2019-0951 Edmonds Crossing Apts. (Lund).pdfof ED_ 0 City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
�Sr. i sao (425) 771-0220
DATE: October 4, 2019
TO: Haynes Lund
Email: HWLArchkcomcast.net
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-0951
Project: Edmonds Crossing 10 unit apartments
Project Address: 23830 Edmonds Way
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 to each comment, and submit revised
plans/documents to a permit coordinator in the Development Services Department.
Special inspections have been identified for this project. Please complete and return the attached Special
Inspection Agreement forms at any time prior to permit issuance.
Please respond to the following structural and non-structural review comments from West Coast Code
Consultants.
Page 1
�fy�3
October 3, 2019
City of Edmonds
Development Services Dept.
121 5th Ave. N
Edmonds, WA 98020
Phone: (425)771-0220
Attention: Leif Bjorback
19109 36th Ave W, Suite 207
Lynnwood, WA 98036
(425) 582-1719
FIRST REVIEW
WC3 Project #: 219-EDM-002
Edmonds Permit #: BLD2019-0951
Subject: Edmonds Crossing Apartments — 1st Plan Review Comments
Mr. Bjorback:
West Coast Code Consultants, Inc. (WC3) has completed the first review of the proposed Edmonds Crossing
Apartments project located in Edmonds, WA. This review was based upon the following:
1. Building drawings dated 7/29/2019 by Haynes Wilson Lund Architects LLC, sealed and signed
by Haynes Lund, Registered Architect. Calculations by AUE sealed and signed b William O.
Armour were also provided.
2. Geotechnical investigation report (#18019) dated 6/8/2019 by Geological & Geotechnical
Consulting, sealed and signed by Robert M. Pride, PE, Registered Professional Engineer and
Gary A. Flowers, principal Engineering Geologist.
3. 2012 & 2015 Washington State Energy Code Compliance Forms
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: Edmonds Crossing Apartments
Location(s): 23830 Edmonds Way, Edmonds, WA
OCCUPANCY & BUILDING SUMMARY:
FIRST REVIEW
Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
Code Review by: Marty Gillis, CBO
Structural by: Trewin Chan, PE
Type of
Use
Occupant
Square Footage
Building
Sprinklers
Construction
Group(s)
Load
Height
V-B
R-2
47
8055 ft2
3-story,
13R
32-feet
* - 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.
Please note that Accessible compliance was reviewed for ANSI A117.1 requirements only.
GENERAL COMMENTS:
G1. Please confirm compliance with EHB-1848; RWC 6455.
hqps:Hgpp.leg.wa.gov/RCW/default.aspx?cite=64.55
MOISTURE PROTECTION LAW FOR MULTI -FAMILY RESIDENTIAL BUILDINGS:
The design of multifamily buildings having two or more dwelling units are required to comply with one of two
methods of compliance outlined below. Please provide a response stating which compliance method will be used
for this project and provide documentation or detailing as appropriate.
Plans and Detailing:
a. Provide detailed plans and specifications documenting the construction of the building enclosure detailing
flashing, caulking, waterproofing, weather proofing as needed to protect the building for moisture intrusion
stamped by a Washington State Engineer or Architect.
The design professional shall include a statement on the plans affirming that the building enclosure
documents, plans and detailing satisfies the requirements of EHB-1848.
The design of the building shall include plan notes specifying that a qualified third -party inspector shall
inspect the building enclosure during the course of construction for compliance with the enclosure design
Edmonds Crossing Apartments 23830 Edmonds Way Page 2 of 12
FIRST REVIEW
Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
and EHB 1848. Additional plan notes shall be included documenting the need for third party inspection
and certification.
The third -party inspector shall submit a signed letter of certification prior to issuance of a certificate of
occupancy stating that the inspections performed verified substantial compliance with the building
envelope and moisture intrusion design and EHB 1848.
Recording of a Covenant: RCW64.55.010 (10)
b. A building complying with RCW64.55.010 and choosing not to provide plan details and inspections in
item `a.' above, shall provide evidence of filing and recording an irrevocable prohibition of sale covenant
for 5 years or more from the date of first occupancy except as otherwise provided in RCW 64.55.90 and
RCW 64.34.400
Submission of documentation of the recording of such a covenant shall be submitted to the building
department prior to permit issuance.
