20080806115029.pdfTO: Thomas Thompson, AIA
FAX: 360-629-5435
FROM: Ann Bullis, Building Official
RE: Plan Check # 2007-1258, 1259, 1260
Project: 3 New Retail Buildings (Shell -Core Only) — Building A, B, C
Project Address: 23330, 23332, 23334 Highway 99
During review of the 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 Theresa Umbaugh, Permit Coordinator.
1. Previous item 11: Copy of survey stamped and signed by the surveyor has not yet been provided. One
copy must be wet signed.
2. Previous item 12f: Stair details for the stairway near Building A still not provided. Cross reference
details on the site plan.
3. Previous item 12i: Trellises were still not shown on the site plan. Please dimension.
4. Previous item 22: Structural calculations and details have not yet been provided for the proposed site
retaining wall.
5. Previous item 23: The following has not yet been provided: temporary shoring plan, including
structural calculations stamped, as well as a written sequence of construction coordinating the shoring,
grading, retaining wall construction, manholes, sewer line construction, backfill, etc. If work will take
place on adjacent private property, provide a construction easement.
6. Previous item 24: The following has not yet been provided: Letter from the geotechnical engineer of
record that he has reviewed the temporary showing plan and sequencing, and finds it consistent with the
geotech report for the project, or has additional comments.
7. Previous item 31: Special Inspection and Testing Agreements must still be submitted prior to permit
issuance.
Previous item 32: Contractor Responsibility Statement per IBC 1706 must still be submitted prior to
permit issuance.
New site details on Sheet A -1.01C (previous items 16d and 16e):
a. Revise ramp west of stair to be 1:12 or less in slope (plan shows 1:10).
b. Provide dimensioned handrail and guardrail details, including handrail extensions and ramp
edge protection rail.
c. Note the minimum stair run.
10. Safety glazing required for windows adjacent to ramp.
11. Previous item 5: Note parapet construction requirements for 2 -hour exterior wall Building C.
12. See attached comments from City Consultant.
City of Edmonds
of t �o
3
PLAN REVIEW COMMENTS
-
BUILDING DIVISION
est. 1 s9°
(425) 771-0220
DATE: August 6, 2008
TO: Thomas Thompson, AIA
FAX: 360-629-5435
FROM: Ann Bullis, Building Official
RE: Plan Check # 2007-1258, 1259, 1260
Project: 3 New Retail Buildings (Shell -Core Only) — Building A, B, C
Project Address: 23330, 23332, 23334 Highway 99
During review of the 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 Theresa Umbaugh, Permit Coordinator.
1. Previous item 11: Copy of survey stamped and signed by the surveyor has not yet been provided. One
copy must be wet signed.
2. Previous item 12f: Stair details for the stairway near Building A still not provided. Cross reference
details on the site plan.
3. Previous item 12i: Trellises were still not shown on the site plan. Please dimension.
4. Previous item 22: Structural calculations and details have not yet been provided for the proposed site
retaining wall.
5. Previous item 23: The following has not yet been provided: temporary shoring plan, including
structural calculations stamped, as well as a written sequence of construction coordinating the shoring,
grading, retaining wall construction, manholes, sewer line construction, backfill, etc. If work will take
place on adjacent private property, provide a construction easement.
6. Previous item 24: The following has not yet been provided: Letter from the geotechnical engineer of
record that he has reviewed the temporary showing plan and sequencing, and finds it consistent with the
geotech report for the project, or has additional comments.
7. Previous item 31: Special Inspection and Testing Agreements must still be submitted prior to permit
issuance.
Previous item 32: Contractor Responsibility Statement per IBC 1706 must still be submitted prior to
permit issuance.
New site details on Sheet A -1.01C (previous items 16d and 16e):
a. Revise ramp west of stair to be 1:12 or less in slope (plan shows 1:10).
b. Provide dimensioned handrail and guardrail details, including handrail extensions and ramp
edge protection rail.
c. Note the minimum stair run.
10. Safety glazing required for windows adjacent to ramp.
11. Previous item 5: Note parapet construction requirements for 2 -hour exterior wall Building C.
12. See attached comments from City Consultant.
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 Ave. N.
