2018-1634 Bell Street Townhomes - AD Shapiro Archs.docx (2).pdf
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DATE: May 30, 2019
TO: Charles Von Goedert
Email: charles_von@comcast.net
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2018-1634 2nd Review
Project Address: 7330 172nd St SW
Scope: Construct 4-unit multi-family dwelling structure. Underdetermined construction type,
Undetermined sprinkler system, mechanical,plumbing,firesprinkler,fire alarm, under separate
permits.
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses as to where the changes can be found
on the plans, and submit revised plans/documents to a permit coordinator in the Development Services
Department.
Subject: Bell Street Townhouses
Permit: BLD18-1684
Per your request, Beck & Associates has completed 2nd structural and non-structural reviews of the
drawings and calculations for conformance with the 2015 International Building Code (IBC), as adopted
and amended by the State of Washington (WSA) and the City of Edmonds (ECC).
Our review of the plans and calculations indicates that corrections are necessary prior to permit
issuance. The applicant should address the following comments in itemized letter format in addition
to making corrections & revisions to the drawings. Corrections and revisions to the drawings should be
clouded so that they are clearly identifiable.
________________________________________________________________________________
Legend:
Faded text = initial comment adequately addressed – no further action required
Plain text = initial comment (these remain where an additional comment is made)
Blue text = additional comment in response to the resubmittal
Applicable Codes
1) The architectural plans show a mix of references from both the IBC and the IRC. Before we are able to
provide a more thorough review of the plans, the architect is required to decide the code path that he
wishes/is permitted to take. The drawings will then need to be updated to be consistent with and correctly
referencing the chosen code and code sections for applicable provisions. While the requirements of the IRC
and the IBC are similar, they are not identical.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
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a. Currently, the Building Code Data on A001 references the IRC. However, the IBC is utilized for
determination of allowable heights, areas, etc. A single code path is required to be chosen and
followed throughout the plans.
b. The IRC is applicable to townhouses (R-3) that are not more than three stories above grade
plane. R101.2 The IBC limits the height of V-B construction (with a NFPA13R sprinkler system)
for R-2 occupancies to three stories. However, two of the townhouses are currently shown to
be 4 stories in height. IBC Ch. 5
i. The architect will need to demonstrate that the townhouses/building are/is by code
definition only 3 stories in height (reference definitions for grade plane, story above
grade plane, and basement in either the IRC or IBC). Provide diagrams and complete
calculations on the plans to demonstrate that the lowest level can be considered a
basement by IRC/IBC standards. Please be aware that it is more likely that the building
as a whole can be shown to be on 3 stories and that the lowest level is by definition a
basement (IBC) rather than showing that the individual townhouses are all 3 stories or
less. R101.2
ii. The updated analysis provided on sheet A001 is consistent with Type V-B
Construction. However, Type V-A Construction is noted. Update the Type of
Construction to designate V-B Construction, consistent with the analysis. If it is the
intent to provide Type V-A Construction, all floor-ceiling and roof-ceiling assemblies
are required to be 1-hour rated. The plans would have to be updated to demonstrate
that these requirements would be met. Ch. 5, Table 601
Alternatively, the building will need to be constructed under the IBC of a higher
Construction Type that has an allowable number of stories for an R-2 occupancy that is
4 stories or greater. IBC Ch. 5
2) If the building is constructed under the IBC, the plans will need to demonstrate that exterior walls within
10’-0” of the property line are 1-hour rated (assuming Type V-B Construction). The Site Plan (A001)
currently shows the exterior walls on the east side of the building to be 9’-8” from the property line. Provide
coordination. IBC Table 602
Building Envelope
3) A copy of the recorded sales prohibition agreement is required to be submitted to the City prior to permit
issuance. Please submit this when responding to this review letter.
Pursuant to RCW 64.55, all applications for construction of multi-unit residential buildings must include
building enclosure design documents that identify the building enclosure, including but not limited to,
waterproofing, weather proofing and/or otherwise protected from water or moisture intrusion. The
building enclosure documents must contain a stamped statement by the person stamping the building
enclosure design documents stating, in substantially the following form: “The undersigned has provided
building enclosure documents that in my professional judgment are appropriate to satisfy the requirements
of RCW 64.55.005 through 64.55.090."
Additionally, all multi-unit residential buildings are required to have the building enclosure inspected by a
qualified building enclosure inspector during the course of construction. This inspection is to be completed
by a third party, independent inspector. The City may not issue a Certificate of Occupancy until the
qualified, third party independent inspector prepares a report and submits to the building department a
signed letter certifying that the building enclosure has been inspected during the course of construction and
that the construction is in substantial compliance with the building enclosure design documents. The
requirement for third party inspection needs to be specified on the plans.
