2015-0771 Glen Street Condos - Nash2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: March 31, 2016
TO: John Rettenmier
jsrett@gmail.com
FROM: Chuck Miller, Plans Examiner
RE: Plan Check: BLD2015-0771 - Second Review
Project Address: 620 Glen Street
Project: Glen Street Condos
Scope: Construct 4-unit residential structure IBC R-2/U occupancy group V-B
construction NFPA-13R sprinkler required - mechanical and plumbing included
disapproved
Please be advised that the building plans for the above referenced project have been
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
.
information, clarifications, or changes are neededReviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter. Items that recur on this list appear in italics.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter formatindicating 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 and from 8am-12pm on
Wednesdays.
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. The completed and signed Special
Inspection and Testing Agreement appears to have had the required Window Water
Penetration Resistance Test lined out (while the Building Enclosure was circled). Per
RCW 64.55.050(1)(a), the Window Water Penetration Resistance Test is a required test of a
representative sample of windows and window installations, not a selectable option.
Therefore, another City of Edmonds Special Inspection and Testing Agreement (see
attached) must be completed and returned prior to permit issuance.
On sheet A3:
2.Foundation Plan
a.Indicate on the plans the minimum required anchorage for the HDU11 holdowns to
resist the overturning loads noted in the provided structural calculations. The
See note in regards to HDU11
response to the prior plan review comment states:
installation on A3.
The specified anchorage Simpson SB 1x30 anchor bolts has
very specific installation requirements that do not appear capable of being met by the
proposed construction. The 2 foot wide stem wall would not allow the required
minimum 48 long (2 x l) horizontal rebar, located 3-5 from the top of the
e
stemwall, to be installed.
b.Indicate on the plans the minimum required anchorage for the HDU2-SDS2.5
holdowns to resist the overturning loads noted in the provided structural calculations.
On sheet A4:
3.Lower Floor Plan
a.Indicate on the plans the required carbon monoxide alarm in the Foyer per
International Building Code (IBC) 908.7. The re-configuration of the lower floor
level requires the placement of an additional carbon monoxide alarm in the area
adjacent to the Fire Sprinkler Riser Room.
b.Clarify the proposed placement of the doors on each side of the interior exit stairway.
They do not appear to meet the door maneuvering clearance requirements of ICC
A117.1-2009 Table 404.2.3.2. The maneuvering clearance at the man door to the
southeast garage may also be a concern if not properly constructed.
c.Provide a general note referencing sheet A8 for rated wall locations or indicate on
the plans, similar to that provided for the other fire-resistance rated construction, the
required one-hour fire-resistance rated construction for the following:
Shaft enclosure for the elevator per IBC 3002.1/713.4
·
Machine Room for the elevator per IBC 3006.4/713.4
·
d.Indicate on the plans the required one-hour fire-resistance rated door assembly for
the Machine Room per IBC 3006.4/713.4.
e.Indicate on the plans the required self- or automatic-closing of all fire-resistance
rated doors per IBC 716.5.9.
f.Indicate on the plans the proposed natural or mechanical means of maintaining the
ambient air temperature and humidity in the range specified by the elevator
equipment manufacturer in the Machine Room per IBC 3006.2. Openings for
ductwork, etc. must maintain the integrity of the fire-resistance rating of the
Machine Room.
g.Eliminate the detail representing the use of (2)CS16 straps placed horizontally to
connect 2 separate 3-1/2x11-7/8 PSL beams near the elevator. It does not appear to
apply to any represented construction due to changes made to the plans.
h.Eliminate the callout for beam BB-1 5-1/8x9 GLB over the Foyer. It does not
appear to apply to any represented construction due to changes made to the plans.
i.Change on the plans the code reference for the required maximum threshold height at
the entry to the Foyer from 1004.5.2.2 to 303.1.
