2018-1622 GRE 192 Unit Podium Building #2.pdf
DATE: July 8, 2019
TO: Lucas Branham
Studio Meng Strazzara
LBranham@studioms.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-1622 review #2
Project Address: 23400 Highway 99
Scope: GRE 192 Unit Podium Building
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.
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 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
The following are plan review comments from City of Edmonds consultant WC3:
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
19109 36th Ave W, Suite 207
Lynnwood, WA 98036
(425) 582-1719
July 3, 2019 SECOND REVIEW
WC3 Project #: 219-EDM-001
Edmonds Project#: BLD2018-1622
City of Edmonds
Development Services Dept.
121 5th Ave. N
Edmonds, WA 98020
Phone: (425)771-0220
Attention: Leif Bjorback
Subject: Hwy 99 Edmonds Podium – 2nd Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the second review of the proposed Hwy 99
Edmonds Podium project located in Edmonds, WA. This review was based upon the following:
1. Revised architectural drawings dated 5/22/2019 by studio Meng Strazzara, sealed and signed by
Charles Strazzara.
2. Structural drawings dated 5/22/2019 by CKC Structural Engineers, sealed and signed by Youssef
Ferzli; revised calculations were also provided.
The 2015 International Codes, as adopted by the State of Washington, were used as the basis of our review.
Specific comments regarding this project are enclosed with this cover letter. If you have any questions
regarding this review, please contact me.
Sincerely,
Marty Gillis , CBO
Plans Examiner
Attachment: Comments
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 2 of 14
Plan Review Comments
Project Name: Hwy 99 Edmonds Podium
Location(s): 23400 Highway 99, Edmonds, WA
Code Review by: Marty Gillis, CBO
Structural by: Trewin Chan, PE
OCCUPANCY & BUILDING SUMMARY:
Type of
Construction Use Occupancy
Classification Square Footage Occupant
Load
Risk
Category Building Height Sprinklers
I-A
Bike Parking
Gym
Lobby
Mech/Utility
Parking
Office
Trash
Mech/Utility
Parking
Ass. R2
Ass. R2
Ass. R2
U
S2
B
U
U
S2
1715ft2
3185ft2
2550ft2
1848ft2
38461ft2
2166ft2
557ft2
2215ft2
41986ft2
18
?
II UL story,
UL feet 903.3.1.1
* - Items noted with an asterisk may change as a result of the plan review comments.
OCCUPANCY & BUILDING SUMMARY:
Type of
Construction Use Group(s) Occupancy
Classification Square Footage Occupant
Load
Risk
Category Building Height Sprinklers
V-A
Level 1 multi
Lvl 1 Assembly
Level 2 multi
Level 3 multi
Level 4 multi
Level 5 multi
R2
A3
R2
R2
R2
R2
XXft2
XXft2
30805ft2
30805ft2
30805ft2
30805ft2
II 5-story,
70?-feet 903.3.1.1
* - Items noted with an asterisk may change as a result of the plan review comments.
GENERAL INFORMATION:
The submitted documents for the above-mentioned project, as outlined in the cover letter, have been
reviewed. The following comments address areas of concern, non-compliance with the governing code,
potential errors, or omissions in the proposed design. The appropriate design professional must address each
comment below and submit a written response in addition to revised plans and calculations if necessary.
Please cloud any revisions made to the construction drawings and provide the date of the latest
revision on each revised sheet.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 3 of 14
GENERAL COMMENTS: Please provide additional code rationale to justify building design. The plans
appear to be preliminary and will require additional design and review.
General:
G1. Resolved.
G2. Resolved.
G3. Resolved. No specifications will be used for this project.
Deferred Submittal or Separate Permit:
G4. General: Deferred submittal: Please specify a complete list of deferred submittal designs needed
for this project. deferred submittals require building official permission.
a. Exit sign locations: Plans, Sheet A103, indicate that the location of exit signs is a bidder
design.