Edmonds, WA 98020
Re: Building A, Commercial Development
23330 HWY 99, Building A
Edmonds, WA 98020
Plan Review # 2007-1258 EECE # EDM 07-90 (2)
Plan review number 2
Note this building states two different occupancy A-2 Deleted per the response.
Structure/Use
Different
Occupant
Occupant
Construction
Net Area
Structure/Use
Occupancy
LF
Load
Type
S.F.
First floor/ (Not
" 2 Thismet
30 gross
295
VB
442-3
Specified)
deleted
Structure/Use
Different
Occupant
Occupant
Construction
Gross
Structure/Use
Occupancy
LF
Load
Type
Area S.F.
First floor/ (Not
M
30 gross
152
VB
4576
Specified)
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.
Different
Occupant
Occupant
Construction
Gross
Structure/Use
Occupancy
LF
Load
T e
Area S.F.
Fist Floor/ (Not
B
100 gross
45
VB
4576
Specified)
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.
Page 2 of 4
Plan Review Number 02
EECE#: EDM 07-90
Building A, Comercial Development
2007-1258
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.
Please note assumptions were made on what to review and what not based on the
occupancy has not been specified. So some of the comments may not apply or new ones
maybe required based off the response.
ORDINANCE COMMENTS
General
1. The occupant load calculations are not correct per the IBC. How was the 200
determined as shown on sheet Al. 1A? See IBC table 1004. 1.1 for the appropriate
occupant load for each occupancy or clarify how this was determined.
2. The demising wall states not in contract. Therefore, the whole area of that space
must be used not breaking it up as done. Please modify the drawings accordingly.
3. 4. When occupant's loads exceed 30, a drinking fountain shall be installed. Please
specify the required drinking fountain for this project. WSA 2903.4.1 The drawings
clearly show an occupant loads exceeding 30. Please add the required drinking
foundations as required by the state amendments. The response state critical
occupant load is not reached but this is not the case. Please see Washington state
amendments to the IBC chapter 29.has been completed replaced by the state
amendments. Please modify accordingly.
4. S. The occupancy specified on the first sheet is A-2, M and B. Please add to the
drawings a table showing the occupant load calculations for each occupancy and
the minimum plumbing calculations for each occupancy. All that was done was the
allowable area. Since this is being submitted under three different types of
occupancy then each occupancy being purposed for this permit should show each
sections of the code for each different occupancy shall be added to the drawings
and the most conservative one shall be used without making any of the other
occupancy non code compliant. Please add this information to the drawings. (I
recommend adding a table as if the building was under each occupancy and add
all pertinent information for that occupancy for simplicity to make sure all items
meet the minimum code requirements)IBC 106.1.1 This still has not been done at
this time. Please submit the plumbing count for the different occupancy on the
drawings.
Sheet A-1.OA: Site Plan
Page 3 of 4
Plan Review Number 02
EECE#: EDM 07.90
Building A, Comercial Development
2007-1258
5. 7. Please add to the drawing the required ADA access to the building. What is the
slope of the walkway, the width, etc? Please add the information to the drawings.
IBC 1004.2 (The only place noted is at the street that species ramp up I to 12)
The response state "shown" but it is not clear where this information is specified.
When resubmitting please clarify where the ADA ramp is shown on the drawings
in compliance with the state code.
6. 8. Please dimension and label the parldng access aisle requirements on the
drawings. For example the required width. The required length (which should be
the whole length of the parldng space served) ANSI A117.1 503.3, ANSI 502.4. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
7. 9. The code requires that for every 6 or fractions of 6 parking spaces there shall be
Van Accessible spaces. Please label the Van Accessible space for building A
requirements. IBC 1106.5 The response state done but the revised drawings do not
show this information's. Please modify accordingly.
8. 10. Please specify the require ADA parking sign locations on the drawings. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
Sheet A -1.1A: Floor Plan
9. 11. Detail 2: Architect of Record (AOR), there are numbers called out in the detail
that do not correspond to the toilet room notes. For example, note 20. Please
clarify on the response what this stands for. The new drawing the text cannot be
read at the elevations of bathrooms. Please correct the drawings in order to read
them to complete the review.