G2. Sheet A00: Please confirm applicable code reference to both the NFPA 54 and 58. Will natural
gas and LPG be provided? The permit application appears to list the fuel type as electrical. If
propane fuel will be used please identify the location of LPG tanks on site. Provide natural gas
piping and/or LPG piping plans as applicable.
G3. Sheet A00: Please update the plan index with response to the contents of Sheet A80 and A81.
These may be reversed.
G4. Sheet A00: Please specify the list of planned deferred submittal items needed to complete the
construction of this project.
G5. Sheet A01: Please confirm the actual area for this building. The permit application tally indicates
8055 however the area calculation specifies 7656sf. While the square footage calculated is below
the allowable area, please verify accuracy for record keeping purposes. (IBC 107)
G6. Sheet AO I: Please provide clarification regarding the type of fire sprinkler system proposed for
this building. Will NFPA 13 or NFPA 13-R be installed? This clarification is needed based on
Sheet A01 code analysis stating that draft stopping is not needed. The code section listed
specifies an NFPA 13 system (exc.1), however other information in the plans specifies use of an
NFPA 13R system. The 2nd reference identifies NFPA 13R however both statements cannot be
true and are therefore in conflict. Please verify the type of sprinkler system proposed and revise
the plans accordingly (IBC 718.3.2 exl and ex2)
Please update the plans accordingly.
This issue may affect other design issues throughout plans review. The assumption used in plan
review is that a 13R system will be installed.
Draftstopping
Not required in R-2 bldgs equipped w/ sprinkler system Sec. 718.3.2, exc.1
Draftstopping in attics
Not required in R-2 bldgs equipped w/ sprinkler system Sec. 718.4.2, exc.2
Edmonds Crossing Apartments
23830 Edmonds Way
Page 3 of 12
FIRST REVIEW
Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
G7. Sheet AO.: Please identify the location of S occupancies in the building and specify whether
separated use or non -separated use method is used for area calculations and fire barrier separation
as applicable. (IBC 508)
G8. Sheet A04 and A10 A21a, A22a and other sheets as applicable: Please confirm the fire rating of
the walls and horizontal assemblies as it pertains to compliance with IBC 708.3 exception 2 and
the proposed fire sprinkler system (either IBC 903.3.1.1 or IBC 903.3.2.)
G9
a. Please verify opening protectives (IBC 420.2 and 708, 708.3 T 716.6). Revise the plans
to specify the required fire rated opening protectives needed such as doors and windows.
And update plan schedules accordingly. Openable windows at the locations identified
below may not be possible without providing additional protection such as fire rated
shutters or roll down assemblies. (IBC T 716.5) If providing additional protection, please
update the window schedules as appropriate. (IBC 107)
T OF WALL
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Sheet A21a: Please identify safety glass.
a. Window LR1 appears to be within 24" of doors and the bottom edge of the glazing
appears to be less than 60 inches above the walking surface. (IBC 2406.4.2)
G10. General: Please specify dimensions documenting that a minimum of 15" measured to the
centerline of toilets has been provided. (UPC 402.5)
G11. General elevation views and Sheet A40: Please revise the plans as needed to specify the fire -
rated classification of roofing materials proposed for this project. (IBC 1505)
Edmonds Crossing Apartments 23830 Edmonds Way Page 4 of 12
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Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
G12. General: Please revise the plans to specify the size and location(s) of attic access opening(s).
(IBC 1209.2)
G13. Sheet A32, A33 etc.: Please revise the plans to specify the dimensions between the bathroom
vent termination and domestic hood termination and any openable windows. 3 feet is required
to prevent intake of environmental exhaust air. (WA IMC 501.3.1 #3)
G14. Sheet A40: Please provide fire -rated listing documentation for the following assemblies:
a. AWC WIJ-1.2 although publications were found identifying this assembly as a `listing',
documentation that this assembly has been tested and listed by an independent approved
agency (ASTM El19 or UL 263) was not confirmed. Testing is required from an
independent testing lab or lab meeting ASTM E119 or UL 263 is needed to meet IBC
requirements. This assembly will most likely meet the requirements if the lab meets the
criterion; however, document regarding the lab (agency) is needed. Thank you for your
assistance with this request. (IBC 703.3)
703.3 Methods for determining fire resistance.
The application of any of the methods listed in this section shall be based on the fire exposure and acceptance criteria specified in ASTM
E119 or UL 263. The required fire resistance of a building element, component or assembly shall be permitted to be established by any of the
following methods or procedures:
1.Fire-resistance designs documented in approved sources.
