands for.
9. Foundation Plan: EOR, please clarify what wall is to be used for WX wall. This is
not in the schedule.
10. The design analysis specifies a concrete shear wall to be used but the drawings do
not appear to reflect this requirement. EOR, please clarify and modify accordingly.
Page 3 of 9
EECE#: EDM 07-25
Valhalla Building E
11. Add a key to the drawings showing span direction and spacing direction to assure
the bearing walls and joist are placed correctly.
12. EOR please clarify the required column to support beam mark B 10.
Sheet S 2.2E Level 2 & Roof Framing Plan
13. FOR, please clarify on the drawings what the (A) stands for.
14. The vertical support of the beam mark B7 is not clear. Please clarify on the
drawings the required column type.
15. ROOF FRAMING PLAN: FOR, please clarify the required header to use along
grid D to the right of grid 2.
16. FOR, please clarify what a CX column is. This is not in the schedule.
17. FOR, the required framing above the stairway is not clear. Please clarify on the
drawings.
18. FOR, please specify the required hanger connections for the BI beam to the
supporting member. It is not clear what is required.
19. FOR, please specify the required connections of beam mark B7 to beam mark B7.
20. FOR, please specify the required connections of beam mark B9 to B7.
Sheet S3.1E Schedules
21. Shear wall schedule: EOR, please modify 14 to state single 3X member. The code
does not allow (2) 2X members by when nail spacing is at 2" O/C. Please modify
drawings accordingly. IBC table 2306.4.1 footnote e.
22. Hold-down schedule: FOR, please verify the reference stating to see 8/S5.3 for
installations at headers. This does not appear to be correct.
23. Wood Column Schedule: EOR, please clarify where detail 6 is located. There is
not a sheet S5.3 in the seta
24. FOR, please modify this sheet to reference the correct sheet call outs. I believe all
that is required is to use E after each sheet but this needs to be verified. Please
modify accordingly.
Page 4 of 9
EECE#: EDM 07-25
Valhalla Building E
Sheet S4. IE Typical Foundation Sections and Details
25. Detail 6: FOR, please submit an analysis for the attachment of the wood ledger to
the concrete wall. Also, please specify the required edge distance of the KB3 to the
concrete edge.
26. Detail 6: I called Hilti at 1-800-879-8000 and asked them what the minimum edge
clearance for the anchor specified is. They told me the edge distance must be a
minimum of 4-1/4 for 518" bolt no matter how the load is applied. The load must
be modified accordingly to their technical guide for influence of edge distances.
For the full value you must have 8-1/2". Based off the detail it appears this will not
be met. FOR, please modify accordingly or submit documentation that the detail
will support the loads as detailed. Hilti product technical guide
Sheet S4.2E Typical Foundation Sections and Details
27. It is not clear on the drawings which detail is to be used. Also, without having this
specified there is no way to review the analysis with the proposed drawings. Please
cross reference the appropriate detail to use where. The design professional shall
clearly note this.
28. Section 2 and 4: FOR, please submit an analysis for the ledger connection to the
concerete wall to be able to resist the required designs forces.
29. Section 2, 3, 4 and 5: It appears, based off the detail, that the minimum edge
distance will not be met for the wood ledger attachment to the concrete wall.
Please modify accordingly. See comment per Hilti requirements
30. Based off the detail, the floor system will be bracing the top of the wall and the
steel is located on the compression zone. FOR, please clarify the design of this
wall and location of the steel as shown. When designing for soil pressure on
concrete members the load factor is 1.6, similar to other live loads. Please modify
accordingly. ACI 9.2
Sheet 55.1E Typical Framing Sections and Details
31..Detail 1,2,3,4,5: Toe nailing cannot be used to transfer more than 150 plf. Without
knowing where these details will be used there is know way to verify this. Please
modify the drawings accordingly. IBC 2305.1.4
32. FOR, please clarify where case A is located, as referenced in the details.
33. Please reference the details to the plans to assure the correct detail is used at the
correct locations.
Page 5 of 9
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Valhalla Building E
Sheet S5.2E Typical Framing Sections and Details
34. EOR, please clarify where case A is located, as referenced in the details.
35. Please reference the details to the plans to assure the correct detail is used at the
correct locations.
Sheet S5.3E Typical Framing Sections and Details
36. Please reference the details to the plans to assure the correct detail is used at the
correct locations.
Sheet S6.1E Typical Framing Sections and Details
37. Please reference the details to the plans to assure the correct detail is used at the
correct locations.
38. EOR, please clarify the detail call out with a dash in it. It is the detail right after
detail 9. Where does this detail apply?
Sheet STIE Steel Framing Sections and Details
39. Please reference the details to the plans to assure the correct detail is used at the
correct locations.
SHORING
General
40. Analysis requires a surcharge of 250 and 100 psf but the analysis only used 95 and
40 PSF. Please clarify why the design is smaller then required per design.
41. Please submit geotechnical report for the piles being used. None was in the submit
at this time. IBC 1808.2.2
Sheet SH 1.1
42. EOR, please add a quality assurance plan for the construction of the soldier piles.
IBC 1705
ARCHITECTURAL COMMENTS
General
43. Architect of Record (AOR), please submit building enclosure documents as noted
in the building envelope notes.
