2015-0846 Point Edwards Bldg 10 - Studio Meng Strazzara revision3 2.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE:June 6, 2017
TO:Aidan Bird
Studio Meng Strazzara
abird@studioms.com
FROM:Chuck Miller, Plans Examiner
RE:Plan Check: BLD2015-0846
Project Address: 50 Pine Street
Project: Point Edwards Building 10 – REVISION 3
Scope: Construct 68 unit residential structure – R-2/S-2 occupancy groups – VA
construction - NFPA-13 sprinkler system required– separate permits for mechanical
and plumbing – separate permits required for fire systems
Please be advised that the building plans for the above referenced project have been disapproved
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 needed. Reviews 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 format indicating where the ‘clouded’ or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator.
Resubmittals must be made at the Development Services Department on the 2 Floor of City Hall.
nd
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General plan review note:
1.Unresolved - Provide as part of a complete permit revision submittal the applicable
‘structural’ sheets specifying the minimum required construction of the balconies added to
‘Level 5’ - Units 514-518 – represented along the south wall of the west-most portion of the
structure on sheet ‘A116’ – gridline ‘L/11-16’ – see the attached commentary of proposed
revisions under BLD2015-0846 – Revision 3, Item 1. The submittal in response to this
comment must be stamped/sealed and signed by the engineer of record and also include
stamped/sealed and signed copies of the following revised sheets:
S001 – Structural General Notes – REV 1/COR 1 – 09-14-16
S002 – Structural General Notes Continued – REV 1 – 05-27-16
S003 – Structural General Notes Continued – REV 1 – 05-27-16
S004 – Concrete Column Schedule and Details – REV 1 – 05-27-16
S108 – Level 1 Plan: West – REV 1 – 05-27-16
S109 – Level 1 Plan: East – REV 1 – 05-27-16
S110 - Level 2 Plan: West – REV 1 – 05-27-16
S111 – Level 2 Plan: East – REV 1 – 05-27-16
S110A - Level 2 Plan: West – REV 1 – 05-27-16
S111A – Level 2 Plan: East – REV 1 – 05-27-16
S112 - Level 3 Plan: West – REV 1 – 05-27-16
S113 – Level 3 Plan: East – REV 1 – 05-27-16
S112A - Level 3 Plan: West – REV 1 – 05-27-16
S113A – Level 3 Plan: East – REV 1 – 05-27-16
S114 - Level 4 Plan: West – REV 1 – 05-27-16
S115 – Level 4 Plan: East – REV 1 – 05-27-16
S114A - Level 4 Plan: West – REV 1/COR 1 – 09-14-16
S115A – Level 4 Plan: East – REV 1 – 05-27-16
S114B - Level 4 Plan: West – REV 1/COR 1 – 09-14-16
S115B – Level 4 Plan: East – REV 1 – 05-27-16
S116 - Level 5 Plan: West – REV 1/COR 1 – 09-14-16 (as revised for added balconies)
S117 – Roof Plan: East – REV 1 – 05-27-16
S116A - Level 5 Plan: West – REV 1 – 05-27-16
S118 – Roof Plan: West – REV 1 – 05-27-16
S119 – Stair Roof Plan: East – REV 1 – 05-27-16
S120 – Elevator Roof Plan: West – REV 1 – 05-27-16
S301 – Concrete Column Schedule and Details – REV 1 – 05-27-16
S302 – Concrete Shear Wall Elevations and Details – REV 1 – 05-27-16
S401 – Foundation Details – REV 1 – 05-27-16
S402 – Foundation Details – REV 1 – 05-27-16
S403 – Foundation Details – REV 1 – 05-27-16
S404 – Foundation Details – REV 1 – 05-27-16
S501 – Post Tensioned Concrete Details – REV 1 – 05-27-16
S502 – Post Tensioned Concrete Details – REV 1 – 05-27-16
S503 – Post Tensioned Concrete Details – REV 1 – 05-27-16
S601 – Wood Floor Framing Details – REV 1 – 05-27-16
S602 – Wood Floor Framing Details – REV 1 – 05-27-16
S603 – Wood Floor Framing Details – REV 1 – 05-27-16
S604 – Wood Floor Framing Details – REV 1 – 05-27-16
S610 – Wood Floor Framing Details – REV 1 – 05-27-16
S701 – Wood Roof Framing Details – REV 1 – 05-27-16
S702 – Wood Roof Framing Details – REV 1 – 05-27-16
S801 – Wood Framing Details – REV 1 – 05-27-16
S802 – Wood Framing Details – REV 1 – 05-27-16
Page 2 of 6
The unstamped/unsealed and unsigned sheets have been submitted as revisions to the
approved plans. The response to the earlier plan review comment states: “The balconies on
Level 5 along Grid L between Grids 11 and 16 have been added to the structural
drawing S-116. 6x6 posts on each end of the balconies have been added to Sheet S-
116A to support the deck tie rods per Detail 12/S603. Note, the decks are bidder
designed deferred submittals so no calculations are provided for this modification.”.