Sheet A -1.3A: Roof Plan
10. 12. AOR, please provide detail for the Scuppers and down spouts. All that is noted
is as per detail. Please add this information on the drawings. IBC 1503.4 The
drawings state scupper and downspouts per detail but there is not any detailed
specified. Please modify the drawings to note where this information is provided in
order to complete the review. All that is noted in the response is done.
Sheet A -3.0A: Elevations
11, 13. AOR, please provide flashing detail for the intersection of the roof and the
exterior wall. IBC 1503.1. The response state done but it is not clear on the
drawings where this information has been specified or even called out on the roof
plan. Please modify the drawings accordingly.
Page 4 of 4
Plan Review Number 02
EECE#: EDM 07-90
Building A, Comercial Development
2007-1258
Sheet A -4.0A: Section
12. 14. AOR, please clarify how the conceal space in the roof will be vented and justify
with analysis. IBC 1203.2. The drawings just state it square feet required for the
venting on sheet A1.3A , but it does not specified how this will be met. Please
modify accordingly.
STRUCTURAL COMMENTS
Sheet S 1.1: General & Structural Notes:
No comment for this sheet at this time
Sheet S2.1. Foundation & Roof Plans
13. The plate washer at all sill plates shall not be less then 3x3x.229. The drawings
state 2" square by 118". Please modify accordingly. R602.11.1. and IBC 2305.3.11
ENERGY COMMENTS
No comments at this time.
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.
Hoyt Jeter, P.E.
President
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 Ave. N.
Edmonds, WA 98020
Re: Building C, Commercial Development
23334 HWY 99, Building C
Edmonds, WA 98020
Plan Review # 2007-1260 EECE # EDM 07-92 (2)
Plan review number 02
Note this building states three different occupancy.
Structure/Use
Different
Occupant
Occupant
Construction
Gross
Occupancy
LF
Load
Type
Area S.F.
First floor/ (Not
M
30 gross
111
VB
3306
Specified)
Structure/Use
Different
Occupant
Occupant
Construction
Gross
Occupancy
LF
Load
Type
Area S.F.
Fist Floor/ (Not
B
100 gross
33
VB
3306
Specified)
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 4
Plan Review Number 02
EECE#. EDM 07-92
Building C, Comercial Development
2007-1260
Please note assumptions were made on what to review and what not based on the
occupancy has not been specified. So some of the comments may not apply or new ones
maybe required based off the response.
ORDINANCE COMMENTS
General
1. The demising wall states not in contract. Therefore, the whole area of that space
must be used not breaking it up as done. Please modify the drawings accordingly.
2. 4. When occupant's loads exceed 30, a drinking fountain shall be installed. Please
specify the required drinking fountain for this project. WSA 2903.4.1 The drawings
clearly show an occupant loads exceeding 30. Please add the required drinking
foundations as required by the state amendments. The response state critical
occupant load is not reached but this is not the case. Please see Washington state
amendments to the TBC chapter 29.has been completed replaced by the state
amendments. Please modify accordingly.
3. 5. The occupancy specified on the first sheet is A-2, M and B. Please add to the
drawings a table showing the occupant load calculations for each occupancy and
the minimum plumbing calculations for each. occupancy. All that was done was the
allowable area. Since this is being submitted under three different types of
occupancy then each occupancy being purposed for this permit should show each
sections of the code for each different occupancy shall be added to the drawings
and the most conservative one shall be used without making any of the other
occupancy non code compliant. Please add this information to the drawings. (I
recommend adding a table as if the building was under each occupancy and add
all pertinent information for that occupancy for simplicity to make sure all items
meet the minimum code requirements.)IBC 106. 1.1 This still has not been done at
this time. Please submit the plumbing count for the different occupancy on the
drawings.
Sheet A1.2 Site plan
4. 8. Please dimension and label the parking access aisle requirements on the
drawings. For example the required width. The required length (which should be
the whole length of the parking space served) ANSI A117.1 503.3, ANSI 502.4. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
5. 9. The code requires that for every 6 or fractions of 6 parldng spaces there shall be
Van Accessible spaces. Please label the Van Accessible space for building A
Page 3 of
Plan Review Number 02
EECE#: EDM 07-92
Building C, Comercial Development
2007-1260
requirements. IBC 1106.5 The response state done but the revised drawings do not
show this information's. Please modify accordingly.