2nd Review: Please address this item. Sheet 103 indicates exit signs will be bidder
design.
b. Design of the detention vault: Due to the location of the detention vault, the design is
needed prior to foundation installation and must be reviewed as part of this permit review.
Please submit full design, including calculations, plans and details for City review of the
vault. Confirm loading and coordinate with recommendations in the Geotechnical report.
2nd Review: Please address this item. From a fire-rated perspective. The columns
from the Type IA building appear to be included as a part of the tank walls and the
top of the vault serves as the floor of the building. Therefore, the design appears to
be substantial and therefore likely to meet fire rated Table 601 design, however, wall
and floor designs have not been designated. Please confirm the fire rating meeting
Type I-A construction. And address the fire rating of the access lid.
SECOND REVIEW
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WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 4 of 14
G4 Continued - 2nd Review: Please coordinate the response to include all elements,
deferred designs etc. The (2) lists provided (Sheet G001 and Sheet S0.01) appear to be
incomplete or not consolidated based on the submitted plans and letter of response. Please
differentiate between elements that will be submitted under a separate permit and those items
that are proposed to be deferred under the permit application currently under review.
c. Sheet S0.01: Please provide a better description of what is included under ‘Deferred
Submittals’ identified using the following headings:
Anchorage of non-structural components
Barrier cables
Heavy hung fixtures
Miscellaneous landscape structures
d. Sheet S0.01: Shop drawings are listed. Please revise the plan notes to specify that shop
drawings are required to be reviewed and accepted by the building official. Allow time
for review.
e. Sheet S0.01: Please provide additional information regarding ‘Bidder Designed Element’
and coordinate; add to the list of deferred submittal items as appropriate. Specifically:
#6 exterior and interior cold formed steel framing
f. Signage: Please determine if building signage will be deferred and list as deferred as
appropriate. Provide description IE ANSI signage? Exit signage? Building signage?
Parking circulation signage? Etc.
g. Sheet G001 & Sheet S0.0: Please coordinate information on these sheets. (architectural
and structural) Include other items that are deferred as appropriate. Items have not been
included or specified on these sheets/locations. Please note the following items generally
listed as deferred or under separate permit
Site renewable energy (solar panels) … see correction E2.
h. In addition to the items listed above please provide and add to the plans a matrix
indicating responsible person or design team, approximate schedules for submittal etc.
provide who will be the point of contact for managing deferred submittal items. Add plan
notes on Sheet G001 and S0.01 stating that deferred submittal items, shop drawing and
similar delayed design elements will not be installed or staged prior to deferred plan
approval.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 5 of 14
G5. Resolved.
G6. General: Please include the design of the aluminum pergola indicated on sheet L1.01 (10) as a
part of this submittal or specify that this feature will be submitted under a deferred review. Please
provide a complete the list of deferred items on sheet G001 and Bidder Designed Elements on
S0.01, neither seem to be complete. (IBC 107).
2nd Review: the pergola is not listed as a deferred submittal as stated in the letter of response.
Please revise the plans as needed to specify the pergola as a deferred submittal. No response
letter was received from landscape designer.
G7. Resolved based on Structural statement of deferred submittal. Glazing design has not been
provided. Attachment has not been designed. Please combine to form a master list of all items
that will be submitted under a deferred review.
Site Plan:
G8. General: Please obtain easements and provide construction related shoring, soil nailing etc.
needed to construct the building within 0’-2” (Grid CA) at the north property line and similar
conditions along the west and south property lines. Obtain easements and provide foundation
drainage design. In addition, provide drainage design at level R1, easements may be needed for
drainage at this location. Locate underground utilities and structures and specify the method used
to protect these amenities.
a. Provide the method used to temporarily support garbage enclosure and parking along the
north boundary. Account for surcharge loading when designing shoring.
2nd Review: No response to correction was received. Please address this item and
confirm adjacent site access. Provide documentation of easements needed to install
shoring and or construction of the building
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 6 of 14
b. Resolved. Review of shoring is underway.
G9. Resolved.
G10. Resolved.