The 6x6 posts do not appear to have been added to sheet ‘S116A’. None of the structural
sheets resubmitted in response to the plan review comment have been stamped/sealed as
required per Revised Code of Washington (RCW) 18.08.370.
2.Resolved - Sheet ‘A125’ representing the proposed change from a bathtub to a shower per
plan ‘1’ - Unit C3–L1 – see the attached commentary of proposed revisions under
BLD2015-0846 - Revision 3, Item 4 – has been provided.
3.Unresolved - Provide as part of a complete permit revision submittal the applicable
‘structural’ sheets representing the minimum required construction of the shear walls/floor
diaphragms/foundation affected by the walls relocated to accommodate the proposed
change from a bathtub to a shower in the following locations:
Unit A2 – Levels 2-5
Unit C1 – Levels 1-5
The submittal in response to this comment must be stamped/sealed and signed by the
engineer of record. The response to the earlier plan review comment states: “The relocated
wall in Unit C1 to accommodate the modification from a bathtub to a shower is not a
structural wall as it is not bearing nor acting as a shear wall. No modification to the
structural drawings was performed for Unit C1 bathtub to shower revision. See
attached drawings for wall revision regarding Unit A2 for Levels 2 through Level 5.”.
The concern regarding the relocated walls in Units C1 were a plans examiner error. The
concern regarding the relocated walls in Units A2 are of those walls and the
footing/foundation below them constructed prior to the submittal of the proposed revision.
While any of the previously framed walls can be re-framed and the walls to follow properly
located above them, any previously placed footings and shear wall anchorage may not be
located as now required. Provide as part of the response to this plan review comment a
statement indicating that the respective footings and shear wall anchorage have not yet been
placed and will be constructed as currently proposed or provide on the plans a detail, and a
reference to it, for the required minimum construction/retrofit to accommodate the relocated
shear walls. None of the structural sheets resubmitted in response to the plan review
comment have been stamped/sealed as required per Revised Code of Washington (RCW)
18.08.370.
4.Partially resolved - Provide as part of a complete permit revision submittal the applicable
‘structural’ sheets specifying the minimum required construction of the roof framing
affected by the relocation of the ‘exit access’ from space ‘L507’ – Roof Garden – to ‘Stair 2’
and the addition of the ‘HVAC” equipment represented on sheets ‘A116’, ‘A117’, and
‘A118’ and submitted as part of the other proposed revisions under BLD2015-0846 -
Revision 3. The submittal in response to this comment must be stamped/sealed and signed
by the engineer of record. None of the structural sheets resubmitted in response to the plan
review comment have been stamped/sealed as required per Revised Code of Washington
(RCW) 18.08.370.
Page 3 of 6
On sheet A120 – Unit Plans:
5.Resolved - Plan 1 – Unit A2 – Enlarged plan ‘10/A900’ has been added to the plans.
Additional plan review comments regarding resubmitted construction documents:
General note regarding the submitted construction documents for the proposed revisions:
6.There appear to be changes represented among the various architectural and structural sheets
submitted beyond those necessary/anticipated to support the changes noted on the revision
summary – see attached. Update the revision summary/scope of work to include or clarify
the following:
On sheets ‘S113’, ‘S113A’, ‘S115’, ‘S115A’, and ‘S115B’ - Clarify on the plans the
represented change of the south foundation wall along gridline ‘F’ from gridline ‘4.2-
5.7’. It appears to be different than that approved under ‘Revision 1’.
On sheets ‘S111’ and ‘S113’ – Clarify on the plans the represented change of the deck
support framing at gridline ‘A-1’.
On sheets ‘S110’, ‘S111’, ‘S112’, ‘S113’, ‘S114’, ‘S115’, and ‘S116’ - Clarify on the
plans the represented change of the floor framing at various locations.
On sheet 109 – Level 1 Plan: East:
7.Level 1 Foundation Plan – East - Provide as part of a complete permit revision submittal
‘stamped/sealed’ structural calculations supporting the design of the represented shear wall
along gridline ‘C’ from gridline ‘1.2-1.5’. It appears to be different that that approved under
‘Revision 1’. There is also a concern regarding the footings/foundations/slabs below it that
may have been constructed prior to the submittal of the proposed revision. While any of the
previously framed walls can be re-framed, any previously placed footings and shear wall
anchorage may not be as now required. Provide as part of the response to this plan review
comment a statement indicating that the respective footings and shear wall anchorage have
not yet been placed and will be constructed as currently proposed or provide on the plans a
detail, and a reference to it, for the required minimum construction/retrofit to accommodate
the redesigned shear walls. The response to this comment may also affect that in response to
plan review comment ‘9’.
