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2015-0032 Cedar View Memory Care Facility - LJB Designs2.pdf City of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: July 15, 2015 TO: Edmonds Memory Care, LLC jeff@rjdevelopmentservices.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2015-0032 Project: Cedar View Memory Care Community nd Project Address: 21006 72 Avenue W 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. Items that recur on this list appear in italics. On sheet A0.0 – Cover Sheet: 1.Code Summary – Chapter 3. Occupancy Classification and Requirements – Occupancy Group – Change the occupancy classification for the area containing spaces ‘099’ and ‘100’ from ‘A-3’ to ‘R-2’. Considering the utility/actual use of the space and the oversight of the Washington State Department of Health (DOH), it appears that the space is an extension of the patient services provided in the other portions of the facility. 2.Sheet Index – The following changes/additions need to be made to the plans: Add sheet ‘S-1.1A’ – Foundation Plan to the index · Change the second sheet ‘E1.0’ to ‘E1.1’ – Electrical PT Site Plan and add to the · index Add sheet ‘E3.4’ – Electrical Power Plan to the index · Change the second sheet ‘E5.2’ to ‘E5.3’ – Electrical Detail Plans · Provide sheet ‘E6.0’ – Oneline Diagram & Panel Schedules Plan · Add sheet ‘E6.1’ – Electrical Oneline Diagram Plan to the index · Add sheet ‘E6.2’ – Electrical Oneline Diagram Plan to the index · Provide sheet ‘E7.0’ – Panel & Mechanical Schedules Plan · Add sheet ‘E7.1’ – Electrical Schedules Plan to the index · Add sheet ‘E7.2’ – Electrical Schedules Plan to the index · Add sheet ‘E7.3’ – Electrical Schedules Plan to the index · Add sheet ‘E7.4’ – Electrical Schedules Plan to the index · Add sheet ‘E7.5’ – Electrical Schedules Plan to the index · Add sheet ‘E8.1’ – Electrical Specifications Plan to the index · Add sheet ‘E8.2’ – Electrical Specifications Plan to the index · On sheet A2.0 – Code Compliance Sheet: st 3.1 Floor Code Compliance – Indicate on the plans the required exit(s)/exit components serving the ‘Parking Garage’ meeting the common path of egress travel distances of IBC Table 1014.3. 4.Occupancy Signage Table a.Clarify the use of spaces ‘260’ and ‘361’ – Life Station. It appears that the occupant load factor of 15 sq.ft. net per occupant of ‘unconcentrated assembly’ was used, but no tables and chairs are shown on the plans. b.Clarify the use of spaces ‘266’ and ‘368’ – Courtyard #1 and Courtyard #2. It appears that the occupant load factor of 15 sq.ft. net per occupant of ‘unconcentrated assembly’ was used, but no tables and chairs are shown on the plans. Doors serving an area with an occupant load of 50 or more must swing in the direction of egress per IBC 1008.1.2 – see also plan review comments ‘13’ and ‘14’ below. 5.2nd Floor Code Compliance - Occupant Load Table a.Clarify the indicated floor areas and occupant load factor(s) applied to the various areas identified using the room numbers and names as identified on the plans. Many of the floor areas appear to be incorrect and the uses do not appear to correspond to the ‘Functions of Space’ and corresponding ‘Occupant Load Factor’ per IBC Table 1004.1.2. There appears to be a significant amount of floor area and associated occupant load unaccounted for. Using the square footage provided, the total area used to determine the occupant loads appears to be 16,488. The remaining 7,269 square feet of area (most likely ‘corridor’ area) of the total second floor area needs to accounted for using the appropriate ‘occupant load factor’. b.Change the table values to reflect that re-calculated with regard to plan review comments ‘4.a.’, ‘4.b.’, and ‘5.a’ above. Of particular concern are the re-calculated ‘Minimum Total Egress Width’ and the provided ‘Actual Door Opening Egress Width’. 