2019-1112 Graphite II Multifamily.pdf
DATE: October 18, 2019
TO: David Pelletier
dpelletier@pelletierschaar.com
FROM: Leif Bjorback, Building Official
RE: Plan Check: BLD2019-1112
Project Address: 117 2nd Av S
Project: Graphite II Multifamily
Scope: Mixed Use Multifamily 7 Unit
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.
In addition to the structural and non-structural comments by Beck and Associates included in this
document, please complete and return the attached special inspection agreement forms for Soils and
Structural aspects of your project. This may be done at any time prior to issuance of the permit.
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
October 17, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Graphite II (Non-structural Review)
Permit: BLD19-1112
Per your request, Beck & Associates has completed a non-structural review 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
drawing should be clouded so that they are clearly identifiable.
General
General
1) Update the address in the ‘side header’ of most of the sheets in the set to reflect the correct
address for this project.
2) The identification of Stair 1 and Stair 2 need to be consistent throughout the plans. Currently,
overall floor plans identify them in one way while the enlarged plans identify them in the
opposite way. Provide coordination.
3) Fire partitions (1-hour rated walls separating dwelling units from each other and corridor
walls) are required to extend to the underside of the roof sheathing above. Provide detailing
and specifications that demonstrate that these fire partitions will extend to the underside of
the roof sheathing.
4) Fire barriers (1-hour rated walls for stair enclosures, exit passageways, and elevator shafts)
have the following requirements which the drawings need to demonstrate will be met. 707.5
a) Provide detailing and specifications that demonstrate that these fire barriers will extend
to the underside of the roof sheathing. 707.5
b) Provide detailing at the intersection of the fire barrier walls with the floor to demonstrate
that the continuity of the 1-hour fire barrier will be maintained. 707.5
c) The supporting construction of fire barriers is required to be 1-hour rated. This 1-hour
rating needs to be traced to the foundation. Both stair enclosures appear to have
portions of the 1-hour enclosure walls at the 2nd Floor level that are supported by the
floor construction. All construction supporting the enclosure walls and supporting floor is
required to be 1-hour rated as well (beams, columns, walls, etc.). 707.5.1
BLD19-1112 (NS)
October 17, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
i) Clearly define the locations of rated construction based on framing plans.
ii) Specify all assemblies and provide complete detailing for any additionally required
rated construction in order to meet this requirement.
Egress
5) Where handrails are not continuous between flights of stairs (or ramps), the handrails are
required to extend horizontally no less than 12 inches beyond the top riser and continue to
slope for the depth of one tread (12” for ramps) beyond the bottom riser. The extensions of
handrails are required to be in the same direction of the flight of stairs or the ramp runs.
Numerous conditions are shown in the plans where handrails are turned around wall corners
even though the flight of stairs or the ramps do not continue. Turning the handrails around
corners does not meet the requirement. The extensions must be in the same direction as the
flight of stairs or ramp runs. Update the plans, detailing, and dimensions accordingly. 1014.6
Elevators (Ch. 30)
6) The elevator machine/control room is required to be provided with an independent ventilation or air-
conditioning system to protect against overheating of the electrical equipment. This needs to be
specified on the plans. 3005.2 WSA
7) The elevators are required to be provided with a means for venting smoke and hot gases to the outer air
in case of fire. This requirement, along with detail for meeting the ventilation requirements (location,
size, etc.) need to be specified on the plans. 3009
8) Where elevators serve an R-2 occupancy, the elevator is required to be provided for fire department
emergency access to all floors. The elevator car is required to be sized to accommodate an ambulance
stretcher 24 inches by 84 inches with not less than 5-inch radius corners, in the horizontal, open position.
The elevator is required to be identified with the international symbol for emergency medical services
(star of life), with a minimum of 3 inches in height, placed inside on both sides of the hoistway door
frame. Update the plans to demonstrate that these requirements will be met. Include dimensions and
detailing of the elevator car to demonstrate compliance. Reference the attached Code Solution from the
City of Seattle which provides the level of detailing that is required to be provided within the plan set.
3002.4
Building Envelope
1) 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.
BLD19-1112 (NS)
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
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
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.
