2018-1622 GRE 192 Unit Podium Building.pdf
DATE: April 10, 2019
TO: Lucas Branham
Studio Meng Strazzara
LBranham@studioms.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-1622
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
April 10, 2019 FIRST 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 – 1st Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the first review of the proposed Hwy 99 Edmonds
Podium project located in Edmonds, WA. This review was based upon the following:
1. Architectural drawings dated 2/7/2019 by studio Meng Strazzara, sealed and signed by Charles
Strazzara.
2. Structural drawings dated 2/7/2019 by CKC Structural Engineers, sealed and signed by Youssef
Ferzli.; Calculations were also provided.
3. Geotechnical investigation report (#1948.02) dated 11/20/2018 by Zipper Geo Associates, LLC,
sealed and signed by Robert A. Ross.
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
19109 36TH AVE W, SUITE 207
LYNNWOOD, WA 98036
(425) 582-1719
CC: CC:
CC: CC:
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.
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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. Sheet G002: Please complete the sheet reference for heading (K).
G2. Sheet G002: Please revise to correct duplicate section by deleting one of these.
G3. Please submit specification if any. There are some references to specifications, however
it does not appear the specifications have been included in the permit application.
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.
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.
G5. General: Please specify whether cranes will be used to construct this building. Provide a
structural design now or specify that a crane design will be under a separate permit.
Coordinate crane permitting with Department of LNI, public works, inquire about work
within the right of way, coordinate with WADOT as appropriate.
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).
G7. General: Please include the design of the guard railing indicated on sheet L1.01 (7) as a
part of this submittal or specify that this feature will be submitted under a deferred review.
Provide the list of deferred items on Sheet G001. (IBC 107).
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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.
b. Provide shoring design and temporary support along the west property line analyze
proximity of the swimming pool located at the adjacent property to the west.
G9. General Sheet AS100: Please specify on Sheet AS100 the dimension of the trash enclosure
to the west and south property lines.
G10. General Sheet AS100: Please provide the location of the design for the trash collection
wall located at the south west corner of the property and correct plan detail references to
correctly indicate this location.
a. Sheet AS100 specifies Sheet C4.00
b. Sheet C4.00 directs that the wall is designed by the Structural Engineer
c. Some information was included in the plans however a more cohesive approach to
providing plan references and calculations is needed.
Please provide details and design. Note that this trash enclosure may receive surcharge.
Design accordingly. Architect, please design handrailing and determine is design should
also double as retaining wall with surcharge from trees at uphill properties. Coordinate
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with planning and zoning staff if the tree located uphill and on adjacent site will be retained
an arborist may be needed.
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.
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.
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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.
Occupancy Classification: (IBC Chapter 3)
G14. Please revise the general notes on Sheet G002 to reflect the scope of this project. Delete
code references that are not applicable to this project such as references to A-1 and A-2
occupancies and include references that are applicable such as S2, U and B.
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
b. Specify that the occupant load will be posted.
c. Confirm the number of rest rooms and fixtures serving this space.
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G16. Specify the occupant load for lobby 101 and lounge 102 and other spaces throughout the
building.
Special Occupancies (IBC Chapter 4):
G17. Sheet G006: Please provide statement on code analysis sheets indicated that Level P2 is
an open parking garage and that Level P1 is an enclosed parking garage.
a. Provide mechanical design for the enclosed parking garage.
G18. Specify the route of egress, and accessible egress. For both open and enclosed parking
garage.
Area Calculations: height, story height. (IBC Chapter 5)
G19. Provide area calculations for the (2) buildings adjacent to Grid H as shown on Sheet G004
if the wall at this location is a Fire Wall.
G20. Sheet G002: Please complete plan notes. A cut and paste is provided, however this may
be errant… Please clarify.
G21. Height in Feet: Grade Plane calculations have been provided on Sheet AS100. In addition,
please revise elevation views to specify grade plane. Please specify the average of the
highest peak or gable. Roof height appears to extend higher than EL482’-9”. Please
provide code-based justification – will these roofs be penthouse structures? If yes, provide
additional code analysis and plans notes.