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j. Clarify the callout for the (3)2x6 post to be used to support the loads below the west
end of the 7x11-7/8 LSL (beam TB-01 in the provided structural calculations) over
the Kitchen, the east end of the 3-1/2x9 GLB (beam RB-04 in the provided
structural calculations), and the west end of the (2)2x10 (beam RB-03 in the
provided structural calculations), above in unit B. It appears to be undersized for
the loads anticipated by the represented construction and noted in the provided
structural calculations. Given the differences noted on various sheets of the plans for
the support of similarly oriented beams in the two mirrored units, indicate the
proposed post to be used for each of the units.
k.Indicate on the plans the minimum required post to support the loads below the east
end of the 7x11-7/8 LSL (beam TB-01 in the provided structural calculations) over
the Kitchen above in unit B.
On sheets A4 or A5:
4.Floor Plans - Indicate on the plans the location of the boilers to be used as part of the
proposed main floor radiant floor heating systems. The response to the prior plan review
Wall mounted water heaters in laundry area are shown for each unit.
comment states:
The addition of the wall mounted water heaters appears to have been accompanied by the
elimination of the electric water heaters (presumably for the domestic hot water needs)
represented in the Pantry of each of the units on sheets A5 and A6. Are the wall
mounted water heaters intended to serve both purposes? At this time, there does not appear
to be a tankless water heater design that separates the flow of water for each of the purposes
per UPC 603.5.4. While there may be a combined potable water/hydronic radiant heating
system installation method (such as an open direct system) available, it has very specific
design and installation requirements that need to be provided as part of the plans and
drawbacks in its use as a heating system by the end-user that should be considered. The
only indicated change in the method of providing comfort heat for the habitable spaces is a
note found on sheet A6 Upper Floor Plan. No note was added to sheet A5 Main Floor
Plan, change made to the permit application, or was included in the response letter.
On sheets A5 and A6:
5.Floor Plans
a.Indicate on the plans the required self- or automatic-closing of all fire-resistance
rated doors per IBC 716.5.9.
b.Indicate on the plans the required firestopping for the anticipated penetrations of the
fire-resistance rated wall construction between both units and the elevator shaft and
between each unit for the electrical, mechanical, and plumbing elements of the
washer/dryer and water heater installations per IBC 706.8/708.6.
c.Clarify the differences in the specified floor surfaces to be installed in the Great
Room, Kitchen, Master Bath, and the selected Option B bathroom. They do
not appear to be that specified in the Gypsum Association Fire Resistance Design
Manual GA File No. FC 5111 when IIC tested. The proposed floor finishes in
the laundry area and hallway were not specified but are also required to comply.
d.Clarify the proposed installation of stack w/d appliances in each of the units. They
do not appear to meet the requirements of ICC A117.1-2009 section 1004.9.
Page 3 of 5
e.Clarify the indicated width of doors in the following locations:
Master Bedroom closet
·
Master Bath see also review note 5.f. below.
·
They do not appear to meet the minimum requirements of ICC A117.1-2009 section
Width of noted
1004.5.2.1. The response to the prior plan review comment states:
doors has been increased to meet ADA requirements.
Due to the effect of the
door hinge, the proposed 32 inch wide door will not provide the required clear width
when measured between the face of the door and the stop, with the door open 90
degrees.
f.Provide a note on the plans for the required installation of sliding (pocket) door
hardware for the Master Bath door that, when the door is in the fully open position,
is exposed and usable from both sides and does not require tight grasping, pinching,
or twisting of the wrist to operate per ICC A117.1-2009 section 404.2.6 while
maintaining the required clear width per section 1004.5.2.1.
g.Indicate on the plans the required maximum threshold heights at the exterior sliding
doors in the Great Room per ICC A117.1-2009 section 1004.5.2.2. The response
Threshold note added at great room
to the prior plan review comment states:
slider.
