20110817155559180.pdfr
City �fEdmonds
PLAN REVIEWCOMMENTS
BUILDING DIVISION
6 "�o (425) 771-0220
st. 18�
DATE: 8/15/2011
TO: Studio Meng Strazza
Chris Davidson
2001 Western Ave, Ste 200
Seattle, WA 98121
RE: Plan Check: BLD20110566 & 567
Project: GRE Apts
Project Address: 23014 Edmonds Way
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 a Permit Coordinator.
Accessibility:
a. Plans indicate two accessible dwelling units on sheets G-003, A-122, and A-123.
The Washington State Amendments to the IBC require that, in R-2 occupancies, at
least 5% of all the apartments units be type A units (or accessible units),
1107.6.2.1.1.
b. Type A units are to be apportioned among efficiency dwelling units, single bedroom
units, and multiple bedroom units, in proportion to the numbers of such units on site,
1107.6. Indicate on the plans where these units are proposed.
c. Provide interior dimensions for the A units, and indicate required knee and toe space
beneath the bathroom sinks, or provide cabinet details showing how the portions of
the cabinets infringing on that space are removable.
d. Balance of units with either an elevator or an accessible entrance (not prohibited by
grade, 1107.7.4) to be type B units, 1107.6.2.1.2.
e. Type B units may be labeled, or a note included, indicating which units are type B.
Provide interior dimensions for typical B units also.
f. Provide reinforcement (backing) for future installation of grab bars and shower seats
at water closets, bathtubs, and shower compartments, Al 17.1-1003.11.4.
2. Fire resistive construction:
a. There are two buildings on one lot. Provide an imaginary line between the buildings
to determine fire separation distances, 705.3.
b. Provide cut sheets for the fire stop products to be used for through and membrane
penetrations through rated assemblies.
c. The stairway, elevator, trash chute, and other shaft enclosures connecting four stories
in the South Building shall have not less than a two hour fire -resistive rating with 90
minute opening protections, 509.2 (4) exception 2, 708.4.
d. Fire Walls (the separation of the U space), as indicated on 1/A-401 and 6/A-401,
shall extend to the inside of the exterior sheathing, 706.5, exception 3. See 706.6 and
provide details for the vertical continuity from slab to underside of floor deck, from
floor deck to the roof deck, and allow the structure to collapse on either side without
failure of the wall.
e. If the intent of detail 1/A401 is to comply with 706.6, exception 4, using the 5/8"
gypsum in lieu of fire treated sheathing, and then the gypsum must extend 4 feet on
both sides of the fire wall, not 1'6", as indicated.
f. Indicate the method of complying with the horizontal continuity requirement of
706.5 for Fire walls.
g. Indicate the method of complying with the requirements of 706.5.1 where the fire
walls intersect with the exterior walls.
h. Fire barriers (walls and horizontal assemblies for shaft enclosures, occupancy
separations, and exit enclosures, shall extend from the top of the floor/ceiling
assembly below to the underside of the roof sheathing, slab, or deck above, Section
707, and 707.5. The sections provided 16 and 17/A-321 indicate detail 1/A-322 and
2/A-322, but the details provided are not related to the keyed numbers. Provide two
hour fire barrier wall details
i. Supporting construction for fire barriers are to be protected with the same fire
resistance rating as the fire barrier, 707.5.1.
j. North building requires draft stops above every two units, 717.4.2, and exception 3.
Indicate location on roof plan and provide construction detail, or provide automatic
sprinklers in the concealed space, 717.4.2, exception 4.
k. Openings into refuse chutes shall not be located in corridors, 708.13.1.
1. Refuse chute access rooms to be 1 hour fire barriers, with 3/4 hour doors,
m. Refuse chute termination room door 000 is not included in door schedule. Door is to
be 3/4 hour rated, 708.13.4.
n. All fire doors to be self closing or automatic closing, 709.6, 718.4.8.
