2015-0771 Glen Street Condos - Nash.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 19, 2015
TO: John Rettenmier
jsrett@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0771
Project: Glen Street condos
Project Address: 620 Glen 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.
nd
Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm. The Permit Center is closed on
Wednesdays.
Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional
comments.
General Review Notes:
1.The proposed work falls under the regulatory oversight of the Revised Code of Washington
(RCW) chapter 64.55.005. As such, the following requirements must be met:
A City of Edmonds Special Inspection and Testing Agreement (see attached) must be
·
completed and returned prior to permit issuance.
In addition to the above requirement prior to permit issuance, the following will be required before
a final inspection by the City of Edmonds can be performed on, and a certificate of occupancy
can be issued by the Building Division for, the permit when issued:
The qualified inspector shall prepare and submit to the City of Edmonds Building Division
·
a signed letter certifying that the building enclosure has been inspected during the course of
construction and that it has been constructed in substantial compliance with the building
enclosure design documents.
On sheet A3:
2.Foundation Plan
a.Indicate on the plans the minimum required construction criteria of the continuous
footings/foundations to guide proper review, construction, and inspection.
b.Indicate on the plans the minimum required footing construction to support the loads
from the shear walls marked P1-6 along the north wall of the two garages.
c.Indicate on the plans the minimum required anchorage for the HDU11 holdowns to
resist the overturning loads noted in the provided structural calculations.
On sheets A4, A5, and A6:
3.Floor Plans
a.Provide as part of a complete submittal, the referenced elevator mfgr. information
for all plans, specs, dimensions, and construction notes to guide proper review,
installation and inspection. The represented configuration of the elevators requires
an installation that will maintain the required fire-resistance rated construction
between the dwelling units and prevent the hoist ways from acting as chimneys
during a fire.
b.Verify that the installation of the proposed elevators results in cars that meet the
requirements of ICC A117.1-2009 section 408.4.
c.Indicate on the plans the location of the boilers to be used as part of the proposed
radiant floor heating systems.
On sheets A5 and A6:
4.Floor Plans
a.Indicate on the plans the requirement for exterior terminations of the water heater
pan drains.
b.Indicate on the plans the method(s) and locations of providing the required outdoor
air per International Mechanical Code (IMC) 403.8.3.
c.Clarify the indicated width of doors in the following locations:
Master Bath
·
Master Bedroom closet
·
Bedroom Two closet (sheet A5 only)
·
They do not appear to meet the minimum requirements of ICC A117.1-2009 section
1004.5.2.1.
d.Clarify the placement of the water closets and of the adjacent vanities in the Master
Bath. They do not appear to allow for the future installation of swing-up grab bars
required per ICC A117.1-2009 section 1004.11.1.
e.Change the code reference from ICC 1003.11.3.2 to ICC 1004.11.3 for the
general note regarding the selectable options and requirements for toilet and bathing
facilities within Type B units.
f.Change the code reference from ICC 1003.12 to ICC 1004.12 for the general note
regarding the requirements for kitchens within Type B units.
g. Change the code reference from ICC 1003.11.1.2 to ICC 1004.12.1.2 for the
clearance requirements in u-shaped kitchens within Type B units.
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h.Indicate on the plans the required clear floor space, centered on the lavatories, in the
selected Option B bathrooms per ICC A117.1-2009 referenced section
1004.11.3.1.1.
i.Clarify the indicated depth of the showers in the selected Option B bathrooms.
They do not appear to comply with ICC A117.1-2009 referenced section
1004.11.3.1.3.3.
j.Eliminate the representation of the doors for the showers in the selected Option B
bathrooms. They do not comply with the clear floor space requirements per ICC
A117.1-2009 section 1004.11.2.1.
k.Indicate on the plans the required maximum threshold heights at the exterior sliding
doors in the selected Option B Great Room per ICC A117.1-2009 section
1004.5.2.2.
On sheet A4:
5.Lower Floor Plan
a.Indicate on the plans the required carbon monoxide alarm in the Foyer per
International Building Code (IBC) 908.7.
b.Change the code section reference for exit passageways from 1021.2 to 1023.
IBC 1021.2 regards required exits from stories.
c.Clarify the representation of the elevators opening into the required exit passageway.