On sheet 111A – Level 2 Plan: East:
8.Level 2 Stud And Shear Wall Plan – East - Provide as part of a complete permit revision
submittal ‘stamped/sealed’ structural calculations supporting the design of the represented
shear wall along gridline ‘C’ from gridline ‘1.2-1.5’. It appears to be different that that
approved under ‘Revision 1’ – see also plan review comment ‘7’.
Page 4 of 6
On sheet 113A – Level 3 Plan: East:
9.Level 3 Stud And Shear Wall Plan – East - Provide as part of a complete permit revision
submittal ‘stamped/sealed’ structural calculations supporting the design of the represented
shear walls along gridline ‘C’ from gridline ‘1.2-1.5’and along gridline ‘D.5’ from gridline
‘1.2-1.5’. They appear to be different that that approved under ‘Revision 1’ – see also plan
review comment ‘7’ and the structural slab on sheet ‘S113’.
On sheet S114 – Level 4 Plan: West:
10.Level 4 Framing Plan – West – Provide as part of a complete permit revision submittal
‘stamped/sealed’ structural calculations supporting the design of the represented mild-
reinforcement for the ‘post-tensioned’ concrete slab. It and the corresponding ‘reinforcing
schedules’ appear to be considerably different than that approved under ‘Revision 1’.
On sheet S114A – Level 4 Plan: West:
11.Level 4 Post Tension Framing Plan – West – Provide as part of a complete permit revision
submittal ‘stamped/sealed’ structural calculations supporting the design of the represented
‘post-tensioned’ concrete slab. It appears to be considerably different than that approved
under ‘Revision 1’.
On sheet S115 – Level 4 Plan: East:
12.Level 4 Framing Plan – East – Provide as part of a complete permit revision submittal
‘stamped/sealed’ structural calculations supporting the design of the represented mild-
reinforcement for the ‘post-tensioned’ concrete slab. It and the corresponding ‘reinforcing
schedules’ appear to be different than that approved under ‘Revision 1’.
On sheet S115A – Level 4 Plan: East:
13.Level 4 Post Tension Framing Plan – East – Provide as part of a complete permit revision
submittal ‘stamped/sealed’ structural calculations supporting the design of the represented
‘post-tensioned’ concrete slab. It appears to be different than that approved under ‘Revision
1’.
On sheet S116 – Level 5 Plan: West:
14.Level 5 Framing Plan – West
a.Provide on the plans a reference to detail ‘12/S603’ – Deck Tie Rod Connection At
Wood Framing – to guide proper construction and inspection.
b.Update the plans to represent the changes in the wall/beam framing along gridline
‘11.5-J.5’ to accommodate that proposed under ‘Revision 2’- Unit 518 (B2) from
accessible ‘Type B’ to ‘Type A’ per sheet ‘A116’ and detail‘1/A126’.
c.Clarify on the plans the last framing member callout for ‘(2) 1-3/4 x 11-7/8 LSL’ in
the ‘clouded’ area of gridline ‘14.5-K’. There does not appear to be a point load
above.
Page 5 of 6
On sheet S116A – Level 5 Plan: West:
15.Level 5 Stud And Shear Wall Plan – West
a.Provide on the plans a reference to detail ‘12/S603’ – Deck Tie Rod Connection At
Wood Framing – to guide proper construction and inspection.
b.Update the plans to represent the changes in the wall/beam framing along gridline
‘11.5-J.5’ to accommodate that proposed under ‘Revision 2’- Unit 518 (B2) from
accessible ‘Type B’ to ‘Type A’ per sheet ‘A116’ and detail‘1/A126’.
On sheet S118 – Roof Plan: West:
8.Roof Framing Plan – West
a.Update the plans to represent the changes in the wall/beam framing along gridline
‘11.5-J.5’ to accommodate that proposed under ‘Revision 2’- Unit 518 (B2) from
accessible ‘Type B’ to ‘Type A’ per sheet ‘A116’ and detail‘1/A126’.
b.Clarify on the plans the note “PT 6x12 Align W/ Mech Curb Above” from gridline
‘11’ through gridline ‘16’ along gridline ‘I.5’ for the required construction to support
the rooftop mechanical units. It does not appear to correspond with that represented
on detail ‘12/S702’.
Page 6 of 6