G22. Story Height: Grade Plane calculations have been provided on Sheet AS100. In addition,
please revise the plans to clarify the height in stories indicated for the Type V-A portion
of the building indicated as a 5-story structure. See IBC T 504.4 indicating the story limit
of 4 stories for Type VA: R2 buildings. If using a Washington State amendment, please
present code justification on the G Sheets, include and specify approach using Washington
amendments and provide detailing as needed to fully justify building story height.
Washington State amendment to IBC Section 504.4.1 requires stairway pressurization.
Please confirm basis for design or remove one story.
504.4.1 Stair enclosure pressurization increase. For Group R-1 and R-2 occupancies
in buildings of Type VA construction equipped throughout with an approved
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automatic sprinkler system in accordance with Section 903.3.1.1. The maximum
number of stories permitted in Section 504.2 may be increased by one provided the
interior exit stairways and ramps are pressurized in accordance with Section 909.
Legally required standby power shall be provided for buildings constructed in
compliance with this section and be connected to stairway shaft pressurization
equipment, elevators and lifts used for accessible means of egress, hoistway
pressurization equipment (if provided) and other life safety equipment as determined
by the authority having jurisdiction. For the purposes of this section, legally required
standby power shall comply with 2014 NEC Section 701.12, options (A), (B), (C),
(D), (F), or (G) or subsequent revised section number(s).
G23. General: Please specify the location and type of backup-power needed to provide
emergency power for this project. Will generators be used? (IBC 504.4.1 and IBC
emergency power requirements). Show the location on site where generators and fuel
supply will be located.
G24. General: Sheet G002 & G004: It appears that two Type V-A buildings may be desired.
Please clarify the design intent of the wall located on Gridline H and if a Fire Wall is
intended, please provide area calculations justifying building size for each Type V-A
building. (IBC506)
G25. General: Sheet G003: Please clarify intent. Plans notes indicate reference to construct
Group I-1 condition 2 licensed care, however no other plan notes support this use. Please
confirm that it is not the intent to include this use in this project. (IBC 510.2)
G26. General: Sheet G003: Please confirm the design intent to construct multiple (separate)
buildings above the 3-hour horizontal separations. Plan notes indicate that multiple
buildings are designed or desired. Please provide the location of Fire Walls (IBC 705) if
used to provide separate buildings above the 3-hour rated separation, or otherwise clarify
that one building will be constructed over the 3-hour fire rated assembly. (IBC 510.2)
G27. General: Please revise to identify and clarify that the Type IA building includes the 3-hour
assembly (and not just below the 3-hour assembly).
Type of Construction IA & V-A:
G28. General: Sheet G002 (D): In addition to including Table 602, please provide Fire
Separation code justification and identify which exterior walls are rated due to
location/FSD. Providing Table 602 does not fully address the design of this element since
FSD has not been specified.
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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.
1. Wall Type 1: Please clarify Fire-rating needed. 3hr or 1 hour? Cross check T601
and T602. Specify reinforcement (concrete coverage). (IA)
2. Wall Type 2: Show compliance with IBC 721 by specifying the minimum wall
thickness and specifying reinforcement concrete coverage. (1A)
3. Wall Type 3: Show compliance with IBC 721 by specifying the minimum wall
thickness and specifying reinforcement concrete coverage. Specify the type of
stud. (1A)
4. Wall Type 4: Show compliance with IBC 721 by specifying the minimum wall
thickness and specifying reinforcement concrete coverage. (1A)
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.
6. Wall Type 6: Show compliance with IBC 721 by specifying the minimum wall
thickness. (1A) Specify the fire-rated listing for the non-CMU wall.
