20080828145748.pdfo� �b City of Edmonds
PLAN REVIEW COMMENTS
- BUILDING DIVISION
Est $90 (425) 771-0220
DATE: August 28, 2008
TO: Dwight McGrew
FAX: 425-778-9086
FROM: Ann Bullis, Building Official
RE: Plan Check: 2008-0031
Project: Michel 7 Unit Condominium
Project Address: 316 Walnut St.
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 as to where the changes can be found
on the plans, and submit revised plans/documents to a Permit Coordinator.
1. Previous item 8: A 1 -hour listed and tested assembly detail is still needed to for the steel stud wall at the
elevator shaft. Your response reference the steel column and beam details, but we found no steel stud
wall detail.
2. Previous item 14: Change exit sign location to garage side of door to corridor.
3. Previous item 17: East stair enclosure must be 2 -hour rated since it serves 4 stories. The basement is
considered a story (see WAC 51-50.502 definition of basement). The stair enclosure construction must
be 2 -hour rated. Provide listed assembly details and cross reference on the plans.
4. Previous item 18: The elevator shaft must be 2 -hour rated construction (same reason as #3 above).
Provide listed assembly details and cross reference on the plans.
5. Previous item 19: Exit passageway must have 60 minute self-closing doors (IBC 715.4). Walls must
extend to the underside of the floor sheathing above. Clearly show this on the plans — L/A 14 does not
apply — walls must extend to the underside of the floor sheathing.
6. Previous item 21: The east exit must still be accessible. Will you be providing an area of refuge per
IBC 1007.6? Show all requirements on the plans.
7. Previous item 22: The distance between exits must be measured in a direct line (not travel distance).
Please revise.
8. Previous item 26: The directional signage needs to the provided at the base of the exterior stairway (not
at the east stairway). Please revise.
9. The site plan shows what appears to be a series of landings from the exit door to the public way.
Dimension each landing and specify the riser height. IBC 1009
10. Previous item 34: We were unable to find Sheet C5 showing the temporary shoring and calculations.
Please provide.
11. Previous item 35: The structural engineer needs to provide the Statement of Special Inspections on the
plans. (IBC 1705).
12. Previous item 36: There are no exceptions for IBC 1706 — please provide the Contractor Responsibility
Statement.
13. Previous item. 37: Still waiting for Special Inspection and Testing Agreements to be submitted (one for
geotechnical inspections and one for structural inspections).
14. Coordinate Civil, Site, and Landscape plans.
See attached comments from the 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: 7 Unit Condo
316 Walnut Street
Edmonds, WA 98020
Plan Review # 2008.0031 EECE # EDM 08-03 (2)
Plan review number 02
Structure
Occupancy Occupant
Load Factor
Occupant Constructi
Load on Type
Area S.F.
Ground Floor
S2
200
32
VA
6370
First floor
R2
200
30
VA
6035
Second floor
R2
200
30
VA
5905
Third Floor
R2
200
30
VA
5862
Total
24172
1st Floor Deck
260
nd Floor Deck
525
rd Floor deck
509
rand total
25466
Sprinklers
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, Structural, V&IAQC, and Energy
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.
� 1�-CEIVED
BUILNNG DEPT.
Page 2 of 9
Plan Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
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General
1. ]. This building is not exempt for having a licensed professional stamp. All sheets
must bear the professional stamp. Please resubmit the set with the professional
engineer stamp on all sheets. All sheets must be stamped including sheet P 1.
2. 2. Please justify on the drawing that the garage will fall under basement as defined
by code. IBC 502. This still appears not to have been addressed at this time.
Drawings need to be modified to reflect correctly this is a story as defined by code.
Please clarify upon the response.
3. 3. The state has modified the definitions of story and it appears this might be
classified as a 4 story. It not clear based off the information submitted. Please
clarify on the drawings. WSA IBC 502. This still has not been addressed at this
time on the drawings. The definitions for a basement are the following:
4- A story that is partly or completely below grade plane (See "story above
grade plane" in sections 202). A basement shall be considered as a story
above grade plane where the finished surface if the floor or roof next above
the basement is
4. More then 6 feet above grade plane
More then 12 feet above finished ground at any point.