3. Means of egress:
a. The South building is four stories above grade plane and will require a stairway to
roof, 1009.13. Stairs can be of alternating tread device from the top story. The
elevations, roof plan, and stair #1 section 19/A-321 do not show the stairs to roof or
penthouse, but section 20/A-401 appears to show a roof stairway. The elevations
will need to show any rooftop projections, including all penthouses.
b. Note #59, Sheet G-003 Indicates the elevator is to be accessible. In order for the
elevator to be considered an accessible means of egress, standby power is to be
provided.
c. Indicate or note accessible hardware requirements.
d. Indicate the type of gate hardware at the gate between the South Building and the
Parking Structure leading to the public way.
4. Housekeeping:
a. Sheet A103 cross section 18/A301 does not exist.
b. Detail 15/G-002 does not identify the two layers of 1" shaftwall at the interior.
c. The Gypsum manual GARC2601 calls for two layers 5/8" type X gypsum board,
while detail 20/G002 shows two layers, it only calls out for (1) one layer.
d. Roof drainage calculations refer to the IPC on sheet A-105 for the rain drain sizing,
which should be based on chapter 11 of the UPC.
Page 2 of 3
Pat Lawler, CBO
patrick.lawler@ci.edmonds.wa.us
Plans Examiner/Building Inspector
425 771 0220 x 1703
Page 3 of 3
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel.net
360 874 0562
Fax 360 874 0591
To: Leif Bjorbacic
121 5th Ave N
Edmonds WA 98020
Re: GRE Edmonds WA Phase 3 wood portions
Edmonds Way & 232nd St.
Edmonds, WA 98020
Plan Review #20110566-20110567
EECE # EDM 11 -03
Plrrrr review number 01
"I`ask Nuniber 11-03
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 wood only 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.
General
1. Engineer of Record (EOR), the design analysis submitted did not have the any
diaphragm analysis per ASCE 12.10. A diaphragm analysis is required, not just
base shear and distribution up to the different levels. This should include required
diaphragm nailing, chords, and collector requirements. Please provide an analysis
for the diaphragm as required per ASCE 12.10. ASCE 12.14.7.5.2
Sheet S 1.0 Structural General Notes
Page 2 of 5
Plan Review l" dumber 01
EECEM EDM 11-03
GRE Edmonds Way
2011-0566&0567
No comment for this sheet at this time.
Sheet 51.1 Schedule and Tables
No comment for this sheet at this time.
Sheet S1.2 Schedule and Tables
No coYnment for this sheet at this time.
Sheet 5-2.1 a NW Building Structural Second Floor Plan
2. Stair landing: EOR, please clarify how welded deck framing can be used with
wood support. Welds are used for steel supporting deck framing but not wood.
Please modify framing to show steel to support the Verco metal deck or modify
connections to show wood able to support lateral and vertical loads.
3. EOR, please reference the sections to the plan. It is not clear just based off the
notes on the detail which detail applies where. This should not be left up to the
contractor. Please modify accordingly.
4. EOR, please provide details for the use of steel beams as an alternate framing
support as noted on this sheet. This is required to be reviewed for permit by the
city. Please add the required information in order to complete the review for this
alternate with analysis to justify.
5. EOR, please provide.a detail for the PSL or GLB at the concrete piers.
6. EOR, please specify the required collector elements and the diaphragm nailing to
transfer the design lateral diaphragm forces. Nothing is specified at this time on
this sheet.
7. The drawings specify a HGUS410 to be connected to a steel beam. Please provide
a detail for how this will work. HGUS is not an approved hanger to be welded per
the Simpson hanger option matrix. Please modify accordingly and provide a detail
for this connection.
Based off the framing, the beams will be required to be cantilevered out in certain
locations to support the framing (i.e. PSL3.11). The detail sheets do not address
this condition. Please provide details and analysis for this condition. In addition,
details should be provided to complete the load path.
9. Based off alternate live load connections for the cantilever beam, there will be
uplift at the support framing. The support framing states (3) 2x6 without any
Page 3 of 5
Plan l evievv Numlber 0:1.
EECE#: EDM 11-03
GRE Edmonds Way
2011-0566&0567
connections shown to transfer the design loads. Please provide an analysis and
detail to transfer this force.