7. Wall Type 7: Not used, please delete.
8. Wall Type 8: Please clarify R value. This wall type indicates R6 (where occurs)
since the wall is specified as fully grouted, please provide additional information
regarding how R6 is achieved. (1A)
9. Wall Type 9: No correction
10. Wall Type 10: Please revise detail to match ASW 1004. Or select a different
listing. Confirm that Wall type 10 and 10A are non-load bearing and limit the
height of the wall to 66 feet per ASW 1004 conditions of listing. Revise the
detail to specify shaft liner proprietary system. (VA)
11. Wall Type 11: Provide fastener schedule and specify NLB (IA)
12. Wall Type 12: Not used, please delete.
13. Wall Type 13: Provide fastener schedule and specify NLB
14. Wall Type 14: No correction
15. Wall Type 15: No correction
16. Wall Type 16: No correction
17. Wall Type 17: No correction.
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18. Wall Type 18: Please confirm the R value of the assembly, R19 is specified
within the wall cavity, however R21 is specified as a part of the wall standard.
19. Wall Type 19: None
20. Wall Type 20: Please revise the drawing detail to meet 20A (2hr Wall) ULWP
8415 plan notes are needed for exterior face.
21. Wall Type 21: No correction
22. Wall Type 22: No correction
23. Wall Type 23: No correction
24. Wall Type 24: No correction
25. Wall Type 25: No correction
26. Wall Type 26: Please revise the detail to match the listing. The listing requires a
minimum 2X6 stud, therefore plan notes indicating 2X4 are not approved.
27. Wall Type 27: No correction
28. Wall Type 28: No correction
29. Wall Type 29: None
30. Floor Type 30: Please revise the detail to specify 6” min gravel per Geo
recommendations.
31. Floor Type 31: Please specify the minimum thickness of the slab. Document if
pre stressed or post stressed slab is designed review assumes post tensioned. If
true, provide Table footnote ‘i’ as a plan note (1A)
32. Floor Type 32: Please specify the minimum thickness of the slab. Document if
pre stressed or post stressed slab is designed review assumes post tensioned. If
true, provide Table footnote ‘i’ as a plan note (1A)
33. Floor Type 33. Please specify the minimum thickness of the slab. Document if
pre stressed or post stressed slab is designed review assumes post tensioned. If
true, provide Table footnote ‘i’ as a plan note (1A)
34. Floor Type 34: Please specify the minimum thickness of the slab. Document if
pre stressed or post stressed slab is designed review assumes post tensioned. If
true, provide Table footnote ‘i’ as a plan note (1A)
35. Floor Type 35: Please confirm floor sheathing and clarify compliance with the fire
rated listing. Clarify if plywood will be used per fire rated listing.
36. Floor Type 36: Please confirm floor sheathing and clarify compliance with the fire
rated listing. Clarify if plywood will be used per fire rated listing.
37. Floor Type 37: Please provide additional detailing to meet Listing – IE specify the
size and spacing of the RC channel etc.
IA FSD Location on property: (IBC 602)
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G30. General: Sheet G002 (D): Please correct plan reference indicating Detail 7, Sheet G003
regarding Fire Separation Distance. Fire Separation Distance is not normally indicated on
the section drawing and would be more likely shown on a site plan. Please specify the
location where the design of Fire Separation Distance is located. Provide exterior wall
design meeting IBC 601, 602, 705, and 1406.
Type of Construction VA:
G31. General: Sheet G002 (D): In addition to including Table 602, please provide Fire
Separation code justification and identify which exterior walls are rated due to
location/FSD. Providing Table 602 does not fully address the design of this element.
G32. Provide code analysis of openable windows and non-rated windows located where
opening protective may be required to be fire rated. Provide code-based justification
related to FSD.
VA FSD Location on property: (IBC 602)
G33. General: Sheet G002 (D): Please correct plan reference indicating Detail 7, Sheet G003
regarding Fire Separation Distance. Fire Separation Distance is not normally indicated on
the section drawing and would be more likely shown on a site plan. Please specify the
location where the design of Fire Separation Distance is located. Provide exterior wall
design meeting IBC 601, 602, 705, and 1406. Provide specific design for decks and
occupied roofs. (IBC 705 and 1406)
G34. Sheet A300: Please provide code logic and basis for design of residential Type VA roof
deck located from 0’2” to 2’3-1/2” to property lines. Present code compliance intent. Since
exterior walls of Type V-A buildings would be required to have a minimum fire-rating of
1-hour, justify open guardrail.