2.Prescriptive designs of fire -resistance -rated building elements, components or assemblies as prescribed in Section 721.
3.Calculations in accordance with Section 722.
4.Engineering analysis based on a comparison of building element, component or assemblies designs having fire -resistance ratings as
determined by the test procedures set forth in ASTM E119 or UL 263.
S.Altemative protection methods as al loved by Section 104.11.
6.Fire-resistance designs certified by an approved agency.
b. Separation meeting IBC 420 and 708 appear to be needed. Further clarification and
detailing is needed to document continuity of the separations and compliance with IBC
708.4. Please provide further plan detailing to clarify how and where termination of fire
partitions will occur. There are exceptions to 708.4 however it is not clear how or if the
exceptions will be applied.
708A Continuity.
Fire partitions shall extend from the top of the foundation or floor/ceiling assembly below to the underside of the floor or roof sheathing, slab
or deck above or to the fire -resistance -rated floor/ceiling or roof/ceiling assembly above, and shall be securely attached thereto. In combustible
construction where the fire partitions are not required to be continuous to the sheathing deck or slab, the space between the ceiling and the
sheathing deck or slab above shall be fireblocked or draftstopped in accordance with Sections 718.2 and 718.3 at the partition line.
c. Please confirm and provide additional detailing documenting how environmental and
domestic ducting will be conveyed to the exterior of the building and terminate.
Penetrations occurring at fire rated assemblies require additional detailing in order to
document the integrity of the joint and document how penetration of fire rated assembly
will be made. If fire rated chase or shafts are provided as a part of mechanical
penetrations, detailing and listings are needed. (Sheet A60).
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Edmonds#: BLD2019-0951
WC3 Project #: 219-EDM-002
October 3, 2019
SOUTH
G15. Sheet A41: Please specify fire blocking at floor lines and at 10 ft intervals (see wall section 43)
(IBC 718)
n WALL SECTION 9 i
G16. Sheet A42: Please provide information regarding the following design elements:
a. Please provide structural design and detailing where the roof diaphragm is not shown as
continuous. Provide collectors and design straps as needed to convey lateral load. The
roof decking omitted in wall sections 41 and 42 to allow for ventilation appears to be in
conflict with the structural details in section 5/S43. Please coordinate these particular
details. (IBC 107)
b. Please provide gravity analysis and document loading conditions of planter boxes
assuming saturated soils and loads from plants as appropriate. (IBC 1607) Design the
roof for roof gardens (IBC T-1607).
c. Please provide overflow drains in addition to main drains. (IBC 1503.4)
d. Please provide plan notes or additional detailing in order to clearly specify how moisture
intrusion barriers will be constructed and maintained. (IBC 1503) (RCW64.55)
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Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
e. Please provide plan notes specifying use of pressure treated wood in contact with soil
and provide plan notes describing how wood framed planer box will be designed to
protect wood framing from rot, and decay. (IBC 2303.1.9, 2304.12)
f. Please specify the maximum depth of soil in planter boxes and provide planter box length
and width. In addition, please indicate the locations and numbers of roof top planters on
the roof plan. (IBC 10, IBC 1607)
g. Please provide plan notes indicating that attic voids will need to be draft stopped and fire
blocked. (IBC 718)
h. Please provide plan notes and detailing showing the location of attic access if the height
of the space under the planter bed provides headroom of 30" or more. (IBC 1209.2)
i. Additional review may be needed regarding the design of the planters.