10. EOR, please provide a detail where the beams framing into a post have different
widths. The drawings show PSL5.11 and PSL7.18 framing into 6x6 posts. For
example, approximately grid line 16.9 and grid B.S. (Decimal part is because this
location does not line up with grid line and this is just an estimate on the location).
Note, there are other locations so please clarify and provide an analysis for the
support.
11. EOR, please provide post to beam connections for multiple studs supporting the
beams.
12. EOR, please provide a detail for the support of 6x6 supporting PSL 5.11 and
PSL7.18. These beams have different widths.
Sheet 5-2.2a NW Building Structural Third Floor Framing Plan
13.. Stair landing: EOR, please clarify how welded deck framing can be used with
wood support. Welds are used for steel supporting deck framing but not wood.
Please modify framing to show steel to support the Verco metal deck or modify
connections to show wood able to support lateral and vertical loads.
14. EOR, please specify the required collector elements and the diaphragm nailing to
transfer the design lateral diaphragm forces. Nothing is specified at this time on
this sheet.
15. EOR, the floor framing plan shows the joist changing directions without support in
one direction. There is neither a header for bearing nor a header for the required
connections for flush framing. Please modify drawings at these locations. (Grid 16-
17 and between grid B and C.)
16. EOR, please specify the required collector elements and the diaphragm nailing to
transfer the design lateral diaphragm forces to the vertical resisting elements.
Nothing is specified at this time on this sheet.
Sheet S 2.2 b SE Building Structural Third Floor Framing Plan
17. EOR, please specify the required collector elements and the diaphragm nailing to
transfer the design lateral diaphragm forces to the vertical resisting elements where
the shear wall jogs in. Nothing is specified at this time on this sheet.
Page 4 of 5
Plait Review Number 01
EECE#: EDM 11-03
GRE Edmonds Way
2011-0566&0567
18. EOR, please provide a detail for the corridor joist perpendicular to the bearing wall
and the floor joist framing at an angle. The detail provided shows the framing
perpendicular. Please specify the required bearing and provide analysis to justify.
Sheet 5-2.3a NW Building Structural Third (roof mislabeled) Floor Framing Plan
19. EOR, there are no details referenced on this sheet to show complete load path.
Please reference a detail to show how the pre -manufactured roof trusses and glu-
lams are being connected to transfer the design forces. There are no details on this
sheet nor references to detail sheets to show complete load path.
20. Please specify the required collector elements and their attachments on the drawing
for the SW4 shear walls. Nothing is shown at this time. ASCE 12.10.2
Sheet S2.3b SE Building Structural Fourth Floor Framing Plan
21. Please specify the required collector elements and their attachments on the drawing
for the SW4 shear walls. Nothing is shown at this time. ASCE 12.10.2
22. EOR, the design analysis for the corridor used a tributary area of 6 foot for beam
mark B7. However, based off the architectural drawings, the corridor width will
exceed 12 feet, so 6 feet is not correct. Please resubmit an analysis for the correct
loading on the beam.
23. EOR, please provide an analysis for the corridor CJ28-16 spanning over 12 feet.
Sheet 52.4 SE Building Structural Roof Framing Plans
24. Please specify the required collector elements and their attachments on the
drawing. Nothing is shown at this time. ASCE 12.10.2
25. EOR, the detail cut appears not to be correct for the roof framing. Please modify
accordingly.
Sheet 54.0 Structural Sections & Details
No comment for this sheet at this time.
Sheet 54.1 Structural Sections & Details
26. Sections 20: EOR please provide an analysis for the ledger with (3) 16d nails @
EA stud to support the vertical loads from the roof trusses.
Sheet 54.2 Structural Sections & Details
Page 5 of 5
Plan Review �Quynber 01
EECE#: EDM 11-03
GRE Edmonds Way
2011-0566&0567
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 (206) 356-
7790 between 8:00 a.m. and 5:00 p.m.
MIMI
Hoyt Jeter, P.E.
President