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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.
· IBC 705 Exterior Walls:
G36. Sheet G003: Please compare the fire rating of structural members needed for type of
construction (601) exterior bearing walls (601) and location on property (FSD) 602, and
revise plans to indicate the most restrictive (highest fire rating) using this comparison (IBC
704.10)
· IBC 706 Fire Walls:
G37. General Sheet G004. Clarify the design intent for the 2-hour wall indicated along Grid H.
Is this a Fire wall?” If yes, please label the wall ‘2hr fire wall’ in order to clearly identify
design intent under the IBC.
a. Provide structural design (see structural comments)
G38. General: Sheet G003: Provide plan notes and fire-rated assemblies as needed to document
that bearing walls and primary structural framing supporting the 3-hour fire rated
horizontal floor ceiling separation (end of Type IA) have been provided with sufficient
fire rating to maintain the integrity of the floor. (704.1) Column wall assemblies are not
specified. Confirm that column and wall ratings are provided 3-hour ratings.
IBC 707 Fire Barriers, IBC 708 Fire Partitions, IBC 709 Smoke Barrier:
G39. General: Please complete wall type notations on the section and other detailed sheets. The
plans are incomplete.
· IBC 711 Horizontal Assemblies:
G40. General: Please complete floor ceiling type notations on the section and other detailed
sheets. the plans are incomplete and in some cases conflict.
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· IBC 713 Shafts:
G41. Sheet G003: Please revise Sheet G003 to document compliance with shaft requirements.
Change wall label from partition to fire barrier or horizontal assembly as applicable. See
IBC 713.3 Fire Barriers (IBC 707) or Horizontal Assemblies (IBC 711) are specified for
construction of shafts; rather than partitions. (IBC 713.2).
G42. General: Please complete wall type notations on the section and other detailed sheets.
The plans are incomplete.
· IBC 714 Penetrations:
G43. General: Specify F and T ratings or specify that they will be a deferred submittal.
Fire Protection (IBC Chapter 9)
G44. Sheet G002: Please confirm the type of sprinkler system specified for the Type V-A
building. Will a full NFPA 13 system be installed meeting IBC 903.3.1.1? Justify
compliance with 903.3.2.
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.
a. Provide two exit access from Gym 103 as appropriate. Update the door schedule
and include egress travel distance on sheet G003.
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).
Means of Egress
G47. Sheet G004 level R1: This sheet requires revision to design egress. Several errors are
present, and the incomplete design requires completion. Additional review will be
needed. Show occupant load and clearly show accumulated occupant loads along the
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means of egress. The stairway serves many more people than 61. Account for egress
from all rooms including R-2 occupancies.
Egress at assumed Fire Wall should include more people than 157. Include occupants from
R-2 occupancy’s as appropriate. Further if 157 people travel through the fire door to exit.
Please account for them in the accumulated count at the stairway.
G48. Sheet G004 level R2-4: This sheet requires revision to design egress. The incomplete
design requires completion. Additional review will be needed. Show occupant load and
clearly show accumulated occupant loads along the means of egress. i.e. assumed Fire
Wall and Stairway doors.
G49. Sheet G004 level R5: This sheet requires revision to design egress. The incomplete design
requires completion. Additional review will be needed. Show occupant load and clearly
show accumulated occupant loads along the means of egress. i.e. assumed Fire Wall and
Stairway doors.
Roof
G50. Sheet G004 Roof: This sheet requires revision and is incomplete. Additional review will
be needed. Specify roof slope, show roof access, specify the proximity of vents to air
intake, etc.
NON-STRUCTURAL COMMENTS:
NS1. Sheet A124: Please specify the roof slope on this sheet.
NS2. Sheet A124: Please indicate which stairway will extend to the roof. (IBC 11011.12)
NS3. Sheet A125: Please specify the roof slope on this sheet.
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NS4. Sheet A125: Please indicate which stairway will extend to the roof. (IBC 11011.12)
NS5. Sheet A125: Please provide detailing of Wall Type 41. No such wall type has been
specified. (IBC 713)
NS6. Sheet A150—Sheet A155: Please specify the location of carbon monoxide detectors (IBC
915) or specify the exception used to allow no carbon monoxide installation.