6.Accessible Unit Table – Clarify the difference in the number and type of the different units ndrd listed and of that represented on the ‘2 Floor Code Compliance’ and ‘3 Floor Code Compliance’ plans. The review comment response states: “All units are accessible.”; however, the number of ‘A’ and ‘A-1’ units appears to be less than that represented, the number of ‘D-1’ units more than that represented, and no ‘A-5’, ‘A-6’, ‘C-2’, ‘D-2’, and ‘G- 3’ units could be found on the provided plans. rd 7.3 Floor Code Compliance - Occupant Load Table a.Clarify the indicated floor areas and occupant load factor(s) applied to the various areas identified using the room numbers and names as identified on the plans. Many of the floor areas appear to be incorrect and the uses do not appear to correspond to the ‘Functions of Space’ and corresponding ‘Occupant Load Factor’ per IBC Table 1004.1.2. There appears to be a significant amount of floor area and associated occupant load unaccounted for. Using the square footage provided, the total area used to determine the occupant loads appears to be 16,036. The remaining 7,950 square feet of area (most likely ‘corridor’ area) of the total third floor area needs to accounted for using the appropriate ‘occupant load factor’. b.Change the table values to reflect that re-calculated with regard to plan review comments ‘4.a.’, ‘4.b.’, and ‘7.a.’ above. Of particular concern are the re-calculated ‘Minimum Total Egress Width’ and the provided ‘Actual Door Opening Egress Width’. Page 2 of 6 On sheet A2.1 – Wall Types: 8.Change the IBC code section from ‘Table 720.1(2)’ to ‘Table 721.1(2)’ and pProvide the corresponding ‘Item Number’ for the following wall types: Wall Type ‘7’ · Wall Type ‘8’ · Wall Type ‘11’ · Wall Type ‘12’ · Wall Type ‘14’ · Wall Type ‘15’ · Wall Type ‘16’ · Each ‘Item Number’ has specified structural parts to be protected and the required installation criteria of the components to achieve the desired fire-resistance. 9.Provide on the plans a detail, and a reference to it, for the required top of non-bearing full- height fire-resistance rated wall construction to minimize/eliminate ‘moment reversal’ and its effects on the engineered floor framing systems. Confer with the project engineer/floor truss engineer/roof truss engineer regarding design accommodations, or the need for ‘dynamic’ top of wall framing, at the top of non-bearing full-height walls. On sheet A2.2 – Rated Assembly: 10.Design No. P554 – Clarify the callout for the use of the fire resistance rated design for areas of the roof with less than a 3/12 slope. On sheet A2.3 – Rated Assembly: 11.Assembly F (1-hour) - Provide on the plans the complete assembly listing, indicating the required installation criteria of each of the components to guide proper construction and inspection. On sheet A3.1 – First Floor Plan: 12.First Floor Plan a.Clarify the difference in the wall construction represented on sheet ‘A2.1’ for the walls marked ‘14’ in space ‘134’ – Parking Garage - and that anticipated by the adjacent walls marked ‘15’. The construction represented in the detail for wall type ‘13’ in the earlier submittal can no longer be found. b.Clarify the difference in the wall construction represented on sheet ‘A2.1’ for the walls marked ‘11’ and ‘12’ in space ‘135’ – Elevator - and that noted at those locations on sheet ‘S-5.1’. The anticipated construction represented in the detail for wall type ‘18’ in the earlier submittal now appears to be wall type ‘13’. c.Clarify the difference in the wall construction represented on sheet ‘A2.1’ for the walls marked ‘11’ and ‘12’ in space ‘136’ – Elevator - and that noted at those locations on sheet ‘S-5.1’. The anticipated construction represented in the detail for wall type ‘18’ in the earlier submittal now appears to be wall type ‘13’. Page 3 of 6 On sheet A3.2 – Second Floor Plan: 13.Second Floor Plan – Change the ‘swing’ of doors marked ‘266A’ and ‘266B’ to of that in the direction of egress travel from space ‘266’ – Courtyard #1 – per IBC 1008.1.2. On sheet A3.3 – Third Floor Plan: 14.Third Floor Plan – Change the ‘swing’ of doors marked ‘368A’ and ‘368B’ to of that in the direction of egress travel from space ‘368’ – Courtyard #2 – per IBC 1008.1.2. On sheet A3.5 – Enlarged Unit Plans: 15.Semi Private Units ‘G-1 & G2’ Flr Plans (Accessible) a.Change the callout for wall type ‘5’ at the south exterior wall of unit ‘G2’ to that noted at that location on sheets ‘A3.2’ and ‘A3.3’. b.Change the callout for wall types ‘5’ at the unit ‘G2’ side of the shower enclosure to that noted for the unit ‘G1’ side. On sheet A3.6 – Second Floor Enlarged Service Plan: 16.First Floor Enlarged Lobby/Office Area - Clarify the difference in the wall construction represented on sheet ‘A2.1’ for the walls marked ‘11’ and ‘12’ in space ‘135’ – Elevator - and that noted at those locations on sheet ‘S-5.1’. The anticipated construction represented in the detail for wall type ‘18’ in the earlier submittal now appears to be wall type ‘13’. 