It does not comply with IBC 1023.5. See also review comment 3.a above.
d.Clarify the purpose of the provided detail representing the use of (2)CS16 straps
placed horizontally to connect 2 separate 10-3/4x12 beams. It appears that the
installation is to occur at the common wall between the separate garages to connect
the two perpendicular beams, but they are noted as 7x11-7/8 PSLs.
On sheet A5:
6.Main Floor Plan
a.Change the wording specified Type B to all in the note regarding the
installation of blocking in bathrooms to reflect that required per ICC A117.1-2009
section 1004.11.1.
b.Clarify the indicated clearances around the water closets in the selected Option B
bathrooms. They do not appear to comply with ICC A117.1-2009 referenced section
1004.11.3.1.2.2.
c.Indicate on the plans the means to be used to terminate the required local exhaust for
bathrooms, laundry areas, etc., the dryer duct, and the vent for the fireplace, while
maintaining the required fire-resistance of the floor/ceiling assembly. Terminations
of the above must be coordinated with outdoor air intake requirements. Soffits,
chases/shafts, etc. are sometimes used to avoid penetrations of the fire partitions and
horizontal assemblies. Otherwise, penetrations must comply with IBC 714.
d.Indicate on the plans the minimum required beam to be used to support the loads
over Bedroom Two. The typical 4x8 DF #2 header specified in the Notes on
the same sheet appears to be over spanned, fails in bending and in shear, and deflects
beyond that allowed per IBC Table 1604.3. The provided structural calculations
appear to propose a different beam at this location.
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e.Clarify the callout for the 3-1/2x11-7/8 LSL to be used to support the loads over the
Kitchen. It appears to be over spanned, fails in bending, and deflects beyond that
allowed per IBC Table 1604.3. The provided structural calculations appear to
propose a different beam at this location.
f.Clarify the purpose of the provided detail representing the use of (2)CS16 straps
placed vertically to connect a 10-3/4x12 beam. It appears that the installation is to
occur at the exterior wall to connect the 3-1/8x9 GLB to the perpendicular beam
above, but it is noted as a 7x11-7/8 PSL.
7.Handrail Notes Change the required placement of handrails within the stairway from one
to each per IBC 1009.15.
8.Railing Detail and Notes Change the code version in the detail from 2006 to 2012.
On sheet A6:
9.Upper Floor Plan - Clarify the indicated swing of the doors to the selected Option B
bathrooms. They do not appear to comply with ICC A117.1-2009 section 1004.11.2.1.
On sheet A8:
10.Section A-A - GA File No. WP 8109 Indicate on the plans the gypsum panel products
specified for the proprietary design selected. Dependent upon the region and distributor, not
all of the specified products may be available and may not be substituted for. Alternatively,
a generic design, such as GA File No. WP 8105, may be selected allowing for greater
choices is sourcing the required materials and adaptation to the proposed construction. Per
the General Explanatory Notes found in the Gypsum Association Fire Resistance Design
Manual insulation can be added to wall systems, greater stud widths can be substituted, and
studs can be spaced closer, without affecting the design. *If the design is changed, verify
that all references to the design elsewhere on the plans have been changed.*
11.Rated Wall Locations
a.Type A See review comment above.
b.Type B Clarify the callout for the design of the required one-hour fire-resistance
rated interior wall construction. GA File No. WP 8109 is a proprietary exterior
wall design, limited to the use of the materials specifically listed in the design. The
note: This assembly provides for an STC rating of 34 to 39. does not appear to
correspond to the information found in the Gypsum Association Fire Resistance
Design Manual for that design. Common interior walls, partitions, and floor/ceiling
assemblies between adjacent dwelling units or between dwelling units and adjacent
public area such as the foyers and stairs identified on the plans must have a STC of
no less than 50 per IBC 1207.2 and IBC 1207.3, in addition to providing the required
fire resistance. Most of the wall designs meeting the STC utilize a double-stud or
staggered-stud design and, per IBC 1207.2, require measures be taken to maintain
the required sound ratings for openings to accommodate mechanical, plumbing, and
electrical systems (see also Gypsum Association Fire Resistance Design Manual
Section III Sound Control). The dimensions of these walls may significantly affect
the required and desired widths of the various spaces shown on the plans.
c.Type C Indicate on the plans the corresponding file number for the indicated
one hour floor/ceiling assembly.
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On sheet G1:
12.Design Data Frost Line Change the required minimum depth of the footing below finish
grade from 12 inches to 18 inches per the information in Edmonds Community
Development Code (ECDC) 19.05.020.
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