6. 10. Please specify the require ADA parking sign locations on the drawings. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
Sheet A -1.01C ADA Ramp
7. Please provide detail for the ADA handrails in compliance to ANSI 505. All that is
shown is schematically with out any details on compliances. Please modify
accordingly. ANSI 405.8
Sheet A -1.1C: Floor Plan
8. 11. Detail 2: Architect of Record (AOR), there are numbers called out in the detail
that do not correspond to the toilet room notes. For example, note 20. Please
clarify on the response what this stands for. The new drawing the text cannot be
read at the elevations of bathrooms. Please correct the drawings in order to read
them to complete the review.
9. Please clarify how the occupant load of 200 was determined for M and B
occupants. IBC 1004
Sheet A -1.3C: Roof Plan
10. 12. AOR, please provide detail for the Scuppers and down spouts. All that is noted
is as per detail. Please add this information on the drawings. IBC 1503.4 The
drawings state scupper and downspouts per detail but there is not any detailed
specified. Please modify the drawings to note where this information is provided in
order to complete the review. All that is noted in the response is done.
Sheet A-4.00: Section
11. 14.,40R, please clarify how the conceal space in the roof will be vented and justify
with analysis. IBC 1203.2. The drawings just state it square feet required for the
venting on sheet A1.3C , but it does not specified how this will be met. Please
modify accordingly but showing locations of the venting on the drawings..
Sheet A4.2 C Wall Sections
12. Please list on the front of the drawings the awning and trellis items to be deferred
submittal.
Page 4 of 4
Plan Review Number 02
EECE#: EDM 07-92
Building C, Comercial Development
2007-1260
STRUCTURAL COMMENTS
Sheet 53.1: Details
13. The plate washer at all sill plates shall not be less then 3x3x.229. The drawings
state 2" square by 118". Please modify accordingly. R602.11.1. and IBC 2305.3.11
ENERGY COMMENTS
No comments at this time.
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
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 Ave. N.
Edmonds, WA 98020
Re: Building B, Commercial Development
23330 HWY 99, Building B
Edmonds, WA 98020
Plan Review # 2007-1259 EECE # EDM 07-91(2)
Plan review number 02
Note this building states two different occupancy.
Structure/Use
Different
Occupant
Occupant
Construction
Net Area
Structure/Use
Occupancy
LF
Load
Type
S.F.
First 14oer� (Net
Speeified) Assumed
A -2t
30 gross
_5�4
VB
8747-
Structure/Use
Different
Occupant
Occupant
Construction
Gross
Structure/Use
Occupancy
LF
Load
Type
Area S.F.
First floor/ (Not
M
30 gross
299
VB
8960
Specified)
Structure/Use
Different
Occupant
Occupant
Construction
Gross
Occupancy
LF
Load
Type
Area S.F.
Fist Floor/ (Not
B
100 gross
90
VB
8960
Specified)
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.
Page 2of5
Pian Review Number 02
EECE#: EDM 07-91 (2)
Building B, Comercial Development
2007-1259
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.
Please note assumptions were made on what to review and what not based on the
occupancy has not been specified. So some of the comments may not apply or new ones
maybe required based off the response.
C��i 71►I=\�C�Tf�► iirl �IaY !
General
The occupant load calculations are not correct per the IBC. How was the 200
determined as shown on sheet Al. 1B? See IBC table 1004. 1.1 for the appropriate
occupant load for each occupancy or clarify how this was determined.
2. The demising wall states not in contract. Therefore, the whole area of that space
must be used not breaking it up as done. Please modify the drawings accordingly.
3. 4. When occupant's loads exceed 30, a drinking fountain shall be installed. Please
specify the required drinking fountain for this project. WSA 2903.4.1 The drawings
clearly show an occupant loads exceeding 30. Please add the required drinking
foundations as required by the state amendments. The response state critical
occupant load is not reached but this is not the case. Please see Washington state
amendments to the IBC chapter 29.has been completed replaced by the state
amendments. Please modify accordingly.