4. 4. Please note on the drawings the required illuminations emergency power as
required per IBC ]006.3. It was not clear where this information was provided on
these drawings. Please clarify upon the response.
5. 5. I was unable to determine on the drawing where the fire blocking shall be
installed. This information should be specified on the drawings. IBC 717.12. All
that is noted is to provide fire block per IBC 712 but the information for the fire
blocking should be clearly specified. It was not clear based off the response or
upon review where this information was specified.
Sheet P1: Vicinity Map
6. Please modify the sprinkler note to state a full 13 and not a 13R as noted. A full
NFPA 13 is required for this structure. Parking garage (S2) does not fall under
group R classifications and R3 is not the occupancy above. Please modify
accordingly. IBC 903.2.9
Page 3 of 9
Plan Review Number 02
EECE4: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
Sheet Topographic Survey
7. The Engineers stamp on this sheet is required to have his signature in addition the
stamp shows it has expired. Please modify accordingly.
Sheet A2: Garage Floor Plan
8. 11. The garage floor cannot be a U occupancy since this is for only private
garage. The private garage is for one unit and this has parking for all the units.
Please modify the drawings to reflect the correct occupancy. IBC 312 This still has
not been corrected Please modify accordingly.
9. 14. EOR, please clarify the location of the van accessibility park for these
structures. IBC 1106.5. This still has not been provided at this time.
10.15. It does not appear there will not be enough clearance in the garage for the van
accessibility parking. Please clam on the drawings and modify accordingly.
ICCANSI 502.6 & IBC 1101.2. This still has not been provided at this time.
11.25. Please note on the drawing that sprinklers are required or provide detail for a
two separations between the S2 and R2 occupancy. IBC table 508.3.3 (Details are
for only a one-hour separations.) The sprinkler system shall be a full 13 not 13R
as noted. Please modify accordingly. IBC 903.2.9 and Washington state
amendments 1015.1.
12.2b. Please clam how the drainage of the liquid will be sloped as required per
IBC 406.2. b. This still has not been addressed.
Sheet A3: 1st Floor Plan
13.28. EOR, directions is required in the corridor for occupant to get the required
exit. Please add this information to the drawings to prevent occupants for entering
the stair enclosure on this level. IBC 1011.1. This has still not been addressed. In
an emergency, the code required directional exits sign placed in location to assist
u -i egress of the building. Since there is a turn in the exit passageway, an additional
exit sign is required. Please modify accordingly. IBC 10 11. 1
14.29. EOR, please specify the required landing outside the main door. Nothing is
noted at this time. IBC 1008.1.5. This appears not to be addressed at this time.
15.33_ Please show exit signs at all exit IBC 1011. An exit sign is required at the
door into the lobby.
Page 4 of 9
Plan Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
Sheet A4: 2"d Floor Plan
16.35. Please provide detail on the drawing for the elevator enclosure. Detail X and T
on sheet Al2 do not show this. Please modify accordingly. IBC 106. Please clarify
detail X that is noted for the elevator. Where are the columns as noted in the detail.
Please modify accordingly to clarify the drawings.
Sheet A5: 3rd Floor Plan
17.39. The code does not allow an exit to go through a storage room and this level
does not fall under the single exit provisions. Please modify accordingly. WSA IBC
1015.1 This still has not been corrected. The occupants exceed 10 for the units and
two exist are required. One of the exit's are going through a mechanical room.
Modify accordingly. IBC 1015.1.
Sheet A13: Details & Sections
18. 43. Detail N.- Please sped the required rise and run of the stairs. The detail
states per plan but I was unable to find where this information was specified on the
plan. IBC 1009.3 This still has not been addressed at this time.
Sheet A14. Details & Sections
19.45. EOR, there appear there will be penetrations in the rated assemblies and a
detail is required for this. Please add this information to the drawings. IBC 712.
This still has not been addressed this time. Modify the drawings accordingly.
20.46. EOR, wood floor joists are not the same as wood trusses as per you assemblies
is specify on this sheet. In order to achieve a one-hour rated assembly for TJI there
shall be a minimum of two layers gypsum wall board ESR -1153. This still has not
been modified as required per the code.
STRUCTURAL COMMENTS
General
21. 47. Geotechnical engineer please submit a plot showing the location of test
borings and/or excavations as required for geotechnical reports. IBC 1806.2 The
response states "see geotechnical report," but this was not submitted on the
response. Please submit this upon the response.
22.48. EOR, please provide a break down of the dead weight of the floors to equal 15
psf. The drawings state 1-112 gyp -trete. The dead weight of this alone 13 psf (3/ "
Page 5 of 9
Plan Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
gyp-crete =6.5 psf). This leaves only 2 psffor the plywood, joist, gypsum ceiling.
The dead weight will exceed the 15 psf used in the design. Please resubmit lateral
and gravity design for the dead load of this structures or juste the 15 psf dead
used. (Note Appendix A for Structural Dead Weights noted in the analysis was not
included.) The lateral analysis submitted still used 15 psf which is not correct. The
seismic dead load is all the dead load. This shall include the gyperete, plywood,
joist, beams, gypsum, sprinklers, etc. The analysis is required to be submitted to
account for the full dead loads and all loads combinations. Please submit this upon
the response.
Sheet A7: Foundation Plan
23.51. EOR please provide a detail how the 7.5X7.5 footing and the elevator pit
footing will be constructed. These overlap and a detail is required to show how
this will be constructed in order to complete the review. Detail i /52.4 on the new
drawings does not show how the footing will be constructed where the elevator
and 7.5 square footing overlaps. Please modify the detail to show how this will be
constructed to transfer the required code forces -
24. 52.
orces_
24.52. EOR, please specify the required footing size supporting the column at the
perimeter wall. The drawings show a footing extending in under the slab but it is
not clear neither the size nor the required reinforce. Also, the post is not centered
on the footing and analysis is required to show the forces will be supported to not
exceed the design loads. The response state there should not be a column here, but
the but based off shA8 there are columns being used at the perimeter wall and a
detail is required. Please modify accordingly.
Sheet Al 4: Details & Sections
25.53. Detail X.• EOR please provide analysis for the Rockery retaining wall to resist
the soil induced forces. With a sloped backfill analysis is required. The
geotechnical report prepared by Dennis Bruce has not dealt with this nor was
there any analysis submitted for the rockery retaining wall. This stili has not been
submitted at this time. Please modify as per the response that state the geotechnical
will submit this.
26.54. Detail M, N and O: There is not information on the drawing the spacing of the
post or the required connection to show the code required forces will be resisted.
Please add this information to the drawings in order to check the structural
requirements. IBC 1607.7. Please specify the required connections of the 4x4 post
on the drawings.
Sheet S1: Structural Notes
Page 6 of 9
Plan Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
27. 56. EOR, the code does not allow 2 x members to be used when nail spacing is
spaced at 2" O/C The code requires the nails to be staggered and a minimum of
3X shall be used. The schedule does not reflect this for shear wall mark SW5 and
SW8. Please modify accordingly. IBC table 2306.4.1 footnote e. The respons state
this is for abutting panel edges is not correct. Shear wall 5 and shear wall 8 still
state the top plate shall be (2) 2x but the code requires a minimum of 3x. The
reason for this requirements is when nails are spaced this close you have a zipper
failure_ To prevent this, the code requires a larger member and the nails to be
staggered. Please modify the drawings accordingly. lBC 2306.4.1 footnote e
Sheet S-2.2: Structural Details
28. 60. Detail 2B: Submit justification for the use of ITT311.88 does not require to
having backing. This hanger is not in the hanger matrix options and backing helps
prevent hanger rotations. Please provide this information upon response or add
backing blocking members. The response state blocking member not required, but
the detail in the response has the supporting beam shallower then the joist. Submit
stamped letter from either Tal or the hanger manufactures that a backing member
is not required to prevent rotations.
29. 61. Detail 2B: EOR, nailer on top of wide flange are not approved to over hanger
to flange. Based off the beam size and the flange width the nailer will over hanger
1.374" and the maximum even recommend is .25". Simpson C-2008 page 80 wood
milers ('Ibis is also in the 2007 but page 92). Simpson phone number 1-800-999-
5099. The drawings state nailer is flush but the detail does not reflect this. Modify
the detail accordingly.
30. 63. Detail 4: EOR please clarify the notes ref to detail 7/S2 for the connections.