G11. Sheet C7.00: Please provide additional information related to building location and easement
along Hwy 99. Please confirm that the building is allowed to encroach closer than 10 feet to Hwy
99.
2nd Review: Sheet A111: Thank you for correcting the example location. Please clarify
if the additional location below and any other locations needs to be addressed.
G12. Site Drainage: Sheet L 1.01 (S-09): Please specify the location type and termination of drainage
piping referenced at planter box locations. No sheet flow of drainage should be designed to flow
over walking or exit hardscapes.
2nd Review: Please provide response to this item. No response appears to be provided from
the landscape design team.
G13. General: Sheet AS100: Please specify the setback to canopy structures and all roof projections
and eave extensions show dimensions to property liens and to easements if any are adjacent.
Provide dimensions showing how far the canopy will project from the face of the building.
2nd Review: Please see item G11, and Sheet A111 – there are plan notes indicating a 10ft
snopub easement (C7.00) is required from Hwy 99. The canopy is not shown on Sheet C7.00.
The canopy was not fully dimensioned on the A sheet (A111 and A113) etc. and therefore
both dimensions and the distance (property line: canopy) is needed showing compliance with
snopud easement: 10ft setback.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 7 of 14
Sheet A113 clearly shows that a 4’9” setback (instead of 10’0”) has been provided. Please
document how this is acceptible by the AHJ and or revise the plans to show a 10 foot setback.
Occupancy Classification: (IBC Chapter 3)
G14. Resolved. Additional clarification may be needed regarding notes that may not apply to this
project. See IBC Section 107 where information needed for review is listed. Providing all code
section is not requested, however including specific code references and designations that may
not be applicable may lead to confusion and delay progress. Therefore, please remove unneeded
notes in order to clearly indicate what is intended.
G15. Please correct occupancy-based information IE Gym 103 does not appear to have correct
information related to occupant load or occupancy classification.
a. Check occupant load Square foot/50 rather than 300. Occupant load appears to be 63 or
64. Confirm the number of exits and door swing based on corrected occupant load.
Specify occupant load served at doorways
2nd Review: Thank you for the response letter and revision to the design regarding
this item. Please address 2nd review items a1- a4 below:
a1. Please provide documentation that the Building Official has accepted use of IBC
Section 1004.1.2 EXCEPTION to establish the occupant load of Lobby 101 and or
lobby 201.
a2. Please confirm the occupant load of combined space Fitness 103 using an
occupant load factor of 1/50 (exercise). This factor is listed as ‘Gross’ not ‘Net’ and
therefore the are used appears to be 3,000+ rather than 2,585. Please revise the
occupant load and egress accumulations as appropriate. The occupant load appears
to 60 or more for this area.
a3. Please justify egress through the Bike Fitness Amenity 104. This area appears to
be (S1) storage of bikes based on plan information and detailing and based on the use
of 300 OLF. OLF of 300 is specified in T 1004.1 for mechanical rooms, baggage
claim, agricultural buildings or storage rooms. Therefore, please revise the plan to
provide a 2nd means of egress from combined space 102 and 103. Please resolve
egress conflict related to IBC Section 1016.2 #5. Egress from Fitness 103 may not be
routed through the storage space 104. Two exit access or exterior exit doorways are
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 8 of 14
required from Fitness 103 to meet 1/3 diagonal spacing. We concur that Fitness 103
and Lounge 102 should be designated A-3 and door swing should swing out in the
direction of egress. Please revise as appropriate.
a4. Please fully address cumulative egress from Lobby P2 201. Egress from Lobby
201 may not exit from an A3 occupancy though an S-2 storage area. Please resolve
egress conflict related to IBC Section 1016.2 #5. Egress is prohibited to route through
storage. Parking is storage of motor vehicles.
b. Specify that the occupant load will be posted.
2nd Review: Please see item G15.a.
c. Confirm the number of rest rooms and fixtures serving this space.
2nd Review: Please see item G15.a.
G16. Specify the occupant load for lobby 101 and lounge 102 and other spaces throughout the
building.