/41 !1 WALL SECTION
-0'
WALL SECTION
2' _ 1-0'
G 17. Provide detailing and connection of guards at deck and stairway locations. (IBC 1607.8)
G18. Sheet A60, A61: Please provide additional information, detailing, listings as needed to maintain
fire -rated assemblies and penetrations where kitchen hood ducting or exhaust fans penetrates
walls or fire rated horizontal assemblies. (IBC 714, 715, 717, 718)
ACCESSIBILITY COMMENTS:
Al. General: As per the Notes on Sheet AO (and IBC 1107.7), all ground floor units are required to
be Type B accessible units. Please provide complete detailing to show compliance with IBC
1107.6.2.2.2 and ICC A117.1 section 1004.
A2. Sheet A10: Please specify the clear width of access aisle of exterior routes of travel of 44"
meeting ANSI A117.1 Washington State amendments (Section 403.5)
a. For the van accessible parking space proposed as parallel parking. Please depict the
access aisle to prevent obstruction of adjacent accessible routes. (ANSI 502.8) Specify
Edmonds Crossing Apartments 23830 Edmonds Way Page 7 of 12
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Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
the access aisle dimensions of 96" in width and provide signage specifications ICC ANSI
Al 17.1 Section 703.6.3.1 and 502.7 or plan details. (ANSI 502.2.2-502.2.4; 502.5 etc.).
b. Specify the location of access aisles adjacent to the van accessible parking space and
located to adjoin the accessible route (ICC ANSI 502.4.1). The access aisle may not
overlap with the vehicular way. Access aisles shall extend the full length of the parking
spaces they serve. (ICC ANSI 502.4.3)
A3. Sheet A10: Please provide the route of accessible egress to the public way (applicable to main
floor) (IBC Chapter 1009, 1009.2).
a. Specify ramp slopes, cross slopes and landings as needed.
PLUMBING COMMENTS:
P 1. General: Please work with the city to determine if wash down drainage is required for trash
enclosure locations.
P2. General: Please provide a design detail showing how a yoke vent will be installed for counter
installation of dishwasher. Air admittance valves may not be accepted by the Jurisdiction.
Verification will be needed prior to plumbing permit review.
P3. Please specify the location(s) of roof and overflow drains at low slope roofing locations or at
decks as applicable.
P4. Please be advised that concealed roof drainage piping may require plumbing testing. See Sheet
A42 for planter locations. Provide access for maintenance.
MECHANICAL COMMENTS:
M1. General: Please specify the location of bathroom fans, laundry fans, and domestic cooking fans
on the plans.
a. Provide fire rated detailing showing how duct penetrations will be made through
horizontal fire assemblies (IBC Chapter 7)
WSEC COMMENTS:
E I. No comment at this time.
STRUCTURAL COMMENTS:
S 1. Sheet SO I:
a. Soils report statement indicates "N/A". Please verify that the Geotech report has been
reviewed and that the design complies with its requirements. Geotech report submitted
is by Gary A Flowers PLLC dated June 8th, 2019. (IBC 107)
Edmonds Crossing Apartments 23830 Edmonds Way Page 8 of 12
FIRST REVIEW
Edmonds#: BLD2019-0951
WC3 Project #: 219-EDM-002
October 3, 2019
b. Concrete notes for placing during freezing weather referenced ACI 318-5.12 and 5.13.
The sections do not appear to be valid. Please verify that the current ACI 318-14 edition
is used. Please revise the code sections. (ACI 318, IBC Chapter 35)
c. Framing note: Reference is made to T2304.9.1 for nailing schedule. The current
reference maybe T2304.10.1. Please verify and update all code references to the current
IBC 2015. (IBC 107)
d. Please provide deferred submittals list on the cover sheet clearly identifying items that
are provided by others. Please coordinate this with the architectural list of deferred items.
(IBC 107)
S2. Sheet S02:
a. Please provide statement of special inspections 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 S 11:
a. Geo report recommends using 10 Mil vapor barriers. The plan shows 8 mil vapor
barriers. Please verify and revise. (Geo report)
S4. Sheet S 12:
a. A beam member has not been clearly identified. Please verify and provide the
information. (IBC 107)
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Edmonds#: BLD2019-0951
WC3 Project #: 219-EDM-002
October 3, 2019
b. The jogs of the building disrupt the continuity of the top plate chords. Please verify that
the chord or sub chord extends far enough into the adjacent diaphragm to develop the
axial force through shear transfer. This may require additional blocking and strapping.