Alternatively, a recorded “sale prohibition covenant” is required to be submitted for review. A “sale
prohibition covenant” is a recorded covenant that prohibits the sale or other disposition of individual
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dwelling units as or as part of a condominium for five years or more from the date of first occupancy except
as otherwise provided in section 10 of the act, a certified copy of which the developer shall submit to the
appropriate building department; provided such covenant shall not apply to sales or dispositions listed in
RCW 64.34.400(2). The covenant must be recorded in the county in which the building is located and must
be in substantially the following form:
This covenant has been recorded in the real property records of Snohomish County, Washington, in
satisfaction of the requirements of sections 2 through 10 of this act. The undersigned is the owner of the
property described on Exhibit A (the "Property"). Until termination of this covenant, no dwelling unit in or
on the Property may be sold as a condominium unit except for sales listed in RCW 64.34.400(2).
This covenant terminates on the earlier of either: (a) Compliance with the requirements of section 10 of this
act, as certified by the owner of the Property in a recorded supplement hereto; or (b) the fifth anniversary
of the date of first occupancy of a dwelling unit as certified by the Owner in a recorded supplement hereto.
Energy (2015 WSEC, Residential)
4) The following requirements of the 2015 WSEC need to be specified on the plans:
a) This item doesn’t appear to have been addressed within the plans set and remains to be
addressed.
A permanent certificate is required to be completed and posted on a wall in the space where
the furnace is located (or other approved location) and list the following information: R-
values, U-values, Results from duct system air leakage testing, Results from building envelope
air leakage testing (blower door test), Types and efficiencies of heating, cooling, and service
water heating equipment. R401.3
b) New exterior headers are required to be insulated with a minimum of R-10 insulation. Provide
detailing. Table R402.1.1, footnote k
c) Corners of stud walls are required to be fully insulated. 202, definition of ‘Intermediate
Framed Walls’. Provide detailing.
d) Ducts are required to be insulated to a minimum of R-8. R403.3.1.
e) Mechanical system piping is required to be insulated to a minimum of R-6. R403.4.
f) Hot water pipes are required to be insulated to a minimum of R-3. R403.5.3
g) The dwellings are each required to be tested and verified as having an air leakage rate not
exceeding 5 air changes per hour (unless a more stringent requirement is mandated in order
to achieve the additional required credits. R402.4.1.2
h) Mechanical ducts are required to be seal tested in accordance with 403.3.2. Testing to comply
with WSU RS-33.
i) A minimum of 75% of all permanently installed lighting is required to be high-efficacy. 404.1
j) The plans currently indicate that 2.5 additional energy credits are required for medium
dwelling units. The 2015 WSEC requires 3.5 credits. R406
i) Update the design accordingly.
ii) The plans indicate that Option 2a Air Leakage Control and Efficient Ventilation is chosen
for credits. Update the plans to identify the requirements under this option.
iii) The plans indicate that Option 5a Efficient Water Heating is chosen for credits. Update the
plans to specify the requirements for these credits: gas, propane or oil water heater with
a minimum EF of 0.74.
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General
5) Each sleeping room is required to be provided with at least one exterior emergency escape and
rescue opening. Identify the location of each egress window on the plans and verify that the
required clear opening dimensions will be provided. R310.2.1; IBC 1030
6) Basements are required to be provided with an emergency escape and rescue opening. An
overhead garage door does not meet the requirement for the opening. Update the plans
accordingly. R310.2.1; IBC 1030
7) Identify all locations on the plans where safety glazing is required (doors and windows). R308.4.5,
IBC 2406.4.5
8) The plans will need to be updated to demonstrate that requirements for unvented roofs will be
met. R806.5; IBC 1203.3
9) The listing of the Typical Garage Floor ceiling assembly as found on sheet A301 is inconsistent
with the referenced listings and with what is being specified on the Building Section.
Additionally, referenced listings are outdated. Provide complete detailing and specifications for
construction and inspection of a current listed, tested assembly (including fasteners). Please
note that the listed, tested assembly must include the 3” of foam insulation as proposed.
Alternatively, provide a different assembly and specifications that will match the proposed
construction.
Where fire-resistant-rated assemblies are required, provide complete specifications and detailing
for construction. We recommend that an exact copy of the listed, tested assembly be included
within the drawing set to insure proper construction and inspection.
10) Detailing of fire-resistant-rated assemblies needs to demonstrate that required fire-resistant-rated
assemblies are maintained at transitions such as at floors, the roof, etc.