2nd Review: Please see item G15.a. Please comprehensively address occupant load using
the IBC. Provide documentation of approval if using exceptions requiring approval of the
building official. Document why this exception is required and why code compliant method
is not used.
See G Sheets. List each area where alternate design to occupant load has been approved by
the Building Official IE Lobbies, outdoor deck amenities etc. The city does not appear to
have records of this approval. Please confirm that the method used to design occupant load
has been approved by the building official or re-design using the standard approach of the
IBC.
Special Occupancies (IBC Chapter 4):
G17. Resolved.
G18. Resolved.
Area Calculations: height, story height. (IBC Chapter 5)
G19. Resolved regarding area calculations. A NFPA full 13 system is required to meet story
requirements of WA amendments.
G20. – G27. Resolved.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 9 of 14
Type of Construction IA & V-A:
G28. Resolved.
G29. Sheet G010: Please revise Sheet G010 to address the following corrections: for all assemblies
specify faster information, fastener o.c. spacing, identify and specify bearing vs nonbearing;
specify proprietary products, stud spacing, stud gage, wall thickness for CMU/Concrete as
appropriate. Plans appear preliminary, wall types are not called out or are inconsistently called
out.
2nd Review: Thank you for your response to this item. Please see a&b for further direction
needed to confirm the fire rating required for this building.
a. Please cross check that support of horizontal floor ceiling assemblies is provided as
needed to structurally support the fore rated floors.
b. Please add your response to correction as a plan note to sheets G010 and G011:
1. –4. Resolved.
5. Wall Type 5: Show compliance with IBC 721 by specifying the minimum wall thickness
and specifying reinforcement concrete coverage. (1A) Specify the mechanical
attachment of Brick Veneer. Provide design of beams lintels etc. Specify the location of
weep holes.
2nd Review: Partial response was received. please respond to the following: Specify
the mechanical attachment of Brick Veneer. Provide design of beams lintels etc.
Specify the location of weep holes.
6. Wall Type 6: Resolved.
7. Wall Type 7: Resolved.
8. Resolved.
9. Wall Type 9: No correction
10. Wall Type 10:
2nd Review: Please clarify what assembly will be used in place of deleted wall
type 10.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 10 of 14
11. Wall Type 11: Provide fastener schedule and specify NLB (IA)
2nd Review: Please provide detail for wall type 11 not found on Sheet G010
12. Wall Type 12: Not used, please delete.
13. Resolved.
14. –17. No correction
18. Resolved.
19. Wall Type 19: No correction
20. Wall Type 20: Please revise the drawing detail to meet 20A (2hr Wall) ULWP 8415
plan notes are needed for exterior face.
2nd Review: Please provide plan notes to indicate two layers of GWB at interior
(dwelling unit) side where 2-hour shaft – wall 20A is used.
21. –25. No correction
26. Resolved.
27. –29. No correction
30. – 33. Resolved.
34. Floor Type 34: Please specify the minimum thickness of the slab. Document if
prestressed or post stressed slab is designed review assumes post tensioned. If true,
provide Table footnote ‘i’ as a plan note (1A)
2nd Review: Please provide clarification the response to this item indicates a concrete
floor however Sheet G011 indicates a wood framed floor. We suspect a typo has
occurred. See also item #37
35. –36. Resolved.
37. Floor Type 37: Please provide additional detailing to meet Listing – IE specify the size
and spacing of the RC channel etc.
2nd Review: Please provide detail for floor type 37 not found on Sheet G011.
IA FSD Location on property: (IBC 602)
G30. Resolved.
Type of Construction VA:
G31. Resolved.
G32. Resolved.
VA FSD Location on property: (IBC 602)
G33. Resolved.
G34. Resolved.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 11 of 14
Fire-Rated Construction: (IBC Chapter 7)
G35. Wall types have been provided however some wall types and floor ceiling types are callout out
but not found on the wall schedule. Therefore, missing wall and horizontal assemblies appear to
occur. Coordinate and complete wall type references and floor ceiling references.