Drawing Sheets
A0.03 – Building Code Analysis
9) Reference the Washington State Energy Code Requirements.
a) Provide separate commercial and residential energy code requirements analyses on the
plans to demonstrate compliance with both commercial and residential requirements
based on the use of the different portions of the building. WSEC
b) Address the required additional energy credits for the commercial portions of the
building. Table R406.2, C406
c) The following requirements of the residential energy code are required to be specified
within the plan set:
i) 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
ii) New exterior headers are required to be insulated with a minimum of R-10
insulation. Table R402.1.1, footnote k
iii) Corners of stud walls are required to be fully insulated. 202, definition of
‘Intermediate Framed Walls’
iv) Ducts are required to be insulated to a minimum of R-8. R403.3.1
v) Mechanical system piping is required to be insulated to a minimum of R-6. R403.4.
vi) Hot water pipes are required to be insulated to a minimum of R-3. R403.5.3
vii) Mechanical ducts are required to be seal tested in accordance with 403.3.2. Testing
to comply with WSU RS-33
viii) A minimum of 75% of all permanently installed lighting is required to be high-
efficacy. 404.1
BLD19-1112 (NS)
October 17, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
10) Reference the Building Code Summary.
a) Reference the Occupancy section. The occupant load factor for B (office) occupancies is
100sf/occupant, not 130 sf/occupant. Table 1004.1.2
i) Update the Code Summary accordingly.
ii) Update the Life Safety and Occupant Load Calculations (A0.04) accordingly.
b) Reference the Height and Area section. This section needs to also include allowable
height, number of stories, and floor area. Ch. 5
c) Reference the Egress section of the Building Code Summary. The code references for the
minimum width factors are incorrect. Update the drawings to reference the correct code
sections.
d) Reference the Plumbing Fixture Calculations. Table 2802.1, 2902.1.1 with WA State
Amendments
i) The number of water closets for men is based on 1/125.
ii) The number of water closets for women is based on 1/65.
iii) Update the Plumbing Analysis, consistent with the updated occupant loads.
Reference the comment above related to occupant loads.
iv) The plumbing analysis needs to include a summary of ratios of the different
occupancies to demonstrate that the ratio is less than 1.0 for both water closets and
sinks. 2902.1.1
v) Update the Plumbing Fixture Calculations to also include calculations for drinking
fountains. Based on the occupant load, two drinking fountains will be required, one
for standing persons and one for persons in wheelchairs. Provide complete
dimensioning and detailing to demonstrate compliance. 1109.5; ICC A117.1-09, 602
A0.04 – Life Safety Plans
11) Reference the Life Safety Plan – Level 1.
a) The plan identifies fire separation distances and opening protection requirements.
However, the fire separation distance is not precisely defined.
i) Where the fire separation distance is less than 30-feet, identify the specific fire
separation distance.
ii) On each side of the building, identify the line to which the fire separation distance is
measured (centerline of public way, property line, or assumed line between buildings
that are located on the same property). 705
iii) Where the fire separation distance is less than 10’-0”, the exterior wall is required to
be rated.
(1) The rating of exterior walls (1-hour) needs to be identified on the plan.
(2) Identify the listed assembly that will be utilized to provide the required 1-hour
rating. In this case, the south wall is CMU. On sheet A0.20 – Building Assemblies,
identify the basis of the 1-hour rating. This may be done simply by referencing
the appropriate CMU wall assembly within Ch. 7. Table 602
(3) Where exterior walls are rated, they are required to be provided with parapets
that have the same fire-resistance rating as the exterior wall and are required to
have noncombustible faces for the uppermost 18 inches, including
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
counterflashing and coping materials. The height of the parapet is required to be
not less than 30 inches above the point where the roof surface and the wall
intersect. Where the roof slopes toward a parapet at a slope greater than two
units vertical in 12 horizontal, the parapet is require to extend to the same
height as any portion of the roof within a fire separation distance where
protection of wall openings is required. Update the plans and details to
demonstrate that these requirements will be met. 705.11.1
b) The total exit distance at the left portion of the building (Fitness area) is noted as 42’.
However, scaling (1/16”=1’-0”) results in a greater exit distance. Review this condition
and identify the correct total exit distance.
c) The vehicular entrance to the garage is noted as an exit. However, a pedestrian path is
not provided which is separated from vehicles. An alternate exit location is the ramp
adjacent to the van accessible parking space, which meets exit separation requirements.
Update the Life Safety plan accordingly.
d) The Occupant Load Calculation – Level 1 identifies an occupant load factor of
130sf/occupant for office/business uses. The correct occupant load factor is
100sf/occupant. Update the analysis accordingly. Table 1004.1.2
12) Reference the Life Safety Plan – Level 2.
a) The Occupant Load Calculation – Level 2 identifies an occupant load factor of
130sf/occupant for office/business uses. The correct occupant load factor is
100sf/occupant. Update the analysis accordingly. Table 1004.1.2
b) The elevator is required to be provided with two-way communication. Update the Life
Safety Plan and floor plans accordingly. Specify all requirements for the two-way
communication system (function, signage, directions, etc.) 1009.8
c) Elevators are not permitted to open into the interior exit stairway enclosure. Revise the
Life Safety Plan and floor plans accordingly. 1009.8
A0.12 – Accessibility Details Type A Unit
13) Reference 3/A0.12. The detail is titled “Clearances @ Main Entry – Type A”. However, door
clearances are required at all doors in Type A units. Update the title of the detail accordingly.
