2014-1246 GBH Holdings remodel - TGBA2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: February 24, 2015
TO: TGB Architects
sbutterfield@tgbarchitects.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2014-1246
Project: GBH Holdings remodel
Project Address: 311 Edmonds Street
During a review of the plans by the Building Division for the above noted project, it was found that
the following information, clarifications, or changes are needed. A complete review cannot be
performed until the revised plans/documents, including a written response indicating where the
clouded or otherwise highlighted changes can be found on the revised plans, have been submitted
to a Permit Coordinator. Reviews by other divisions, such as Planning, Engineering, or Fire, may
result in additional comments.
On sheets A0.11, A2.01, A2.11, and A7.01:
1.Clarify the note Unoccupied existing structure to be demolished or boarded up per City
requirements (1 story).. There are no City requirements that the existing structure be
demolished or boarded up. The one-story portion on the west-side of the structure can
remain and be utilized as previously permitted. If work to be completed under a separate
permit, such as that proposed during the pre-application meeting (PRE2015-0001),
requires the removal of a portion of the existing structure, the demolition can be done under
a separate permit or included in the scope of work of this permit with corresponding notes
made on the plans. The role of the City is to provide regulatory oversight of the work
proposed on the permit application and the submitted construction documents by the
applicant.
On sheet A2.01:
2.Code Analysis Tenant Improvement Update the provided information to reflect the
proposed work as follows:
a.The square footage noted in the Occupancy Classifications
b.The Accessory Storage Area occupant load
On sheet A2.11:
3.Partition-Type: Assembly Legend
a.Partition 22/a - Include on the plans the system type and the required installation
criteria of each of the various components (floor and ceiling runner dimensions, steel
stud dimensions, furring channels, fasteners and their spacing) for the attachment of
the gypsum wallboard of the 2-hour fire resistance rated Underwriters Laboratory
(UL) design U415 to guide proper construction and inspection.
b.Partition 11/a Change on the plans the provided fire-resistance of UL design
U905 to meet that required for the exterior-side protection of the walls supporting
the 2-hour fire-resistance rated floor/ceiling assembly per IBC 711.4.
c.Partition T/83/a Clarify the use of IBC Table 722.6.2 (1) for the proposed
construction of the required 2-hour fire-resistance rated walls to be used to support
the 2-hour fire-resistance rated floor/ceiling assembly. The maximum fire-resistance
rating calculated for assemblies using the methods in IBC 722.6 is one hour per IBC
722.6.1.1.
On sheet A2.12:
4.Detail 2 - East Elevation - Clarify the note Area under existing stairway enclosed per City
requirements.. There are no City requirements that the stairway be enclosed. The
concern was the noted use Existing garbage cans under stairs on the previously submitted
construction documents. As long as the open space under the exterior stairway is not used
for any purpose per IBC 1009.9.4, the stairway can remain and be utilized as previously
permitted. Enclosing the area under the stairway increases the likelihood that the area under
the stairs would be used for prohibited purposes while making it more difficult to detect,
unless specifically designed and protected per IBC 1009.9.4.
5.Detail 3 West Elevation
a.Opening Area Calculations The openings in the second story on the west-side of
the structure can remain and be utilized as previously permitted. However, if work is
completed under a separate permit, such as that proposed during the pre-application
meeting (PRE2015-0001), only 10% of the wall area on any story in a
nonsprinklered structure can be unprotected, with the remaining openings protected
per IBC 716.6. Work can be done under a separate permit or included in the scope
of work of this permit, with corresponding notes made on the plans that indicate the
method of protection to be provided for the second floor openings beyond that
allowed per IBC Table 705.8.
b.Change on the plans the provided fire-resistance rated construction of the CMU
wall to that provided by UL design U905 referenced on sheet A2.11.
On sheet A8.01:
6.Detail 3 - 2-Hour Fire-Rated Column Wrap Include on the plans the required installation
criteria of the various components (steel stud dimensions, corner beads, tie wire, fasteners
and their spacing) for the attachment of the gypsum wallboard of the 2-hour fire-resistance
rated UL design X528 to guide proper construction and inspection.
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7.Detail 16 2-Hr Protection @ Beam - Clarify the use of IBC 722.6.3 for the proposed
protection of the beams to be used to support the 2-hour fire-resistance rated floor/ceiling
assembly. The maximum fire-resistance rating calculated for assemblies using the methods
in IBC 722.6 is one hour per IBC 722.6.1.1.
On sheet S2.1:
8.Detail 1 Foundation Plan - and Detail 2 Second Floor Framing Plan
a.Clarify the difference in the wall opening indicated in the west wall of Space 101
Entry/Reception and that represented on sheet A2.11 Floor Plan on sheet
A2.12 West Elevation (including Opening Area Calculations) and on sheet
A7.01 Ceiling Plan. The plans should consistently represent the proposed
construction to guide proper review, installation, and inspection.
b.Clarify the difference in the wall opening indicated in the west wall of Space 105
Kitchen and that represented on sheet A2.11 Floor Plan on sheet A2.12
West Elevation (including Opening Area Calculations) and on sheet A7.01
Ceiling Plan. The plans should consistently represent the proposed construction to
guide proper review, installation, and inspection.
9.Detail 2 - Second Floor Framing Plan
a.Clarify the callout for the HSS 4x4x1/8 columns below the ends of the 5-1/8x15
GLBs to be used to support the second floor framing. They do not appear to meet
the minimum requirements of the proposed 2-hour fire-resistance rated construction
of UL design number X528.
b.Clarify the callout for the 5-1/8x15 GLBs to be used to support the floor framing
over space 107 Office 2 - and the north-most portion of space 102 Open
Office. They appear to be over spanned and fail in bending see attachments.
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