2nd Review See G29. Some wall references have not been included on Sheet G010.
· IBC 705 Exterior Walls:
G36. Resolved.
· IBC 706 Fire Walls:
G37. Resolved.
G38. Resolved.
IBC 707 Fire Barriers, IBC 708 Fire Partitions, IBC 709 Smoke Barrier:
G39. Resolved.
· IBC 711 Horizontal Assemblies:
G40. Resolved.
· IBC 713 Shafts:
G41. Resolved.
G42. Resolved.
· IBC 714 Penetrations:
G43. General: Specify F and T ratings or specify that they will be a deferred submittal.
2nd Review: Thank you for adding plan notes to Sheet G.003 however, penetration listings
have not been provided. Please provide all fire rated joint and penetration listing coordinated
with the construction item penetrating the fire-rated assembly. IE the same listing may not
coordinate if PCV plumbing is 2-1/2” vs >2-1/2”. The number of listings is usually extensive.
Therefore, the current submittal is not complete. The penetrations often require special
inspection as this coordination is highly detailed. Therefore, you may wish to defer this item.
Fire Protection (IBC Chapter 9)
G44. Resolved.
Occupant Loads: (IBC Chapter 10)
G45. Sheet G003: Please revise the occupant load specified for the Gymnasium by correcting the
occupant load factor to read 50. Correct the occupant load to read 64.
2nd Review: Please see G15.
a. Provide two exit access from Gym 103 as appropriate. Update the door schedule and
include egress travel distance on sheet G003.
SECOND REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 12 of 14
2nd Review: Please see G15.
G46. Sheet G004: Please revise the exit access door occupant load served notation at the A-3 room.
The occupied roof routes egress through this room (111 people) and the room itself has an
occupant load of 46 people therefore 111+46 = 157 rather than 134. (IBC Chapter 10).
2nd Review: Please see G15.
Means of Egress
G47. - G50. Resolved.
NON-STRUCTURAL COMMENTS:
NS1. – NS6. Resolved.
NS7. Sheet A300: Please provide floor listing #39. No such floor listing or detail is provided on Sheet
G010; however, this assembly is specified on Sheet A300.
2nd Review: Please verify that Wall type 35 is valid see Sheet G010.
NS8. Sheet A300 – A301: Please provide roof listing #41. No such roof listing or detail is provided
on Sheet G010; however, this assembly is specified on Sheet A300.
2nd Review: Please verify that Wall type 37 is valid see Sheet G010.
NS9. Resolved.
NS10. Resolved.
NS11. Sheet A300: Please provide roof listing #41. No such roof listing or detail is provided on sheet
G010; however, this assembly is specified on sheet A300.
2nd Review: Please verify that Wall type 37 is valid see Sheet G010.
ACCESSIBILITY COMMENTS:
A1. General: Please specify the method used to provide accessible means of egress. (ANSI 117.1,
IBC 1009 and chapter 11).
2nd Review: Please also list ANSI since Washington State Building Code uses ANSI to
specify turning radius, ramp, cross slope, signage and other more detailed requirements.
A2. Resolved.
A3. Resolved.
A4. Sheet A100: Please specify the accessible route to building entrances. Relocate obstructions.
Identify the width of the accessible route.
2nd Review: A ramp has been indicated. Please provide detailing showing compliance with
ANSI A117.1 turning radius, ramp slope, guard and handrailing’s, ramp curbs etc.
a. Resolved.
SECOND REVIEW
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WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 13 of 14
A5. - A7. Resolved.
PLUMBING COMMENTS:
P1. Resolved pending Building official agreement to limit occupant load.
MECHANICAL COMMENTS:
M1. No comment at this time.
WSEC COMMENTS:
E1. Resolved.
