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DATE: May 14,2008
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
TO: Lesley Brown
e-mail: lesleyb@adshaprio.com
(425) 771-0220
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check # 2008-0199
Project: 5h Avenue 8 Units (6 Unit and 2 SFRs) — Building A Foundation Only
Project Address: 215 5h Ave N
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Provide written responses to each comment and where changes can be
found on the plans. These plans are very incomplete and there will likely be additional comments following
the second review. Please resubmit to Theresa Umbaugh, Permit Coordinator.
1. Sheet AO. 1:
a. Under Code Summary section, (bottom of first column) note that WAC 51-50 509.2 is being
used for the design.
b. Under Allowable Area Calculations the base allowable area for R2/VB is 7000 sf (not
12000). Revise Allowable Area Calculations accordingly.
c. Under Height, revised code section to IBC Table 503 and R2/VB is limited to 2 stories.
Three stories are permitted with a sprinkler increase (NFPA-13) per IBC 504.2.
d. Under Allowable Height change maximum height to 40 feet (IBC Table 503) plus 20 feet
with sprinkler increase.
e. Under Construction Type change sprinkler system to NFPA- 13 for height increase for VB.
f. Under Fire Sprinkler, remove reference to 904.2
2. Label all uses of space on the plans.
3. WAC 51-50 509.2:
a. Provide the listed and tested assembly for the 3-hour floor -ceiling assembly per WAC 51-50
509.2 #1 (See IBC 720.1(3)) and cross reference on the plans where it applies.
b. Provide grade plane calculations as noted in the consultant's comments below, to clearly
show the number of stories above and below grade plane. Distinguish between grade plane
calculations and elevations on the plans vs. height calculations and elevations for zoning
compliance purposes.
c. Elevator shaft and stair enclosure must be 2-hour fire resistive construction. Provide listed
and tested assemblies and cross reference on the plans where they apply. Stair enclosure
doors must be 90 minute rated.
4. Exit enclosures must exit directly to the outside or to an exit passageway. See IBC 1020 & 1021.
5. 2 exits are required from each floor/story of the building. Roof decks are considered a story (IBC
1019.1) therefore IBC 1019.2 Buildings With One Exit cannot be used. Redesign to show required exits
spaced apart 1/3 the overall diagonal dimension of the floor/story including decks. Stairways must
comply with IBC 1009. No further review will be provided for exiting until this issue is resolved.
6. Each required exit must be accessible (IBC 1007). Clearly show how accessible means of egress will be
provided to the public way and with areas of refuge.
7. Revise scope of work, deferred submittals, special inspections, etc. on Sheet AO to be applicable to this
project. Under the scope of work, provide detailed information specific to this permit application.
8. Provide construction details for the east exterior stair and ramp, including width, rise, run, handrails on
both sides, handrail extensions, etc.
9. Show the patios on the site plan and dimension the encroachment into the setback area. Please contact
Kathleen Taylor if you have questions on the maximum allowed encroachment.
10. Loop vent will be required at the kitchen island plumbing fixtures. No air admittance valve approved.
Note on plans.
11. On Sheet Al. 1, revise label of "bldg code property line" to the code wording of "imaginary property
line" so there is no confusion now or in the future.
12. Contact Planning Division for procedure to combine the two lots, removing the existing property line
that will now run through the proposed 6 unit.
13. The exit stairways and paths of travel from Building B & C to 5th Avenue must meet IBC 1009 since
they will serve the occupants of Building A at the patios as well, including 44" width, handrails on both
sides with extensions, rise, run, etc.
14. Provide a detail of the metal gate proposed at the exit path near the public sidewalk.
15. On the site plan and landscape plan, note the material for the exit walkway.
16. Coordinate site and landscape plans at the stair and ramp areas.
17. Provide top and bottom wall elevations and construction details for all site retaining walls, including
"garden/architectural" walls. Cross reference on the plans where the details apply
18. Label and provide detail of the 6'4" wall near the trash enclosure Sheet AO. 1.
19. Plans note a "green roof' to be provided. If this means a vegetative roof, since this type of roof
assembly is currently not in IRC Chapter 9, an Alternative Materials, Design and Methods of
Construction must be submitted for approval by the Building Official per IRC R104.1 1, including a fee
of $180.
IRC R104.11 states that the Building Official may approve an alternative Material, design and method of
construction, provided:
"that the proposed design is satisfactory and complies with the intent of the provisions of this code, and
that the material, method or work offered is, for the purpose intended, at least the equivalent of that
prescribed in this code."
It is the intent of the code to place the full burden of proof on the applicant who makes such a request
for Alternative Materials, Design and Methods of Construction. Sufficient evidence must be submitted
to substantiate any claim that may be made regarding material, use, design or equipment in the proposal.
Include all manufacturer's specifications, product and system information, and installation requirements
with each request. Once the City receives formal written proposals, co -signed by the owner, indicating
the appropriate building code sections under consideration, complete with backup information, it shall
be reviewed and a final written determination issued.
20. The structural design and calculations must include the vegetative roof.
21. Complete the enclosed Special Inspection and Testing Agreement. Have all parties sign the agreement
and return for City approval prior to permit issuance. Provide Statement of Qualifications for soil nail
special inspector(s).
a. Soil bearing verification
b. Placement of fill and compaction
c. Foundation drainage
d. Concrete and reinforcement
e. Masonry construction
f. Anchor bolt installation
g. Expansion anchors
h. High -strength bolting
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i. Welding
j. Epoxy anchor installation
22. Structural plans must be at a legible scale, they are very difficult to read. Please increase scale.
City Consultant Comments:
NONSTRUCTURAL COMMENTS
Occupancy, Type of Construction and Means of Egress Comments
1. Details on Sheets AO.1, A1.01, A2.1 & A2.2 need mod if ications/revisio ns. Sec.106.1.1
a. For IBC calculations of grade plane, these plans must be modified to reflect final
grades proposed on the grading/shoring plans on Sheet C4.0, not the existing grades
on Sheet A0.1. The grade plane and height also have to be recalculated relative to
finish grades. See Sections 202, pg. 19, for "Story', "Story above grade plane" and
502.1, pg. 75, for "Basement", "Grade Plane" and "Height, Story'.
b. Note that the 1 st & 2 d level apartment areas have to include floor areas of decks and all
common areas to compare to allowable area. Sec. 502.1, "Area, Building'
c. Omit
d. A longitudinal cut section is required to understand the construction details.
4. Code Summary/Compliance notes need revisions to be accurate:
f. Omit
g. The proposed floor areas have to reflect those shown on "Table for the Multiple Family
Building"to the left of compliance summary: 4,100 sf + 4,070 sf + 4,126 sf = 12,337 sf.
h. The proposed building height and location of the Grade Plane have to be recalculated
as pointed out above in Comment 1. This will change the calculations needed since the
midpoints are irrelevant — it has to be based on the "weighted" average (length times
the elevation) of lowest contours within 6' on each side, not the midpoint elevation. Sec.
502
Omit
j. The means of egress calculations above this section need to be based on the gross
area of each floor for occupant loads. See Table 1004.1 A. This results in occupant
load - 21.
3. There isn't enough information given to adequately determine:
f. Light and ventilation issues.
g. Construction details of the vertical and horizontal fire barriers.
h. Door sizes and locking devices, and stairway, handrail, guardrail details.
Protection, rating, and details of stairway enclosures.
Smoke detector location and details.
k. Details of the garage accessible parking space and all Type B units in the entire
building. Ventilation requirements in the garage minimum amounts specified. Section
1203.4.2
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Use of the rooms in the garage; and so forth.
4. Omit
5. Construction Issues.
f. The exterior and interior bearing walls carrying the horizontal fire assemblies shown on
the "Occupancy Diagram"/A0.1 both need to be detailed for specific fire resistive
assemblies. Sections 711.3 and 711.4
g. Since portions of the roof are usable, horizontal portions and supporting walls should be
similarly protected & detailed to 1 -hour construction.
h. Smoke detectors should be located on the plans along with details. Section 907.2.10
i. Exterior wall, roofing, and floor finishes have to be given, perhaps on Sheet A3.1, so
that it can be determined if they are weather proofed and how they are to be attached
to the structural frame. Section 106.1.1 and Chapters 14, 15, or manufactured products
for which their ICC Evaluation Reports are needed. Sections 104.11.1 and 1703
j. Class C roofing has to be specified where there are roofs but details of wind resistance
have to be taken into account. Table 1505.1 and the relevant subsection(s) in Section
1507. It would be best if correct specific roofing were specified so that there is no
mistake.
k. Omit
1. Locations of impact glazing have to be identified and proper glass specified. Sec. 2406
m. Where do the footing drains discharge to? Also, where do the roof drains (separately)
discharge to? Sections 1803.3 and 1805.3.4
n. Damp proofing details has to be specified for the below grade walls. Section 1807
6. Means of egress (MOE) and accessibility issues.
a. Omit
b. Roof deck is required to be accessible, so the elevator has to comply with provisions of
standby power & accessibility. Sections 1007.2 and 3003.1.
c. Omit
d. A barrier is required in the first story stairway to prevent occupant from accidentally
continuing down to the basement. Section 1020.1.5
e. Omit
f. Details of guards, their height, 42", and their connections to balconies & roof decks; rise
and run, center supports, top and bottom, of spiral stairways; all need to be on the
plans. Sections 106.1.1, 1013, and 1009.8
g. Details of opening protections are required in corridors, stairways, and to the basement.
h. The details of the corridor rating for 30 minute resistance should be provided. Section
1017.1 and also see the prescriptive fire rating in 721.6, et al.
i. Emergency escape & rescue openings are required from all rooms with closets (i.e.,
they are sleeping rooms) and details are required. Section 1026
j. Exterior steps and ramps need to be designed so that water doesn't pond. Sec.
1009.5.2
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k. Means of emergency lighting are required in corridors, stairways and garage. Sec.
1006
1. Omit
m. Omit
n. The Washington State Building Code Council has modified ANSI All 17-1 for
accessibility Additional details need to be addressed:
The front HC ramp can only have 30" of rise before a landing is required.
Section 1101.2. 1. Two ramp sections seem to be required.
Section 1102.2.3 also has provisions for minimum opening force for other than
"fire" doors, for which all doorways other than into the stair enclosures apply.
Other WA specific stairway issues for the disabled such as given in new
Sections 1007.6 through 1007.8.3 need to be addressed and shown on the
plans.
iv. Since it appears they are using the stairways for areas of rescue and
emergency evacuations, the provisions of Section 1007.6 including two-way
communication, signage, enough room away from exterior door, etc., have to be
provided.
STRUCTURAL COMMENTS
General
Many of the notes on Sheet S1 require modifications and/or clarifications:
1 . The "Design Base Shear" criteria should show the concrete basement has an R-value = 6
in addition to the frame building which is shown as R = 6.5. ASCE 7 Table 12.2.1, Items A-
13 and B-5 for the "special reinforced concrete walls".
2. The minimum sacks of cement should be specified for the concrete to provide a control for
the water -"cement" ratio. ACI Section 4.2.2
3. The washers mentioned under "Steel" should be specified as hot -dipped galvanized (ASTM
All 53). See ASTM list on IBC page 559. Section 2304.9.5
4. The next section of those Steel notes should also state, "All exterior steel shall be hot -
dipped galvanized ..."
5. Similarly, the word "Approved" in the context of powder -actuated or bolting system needs to
be revised, or you as the code official will have to be approving specific products, which
really should be for the designer to determine. See IBC Section 202, page 11 & Sec. 1703.
6. The chemical bolts given in the top of the 2 nd column from the left needs to be changed to
Hilti HIT-RE-500-SD Adhesive (ESR 2322), which is one of only two ICC E.S. anchors that
comply with Section 1912 for cracked concrete applications. The other one is Simpson SET
Adhesive Anchor (ESR-1 772). 1 am enclosing the two evaluation reports for attachment to
the plans because they detail the special inspection required during the installation.
7. Incomplete brick veneer details are written on S1 and need to be more specific. Also, it isn't
clear where and to what they will be attached and how high. Section 1405.5 and ACI 530
8. Expansion bolts are mentioned in the 4 1h note below "Special Inspection" and only
Simpson's Strong Bolt, ESR-1 771, and Hilti's KWIK Bolt TZ, ESR-1 917 are approved and
should be specifically referenced (their reports are also included.)
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9. The first special inspection notes need to be modified to state that, "An independent testing
agency approved bV the Washington Association of Building Officials (WABO) and hired b
the owner with the advice of the architect and approved by the Building official -shall inspect
..... Section 1704.1
10. The roof trusses have to be produced in a plant that has special inspection by an
independent agency. That agency should be specified as a requirement. Section 1703.7
11. The architect or engineer have to provide a statement of special inspection as outlined in
Section 1704.1.1 using details in Section 1704. Note that High load diaphragms may also
apply to this structure but the design has to be presented so that it can be confirmed.
12. Additionally, the contractor has to prepare and the superintendent has to sign a
Contractor's Statement of Responsibility as outlined in Section 1706
Structural Design Details
1 . 42" Guards need to be shown around the roof decks and all balconies. Sections 1013.2
and 1013.6. Where intermediate rails are used instead of a solid membrane, they shall be
spaced such that a 4" diameter sphere can't pass through. Section 1013.3
2. The first note on Sheet S1 states that the building is designed for both the IBC and IRC.
Actually, the IRC is only for Single -Family, Duplex, and "Townhouse" (Row -House)
construction of which this building is not. So, the note should only state the IBC applies.
3. Most of this building is not conventional construction (as given in Chapter 23) and needs to
be designed for vertical, seismic and wind loads. No calculations were provided to justify
these forces. Section 1603, especially Section 1603.1.8
4. The soils report needs to include a determination of lateral pressures on below grade walls
caused by seismic movement. Section 1802.2.7, Item " 1
5. All retaining and basement walls as shown on Sheet S-5 including freestanding ones on it
and on calculation sheet " 28 such need to be designed for the additional seismic loading.
Section 1801.2.1
6. The site retaining and basement walls have to provide for drainage on top especially to
prevent erosion of their footings and flooding if the water would overtop the walls. Section
1803.3
7. Live loads other than for ordinary roofs should be considered in the green roof area as well
as the increased dead loads and a redesign is necessary. Section 1603.1.2
8. Specifications are needed on Sheet S1 for the (pre -stressed?) concrete deck over the
garage. Since no design is provided, it needs to be added to the deferred submittal list.
9. The vertical, seismic, and wind lateral load paths need to be designed for the roof level
down to the floor garage deck and detailed for continuity to the transition to the outer edges
of that basement down to the foundations. Sections 1604.4 through 1604.10
10. No shear walls are designated, drag struts are missing, and uplift resistance into the floor
below is not shown or detailed. Sections 14.5.
11. An out -of -plane offset irregularity " 4 occurs at line 3 where the wood building redistributes
its loads into the concrete lid and needs to be studied for maximum axial loads from the
bottom shear wall boundary elements. The shear transferred also has to be increased
25%.
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12. The LFRS has to be justified for a continuous load path and relevant provisions given in
Section 2305 all have to be considered and mitigated. If the designer is using ASID, Section
2306 would apply.
13. If the structure is within roughly a 1 mile or more of the Puget Sound (5,000') as it seems
on the maps that I looked at, it is in Exposure D and needs to be designed for that th
condition. Sections 6.5.6.2 and 6.5.6.3. Exposure B or C can extend downwind 1/8 of a
mile (- 600') or so of the end of this 5,000', and if the building could be Exposure C unless
the designer wants to use the method stated on ASCE page 310, which is very complicated
to justify.
14. The shallow V-shaped roof portion will act like a "Toughed Free Roof" and needs to be
specifically designed for wind. Note that it should be treated is as obstructed in Figure 6-
18C on ASCE 7 on page 68.
15. This roof also needs to be checked and/or designed for relevant wind pressures given in
Figure 6-18D on page 69 and for component & cladding pressures on pages after 69.
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