Detail 7 on this sheet is for the header beam and joist framing into it Not the
required red iron steel connections. Please modify in order to complete the review_
The drawings have not been revised as per the response. Please modify
accordingly.
Sheet 5-2.3: Structural Details
31. 64. Detail 2A: EOR provide documentation for the joist manufacture that blocking
is not required for the hanger. The details show the hanger being held away from
the wall. Please modem accordingly. The drawings state nailer is flush but the
detail does not reflect this. Modify the detail accordingly.
Sheet S-3: Foundation Plan
Page 7 of 9
Plan Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
32. 66. EOR, please speck the required connection of the 7X11-7/8 to beam mark
947. It was not clear what would be used. The response states "see detail 2/52.4."
Please reference this on the plan.
33. 67. EOR, please provide a detail for the connection of the 3.5X I I-7/8 PSL to the
HSS 5X5XII4 where beam BM #38 and Beam # 39 intersect the HSS column.
Please reference the appropriate details on the plan.
34. 68. EOR please provide the required foundations and wall reinforcement for the
elevator pit. There was not any information shown how this will be constructed
not any analysis for this. Please add this information when responding. Please
reference the appropriate details on the plan as per the response.
35. 69. EOR please provide a detail and analysis for the connections of the BM 950 to
the concrete wall. There is a detail IIS2-2 similar but this does not show this
connections. Please clam and modify accordingly. Please reference the
appropriate detail on the plan as per the response and submit analysis.
Sheet S-4: 1St Floor Shear Walls
36. 70. EOR, please provide a detail for the connection of the deck joist to the main
structures. It was not clear how this will be connected. This still has not been
addressed at this time.
37. 71. EOR, please specify the required connection of the deck ledger to the main
structure. IBC 1604.8.3. This still has not been addressed at this time.
Sheet S-5: 2nd Floor Shear Walls
38. 72. Please provide detail far the construction of the deck at this level. TJI360 can
not be used for exterior use. The drawing do not reference what detail to use as
per the response. Please modify accordingly.
39. 73. EOR please provide detail for the required connection of the WIOX19 beams
specified on this sheet. The drawings do not reflect what detail shall be used for
these connections. Please modify accordingly.
Sheet S-6: 3Fd Floor Shear Walls
40. 74. EOR please provide detail and analysis for the connection of the truss to the
supporting steel members. The code requires the design professional to specify
this on the drawings. IBC 2303.4.1.6. The response states "see detail 3/S-2," but
this does not cover all conditions. Please modify the drawings to show how the
Page 8 of 9
Pian Review Number 02
EECE#: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
trusses are being connected to the supporting member. For example, GT -2. Please
modify the drawings accordingly. IBC 2303.4.1.6
41. 75. EOR, please provide a detail for the connection of the W18X28 down and
W12X19 up as shown on this sheet. This still has not been addressed at this time.
Sheet Al lclearly notes W8X28 down but it is not clear how this will be
constructed based off the drawing submitted. Please coordinate between the
different sheets.
42. 76. EOR, please speck the required connection of the glu-lam beam to the
supporting post. It was not clear how this will be connected based off the
drawings. All that is noted is detail 2IS-2 but this is for the shear wall. Please
modify accordingly. It does not appear the drawings have been modified as per the
response. Please modify accordingly.
43. 77. EOR, please specify the required anchorage of the trusses on the drawing. I
was unable to determine where this information was clearly specified on each side
of the trusses. IBC 2303.4.1.6. The response states see detail 3/S-2. However, this
is only for the connections of the typical roof diaphragm to shear wall connections.
Modify the drawings to show all required truss anchorage as required per IBC
2303.4.1.6.
ENERGY COMMENTS
General:
44. 78_ Please note on the drawings the wall above grade shall have a Uvalue of. 057.
WSEC table 6-1. This appears not to be addressed on the drawings at this time.
VENTILATION & INDOOR AIR QUALITY CODE (V&IAQC)
General
45.80. EOR, please provide ventilations analysis as required for the parking garage.
WSV&IAQC Section 304. This still has not been provided 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
11
• r.
Page 9 of 9
Plan Review Number 02
EECE4: EDM 08-03 (2)
Second Comment letter
7 Unit Condo (Walnut Street)
2008-0031
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