11) Range hood fans are noted to be 50 cfm. However, they are required to be 100 cfm, min. Update
the plans accordingly. M1507.4
Identify all locations on the plans where exhaust fans are required to be provided. Identify the
capacity of each exhaust fan. IRC Ch. 15
12) Identify the location of all appliances (furnace/heaters, hot water heater, etc.) on the plans.
13) Update the plans to demonstrate how accessibility requirements for dwelling units will be met.
Please be aware that multi-story units provided with elevator service are required to be provided
with accessible dwellings (IBC 1107.7.2). R320; IBC 1107
Drawing Sheets
A003 – Roof Plans, Details
14) Details 23 & 24/A103 now provide detailing that demonstrates continuity of the party walls at
the roof level for trussed framing.
a) Provide detailing for the condition where the SIP panels run parallel to the party wall,
demonstrating that the party wall extends to the underside of the upper roof sheathing.
b) Coordinate with the structural engineer regarding this condition. Detail #49 of the structural
drawings currently shows SIP panels running over the top of the party wall. However, the
party wall is required to extend all the way through to the underside of the upper roof
sheathing. Provide coordination and update Detail #49 accordingly. 708.4
c) Details 14 & 15/A501 were provided at the condition where floor framing intersects the
party wall. These details currently do not demonstrate that continuity of the party wall is
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being maintained through the floor cavity. Update detailing to demonstrate continuity of
the listed, tested party wall assembly through the floor cavity.
Reference 23/A103. 5/8” type X GWB is specified each side of both trusses.
d) Provide additional specifications on the detail to clarify what is intended.
e) It doesn’t appear that the required 1-hour separation is maintained with (2) layers of ½” type
X gwb. A complete 1-hour assembly is required to be maintained.
A501 – Details
15) Reference 12/A501. Slab insulation is required to extend downward form the top of the slab.
Update the detail accordingly to provide a complete energy envelope. WSEC R402.2.9
Geotechnical
General
16) PanGEO is required to conduct a review of the project plans and specifications. PanGEO should
prepare a letter summarizing the review and providing any additional recommendations. Where
additional recommendations or corrections are provided, those recommendations and corrections
are required to be addressed within the drawing set when submitting in response to the Beck &
Associates review letter. (p. 14, geotechnical report)
Structural
General
17) This item remains to be addressed. No structural calculations or analysis were provided in
response to this comment.
The “structural calculations” package submitted with the drawings are not calculations at all but a
replica of what is shown on the structural plans.
a) Provide complete gravity calculations to substantiate the gravity design.
b) Provide complete lateral calculations (both wind & seismic) to substantiate the lateral design.
c) Provide calculations to substantiate the design of retaining walls. Design must be consistent
with the recommendations of the geotechnical engineer, PanGEO.
S1 – General Notes & Framing Plans
18) Reference note #6 of the Shear Wall Schedule. The plate washers are required to extend to within
½” of the edge of the bottom plate on the side(s) of the sheathing. This needs to be specified.
SDPWS 4.3.6.4.3
19) Reference the Foundation Plan.
a) Numerous straps are provided on the longitudinal shear walls. However, no holdowns are
provided along the longitudinal walls at the foundation level. All overturning forces are
required to be carried down from above. We anticipate that holdowns will be required to be
provided at each end of each of the shear walls along the longitudinal sides at the foundation
level. Provide calculations for sizing of the holdowns.
b) Specify required slab on grade thickness and reinforcement.
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20) Reference the 2nd Floor Framing Plan.
a) Specify the required shear wall type along grid A.
b) Reference the shear walls along grid B. One of the shear walls is not identified (P1-2). Update
the plans accordingly.
S2 – Framing Plans
21) A PSL beam remains to be specified along grid 2.5, between grids C.1 & D.
Reference the 3rd Floor Framing Plan. It appears that PSL beams are required at the elevator
openings to support the joists. Specify required beams at the elevators between grids B & B.1 (2
locations) and between grids C.1 & D.
22) Reference the 4th Floor Framing Plan.
a) It is apparent that beams are required (2 locations) along grid B.2 in order to support framing.
These beams need to be specified (3-1/2x11-7/8 PSL beams?).
b) It appears that a PSL beam is required at the elevator openings to support the joists. Specify
required beam at the elevator between grids C.1 & D.
c) An MSTC66B3 is specified at the header along grid 1 approximately at grid A.5.
i) A similar situation occurs on along grid 3 approximately at grid A.5. The MSTC66B3 needs
to be specified at this location as well. The following comments also apply to the
condition along grid 3 (in addition to the condition along grid 1).
ii) An analysis was not provided. This item remains to be addressed.
