BLD18-0811 - West THs - (Rvw-2, dbeck, 1-17-2019).doc
January 17, 2019
Leif Bjorback
Building Official
City of Edmonds
121 5th Avenue North
Edmonds, WA 98020-3145
Subject: West Townhomes
Permit: BLD18-0811
Per your request, Beck & Associates has completed structural and non-structural re-reviews (2nd review) of the drawings and calculations for this permit application 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.
_______________________________________________________________________
Legend:
Faded text = initial comment adequately addressed – no further action required
Plain text = initial comment (these remain where an additional comment is made)
Blue text = additional comment in response to the resubmittal
Building Envelope
In response to this item the applicant submitted an incomplete Sales Prohibition Agreement. The final, recorded Sales Prohibition Agreement is required to be submitted to the City prior
to permit issuance.
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.
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.
Energy (2015 WSEC, Residential)
The following requirements of the 2015 WSEC need to be specified on the plans:
In response to this item the applicant indicates on the plans that additional energy credits (3.5 total) will be provided via the Energy Credits per WSEC Table 406.2, options 1d, 3a,
5a, and 5c. The requirements for the first three of these four credits have been correctly specified on the plans. However, the requirement for 5c was mistakenly stated that the water
heater is required to have a minimum EF of 0.74. However, 5c requires a minimum EF of 0.91 (and is required in order to achieve the necessary 3.5 credits). Update the plans to specify
“Water Heater Shall Be Min. EF of 0.91” (sheet A5). WSEC Table 406.2
On the plans, identify the means of providing the additional energy credits as required by Section 406.
Drawing Sheets
A8 – 2nd Floor Frame – 3rd Floor Joist
In response to this item the applicant updated some of the specifications for the force transfer shear walls. However, the shear wall still specifies shear wall type “2” (8d@ 4” o.c.).
However, calculations (and the note just below the shear wall) require 8d nails @ 2” o.c. This should be identified as a shear wall type “4”. Update the plans accordingly.
Calculations were provided for the force transfer wall along grid B.1 at the middle unit. The same design is used for the end units. However, shear wall conditions are different. Provide
calculations to verify the adequacy of the end unit force transfer shear walls along grid B.1.
A13 - Sections
Reference Section A-A.
Detail 2/A14 needs to be cut at applicable locations.
Update the condition at the top of the townhouse separation wall (1-hour) to represent the condition where roof trusses frame perpendicular to (bear on) the separation wall.
Reference the Garage ceilings. 5/8” type X gypsum board is required on the garage ceiling to separate the garage from habitable space above. Update the plans accordingly. R302.6
Reference Section B-B. Reference the Garage ceilings. 5/8” type X gypsum board is required on the garage ceiling to separate the garage from habitable space above. Update the plans accordingly.
R302.6
A14 - Details
Reference 2/A14.
The detail addresses conditions where trusses are parallel to the townhouse separation wall. Detailing for the condition where trusses are perpendicular to (and bear on) the townhouse
separation wall is also required. Demonstrate that continuity of the 1-hour fire separation wall will be provided for both conditions.
Either a parapet is required to be provided or one of the exceptions of R302.2.2 is required to be met. In order to meet the exception that includes fire-retardant-treated sheathing
(LP Flameblock), the roof covering is required to be a minimum Class C rating as tested in accordance with ASTM AE108 or UL 790. This needs to be specified in the detail. R302.2.2
Provide detailing for continuity of the 1-hour fire-resistance-rated separation wall at the floor levels. Current detailing does not adequately provide continuity. Coordinate with structural
requirements (9&13/S7) and update the detailing accordingly. Address conditions both where joists are parallel to the wall and where joists are perpendicular to the wall.
Reference 3/A14. 5/8” type X gypsum board is required on the garage ceiling to separate the garage from habitable space above. Update the plans accordingly. R302.6
Reference 4/A14.
UL U348 is only listed for a 1-hour rating for inside fire exposure. The 1-hour wall is required to be listed, tested for a 1-hour rating from both sides (interior and exterior). Identify
the listed, tested assembly to provide the 1-hour rating and provide complete specifications and detailing for construction & inspection. R302.2
A complete 1-hour floor-ceiling assembly is required to be provided at overhangs within 4’-0” of the line separating the townhouses. The proposed construction does not provide the required
1-hour rating. Identify the listed, tested assembly to provide the 1-hour rating and provide complete specifications and detailing for construction & inspection. R302.2.1
Update the plans to indicate that the cavity of the common 1-hour wall separating townhouses is not permitted to contain plumbing or mechanical equipment, ducts or vents. Penetrations
and electrical boxes are required to comply with R302.4 and must be 1-hour rated. R302.2
Reference 13/A14
An interior Class I vapor retarder is NOT permitted to be installed on the ceiling side of unvented enclosed roof framing assemblies. This needs to be specified. R806.5
The air impermeable insulation is required to be a Class II vapor retarder, or shall have a Class II vapor retarder coating or covering in direct contact with the underside of the insulation.
This needs to be specified. R806.5
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
BLD18-0811 (Structural & Non-Structural Reviews)
January 17, 2019
Page 4 of 4
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739
Beck & Associates, PLLC
Structural Engineering & Code Consulting
16425 SE 66th Street, Bellevue, WA 98006 ● beckpllc@msn.com ● PH: 206-313-3739