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.
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.
NS9. Sheet A301: Please provide wall listing #5A. No such wall listing, or detail is provided on
Sheet G010; however, this assembly is specified on Sheet A301.
NS10. Sheet A301: Please provide wall listing #1B. No such wall listing, or detail is provided on
Sheet G010, however this assembly is specified on Sheet A301.
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.
ACCESSIBILITY COMMENTS:
A1. General: Please specify the method used to provide accessible means of egress. (ANSI
117.1, IBC 1009 and chapter 11)
A2. Sheet AS100: Please specify the number of van accessible parking spaces and the number
of accessible car parking spaces. Indicate the location, dimensions, grade, cross slope,
signage, aisleways and height/clearance as appropriate. Show circulations and accessible
route to building entrances. (ANSI Aii7.1 and IBC Chapter 11 and appendix E).
A3. Sheet A100: Please specify the dimensions of accessible parking spaces for both car and
van spaces. Indicate which spaces are intended to be Van spaces IE labeled ‘V’. In
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addition, please specify the dimensions of aisles serving accessible parking spaces.
Provide headroom dimension as appropriate.
A4. Sheet A100: Please specify the accessible route to building entrances. relocate
obstructions. Identify the width of the accessible route.
a. Provide additional information regard the following unidentified items that appear
to be located within the accessible route. Delineate (provide striping identifying
the accessible route).
A5. Sheet A101: Please specify the dimensions of accessible parking spaces for both car and
van spaces. In addition, please specify the dimensions of aisles serving accessible parking
spaces. Provide headroom dimension as appropriate.
A6. Sheet A101: Please specify the accessible route to building entrances. Relocate
obstructions. Identify the width of the accessible route.
a. Provide additional information regard the following unidentified items that appear
to be located within the accessible route. Delineate (provide striping identifying
the accessible route)
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A7. Please revise and confirm door schedule. Since the wall type designations require more
detailing, the door schedule was provided limited review.
a. Please provide additional information regarding 3-hour doors i.e. opening and
unlatching force, door hard ware information i.e. magnetic latching?
b. Please provide more information regarding self-closing fire and smoke control
hardware. i.e. opening and unlatching force, door hard ware information i.e.
magnetic latching?
c. Please specify the U value of exterior doors on the plans.
d. In general, provide additional information regarding door hard ware.
Provide/specify the location of panic hardware serving assembly occupancies.
i.e. amenity spaces.
PLUMBING COMMENTS:
P1. Verify plumbing fixture counts occupancy loads have been increased as a result of
building plan review.
MECHANICAL COMMENTS:
M1. No comment at this time.
WSEC COMMENTS:
E1. Confirm that insulation types and R- values at all building envelope assemblies accurately
represent the Energy Code calculations in the G sheets; and identify where these are
located on the plans. Specify the U value of windows and doors on the plans.
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
b. For Reduced Lighting Power Allowance, provide lighting plans for the entire
interior of the building, along with energy lighting forms showing compliance with
C406.3.
STRUCTURAL COMMENTS:
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 19 of 30
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.
S2. Geotech report:
a. Page 12: The Geotech report indicates that temporary shoring is required. Shoring
design has not been submitted for review. This is required prior to the construction
of the building therefore cannot be deferred. Please verify and provide design.
(IBC 107)
S3. Sheet S0.01:
a. Code: The drawing shows reference to IBC 2012. The current standard is IBC
2015. Please verify that the design complies with code requirements. (IBC 107)
b. Concrete: Please provide exposure class information on the drawing. (ACI 318
26.4.2.1)
c. Concrete: Please indicate stressing sequence for posttensioning tendons. (IBC
1901.5)
S4. Sheet S0.02:
a. Please include special inspection information for the foundation. (IBC 1705.6)
b. The shoring may require additional testing, structural observation and monitoring.