ICC A117.1-09, 1003.5
A0.20 – Building Assemblies
14) In some cases, fire-resistance rated assemblies are shown to be based on a couple of
different listed, tested assemblies.
a) Identify a single assembly that will be used as the basis for the listed, tested assembly. If
a UL assembly is chosen, identify the specific options that will be used and provide
complete specifications for construction.
b) Provide complete detailing and specifications for the construction of each assembly, even
including fasteners. Listed assemblies are required to be constructed exactly as listed &
tested. We recommend that an exact copy of the chosen assembly be provided within
the design drawings for construction and inspection purposes.
A1.10 – Site Plan & Landscape Plan
BLD19-1112 (NS)
October 17, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
15) The Site Plan needs to demonstrate that an accessible route will be provided from public
transportation stops to the building entrance serving the residential units (ramp on the north
side of the building). 1104.1
A2.10 – Overall Floor Plan – Level 1
16) Provide detailing for the “Break” room. Toilets are not permitted to pass through any food
preparation areas. 2902.3.1
17) All walls around the stair enclosure for Stair 2 are required to be 1-hour rated. Update the
plans accordingly. 1023
18) Reference Stair 1. The Stair 1 exit enclosure is shown to terminate at a point where it is still
under the building. This is still considered to be within the building since there is building
above it. Modify the stair enclosure to show 1-hour rated protection to the edge of the
building above. 1023.3
A2.20 – Overall Floor Plan – Level 2
19) The door between the Studio and the Stair 2 enclosure/lobby is required to be 45-minute
rated. It is currently identified as door type A1 which is noted in the Door Schedule to be 20-
minute rated. Update the plan and Door Schedule accordingly. 707.6, Table 716.5
A2.50 – Enlarged Unit Plans
20) Reference 2/A2.50 (Unit Plan – Unit 202).
a) A clear floor space (18”) needs to be provided on the pull side of the door adjacent to the
washer/dryer. 1003.5, 404.2.3
b) The vanity (countertop and cabinetry) adjacent to the tub is required to be removable
with the floor finish extending under the countertop and cabinetry, and the walls behind
and surrounding the countertop and cabinetry are required to be finished. Update the
plans to demonstrate that these requirements will be met. 1003.11.2.5
A2.30 – Roof Plan
21) Secondary (emergency) roof drainage is required to be provided in accordance with UPC
1101.12. Provide dimensions, detailing, and specifications for roof drainage and secondary
drainage to demonstrate compliance. UPC 1101.12.2
22) Provide dimensions from the edges of the mechanical units to the edge of the roof. Guards
are required to be provided where mechanical equipment is located within 10 feet of the
edge of the roof. Guards are required to extend not less than 30 inches beyond each end of
the mechanical unit and are required to be constructed so as to prevent the passage of a
sphere 21 inches in diameter. Update the plans to demonstrate compliance with these
requirements. 1015.6
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
October 8, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: Graphite II (Structural Review)
Permit: BLD19-1112
Per your request, Beck & Associates has completed a structural review of the drawings and
calculations for conformance with the 2015 International Building Code (IBC), as adopted and
amended by the State of Washington and the City of Edmonds.
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 drawing should
be clouded so that they are clearly identifiable.
Geotechnical
General
1) ZipperGeo is required to provide a review of the submitted plans in order to assess that the
recommendations and design considerations presented in the geotechnical report have been
properly interpreted and implemented into the project design. ZipperGeo should provide a letter
summarizing their review and providing any additional recommendations. All recommendations
need to be addressed in the resubmitted drawing set. (p. 22 of the geotechnical report).
Drawing Sheets
S2.1 – Foundation Plan
2) Detail 9/S4.2 is called out in two places. It appears that the reference should be 9/S4.1. Please
coordinate.
S2.2 – Second Floor Framing Plan
3) Provide a section cut and detailing for the entry framing shown along grid A between grids 4 & 6.
4) There are two locations along grid A where shear walls are located above openings below and no
beam is specified below the shear wall & holdowns.
a) Specify the required beam/header for these two locations.
b) Detail 1 or 2/S5.3 should be specified at these locations for overturning transfer detailing.
Permit BLD19-1112 (Structural)
October 8, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
5) The 2SW2 shear wall along grid A uses a force-transfer-around-opening methodology. Detail
6/S5.3 should be specified. MST60 straps are required at the opening corners per the
calculations. Provide coordination.