E2. On Sheet G020, two items are listed as meeting requirements for WSEC C406, namely Air
Infiltration 406.9 and Reduced Lighting Power Allowance, per C406.3. Please include
documentation for the design of these two ‘Additional Efficiency Package Options’, sufficient
to show compliance with their respective code sections. This documentation is required to be on
the plans per WSEC C103.2.
a. For Air Infiltration, indicate on the plans that testing will be performed to verify
compliance with the requirements of C406.9
2nd Review: Option has been changed to solar panels: Please provide a design of the
solar panels or list that this design will be deferred and modify the list of deferred
item on the G sheets.
b. Resolved.
STRUCTURAL COMMENTS:
S1. Plan notes for ‘Building Shortening’ were located in the Wood Framing notes on S0.02. In
addition, please verify that the shrinkage of wood framing will not have adverse effects on any
plumbing, Electrical or mechanical systems or other equipment installed. (IBC 2304.3.3)
a. List the shrinkage at each level on the plans for the design of the take-up devices.
2nd Review: Mechanical, Electrical, Fire Protection and Plumbing engineers, please
verify that the vertical shortening of the building is acceptable.
S2. Geotech report:
a. Resolved.
Note: Shoring design has been submitted. Review has occurred under separate cover.
S3. – S11. Resolved.
S12. Sheet S2.02NW:
a. Resolved.
b. Resolved.
SECOND REVIEW
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WC3 Project #: 219-EDM-001
July 3, 2019
Hwy 99 Edmonds Podium 23400 Highway 99 Page 14 of 14
c. GL-15: Portion of the building appears to be cantilevered from the slab. Please clarify
support for the 5 stories in the region. (IBC 1604, 1609, 1613)
2nd Review: Calculations page E146 indicates #4 @ 9” o.c. The drawing shows
12bC which is #4 @ 18” o.c. Please clarify. Please confirm beam below edge at GL-
C8’ is non-gravity bearing.
d. Resolved.
S13. – S28. Resolved.
S14. Mechanical:
a. Please verify and confirm that flexible connections are provided between the
component and associated ductwork, piping and conduit. Otherwise please confirm
that the component has been designed for seismic requirements. (ASCE 7 13.1.4)
2nd Review: Mechanical, electrical, fire protection and plumbing designers please
confirm.
b. – d. Resolved.
S15. - S17. Resolved.
S18. Sheet A102S: Please design roof (courtyard) for ponding or specify ¼” to 1 ft slope to roof
drains. Provide overflow drains with drain inlets 2” higher than main drains. Address trip hazards
accordingly.
2nd Review: Please verify that ponding has been considered. The condition appears to be
a susceptible bay condition. (ASCE 7 8.4)
S19. General: Please provide the design of subterranean detention vaults 31,500 ga proposed to be
located between the building and the east property line within the building footprint
a. – c. Resolved.
d. Provide plan detailing indicating how water proofing (which is a higher level of protect
than damp proofing) will be provided or submit justification and detailing justifying
damproofing.
2nd Review: Please specify that this item is deferred or State who will provide
resolution to this item. Who is “others”?
e. – f. Resolved.
If you have any questions regarding the above comments, please contact Marty Gillis at martyg@wc-
3.com or by phone at (425) 582-1719.
19109 36th Ave W, Suite 207
Lynnwood, WA 98036
(425) 582-1719
July 3, 2019 FIRST REVIEW
WC3 Project #: 219-EDM-001D1
City of Edmonds Project #: BLD2018-1622
City of Edmonds
Development Services Dept.
121 5th Ave. N
Edmonds, WA 98020
Phone: (425)771-0220
Attention: Leif Bjorback
Subject: Hwy 99 Edmonds Podium – Shoring Deferral – 1st Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the first review of the proposed Hwy 99 Edmonds
Podium Shoring Deferral project located in Edmonds, WA. This review was based upon the following:
1. Temporary Shoring Wall Plans dated 6/11/2019 by Ground Support, PLLC, sealed and signed
by R. John Byrne, Registered Professional Engineer.
2. Design Memorandum dated 06/05/2019 by Ground Support, PLLC, sealed and signed by R. John
Byrne, Registered Professional Engineer.