Please include this information on the drawing. (IBC Chapter 17)
c. Please include special inspection information for cold formed steel deck. (IBC
1705.2.2)
S5. Sheet S2.00A:
a. Some lines at the C4 foundation wall have not been clearly identified. Please
verify and provide clarification for these lines. (IBC 107)
S6. Sheet S2.00N:
a. GL-CB, C12: The strip footings appear to be on top of the pad footings. Please
verify that the surcharge has been considered in the design. (IBC 1808.3.2)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 20 of 30
b. GL-CB, C12: The section 2/S3.30 shows P1 elevation 409’-10”. The plan shows
405’-3 ½”. Please verify elevations and section location. (IBC 107)
c. GL-CB, C15: The wall is shown centered on the strip footing. The dimensions
appear to indicate an offset condition. Please clarify the intent and revise the
drawing. (IBC 107)
d. GL-CF, C13: Plan shows stepped footings. The elevation difference is unclear.
Please verify and consider providing elevation information for top of footings/stem
walls. This also applies at other locations. (IBC 107)
e. SW-5, 6, 7: The location of the walls is unclear. Please verify all dimensions are
provided. (IBC 107)
S7. Sheet S2.00S:
a. GL-C8: Please clarify location of openings. Dimensions appear to be missing.
This applies on other levels also. (IBC 107)
b. GL-CW, C2: Plan shows 2 different sections for an area of the foundation. Please
clarify the transition location. (IBC 107)
S8. Sheet S2.01N:
a. Column locations have not been clearly identified. Please verify all columns and
provide. This applies to other sheets also. (IBC 107)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 21 of 30
S9. Sheet S2.01NR:
a. Some tendons appear to be missing quantity. Please clarify. This applies to other
sheets also. (IBC 107)
b. Slab shear reinforcement, stud rails, have not been provided at all column
locations. Please verify and confirm that they are not required at these locations.
This applies to other sheets also. (ACI 318 8.7.7)
S10. Sheet S2.01SR:
a. The tendons at gridline CN’ and C6’ show that 9 tendons are required. The
calculations show that 8 are required. Please verify that the slab is not overstressed.
b. GL- CJ, C6:
i. Please verify opening locations. The cross lines appear to be in a slab area.
(IBC 107)
ii. GL-CJ, C6: Please verify if top bars (hooked bars) are needed around the
ramp or slab opening.
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 22 of 30
S11. Sheet S2.02N:
a. GL-CE, C7: Please indicate dimensions to opening on the structural drawing.
(IBC 107)
S12. Sheet S2.02NW:
a. The structure appears to have horizontal reentrant corner irregularity. Please verify
that the increase load requirements of ASCE 7 12.3.3.4 have been satisfied.
(ASCE 7 T12.3-1)
b. The structure appears to have horizontal nonparallel system irregularity. Please
verify that the requirements of ASCE 7 T12.3-1 are satisfied. A 3D model may be
necessary. (ASCE 7 T12.3-1)
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)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 23 of 30
d. GL-1: Please clarify item cantilevering from wall. General indicates canopies are
deferred submittal. However, some locations appear to have design provided.
Please clarify and provide framing. (IBC 107)
S13. Sheet S2.03N:
a. Shearwalls on the same line appear to vary. The seismic design story shear is
distributed based on relative lateral stiffness for shearwalls along the same line.
Please verify that this has been considered. This also applies on other levels.
(ASCE 7 12.8.4, AWC SDPWS 4.3.3.4)
S14. Sheet S2.03S:
a. The grid references for A”-E” do not match the ones on Foundation level Sheet
S2.00S. Please clarify. (IBC 107)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 24 of 30
S15. Sheet S2.03S:
a. Typical Corridor Framing: The plan shows 5 ¼”x5 ¼” PSL beams. The size may
not be a standard PSL beam. Please verify and revise if required. This applies on
other levels as well. (IBC 107)
b. Please show how diaphragm shear forces are transferred around stair and elevator
shaft openings. Collectors maybe required per Section 12.10.2 of ASCE 7-10. This
applies to other levels also. (ASCE 7 12.10.2)
c. It appears that open front structures are desired per Section 4.2.5.2 of AWC
SDPWS 2015. Per Section 4.2.5.2(2) the L’/W’ ratio shall not be greater than
1.5:1. The typical rooms at some location exceed this maximum aspect ratio.