Changes in levels are permitted as follows:
Up to ¼ inch are permitted to be vertical
·
Greater than ¼ inch to not more than ½ inch are permitted to be beveled with
·
a slope not steeper than 1:2
Greater than ½ inch are required to be constructed as a ramp not steeper than
·
1:12 and meet all of the other requirements of section 405.
On sheet A5:
6.Main Floor Plan
a.Indicate on the plans the required carbon monoxide alarm outside of the sleeping
area in the immediate vicinity of the bedrooms per IBC 908.7.
b.Indicate on the plans the required smoke alarm outside of the sleeping area in the
immediate vicinity of the bedrooms per IBC 907.2.11.2.
c.Clarify the proposed placement of the primary entrance door. It does not appear to
meet the door maneuvering clearance requirements of ICC A117.1-2009 sections
1004.5.1/Table 404.2.3.2.
d.Indicate on the plans the required clear floor space, centered on the lavatories, in
the selected Option B bathrooms per ICC A117.1-2009 section 1004.11.3.1.1. The
All bathrooms have been revised
response to the prior plan review comment states:
to meet code requirements.
The lavatory is required to have a 48x30 inch clear
space, centered on the lavatory, provided for parallel approach. Per the exception,
the lavatory could remain as represented provided that there is no cabinetry, allowing
for a forward approach. Cabinetry is permitted if the cabinetry can be removed
without the removal or replacement of the lavatory and the floor and wall finishes
extend behind the cabinetry. Indicate the intended method of compliance on the
plans. The added Type B Bathroom Detail erroneously depicts the required
lavatory clear floor space as a front approach and the water closet clear floor not in
compliance with ICC A117.1-2009 section 1004.11.3.2.2/1004.11.3.1.2.
e.Indicate on the plans the required minimum exhaust airflow rate for the Master
Bath per IMC Table 403.3.
Page 4 of 5
f.Clarify the detail representing the use of (2)CS16 straps placed vertically to connect
a 3-1/8x9 beam to the beam over the window below. It does not appear to reflect the
beam specified on the Main Floor Plan.
g.Clarify the callout for the (4)2x4 post to be used to support the loads below the west
end of the 3-1/2x11-7/8 LSL (beam TB-02 in the provided structural calculations)
over Bedroom Two and the east end of the 5-1/8x9 GLB (beam RB-05 in the
provided structural calculations) above in unit B. It appears to be undersized for
the loads anticipated by the represented construction and noted in the provided
structural calculations. The similarly loaded, but differently specified 4x6 post in
unit A also appears to be undersized.
h.Clarify the callout for the (3)2x6 post to be used to support the loads below the west
end of the 7x11-7/8 LSL (beam TB-01 in the provided structural calculations) over
the Kitchen, the east end of the 3-1/2x9 GLB (beam RB-04 in the provided
structural calculations), and the west end of the (2)2x10 (beam RB-03 in the
provided structural calculations), above in unit B. It appears to be undersized for
the loads anticipated by the represented construction and noted in the provided
structural calculations.
On sheet A8:
7.Section A-A
a.One Hour Floor/Ceiling Construction Note - Change on the plans the required
minimum wood I-joist web thickness from 3/4-inch to 3/8-inch per Gypsum
Association Fire Resistance Design Manual GA File No. FC 5111.
b.Penetrations Note (for the ceiling assembly) Eliminate from the plans entirely or
update the note to reflect that required per IBC 714.4. While fire caulk may be
used for through- and membrane penetrations by steel, ferrous, or copper conduits,
pipes, tubing, etc., penetrations by PEX, ABS, and similar materials require
firestopping systems. Penetrations for ductwork penetrations must be protected by a
shaft enclosure per IBC 713 or listed fire dampers per IBC 717.6.1/717.6.2.
Penetrations of one-hour fire-resistance rated walls require similar protection. All of
the above, and because inspection typically occurs after the work has been
completed, encourages the use of soffits, chases/shafts, etc. to avoid penetrations of
the fire partitions and horizontal assemblies.
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