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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 # 2008-0204
Project: 5h Avenue 8 Units (6 Unit and 2 SFRs) — Building C 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. Please resubmit to Theresa Umbaugh, Permit Coordinator.
I . IBC 101.2 exception requires that single family dwellings be constructed under the IRC. Also, since
you are not sprinklering this building, the IRC would not require the sprinkler system, while the IBC
would. Please revise coversheet, notes and plans accordingly.
2. Revise scope of work, deferred submittals, special inspections, etc. on Sheet AO to be applicable to this
project. Also, revise occupancy under Zone Requirements to R3 (plan shows R2). Under the scope of
work, provide detailed information specific to this permit application.
3. 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.
4. Based on the location of the imaginary property lines for Building C (WAC 51-51 R302). Revise plans
accordingly:
a. The east exterior wall must be 1 -hour rated with exposure from both sides. Provide listed
and tested 1 -hour rated exterior wall assembly on the plans and cross reference where it
applies. Dimension the distance from the exterior wall to the imaginary property line.
b. The portion of the north exterior wall that is less than 3 feet to the imaginary property line
must be 1 -hour rated with exposure from both sides. Provide listed and tested 1 -hour rated
exterior wall assembly on the plans and cross reference where it applies. Dimension the
distance from the exterior wall to the imaginary property line.
c. No openings are permitted within 3 feet of the property line.
d. Projections such as eaves, must be a minimum of 2 feet from the imaginary property line.
5. Contact Planning Division for procedure to combine the two lots, removing the existing property line
that will now run through the proposed 6 unit.
6. The exit stairways and path of travel from Building C to 5"' Avenue must meet IBC 1009 since they will
serve the patio of Building A as well, including 44" width, handrails on both sides with extensions, rise,
run, etc.
7. Provide a detail of the metal gate proposed at the exit path near the public sidewalk.
8. On the site plan and landscape plan, note the material for the exit walkway.
9. Show the south patio and west deck on the site plan and dimension the encroachment of patios/decks
into the setback area. Please contact Kathleen Taylor if you have questions on the maximum allowed
encroachment.
10. Coordinate site and landscape plans at the patio areas for Buildings B & C, including the enty area.
11. 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
12. Label and provide detail of the 6'4" wall near the trash enclosure Sheet AO. 1.
13. Revise label of Roof Plan on Sheet A2.1 (it currently notes First Floor Plan).
14. 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.
15. The structural design and calculations must include the vegetative roof.
16. 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
i. Welding
j. Epoxy anchor installation
City Consultant Comments:
NONSTRUCTURAL COMMENTS
Occupancy, Type of Construction and Means of Egress Comments
1. Details on Sheets AO. 1, AO, & A2 need modif ications/revisions. Sec. 106. 1.1
a. Omit
b. 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 height and grade plane also has to be recalculated relative to finish
grades.
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c. If the lines on the site plan are imaginary property lines, no openings can be on the
walls, nor can there be roof overhangs.
d. A cut section is required for the building's longitudinal direction to understand the
interrelationship of the framing assemblies. Section 106.1.1
e. Omit
f. The proposed building height and location of the Grade Plane have to be recalculated
as pointed out above in Comment b. 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
g. Omit
3. There isn't enough information given to adequately determine:
a. Light and ventilation issues.
b. Construction details of the vertical and horizontal fire barriers.
c. Energy code wall, floor (over the garages) Insulation and insulated windows and doors.
d. Door sizes and locking devices, and stairway, handrail, guardrail details.
e. Smoke detector location and details.
4. Omit
5. Construction Issues.
a. Smoke detectors should be located on the plans along with details. Section 907.2.10
b. 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
c. The type of roofing has to be specified and 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.
d. The garage steel beams and any steel columns need 1 -hour protection. The exact
details have to be determined now so that there isn't any question about what is
needed.
e. Locations of impact glazing have to be identified and proper glass specified. Sec. 2406
f. Omit
g. Damp proofing details has to be specified for the below grade walls. Section 1807
6. Means of egress (MOE) and accessibility issues.
a. Details of guards, their height, and their connections to balconies & roof decks; rise and
run, center supports, top and bottom, of stairways; all need to be on the plans. Sections
106.1.1, 1013, and 1009.8
b. Emergency escape & rescue openings are required from the Master Bedroom and
details are required. Section 1026.
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c. Exterior steps and ramps need to be designed so that water doesn't pond. Sec.
1009.5.2
STRUCTURAL COMMENTS
General (Note that Building C for the second townhouse has nearly the same comments and
these provisions apply to it similarly)
Many of the notes on Sheet S1 require modifications and/or clarifications:
1 . 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
2. 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
3. The next section of those Steel notes should also state, "All exterior steel shall be hot -
dipped galvanized ..."
4. 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. This
should really be for the designer to determine. See IBC Sections 202, page 11 & 1703.
5. Incomplete brick veneer details are written on S1 and need to be more specific, but it isn't
clear where and to what they will be attached and how high. Section 1405.5 and ACI 530
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 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 require special inspection during the installation
7. Expansion bolts are mentioned in the 4 1h note below "Special Inspection" and only the
Simpson Strong Bolt, ESR-1 771, and Hilti KWIK Bolt TZ, ESR-1 917 are approved and
should be specifically referenced (their reports are also included.)
8. The first special inspection notes need to be modified to state that, "An independent testing
agency approved by the Washington Association of Building Officials (WABO) and hired by
the owner with the advice of the architect and approved by the Building official -shall inspect
..... Section 1704.1
9. The architect or engineer shall provide a statement of special inspection as outlined in
Section 1704.1.1 using details in Section 1704 prior to permit issuance.
10. Additionally, the contractor has to prepare and the superintendent has to sign the
Contractor's Statement of Responsibility as outlined in Section 1706 before permit
issuance.
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. Connection details should be specified for all vertical portions of the guards.
3. The East and West elevations are not conventional construction (as given in Chapter 23) and
they need to be designed for vertical, seismic and wind loads. No calculations were provided
to justify these forces. Section 1603, especially Section 1603.1.8
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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 4 1
5. All retaining and basement walls as shown on Sheet S-5 including freestanding ones on it
and on calculation sheet " 12 such need to be designed for the additional seismic loading.
Section 1801.2.1
6. The site retaining such as shown on the South Elevation and basement walls have to provide
for drainage on top especially to prevent erosion of their footings and flooding. Section
1803.3
7. The vertical, seismic, and wind lateral load paths need to be designed for the roof level down
to the floor garage deck and be specifically detailed for continuity down to the foundations for
at least the North and West Elevations. Sections 1604.4 through 1604.10
8. No brace walls are designated, drag struts are missing, and uplift resistance into the floor
below is not shown or detailed. Sections 2308.1.1 - 2308.12.9. The details need to be
addressed at the design stage and the plans must be complete before the permit can be
issued.
9. The structure seems to be within roughly a 1 mile or more of the Puget Sound (5,000'), which
would make it in Exposure D and needs to be designed for that 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 mile but if so, I would chose Exposure C unless the designer wants to use the method
stated on ASCE page 310, which is very complicated to justify.
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