2009-0063 Harbor Square.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 3, 2009
TO: Warren LaFon
849 Puget Way
Edmonds, WA 98020
FROM: Leif Bjorback, Assistant Building Official
RE: Plan Check: 2009-0063
Project: Harbor Square Athletic Club
Project Address: 160 West Dayton
During 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 Theresa Umbaugh, Senior Permit
Coordinator. Thank you.
1.The permit for the spa (2007-1135) is still active, and has not had any city inspections to
approve progress. Please either complete the inspection process on this work and have it
finaled, or cancel the permit and remove the spa and surrounding construction. Either way,
the design of the spa area should be represented on the plans for the current weight room
addition. (The spa permit expires March 25, 2009.)
2.It appears that there is to be a new firewall designation to the existing wall on gridline 5. If
this is intended to be a firewall for the purpose of separating buildings in order to increase
the allowable area of the building, then the firewall must be rated at 3 hours per IBC 705.4.
Please indicate the following on the plans:
a.Show that the existing concrete tilt wall meets a 3 hour rating.
b.All fire doors and shutters in this wall are to have 3 hour protection. IBC Table
715.4.
st
c.Alter the details for the infill of the 1
floor windows on sheet A7 to meet a 3 hour
rating. If dissimilar materials are to be used, provide a detail for a tested and listed
application at the joint between the existing wall and the infill materials. IBC 705.10.
Please change the note on sheet A3 to reference sheet A7, not A8.
d.The firewall shall extend at least 30 inches above the roof; or justify the lack of this
extension. IBC 705.6.
3.Verify the square footage calculations for the new and existing exercise rooms. My
calculations are significantly different. Please adjust the numbers shown on sheet CS and in
the Interior Lighting Summary, and elsewhere if needed.
4.Show on the plans that the occupant load will be posted in both the new and existing
exercise rooms. IBC 1004.3.
5.Show Exit signs giving direction to both required exits (East and West stairways) from
exercise area.
6.Show emergency lighting on both floor levels. IBC 1006.
Sheet A-5
7. Indicate the height above the floor of the bar at the top of the spandrel glass to show whether
or not the large glass panels need to be safety glazed. IBC 2406.3.
Sheet A-6
8. Provide additional details for the suspended ceiling, including connections and bracing
requirements.
Sheet A-9
9. Modify the 12 inch handrail extension shown on the Lower Stair Detail to show the railing
continuing on the slope the depth of one tread beyond the bottom riser. IBC 1012.5.
10. Modify the stair tread depth dimension to read 11 MIN., not 11 MAX.
11. Indicate panic hardware on the two required exit doors. IBC 1008.1.9.
Sheet A-10
12. Show how the WF column (typical) in Detail 5 will be 2- hour protected. IBC Table 601.
General
13. Provide code approved listings for the fire-resistive assemblies used at the floor-ceiling and
roof-ceiling assemblies.
14. Show how the building meets the plumbing fixture requirements of IBC chapter 29 for
water closets, lavatories and drinking fountains.
15. Complete the Envelope Summary Form including the values of all insulated compents of
the structure. WSEC Table 13-1.
16. A Prescriptive approach is not allowed where glazing exceeds 30% of the exterior wall area.
Submit component performance calculations with the Envelope Summary Form showing
compliance. WSEC Table 13-1.
17. Please provide a Contractors Statement of Responsibility according to IBC 1706.1.
18. Please provide a wet signed copy of the soils report and any addendums.
The following items concern the existing portion of the building:
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19. Label all uses of rooms on the 1 floor plan.
20. Provide a specific scope of all new work to be done in the existing building. Show how the
upgrades to the existing building comply with IBC 3409.7.
st
21. Provide an accessible route from the main building entrance to the new elevator on the 1
nd
floor, and from the elevator to the exercise rooms on the 2 floor. IBC 3409.9.3.
Please address the following structural comments by the Citys review consultant.
