2018-1622 GRE 192 Unit Podium Building #3.pdfPage 1 of 6
DATE: December 20, 2019
TO: Lucas Branham
Studio Meng Strazzara
LBranham@studioms.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-1622 review #3, including review of proposed Alternate Design of
Fire Wall
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.
12/20/2019: Mr. Branham, even though your “2 Hr. Fire Wall” letter of November 21, 2105 did not
expressly state that your Fire Wall design was being proposed according to the Alternate Design
allowances of IBC 104.11, it is my understanding, based on previous conversations, that this is your
intention, and as such, is the basis for the City’s review of the proposal. In response to the proposal,
please see the following plan review comments from City of Edmonds consultant WC3. In addition, please
find WC3 comments regarding the Shoring review included at the end of this document.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Page 2 of 6
December 19, 2019 THIRD 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 – 3rd Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the third review of the proposed Hwy 99
Edmonds Podium project located in Edmonds, WA. This review was based upon the following:
1. Revised building drawings dated 11/14/19 by studio Meng Strazzara, sealed and signed by
Charles Strazzara.
2. Opinion from SEAOSC on Firewall dated 3/21/18
3. CKC Letter-Wood Frame Firewall Detailing letter dated 11/21/19.
4. Hwy 99 - Alternate Design 2 Hr Fire Wall_SMS letter dated 11/21/19.
5. Hwy 99 - Alternate Design 2 Hr Fire Wall dated letter 11/18/19.
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
Page 3 of 6
Plan Review Comments
Project Name: Hwy 99 Edmonds Podium
Location(s): 23400 Highway 99, Edmonds, WA
Code Review by: Marty Gillis, CBO
Structural by: Mike Molyneux, PE
OCCUPANCY & BUILDING SUMMARY:
Type of
Construc
tion
Use
Occupan
cy
Classifica
tion
Square
Footage
Occupa
nt Load
Risk
Categor
y
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
Construc
tion
Use Group(s)
Occupan
cy
Classifica
tion
Square
Footage
Occupa
nt Load
Risk
Categor
y
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.
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. - G50. Resolved.
Page 4 of 6
NON-STRUCTURAL COMMENTS:
NS1. – NS11. Resolved.
ACCESSIBILITY COMMENTS:
A1. - A7. Resolved.
PLUMBING COMMENTS:
P1. Resolved Building official agreement to limit occupant load.
MECHANICAL COMMENTS:
M1. No comment at this time.
WSEC COMMENTS:
E1. Resolved.
E2. Resolved.
STRUCTURAL COMMENTS:
S1. Resolved.
S2. Geotech report:
a. Resolved.
Note: Shoring design has been submitted. Review has occurred under separate cover. Please see separate
review letter asking for easements or permission to work within the right of way.
S3. – S18. Resolved.
3rd Review – New Comment
A revision was received into correct area calculations by proposing to construct a 2-hour Fire Wall from
the podium level through the 5th floor of the Type V-A structure. The Fire Wall design is being processed
as an Alternate Methods and Materials approval in order to provide continuation of floor diaphragms
though the fire-rated wall assembly. The review has been routed to WC-3 for review. Our findings and
results of research have been communicated to the Building Official in order to form the basis for a
decision and any forthcoming approvals for AM&M.
The fire-rated listing information has been confirmed and found to comply with fire-rating requirements
with the exception of the joints formed at the diaphragm to wall locations at each floor. Consideration by
the Building Official for this requested alternate will include consideration of the joint at these locations.
Alt. 1: A letter addressing the reason for the alternate was provided for review by the Engineer of Record.
The reason stated that detrimental movement would occur along the Fire Wall line if the plywood
sheathing was not run continuously at each floor line, however, calculations documenting the amount of
movement and resulting separation was not submitted. Therefore, it would be helpful and would save time
to provide calculations in order to provide compelling documentation for consideration and acceptance of
your request for alternate methods and materials. Thank you.
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.
Page 5 of 6
December 19, 2019 SECOND 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 – 2nd Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the second review of the proposed Hwy 99
Edmonds Podium Shoring Deferral project located in Edmonds, WA. This review was based upon the
following:
6. Revised Temporary Shoring Wall Plans dated 11/11/2019 by Ground Support, PLLC, sealed
and signed by R. John Byrne, Registered Professional Engineer.
7. Design Memorandum dated 06/05/2019 by Ground Support, PLLC, sealed and signed by R.
John Byrne, Registered Professional Engineer.
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
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: Mike Molyneux, 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.
2nd Review: Please provide documentation demonstrating that easements or other approvals have
been granted. Please see additional comments from the PW division.
G2. Resolved.
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.
2nd Review: Please obtain easements and drainage review approval for drainage located within the
right of way. provide documentation demonstrating that easements or other approvals have been
granted. Please see additional comments from the PW division.
STRUCTURAL COMMENTS:
S1. - S6. All structural review comments have been 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.