The header is required to be designed for loads considering overstrength (=2.5). Provide
an analysis and design for the header accordingly. ASCE 7-10 12.3.3.3
iii) Detail #31 is called out at the locations identified. However, the detail does not
accurately represent the conditions where a header/beam is required to be strapped to
supporting studs below in order to resist uplift forces. Provide detailing that accurately
represents the conditions.
The overturning forces on the header will produce uplift forces at each end of the header.
(1) An analysis was not provided. This item remains to be addressed.
Provide an analysis for the uplift force at each end of the header. Design is required
to consider overstrength since the header supports the discontinuous shear wall.
(2) An analysis was not provided. This item remains to be addressed.
Provide design for header supports (bundled studs), considering overstrength.
(3) An analysis was not provided. This item remains to be addressed.
Provide a complete load path for the uplift forces (considering overstrength), until
they are fully resisted.
d) The GL 5-1/2x15 beams along grid E support shear walls from above. Since the shear walls are
discontinuous, the beams, beam supports, and uplift at the end of the beams are required to
be designed considering overstrength. Provide an analysis and design accordingly. ASCE 7-10
12.3.3.3
e) The 5-1/4x11-7/8 PSL beams along grid D.8 support a shear wall from above.
i) This item remains to be addressed.
It appears that holdowns should be provided at each end of the supported shear wall to
the beams below. Provide an analysis and design (holdowns) that is consistent with that
analysis.
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ii) Detail #31 is called out at the locations identified. However, the detail does not
accurately represent the conditions where a header/beam is required to be strapped to
supporting studs below in order to resist uplift forces. Provide detailing that accurately
represents the conditions.
Since the shear wall is discontinuous, the beams, beam supports, and uplift at the end of
the beams are required to be designed considering overstrength. Provide an analysis and
design accordingly. ASCE 7-10 12.3.3.3
S4 - Details
23) Reference Section #13. Specify the required footing width (18” minimum per the geotechnical
engineer).
S5 – Details
24) Reference Sections #17 & #18. Horizontal reinforcement is required to be provided with 180
degree hooks at each end. Update the details accordingly. ACI 318-14
25) Reference Section #23. The end of the joist needs to be separated from the concrete wall in order
to prevent deterioration of the joist. Specify the required material to provide this separation.
S6 – Details
26) Reference Sections #26, #27, and #28. Plate nailing of 16d@6” o.c. is not adequate in all cases to
transfer shear wall forces to framing below. Perhaps spacing of the 16d nails should be specified
to match Shear Wall edge nailing per the Shear Wall Schedule. This would insure adequate load
transfer is provided from the shear wall above.
27) Reference Section #28. The floor sheathing is required to continue through the double wall. The
buildings are not designed with a seismic separation and are therefore required to be integrally
connected. Update the detail accordingly.
28) Reference Section #32. Specify a connection from the LSL rim board to the double top plate of the
shear wall below in order to fully transfer shear forces (A35@16” o.c.?). Toenails are only
permitted to transfer shear forces where the loads are 150 plf or less. In this case, the loads are
higher than 150 plf. Therefore, toenails are not considered to contribute to shear transfer and
another mechanism is required to transfer the entire shear force. Update the detail accordingly.
SDPWS 4.1.7
S7 – Details
29) Reference Sections #33 & #34. Plate nailing of 16d@6” o.c. is not adequate in all cases to transfer
shear wall forces to framing below. Perhaps spacing of the 16d nails should be specified to match
Shear Wall edge nailing per the Shear Wall Schedule. This would insure adequate load transfer is
provided from the shear wall above.
30) Reference Sections #34, #36, #37, and #38. Specify a connection from the LSL blocking or rim
board to the double top plate of the shear wall below in order to fully transfer shear forces
(A35@16” o.c.?). Toenails are only permitted to transfer shear forces where the loads are 150 plf
or less. In this case, the loads are higher than 150 plf. Therefore, toenails are not considered to
contribute to shear transfer and another mechanism is required to transfer the entire shear force.
Update the detail accordingly. SDPWS 4.1.7
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31) Reference Section #35. The floor sheathing is required to continue through the double wall. The
buildings are not designed with a seismic separation and are therefore required to be integrally
connected. Update the detail accordingly.
32) Reference Section #40. Specify load for which the truss blocking (in the plane of the truss blocking)
is required to be designed in order to transfer lateral forces from the roof diaphragm to the shear
wall below.
Please contact me should you have any questions.
Thank you,
Leif Bjorback, Building Official
City of Edmonds
(425) 771-0220
Leif.bjorback@edmondswa.gov