Diaphragm sheathing to resist direct tension or compression forces is not permitted.
(ASCE 7-10 1.4, 12.1.3, 12.1.4, 12.10 and 12.11.2.2.)
c. The structure appears to have horizontal nonparallel system irregularity. Please verify
that the requirements of ASCE 7 T12.3-1 are satisfied. A 3 D model may be necessary.
(ASCE 7 T12.3-1)
d. Load path for diaphragm forces is unclear for the following marked area. No shearwalls
have been shown in the region. Please verify if collectors are to be used or if walls in the
storage area are shearwalls. (IBC 1609, 1613)
e. Some of the wood framing at decks may be exposed to weather. Please verify that they
are of durable material. It is unclear on the drawing. (IBC 2304.12)
S5. Sheet S 13:
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)
S6. Sheet S21:
a. Detail 12: The footing schedule reinforcing may not meet the requirements of ACI 318.
Please verify that minimum steel is provided. (ACI 318 7.6.1.1)
Z @ 12' O.C. Lcur
\j\ 04 J @ Ib' O.C. ALTERNATE NOOK M FOOTING
�- — -• #4 @ 12' O.C., @ TOP LAYER REINF.
O — (4 44 CONT TYP
3 0 F , 3 T
FOOTING DRAIN Z - 3'-6' FTG, (3) a4 TtB
EQ b' E0 - ' t
en
Edmonds Crossing Apartments 23830 Edmonds Way Page 10 of 12
FIRST REVIEW
Edmonds#: BLD2019-0951
WC3 Project #: 219-EDM-002
October 3, 2019
S7. Sheet S41:
a. Detail 5, 6: Decks shall be positively anchored to the primary structure. Use of
diaphragm sheathing to resist direct tension or compression forces is not permitted.
Please verify and add tension devices and blocking to transfer loads to interior floor
diaphragm. (IRC F507.2.3) (ASCE 7 12.11.2.2, 1.4, 12.1.3, 12.10.)
S8. Sheet S42:
a. Detail 5, 6, 7: Diaphragm shown are discontinuous from primary diaphragm. Cross
grain bending may occur at ledger. Hangers faced nailed to the ledger may also
experience pull out forces. Please consider providing tension devices and blocking at
suitable spacing. (ASCE 7 12.11.2.2, 1.4, 12.1.3, 12.10)
M.
S9. Sheet S43:
a. Detail 5: See also correction G19 and provide coordination of detailing.
i. Please verify that F-2" soil weight has been accounted in the gravity or seismic
analysis. (ASCE 7 12.7.2)
ii. Please clarify that wood framing are not in direct contact with the soil. (IBC
M. Please verify that rafters and diaphragm are tied to wall studs with tension device.
Cross grain bending may occur at ledger. Ledger may also experience pull out
forces. (ASCE 7 12.11.2.2)
SHEATHING
L PER
ARCH r2X6 DF#2 @ 16' O.C.
5/32' APA RATED
LAP d FASTEN W/
SHEATHING
(5) 16d NAILS, TYP.
SIMPSON LST/
ROW OF BLKG
OJI EA. TRL
(3) Wd NAILS TO EA. STUD
2X4 DFu2 STUDS
SHEATHING TO BLKG
RAFTERS
@ 16, O.C.
PER PLAN
W/ 10d NAILS @ b' O.C.
yB' DIA X b' LONG
LAG SCREW @ 24' O.C.
FINISH TERRACE
I
I
PER ARCH
PER PLAN
b. Detail 6: Please clarify condition at party wall. They do not appear to be continuous. It
is unclear how diaphragm forces are resolved. Please verify load paths. All portions of
the structure shall be designed and constructed to act as an integral unit in resisting seismic forces
unless separated structurally by a distance sufficient to avoid pounding effects. (ASCE 7 12.12.3)
Edmonds Crossing Apartments 23830 Edmonds Way Page 11 of 12
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Edmonds#: BLD2019-0951
WC' Project #: 219-EDM-002
October 3, 2019
FINISH TERRACE
PER ARCH
JOISTS
LAN
FINISH FLOOR 2
PER ARCH
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]
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