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To: Theresa Umbaugh
City of Edmonds Building Dept.
th
121 5 Ave N
Edmonds, WA 98020
Re: Harbor Square Athletic Additions
160 West Dayton Street
Edmonds, WA
Plan Review #2009-0063 EECE # EDM 09-01
Plan review number 01
Edmonds
The above referenced project is in the process of plan review for compliance with
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
structural only
The scope of this review is for therequirements 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.
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STRUCTURAL COMMENTS
General
1.Engineer of Record (EOR), the design of the pool walkway ledger appears to treat the angle
as a flat plate cantilevered leg. For flat plate, the allowable bending stress is not .66 Fy.
Please modify accordingly.
Sheet S1.1 General Notes
2.Special Inspections: EOR, please modify the soil inspections for pipe pile to be continuous
as recommended by the geotechnical engineer. Soil report dated October 1, 2008 under
Foundations section.
3.EOR, please add the required design base shear to the drawings. IBC 1603.1.5 item 7.
Sheet S1.2 General Notes
No comment for this sheet at this time.
Sheet S1.2 General Notes
No comment for this sheet at this time.
Sheet S2.1 Foundation Plan
4.EOR, please provide a detail for the installation of the batter pile to resist the lateral loads.
The geotechnical report states the structural engineer shall determine the degree of batter and
number and locations of the battered piles to resist the lateral loads. Please add this
information to the drawings.
Sheet S2.2 Second Floor
5. Typical Floor Framing Notes: EOR, please clarify note one referencing to S1.3. I assume
this should be S3.1 where the joist and column information is specified. If this is not correct,
please add the required joist and column to the drawings.
6.EOR, based off I-Level Truss joist 16TJLX the maximum load it can support 172 PLF for
100% live load. The live load is 184 plf per analysis page 1-12. Please justify upon the
response. I-Level Truss joist commercial January 2007 page 7.
7.EOR, please specify the required post and connections along grid line 6 west of grid line G.
Please note this is supporting the W18X50 roof beam.
Sheet S2.3 Roof Framing Plan
8.Typical Floor Roof Notes: EOR, please clarify note one referencing to S1.3. I assume this
should be S3.1 where the roof joist and beam information is specified. If this is not correct,
please add the required joist and column to the drawings.
9.EOR, TJI catalog states a 24 TJW with 115% is able to support 87 plf with a span of 44.
The design load is 91 plf per the analysis. The footnote does state 7% increase which would
make the allowable 93 plf. The dead load for these truss 5.25 plf. Spaced @ 24 O/C the
dead weight is 2.625 psf but the dead load of the trusses used was 1.5 psf. EOR, please
justify the roof trusses.
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10.EOR, please clarify the required connection for the end W18X50 to grid line 6. The required
support at this location is not clear. Please add a detail at this location. (See comment for
sheet S2.2)
Sheet S2.4 Pool Repair and Spa Foundations Plan and Details
11.Detail 3: EOR please clarify where detail 1 is located as noted in this detail. The detail states
LEDGER PER DET 1.
12.Detail 2: EOR the design analysis submitted states to use angle 6X6X5/16 but the drawings
state angle 6X4X3/8. Please submit an analysis for the smaller angle noted on the drawings.
Sheet S4.1 Foundations and Concrete Details
13.Detail 5: EOR, please clarify on the plan where this detail is to be used in order to check the
angle capacity to support the loads.
Sheet S4.2 Foundations and Concrete Details
No comment for this sheet at this time.
Sheet S5.1 Wood Framing Details
No comment for this sheet at this time
Sheet S6.1 Steel Framing Details
14.Detail 6: EOR please provide torsion analysis for the joist bearing on the bottom chord of the
wide flange beam.
15.Detail 5: EOR please provide torsion analysis for the load being applied on the one flange
side.
Sheet S6.2 Steel Framing Details
No comment for this sheet 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
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