Please verify and address. (SDPWS 4.2.5.2)
d. It appears that open front structures are desired per Section 4.2.5.2 of AWC
SDPWS 2015. Per Section 4.2.5.2(4) the cantilevered diaphragm length shall not
exceed 35’. At GL-B’ the wall length exceeds 35’. It may also be missing
shearwall at GL-1’. Collectors maybe required. Please verify and revise.
(SDPWS 4.2.5.2)
e. GL-A”, 1”: The reentrant area appears to be missing shearwalls on GL-3 and GL-
A”. Please verify and consider providing additional strapping and blocking as
collectors. (ASCE 7 12.10.2)
S16. Sheet S2.07S:
a. Typical Corridor Framing: Reference to 15/S9.01 does not appear to be valid. The
detail shows stair stringer information. (IBC 107)
b. Reference about rimboards at corridor refers to 6/S9.02 and 12/S9.02. The details
title are for floor joists and not roof joists. Please verify and revise. (IBC 107)
c. Reference about rimboards at exterior wall refers to 8/S9.01. The detail shows
gypcrete on the sheathing. Please verify if this applies to the roof. (IBC 107)
d. Please provide details for the transfer of diaphragm shear forces from the roof to
the shear walls below.
i. Provide the required lateral drag loads at each truss for the truss
manufacturer to complete the design.
e. Provide blocking where trusses are perpendicular to shear walls to transfer roof
diaphragm forces to the shear walls below.
S17. Sheet S3.00:
a. Detail 2: Please show extent of additional reinforcing. Please clarify locations. It
is unclear if this applies to the whole mat footing. (IBC 107)
b. Detail 24: Please verify if skin reinforcing is required for the 3’ deep foundation.
(ACI 318 9.7.2.3)
S18. Sheet S3.20:
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 25 of 30
a. Detail 15:
i. The match line is shown around CG. This does not appear to match the plan
which is around CH. Please verify. (IBC 107)
ii. Please clarify if additional reinforcing is required around openings. There
may be concentrated out of plane forces at the opening jambs. Headers
information appears to be missing. This applies to other details as well.
(IBC 1609, 1613)
iii. Please clarify condition where corner bar may be closer to an opening. (IBC
107)
b. Detail 17: The opening appears to be at the foundation level. Please verify and
coordinate. (IBC 107)
S19. Sheet S3.30:
a. Detail 1, 2, 3: Please verify if slip connections are required for slab supported on
non-shearwalls. Restraint to shortening occurs when the lateral resisting system
or other stiff elements that are hard connected to a floor system at locations that
prevent movement. This may help reduce cracking. (IBC 107)
b. Please provide elevation information for top of footings. This applies other sheets
also. (IBC 107)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 26 of 30
c. Please verify and indicate drainage pipes for the retaining walls. This applies other
sheets also. (IBC 107)
d. Detail 24: Please clarify how the slabs are supported. They do not appear to rely
on the beams. Please verify load paths. (IBC 1604, 1609, 1613)
S20. Sheet S3.31:
a. Wall reinforcing information is missing. Please verify and provide. Wall to lid
reinforcing is also missing. (IBC 107)
S21. Sheet S4.00:
a. SW5-7 Key: The orientation of the key plan appears inaccurate. The North
direction appears to be in error. (IBC 107)
b. SW8: The orientation of the key plan appears inaccurate. The North direction
appears to be in error. (IBC 107)
S22. Sheet S4.10:
a. Detail 1: Please verify if hoops and vertical reinforcing should continue on the
lower level wall. (ACI 318 18.10.6.4)
b. Detail 1, 2: Please verify if hoops are required at T section of wall. (ACI 318
18.10.6.4)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 27 of 30
S23. Sheet S7.20:
a. Please consider avoid drilling into PT slab. Please consider only using embed
plates with studs. PT slab tendons are not allowed to be damaged. (IBC 107)
S24. Sheet S9.00:
a. Detail 20:
i. Note 4 shows 3/16” thick plate washer. Foundation anchor bolts shall have
a steel plate washer under each nut not less than 0.229"x3"x3" in size.