45. Structural members supporting occupancy separations shall be the same rating as
the occupancy separations. Please add details and clearly show this on the
drawings.
46. AOR, please clearly show the required fire blocking at the stairway as required per
717.2.2
47. AOR, based off the layout it appears there will penetrations in the firewall walls.
For example, the kitchen areas. Please add the required information for the
member penetration in rated assemblies. For example, between the kitchens. IBC
712.3.2
48. AOR, it is not clear on the drawing the location of all property lines based off the
distance to the exterior wall. Please add this information to the drawings in order
to check required opening and rating requirements. TBC 704.3
49. AOR, please clearly dimension the distance of the overhang based off the location
of the property line. Please add this information to the drawings. IBC
Sheet A2.1 Building Plans
50. AOR, the code does not allow openings within 4 feet of the separation wall
between the units. Please clearly dimension the sky lights to meet this provision.
TBC 705.6 exception 4
51. Please clearly show the required draft stopping for this structure. When there is
more than three units draft stopping must be provided in the attic spaces. IBC
717.4.2
52. It appears, based off the roof plan, that the downspouts will be crossing the
property lines. Please clarify roof drainage on the drawings.
53. AOR, it appears, based off the drawings, there are openings within 4 feet of the 1 -
hour wall due to the bathroom window (at grid line 2 and grid line 4). Please
modify or justify the opening locations. IBC 705.5.1
54. Please submit sheet Al0.1 as referenced in the symbol key plan.
Sheet A2.2 Unit E1 & E2 Floor Plans
55. AOR, please complete the reference that states XX/XX.
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Valhalla Building E
56. AOR please add detail 12 on sheet A4.1
57. AOR please add detail 20/A4.2 as noted on the set.
58. Please add a smoke alarm on each level. One is required on each level and also
giving access to each sleeping room. There is not one shown on first floor or
garage hall way. Please add one on each level.
59. Please add a smoke alarm giving access to the bedrooms. None is shown at this
time.
60. None of the windows in the bedroom specifies any egress requirements. Please
modify the drawings to show the required egress from the sleeping rooms.
61. AOR, there are no details for.the construction of the stairs. Please add this
information on the drawings in order to check compliance with the code. IBC 1009
62. Please specify the required landing outside each exterior door. IBC 1008.1.5.
63. AOR, please show location of the handrails for the stairs as required per code. IBC
1009.11
64. It appears window 203A is required to be tempered based off the location
proximity to the bathtub. Please clarify on the drawings and modify accordingly.
IBC 2406.3
65. Please note window 104 to be tempered. IBC 2406.3
66. Please note the window next to the entry door to be safety glazed or justify that it is
not required. IBC 2406.3
Sheet A2.3 Unit E3 & E4 Floor Plans
67. AOR, it appears, based off the drawings, there are openings within 4 feet of the 1 -
hour wall. Please justify. IBC 705.5.1
68. AOR, the window next to the bathtub shall be tempered. Please note this on the
drawings. IBC 2406.3
69. It appears the side light at the entry door is required to be tempered. Please note
this on the drawings. IBC 2406.3
70. AOR, please provide information for the deck construction at the living room and
the kitchen for unit A-3. It is not clear, based off the information submitted, how
this will be constructed. Please clarify the drawings.
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Valhalla Building E
71. Please add a detail for the required under stair protection. IBC 10 19.1.5
72. AOR please submit sheet A7.1 as noted on the drawings.
73. It appears window 203 is required to be tempered based off the location proximity
to the bathtub. Please clarify on the drawings and modify accordingly. IBC 2406.3
74. AOR please add sheet A7.1 as noted on the drawings.
Sheet A4.1 Building Sections
75. AOR, please add detail 16/A4.1 to the drawings.
76. AOR please clarify section cut 2/A9.1. This detail is for the foundations not rated
ceiling constructions as required per code.
Sheet A4.2 Wall Sections, Details
77. Detail 13: AOR please clarify Simpson clip XXXX. Please complete detail.
Sheet A9.1 Details
78. Detail 1: Please complete the assemblies to maintain the 1 -hour rating. For
example, the required thickness of the gypsum ceiling, the attachments, etc.
79. Detail 2: EOR, please provide an analysis for the wood ledger.
Ventilation and Indoor Air Quality
Sheet A2.2 Unit E1 & E2 Floor Plans
80. Please show the required ventilation for the washer and dryer room. WSV&IAQC
303.3.1
81. AOR, please clarify the whole house ventilation requirements for this structure.
WSV&IAQC 303.4
82. Please clarify how the dryer will be vented to the exterior on the drawings. It is not
clear how this will be done based off the information submitted.
Sheet A2.3 Unit E3 & E4 Floor Plans
83. Please show the required ventilation for the washer and dryer room. WSV&IAQC
303.3.1
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Valhalla Building E
84. AOR, please show the required ventilation for the kitchen as required per code.
WSV&IAQC 303.3.1
85. AOR, please clarify the whole house ventilation requirements for this structure.
WSV&IAQC 303.4
Energy code
General:
86. AOR; please specify the required floor insulation between the garage and
residence. I was unable to find where this was clearly specified.
87. AOR, please note the required insulation for the floor at the cantilever portion of
the structured. I was unable to find where this was noted.
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:OO p.m.
Hoyt Jeter, P.E.
President