17.Second Floor Enlarged Service Area a.Change the label of space ‘243’ from ‘Assembly’ to that noted on sheet ‘A3.2’. b.Change the ‘swing’ of doors marked ‘266A’ and ‘266B’ to of that in the direction of egress travel from space ‘266’ – Courtyard #1 – per IBC 1008.1.2. On sheet A3.7 – Third Floor Enlarged Service Plan: 18.Third Floor Enlarged Service Area a.Change the label of space ‘343’ from ‘Assembly’ to that noted on sheet ‘A3.3’. b.Change the ‘swing’ of doors marked ‘368A’ and ‘368B’ to of that in the direction of egress travel from space ‘368’ – Courtyard #2 – per IBC 1008.1.2. On sheet A4.2 – Reflected Ceiling Plan: 19.Soffit Detail 5 – Indicate on the plans the required construction to provide the one-hour fire- resistance rating for the floor/ceiling system per IBC Table 601. 20.Second Floor Reflected Ceiling Plan – Provide on the plans a detail, and a reference to it, for the required one-hour fire resistance rated construction to protect the two ‘W12x50 – 50 ksi’ rd beams specified on sheet ‘S-3.1’ – 3 Floor Framing Plan - used to support the floor joists over space ‘252’ – Dining - per IBC Table 601. Page 4 of 6 On sheet A5.1 – Roof Details: 21.Roof Details ‘1’, ‘3’, ‘4’, and ‘5’ – Clarify the difference in the required number of layers of ‘5/8” Type “C” GWB’ to be installed and of that indicated in the fire resistance rated assembly on sheet ‘A2.2’ – Rated Assembly. 22.Roof Details ‘7’ and ‘8’ – Courtyard Floor Detail – Eliminate the wording ‘Hambro Floor System’ to reflect the floor construction change represented in the detail callout on sheet rd ‘A8.2’ – Wall Sections, and on sheet ‘S-3.1’ – 3 Floor Framing Plan. On sheet A6.1 – Exterior Elevations: 23.North Elevation - Change the section callout from ‘E/A8.4’ to ‘13 12/A8.4’. No change appears to have been made in the provided construction documents. On sheet A7.1 – Building Sections: 24.Section A/A3.1 – Cross Section c.Change the description over the second floor ‘Dining’ area from ‘Decorative Beam’ rd to ‘Beam Per Struct’ per sheet ‘S-3.1’ – 3 Floor Framing Plan. d.Change the referenced fire-resistance rated floor/ceiling assembly for the third floor framing at the corridors from ‘L569’ to ‘Assembly ‘F’’ per the indicated rd construction on sheet ‘S-3.1’ – 3 Floor Framing Plan. 25.Section B/A3.1 – Cross Section - Change the referenced fire-resistance rated floor/ceiling assembly for the third floor framing at the corridors from ‘L569’ to ‘Assembly ‘F’’ per the rd indicated construction on sheet ‘S-3.1’ – 3 Floor Framing Plan. 26.Section C/A3.1 – Cross Section – Change the referenced fire-resistance rated floor/ceiling assembly for the third floor framing from ‘L569’ to ‘L550’ per the indicated construction on rd sheet ‘S-3.1’ – 3 Floor Framing Plan. 27.Section D/A3.1 – Cross Section - Change the referenced fire-resistance rated floor/ceiling assembly for the third floor framing from ‘L569’ to ‘L550’ per the indicated construction on rd sheet ‘S-3.1’ – 3 Floor Framing Plan. 28.Section E/A3.1 – Typ. Stair Section - Change the referenced fire-resistance rated floor/ceiling assembly for the third floor framing from ‘L569’ to ‘Assembly ‘F’’ per the rd indicated construction on sheet ‘S-3.1’ – 3 Floor Framing Plan. On sheet A8.2 – Wall Sections: 29.Section ‘6/A7.1’ – Wall Section – Change the depth of the ‘TJI’ floor joists from ’18 inches’ rd to ’11.875 inches’ per the indicated construction on sheet ‘S-3.1’ – 3 Floor Framing Plan. 30.Framing Detail C/A8.2 – Clarify the difference in the dimensions of the ‘Hardie Trim’ and of that indicated in the various roof details on sheet ‘A5.1’. On sheet A8.4 – Enlarged Stair Plans Stair Section & Details: 31.Detail 1/A3.1 – First Floor Stair 137 - Clarify the difference in the callouts for wall types ‘8’ and ‘15’ and of those listed on sheet ‘A3.1’. 32.Detail 2/A3.1 – First Floor Stair 138 - Clarify the difference in the callout for wall type ‘15’ and of that listed on sheet ‘A3.1’. Page 5 of 6 On sheet A8.5 – Elevator Sections: 33.Section 19/A3.1 – Wall Section - Clarify the difference in the number of layers of 5/8” Type ‘C’ GWB to be installed on the ceiling of the second floor ‘Unit C’ and that represented in detail ‘4/A7.1’ on sheet ‘A8.1’ – Wall Sections and required per ‘U.L. Design L550’ on sheet ‘A2.3’ – Rated Assembly. On sheet A12.2 – Door Schedule and Types: 34.Door Schedule - Indicate on the plans the required fire-resistance rating for door ‘121’, ‘266A’, and ‘368A’ per IBC Table 716.5. Page 6 of 6