Sincerely,
Marty Gillis , CBO
Plans Examiner
Attachment: Comments
FIRST REVIEW
City of Edmonds #: BLD2018-1622
WC3 Project #: 219-EDM-001D1
July 3, 2019
Hwy 99 Edmonds Podium - Shoring 23400 Highway 99 Page 2 of 3
Plan Review Comments
Project Name: Hwy 99 Edmonds Podium - Shoring
Location(s): 23400 Highway 99, Edmonds, WA
Code Review by: Marty Gillis, CBO
Structural by: Trewin Chan, PE
GENERAL INFORMATION:
The submitted documents for the above-mentioned project, as outlined in the cover letter, have been
reviewed. The following comments address areas of concern, non-compliance with the governing code,
potential errors, or omissions in the proposed design. The appropriate design professional must address each
comment below and submit a written response in addition to revised plans and calculations if necessary.
Please cloud any revisions made to the construction drawings and provide the date of the latest
revision on each revised sheet.
GENERAL COMMENTS:
G1. Please confirm the location of piles. Sheet SH4.0 detail SU3 appears to show the soldier pile
extending beyond the property line. This is either not permitted or will require an easement
related to the adjoining property owner.
G2. Please specify how foundation drainage which is shown on the building plans will be located on
the podium property. If the soldier piles will stay after the construction of the foundation occurs,
there appears to be no space provided for the drainage. This also may require an easement with
the adjoining property owner.
G3. Please provide detailing if soldier piles will remain after the completion of the foundation,
showing how damp proofing or water proofing will be applied.
STRUCTURAL COMMENTS:
S1. Calculation:
FIRST REVIEW
City of Edmonds #: BLD2018-1622
WC3 Project #: 219-EDM-001D1
July 3, 2019
Hwy 99 Edmonds Podium - Shoring 23400 Highway 99 Page 3 of 3
a. Page 3: Reference indicates AISC 360-05 is used. The current standard is AISC 360-
10. Please verify that the design complies with current requirements. (IBC Chapter 35)
b. Pages 6-11: Factor of safety indicates 1.2. The value may need to be 1.5. Please verify
safety factor. (IBC 1807.2.3)
S2. Sheet SH1.1:
a. Special inspections are required. Please provide statement of special inspections on the
drawing, identifying the following: (IBC 1704.3.1)
i. The materials, systems, components and work required to have special inspections
ii. The type and extent of each special inspection.
iii. The type and extent of each test.
iv. Additional requirements for special inspections or tests for seismic or wind
resistance as specified in Sections 1705.
v. For each type of special inspection, identification as to whether it will be
continuous special inspection, periodic special inspection or performed in
accordance with the notation used in the referenced standard where the inspections
are defined.
vi. For steel special inspections, please provide requirements from AISC 360 Chapter N.
(IBC 1705.2.1)
S3. Sheet SH3.A:
a. Pile Schedule lower South Wall: Pile SL3, SL4 shows W14x22. Calculation page 5
shows W10x26. Please verify and confirm members change. (IBC 107)
b. Pile Schedule West Wall: Pile W4 shows W21x111. Calculation of page 5 shows
W21x122. Please verify and confirm member change. (IBC 107)
S4. Sheet SH4.0:
a. Detail 1: Surcharge indicated appears low. Please verify that construction equipment
(concrete trucks and outriggers) surcharge loads have been considered. Any fire lanes
may also have loads from fire trucks and outriggers. Along GL-CA, it appears to have
rockery loads. Please verify that all these loads and their associated distance away from
the shoring have been considered. (IBC 1607.7, 1808.3.2)
S5. The Geotech’s report referenced is dated Feb. 28th 2018. That is not the latest version of the
Geotech’s report. Please verify that the design complies with the current Geotech’s report. (IBC
107)
S6. Please clarify if drainage is required for the shoring. (IBC 1805.4)
If you have any questions regarding the above comments, please contact Marty Gillis at martyg@wc-
3.com or by phone at (425) 582-1719.