(SDPWS)
ii. Please consider avoid drilling into PT slab. Tendons are not allowed to be
damaged. (IBC 107)
iii. Please verify that the pins will not damage slab tendons. (IBC 107)
b. Detail 23: Hold down system are installed into the PT slab. This design
information may be required prior to PT slab construction. The design may not be
deferrable. Please verify and provide design information. (IBC 107)
S25. Sheet S9.03:
a. Detail 20, 22:
i. The maximum cantilever is 4’. Please verify that the 2x6 @ 16” o.c. with 4
screws are sufficient. (IBC 1604)
ii. Cross grain bending may occur at ledger. Please consider adding tension
device at suitable spacing to transfer transverse loads to the studs. (ASCE 7
12.11.2.2, 1.4, 12.1.3, 12.10.)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 28 of 30
S26. Please verify that finalized landscape loading design is included in the analysis. (IBC
1604)
S27. Please provide railing structural information. (IBC 107)
S28. Architectural drawing appears to show decks. Please verify that decks are designed for
60 psf live load. (IBC 107)
S29. 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)
b. Please verify and confirm that nonstructural components with weights over 400
lbs have been designed for seismic anchorage and bracing requirements of ASCE
7 Chapter 13. Please provide anchorage and bracing details where applicable.
(ASCE 7 13.1.4)
c. Seismic design is required for component weights under 400 lbs. and over 20
lbs., when the center of mass location is more than 4 ft above the adjacent floor
level. If applicable, please confirm that this has been designed for seismic
anchorage and bracing requirements and provide the details. (ASCE 7 13.1.4)
d. Please verify and confirm that distributed systems have weights of less than 5
lb./ft. Otherwise please confirm that they have been designed for seismic
requirements of ASCE 7 Chapter 13 and provide the details. (ASCE 7 13.1.4)
S30. Calculations:
a. Page A-2: Please verify that final landscape design loads are included in the
gravity and lateral analysis. The calculation appears to indicate TBD. (IBC
1604)
b. Page D-46: Calculations refer to IBC 2006. The current standard is IBC 2015.
Please verify that the design complies with current code. (IBC 107)
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 29 of 30
c. Page F-41: Please verify warning message 76 has been addressed. (IBC 107)
d. Page F-81: Please verify warning messages 48, 78 have been addressed. (IBC
107)
e. Page F-150: Please verify warning message 78 has been addressed. (IBC 107)
S31. Please provide fire wall for wall located on grid H. Provide design, calculations and
detailing design documenting compliance with IBC 706.2 structural stability.
S32. Sheet A101: Please provide vehicle barrier design for 42” CMU Guard and any other
vehicle barriers. (IBC 1607.8.3).
S33. 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.
S34. 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. Provide design of the vault to avoid surcharge loading from the building per
Geotechnical Engineer.
b. Please design the detention vault to receive loading from columns and bearing
walls directly or as surcharge loading. Design for shear loading as well as for
gravity as applicable. See Sheet A100. A deferred submittal is implied however
the load path of primary bearing elements depends on the structural capacity of the
vault, therefore clarification and design should be resolved prior to Building permit
issuance.
c. Please provide design of the vault in order to support loading of emergency
vehicles including fire trucks and outriggers, moving and delivery trucks, private
vehicle parking and parking circulation as applicable.
d. Provide plan detailing indicating how water proofing (which is a higher level of
protect than damp proofing) will be provided of submit justification and detailing
justifying damproofing.
e. Coordinate design and review with City Public works division.
f. It appears that a separate design or deferred design is referenced, however the
building columns either bear directly on the vault or support surcharge, therefore
deferral is not recommended.
FIRST REVIEW
Edmonds#: BLD2018-1622
WC3 Project #: 219-EDM-001
March 8, 2019
Page 30 of 30
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.
[END]