4. 5. The occupancy specified on the first sheet is A-2, M and B. Please add to the
drawings a table showing the occupant load calculations for each occupancy and
the minimum plumbing calculations for each occupancy. All that was done was the
allowable area. Since this is being submitted under three different types of
occupancy then each occupancy being purposed for this permit should show each
sections of the code for each different occupancy shall be added to the drawings
and the most conservative one shall be used without making any of the other
occupancy non code compliant. Please add this information to the drawings. (I
recommend adding a table as if the building was under each occupancy and add
all pertinent information for that occupancy for simplicity to make sure all items
meet the minimum code requirements.)IBC 106. 1.1 This still has not been done at
this time. Please submit the plumbing count for the different occupancy on the
drawings.
Page 3 of 5
Plan Review Number 02
EECE#: EDM 07-91 (2)
Building B, Comercial Development
2007-1259
Sheet T-0.1 Title sheet:
5. The response that state in reality is not in the code. The building code is a
minimum. If wanted to do something less then the code requirements then the
building official is required to review it and approve it. The code requirements
have been develop over time through committees to establish a minimum that must
be done. Please either modify to the minimum code requirements on this sheet or
get approval from the building official.
Sheet A1.2 Site plan
6. 7. Please add to the drawing the required ADA access to the building. What is the
slope of the walkway, the width, etc? Please add the information to the drawings.
IBC 1004.2 (The only place noted is at the street that species ramp up 1 to 12.)
The response state "shown" but it is not clear where this information is specified.
When resubmitting please clarify where the ADA ramp is shown on the drawings
in compliance with the state code.
7. 8. Please dimension and label the parking access aisle requirements on the
drawings. For example the required width. The required length (which should be
the whole length of the parking space served) ANSIA117.1 503.3, ANSI 502.4. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
8. 9. The code requires that for every 6 or fractions of 6 parking spaces there shall be
Van Accessible spaces. Please label the Van Accessible space for building A
requirements. IBC 1106.5 The response state done but the revised drawings do not
show this information's. Please modify accordingly.
9. 10. Please specify the require ADA parking sign locations on the drawings. The
response state done, but the revised drawings appear not to show this information.
Please modify accordingly.
Sheet A -1.1B: Floor Plan
10. 11. Detail 2: Architect of Record (AOR), there are numbers called out in the detail
that do not correspond to the toilet room notes. For example, note 20. Please
clarify on the response what this stands for. The new drawing the text cannot be
read at the elevations of bathrooms. Please correct the drawings in order to read
them to complete the review.
11. Please clarify how the occupant load of 200 was determined for M and B
occupants. IBC 1004
Page 4 of 5
Plan Review Number 02
EECE#: EDM 07-91 (2)
Building B, Comercial Development
2007-1259
Sheet A -1.3B: Roof Plan
12. 12. AOR, please provide detail for the Scuppers and down spouts. All that is noted
is as per detail. Please add this information on the drawings. IBC 1543.4 The
drawings state scupper and downspouts per detail but there is not any detailed
specified. Please modify the drawings to note where this information is provided in
order to complete the review. All that is noted in the response is done.
Sheet A-3.013: Elevations
13. 13. AOR, please provide flashing detail far the intersection of the roof and the
exterior wall. IBC 1503.1. The response state done but it is not clear on the
drawings where this information has been specified or even called out on the roof
plan. Please modify the drawings accordingly.
Sheet A-4.OB: Section
14. 14..40R, please clarify how the conceal space in the roof will he vented and justify
with analysis. IBC 1203.2. The drawings just state it square feet required for the
venting on sheet A1.3B , but it does not specified how this will be met. Please
modify accordingly.
Sheet A4.2 B Wall Sections
15. Please list on the front of the drawings the awning and trellis items to be deferred
submittal.
STRUCTURAL COMMENTS
Sheet S3.1: Details
16. The plate washer at all sill plates shall not be less then 3x3x.229. The drawings
state 2" square by 1/8". Please modify accordingly. R602.11.1. and IBC 2305.3.11
ENERGY COMMENTS
No comments at this time.
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.
Page 5 of 5
Plan Review Number 02
EECE#: EDM 07-91 (2)
Building B, Comercial Development
2007-1259
Should you have any inquiries regarding this letter, please contact Hoyt Teter at (360) 874-
0562 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President