6) A subdiaphragm analysis was provided for anchorage and resistance of out-of-plane forces due
to seismic loads on the CMU wall (along grid 7). A couple of aspects of that diaphragm remains
to be addressed.
a) LTT20B straps are provided at 2’-0” o.c. to resist out-of-plane forces. The load is then
transferred to joists that run perpendicular to the wall. However, these joists are not
continuous over the full depth of the subdiaphragm; they are broken along the beam/wall
line located along grid 6.8 (between grids A & C) and along grid 6.3 (between grids C & G).
Provide strapping across these joist in order to engage the full diaphragm as required by
ASCE 7-10, 12.11.2.2.1.
b) Provide design for the chords along grids 6 and 5.3. These beam lines, along with
connections between members are required to be designed to resist the imposed tension
due to the chord force as well as standard gravity loads. Provide a complete analysis and
design.
c) CMU wall anchorage design needs to consider anchorage and force development around the
floor diaphragm opening adjacent to the CMU wall due to the stair and elevator (between
grids C & D). Provide complete design and detailing. Design of the CMU wall will need to
consider the span between anchor points.
7) The SW4 shear wall along grid F is disconnected from the diaphragm due to the stair opening
and no means is provided for lateral loads to distribute to this shear wall at the 2nd Floor Level.
Provide a collector as required to transfer forces to this shear wall.
8) The SW4 shear wall along grid F, between grids 4 & 5.3 is noted to have a type ‘4’ holdown
(HDU4) at grid 4. However, calculations require a type ‘5’ holdown (HDU8). Provide coordination.
9) Provide a section cut and detailing for the condition where the W16x40 beam that is located
along grid 3.7 is supported by a wood beam at grid E.
S2.3 – Roof Framing Plan
10) A subdiaphragm analysis was provided for anchorage and resistance of out-of-plane forces due
to seismic loads on the CMU wall (along grid 7). A couple of aspects of that diaphragm remains
to be addressed.
a) Trusses are connected to the adjacent CMU wall and are utilized to resist out-of-plane
forces. However, these trusses are not continuous over the full depth of the subdiaphragm;
they are broken along the beam/wall line located along grid 6.8 (between grids A & C) and
along grid 6.3 (between grids C & G). Provide strapping across these trusses in order to
engage the full diaphragm as required by ASCE 7-10, 12.11.2.2.1.
b) Provide design for the chords along grids 6 and 5.3. These beam lines, along with
connections between members are required to be designed to resist the imposed tension
due to the chord force as well as standard gravity loads. Provide a complete analysis and
design.
c) CMU wall anchorage design needs to consider anchorage and force development around the
roof diaphragm opening adjacent to the CMU wall due to the elevator (between grids C &
D). Provide complete design and detailing. Design of the CMU wall will need to consider the
span between anchor points.
Permit BLD19-1112 (Structural)
October 8, 2019
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16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
11) Identify the location and weight of proposed mechanical equipment that is supported on the
roof. Provide design for supporting members (if required in addition to the standard roof
trusses) and anchorage of the mechanical unit to the mechanical curb and roof framing below.
S3.1 - Schedules
12) Reference the Shear Wall Schedule (DF). The Shear Wall Schedule values and design are based
on the use of DF studs & plates. However, HF studs and plates are specified in the Structural
Notes. Provide coordination.
S4.4 – CMU Wall Anchorage Details
13) Reference 2/S4.4.
a) CMU wall anchorage design forces are required to consider the ka factor which is an
amplification for diaphragm flexibility. Calculations currently do not consider this in the
equation. For the proposed design, Ka=1.86 due to the 86’-0” span between grids C & F.
ASCE 7-10, 12.11.2.1
i) Revise the wall anchorage design accordingly.
ii) Revise the subdiaphragm analysis accordingly.
iii) Revise the chord analysis, chord members, and connections accordingly.
14) Reference 3/S4.4.
a) Specify the axial loads the roof trusses are required to be designed for in order to resist out-
of-plane seismic loads due to the weight of the CMU wall.
b) The connection of the truss top chord to the ledger is made utilizing A35 clips. Anchorage is
required to resist loads that either cause compression or tension on the trusses. While the
A35’s work in compression, they will not work in tension (Simpson provides no value for the
A35 in this orientation in tension). Provide a direct attachment of the trusses to the CMU
wall that resists both compression and tension loads.
c) CMU wall anchorage design forces are required to consider the ka factor which is an
amplification for diaphragm flexibility. Calculations currently do not consider this in the
equation. For the proposed design, Ka=1.86 due to the 86’-0” span between grids C & F.
ASCE 7-10, 12.11.2.1
i) Revise the wall anchorage design accordingly.
ii) Revise the subdiaphragm analysis accordingly.
iii) Revise the chord analysis, chord members, and connections accordingly.
S5.1 – Wood Framing Details
15) Detail 10/S5.1 needs to be called out on the plans where it is applicable.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC