2913_001.pdfDate: November 14, 2019
Leif Bjorback
Building Official
City of Edmonds
RE: Building Division Comments
Plan Check: BLD2019-0951
Project: Edmonds Crossing
Project Address: 23830 Edmonds Way
Dear Mr. Bjorback:
The purpose of this letter is to describe our response to the comments in your letter of 10/4/2019, which
included comments from West Coast Code Consultants. All of the changes to the drawings described herein
have been clouded.
GENERAL COMMENTS:
G 1. Please confirm compliance with EHB-1848; RWC 6455.
We choose to proceed with Option b. and we will record a Prohibition of Sale Covenant for 5 years or more
covering the multifamily units in this project. We understand that this covenant shall be submitted to the
Edmonds Building Department prior to permit issuance.
G2. Sheet AOO: 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.
There will be no Natural Gas or LPG service for this project. References to NFPA 54 and 58 on Sheet AOO
have been removed from the listing of applicable codes.
G3. Sheet AOO: Please update the plan index with response to the contents of Sheet A80 and A81, These may
be reversed.
The Architectural Drawing List has been revised to correctly list the contents of Sheets A80 and A81.
G4. Sheet A00: Please specify the list of planned deferred submittal items needed to complete the
construction of this project.
The Description of Project has been revised to include a list of deferred permits required for this project.
G5. Sheet A01: Please confirm the actual area for this building. The permit application tally indicates 8055
however the area calculation specifies 7656 sf. While the square footage calculated is below the allowable
area, please verify accuracy for record keeping purposes. (113C 107)
After a review of the IBC definition of "Area, Building", the Actual Building Area listed under the Allowable
Area Calculation has been revised to 9,651 square feet. This area calculation includes all space within
exterior walls and all covered exterior spaces. The areas listed in the permit application cover enclosed
spaces only.
RESUB
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BUILDING DEPARTMENT
CITY OF EDMONDS
G6. Sheet A01: 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.
The sprinkler system for this building will comply with NFPA 13R as noted on Sheet A01. References to
exceptions utilizing NFPA 13 sprinkler systems have been removed. The notes regarding Draftstopping on
Sheet Al have been revised to indicate that it is required in the ceiling space above walls between
dwelling units. The note regarding draftstopping in attics has been revised to indicate it is not required
due to the size of the building. See Sheet Al, and refer to Detail 11 on Sheet A40, Detail 43 on Sheet A41
and Detail 43 on Sheet A42 for draftstopping details.
G7. Sheet A01: 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.
(I BC 508)
Notes have been added to Sheet A01 to cover the mixed occupancies in this building. The uses other than
R-2 in the building are all accessory uses and the building complies with the requirements of Section 508.2
for accessory occupancies. No occupancy separations are required. See Sheet A01.
G8. -Shce[ A014 cind A10, A21a, A22a and other sheets as applicable: Please confirm the fire rating of tile 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.)
Sheet A03 has been revised to indicate that the corridor walls are un-rated in accordance with IBC Table
1020.1, since the occupancy load for all corridors in this project is less than 30.
a. Please verify opening protectives (113C 420.2 and 708, 7083 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, (113C 107)
Opening protectives at windows facing the corridor are not required since the walls are un-rated. The only
fire rated walls in this project are between units and at stairs and there are no openings in those walls.
G9. 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, (113C 2406.4.2)
The glazing for window type LR1 is specified to be CTIG, Clear Tempered Insulating Glass, which meets the
requirements of IBC Sec. 2406.2. Sheet A81 has been revised to add an abbreviations list to the sheet.
G10. General: Please specify dimensions documenting that a minimum of 15" measured to the centerline
of toilets has been provided. (UPC 402.5)
The layouts for Unit 102, 202, and 302 have been revised to furr the wall out behind the toilet in the
bathrooms so that there is code compliant clearance to the side wall and bathtub. See Sheets A21, A22
and A23.
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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)
Sheet A05 has been revised to note that the specified roofing material, Timberline asphalt shingles, has a
Class A fire rating, which exceeds what is required by IBC Sec. 1505.
G12. General: Please revise the plans to specify the size and location(s) of attic access opening(s). (IBC
1209.2)
Sheet A23a has been revised to show locations for the attic access panels.
G 13. 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.)
Sheets A32 and A33 have been revised to add dimensions verifying that all vent hood terminations are a
minimum of 3'from the nearest operable window.
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 (ASTIVI E129 or UL 263)
was not confirmed. Testing is required from an independent testing lab or lab meeting ASTIVI 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)
Floor System 1 references assembly AWC WIJ-1.2 for certification of the fire and sound ratings. This
system was found in the manual Design for Code Acceptance 3 published by the American Wood Council,
copyright 2010. The assembly tests were witnessed by Warnock Hersey International, Inc.
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.
IBC Sec. 420.2 requires that walls between sleeping units be 1-hour rated fire partitions; this applies to
Dernising Wall System 1. These walls all terminate horizontally at exterior walls or corridor walls. They
terminate vertically at the floor or roof systems above. Fire blocking has been added at the floor/wall
intersections in accordance with Sec. 708.4. See Detail 43 on Sheet 41 and Detail 43 on Sheet A42.
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).
Sheet A05 has been revised to indicate that the only fire rated walls in the project area at stairs and at the
walls between units. No bathroom, dryer or laundry room vents penetrate any rated walls.
G15. Sheet A41: Please specify fire blocking at floor lines and at 10 ft intervals (see wall section 43) (IBC 718)
Detail 43 on Sheet A41 has been revised to show mineral fiber batts at the wall intersection with the floors
and roof. Detail 11 on Sheet A40 (Demising Wall System 1) has been revised to add a note indicating that
mineral fiber blankets shall span across the width of the partition at 10' intervals. Sheets A21a, A22a, and
A23a have been revised to note the fire blocking on the plans.
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G16. SheetA42: Please provide information regardingthe 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 rooi decking omitted in wall
sections 41 and 42 to allow for ventilation appears to be in conflict with the structural details in section S/
S43. Please coordinate these particular details. (IBC 107)
Details 41 and 42 on Sheet A42 have been revised to show the sheathing as continuous. The ventilation
requirements have been met by adding spacers above the glulam beam and vent holes in the sheathing.
See Sheet A42 and Sheet S43.
h. Please provide gravity analysis and document loading conditions of planter boxes assurning saturated
soils and loads from plants as appropriate, (113C 1607) Design the root for roof gardens (IBC T-1607).
The response to this comment is covered in the response narrative provided by AUE.
c. Please provide overflow drains in addition to main drains. (IBC 1503.4)
Sheet A22a has been revised to show the drain from the planter and the overflow drain from the planter.
A note has been revised on Detail 41 on Sheet A42 to indicate the requirements for the overflow drain.
d, Please provide plan notes or additional detailing in order to clearly specify how moisture intrusion
barriers will be constructed and maintained. (113C 1503) (RCW6435)
Detail 41 on Sheet A42 has been revised to correct the detail reference at the planter. The correct
reference is Detail 24 on Sheet A45. This detail shows that the entire planter will be lined with a
waterproof membrane and that all wood used to construct the planter will be either exterior grade
plywood or pressure treated lumber.
e. Please provide plan notes specifying use of pressure treated wood in contact with soil and provide
plan notes describing how wood framed planter box will be designed to protect wood frarning from rot
and decay, (IBC 2303.1.9, 2304.12)
Detail 41 on Sheet A42 has been revised to correct the detail reference at the planter. The correct
reference is Detail 24 on Sheet A45. This detail shows that the entire planter will be lined with a
waterproof membrane and that all wood used to construct the planter will be either exterior grade
plywood or pressure treated lumber.
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 root plan, (IBC 10, IBC
1607)
A dimension line and note has been added to Detail 42 on Sheet A42 to indicate the soils depth in the
planter box.
g. Please provide plan notes indicating that attic voids will need to be draft stopped and fire blocked
(I BC 71.8)
Draftstopping is not required for the attic above the Studio unit per IBC Section 718.4.2, Exception 3. This
building is an R-2 occupancy that does not exceed 4 stories above grade. The area of this atbc is 348 SF,
(see Attic 5 in the calculation on Sheet A24), and it is only above one dwelling unit, so it complies fully with
the requirements for this exception. Notes were added to Sheet A01 to clarify this code requirement.
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)
New Wall Section 44 on Sheet A43 shows the attic space above the Studio Unit. This space does have a
clear height greater than 30" at the north end. This detail shows the location of the attic access panel in
the east wall of the terrace.
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i . Additional review may be needed regarding the design of the planters
There is only one planter box in this project located along the east side of the common terrace.
G17. Provide detailing and connection of guards at deck and stairway locations. (113C 1607.8)
Details that show the connection of the manufactured railing system to the building have been revised to
add notes regarding the requirements for attaching the system. See Detail 33 on Sheet A46 and Detail 21
on Sheet A48.
G 18, Sheet A60. A61: P lease p rovid e a d d iti ona I i nformati on, d eta i I i ng, I ist i ngs a s n eeded to m a i nta i n f i re -rate d
assemblies and penetrations where kitchen hood clucting or exhaust fans penetrates walls or fire rated
horizontal assemblies. (113C 714, 715, 717, 718)
Sheet A05 has been revised to add a product selection for the kitchen hoods. RanRe hoods are specified to
be recirculating ductless uniNo wall penetrations are required for these units.
ACCESSIBILITY COMMENTS
Al. General: As per the Notes on Sheet A01 (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 A 117. 1 sectio n 1004.
The General Notes on Sheet A60 have been revised to create a separate note describing the requirements
forTypeBunits. A note has been added to Sheet A61 to reference the general notes and Type B unit notes
on Sheet A60.
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)
Sheet A10 has been revised to note the clear width of all walkways.
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 the access aisle dimensions of 96" in
width and provide signage specifications ICC ANSI A117.1 Section 703.6.3.1 and 502.7 or plan details. (ANSI
502.2.2-502.2,4, 502.5 etc.).
The van accessible stall has been relocated to the west end of the row of parking. The walkway alongside
the van stall has been revised to meet the access aisle width requirements. A van accessible handicapped
sign has been located adjacent to the stall. See Sheet A10.
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 502.43)
The access aisle adjacent to the van accessible stall extends the full-length of the stall and connects to an
accessible route into the building. See Sheet A10.
A3. Sheet A10: Please provide the route of accessihle egress to the public way (applicable to main floor) (113C
Chapter 1009, 1009.2).
Sheet A10 has been revised to indicate the accessible egress route from the building to the public way.
a. Specify ramp slopes, cross slopes and landings as needed,
Sheet A10 has been revised to add notes indicating accessible routes to the building and required cross
slopes. See Civil drawings for slope of walkways.
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PLUMBING COMMENTS
P 1. General: Please work with the city to determine if wash down drainage is required for trash
enclosure locations.
We have reviewed City of Edmonds Development information guide #E7, "Garbage & Recycle
Collection Enclosure & Access Policy". We find no indication that an area drain is required at the
trash enclosure to facilitate washing down the area. No changes were made to the drawings in
response to this comment.
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.
Plumbing work will be covered by a separate permit. We find no reason to think that a standard
installation for a dishwasher will not work for the kitchens in these units.
P3. Please specify the location(s) of roof and overflow drains at low slope roofing locations or at
decks as applicable.
Sheets A22a & A23a have been revised to note that decks at units shall slope away from the
building at 1/4" per foot. They are designed to shed water over the edge. Notes have also been
added to Sheet A22a at the Common Terrace to show that the deck slopes down at 1/4" per foot
to the north and to the east. A thru-wall drain is located in this northeast corner to drain and
Sheet A22a has been revised to show an overflow drain further to the south. Both these drain
lines will run through the attic space above the studio unit and connect to a downspout on the
east wall. The collector head for this downspout at the exterior wall will include an overflow. See
Detail 1 on Sheet A30.
P4. Please be advised that concealed roof drainage piping may require plumbing testing. See Sheet
A42 for planter locations. Provide access for maintenance,
An access panel has been added to the east wall of the terrace. This panel is located directly
above the roof drain line for the terrace. See new Detail 44 on Sheet A43.
MECHANICAL COMMENTS
M1. General: Please specify the location of bathroom fans, laundry fans, and domestic cooking fans on
the plans.
Sheet A70 has been revised to show the locations of bathroom and laundry fans. The
specifications on Sheet A04 have been revised to call out the kitchen hoods to be recirculating
units, so no vents to the exterior are required.
a. Provide fire rated detailing showing how duct penetrations will be made through horizontal fire
assemblies (113C Chapter 7)
Thru-wall vents are all located in walls that are not fire -rated, so un-protected penetrations are
allowed. All vents go directly to the outside without passing through any rated horizontal
assemblies. In Units 13, 23 & 33, the horizontal runs of vent ducts will be located with a soffit
constructed on the underside of the fire rated floor/ceiling assembly.
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STRUCTURAL COMMENTS
See Letter from AUE For responses to structural questions.
There are changes to the re -submitted drawings that were not made in direct response to review comments
from the City. On Detail 1 on Sheet A30 notes were added to provide more information regarding the reveal in
the wall facing. On Sheet A42, new details 11, 12 & 13 were added to clarify the construction at the attic above
Unit 10. These details are referenced from new Detail 44 on Sheet A43 which shows a wall section through this
attic.
We trust that these responses will fully resolve the issues raised by your comments. Please contact us if there
are any items that require further clarification or response. We greatly appreciate the time you have spent
working with us to make certain that these responses fully meet your expectations, and we hope you will
continue to do so and that no further resubmittals will be required.
Sincerely,
Haynes Lund AIA, LEED@AP
Haynes Wilson Lund Architects LLC
385 101st Avenue SE
Bellevue, WA 98004
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