BLD2018-1622 Hwy 99 Edmonds Podium Plan Review PC2.docx REVIEWWC3 Project #:Edmonds Project#: BLD2018-1622121 5th Ave. NEdmonds, WA 98020Phone: (425)771-0220
Attention: Subject: –2ndPlan Review Comments
:
West Coast Code Consultants, Inc. (WC3) has completed the review of the proposed project located in , . This review was based upon the following:Revised architectural drawings dated
5/22/2019 by studio Meng Strazzara, sealed and signed by Charles Strazzara.Structural drawings dated 5/22/2019 by CKC Structural Engineers, sealed and signed by Youssef Ferzli; revisedcalculations
were also provided.The , as adopted by , were used as the basis of our review. Specific comments regarding this project are enclosed with this cover letter. If you have any questions
regarding this review, pleasecontact me.
Sincerely,
Attachment: Comments
Plan Review CommentsProject Name:
Location(s):, ,
OCCUPANCY & BUILDING SUMMARY:
Type of Construction
Use
Occupancy Classification
Square Footage
Occupant Load
Risk Category
Building Height
Sprinklers
I-A
Bike Parking
Gym
Lobby
Mech/Utility
Parking
Office
Trash
Mech/Utility
Parking
Ass. R2
Ass. R2
Ass. R2
U
S2
B
U
U
S2
1715ft2
3185ft2
2550ft2
1848ft2
38461ft2
2166ft2
557ft2
2215ft2
41986ft2
18
?
II
UL story,
UL feet
903.3.1.1
* - Items noted with an asterisk may change as a result of the plan review comments.
OCCUPANCY & BUILDING SUMMARY:
Type of Construction
Use Group(s)
Occupancy Classification
Square Footage
Occupant Load
Risk Category
Building Height
Sprinklers
V-A
Level 1 multi
Lvl 1 Assembly
Level 2 multi
Level 3 multi
Level 4 multi
Level 5 multi
R2
A3
R2
R2
R2
R2
XXft2
XXft2
30805ft2
30805ft2
30805ft2
30805ft2
II
5-story,
70?-feet
903.3.1.1
* - Items noted with an asterisk may change as a result of the plan review comments.
GENERAL INFORMATION:
The submitted documents for the above-mentioned project, as outlined in the cover letter, have been reviewed. The following comments address areas of concern, non-compliance with the
governing code, potential errors, or omissions in the proposed design. The appropriate design professional must address each comment below and submit a written response in addition
to revised plans and calculations if necessary. Please cloud any revisions made to the construction drawings and provide the date of the latest revision on each revised sheet.
GENERAL COMMENTS: Please provide additional code rationale to justify building design. The plans appear to be preliminary and will require additional design and review.
General:
Resolved.
Resolved.
Resolved. No specifications will be used for this project.
Deferred Submittal or Separate Permit:
General: Deferred submittal: Please specify a complete list of deferred submittal designs needed for this project. deferred submittals require building official permission.
Exit sign locations: Plans, Sheet A103, indicate that the location of exit signs is a bidder design.
2nd Review:Please address this item. Sheet 103 indicates exit signs will be bidder design.
Design of the detention vault: Due to the location of the detention vault, the design is needed prior to foundation installation and must be reviewed as part of this permit review. Please
submit full design, including calculations, plans and details for City review of the vault. Confirm loading and coordinate with recommendations in the Geotechnical report.
2nd Review:Please address this item. From a fire-rated perspective. The columns from the Type IA building appear to be included as a part of the tank walls and the top of the vault serves
as the floor of the building. Therefore, the design appears to be substantial and therefore likely to meet fire rated Table 601 design, however, wall and floor designs have not been
designated. Please confirm the fire rating meeting Type I-A construction.And address the fire rating of the access lid.
G4 Continued -2nd Review:Please coordinate the response to include all elements, deferred designs etc. The (2) lists provided (Sheet G001 and Sheet S0.01) appear to be incomplete or
not consolidated based on the submitted plans and letter of response. Please differentiate between elementsthat will be submitted under a separate permit and those items that are proposed
to be deferred under the permit application currently under review.
Sheet S0.01:Please provide a better description of what is included under ‘Deferred Submittals’ identified using the following headings:
Anchorage of non-structural components
Barrier cables
Heavy hung fixtures
Miscellaneous landscape structures
Sheet S0.01: Shop drawings are listed. Please revise the plan notes to specify that shop drawings are required to be reviewed and accepted by the building official. Allow time for review.
Sheet S0.01: Please provide additional information regarding ‘Bidder Designed Element’ and coordinate; add to the list of deferred submittal items as appropriate. Specifically:
#6 exterior and interior cold formed steel framing
Signage: Please determine if building signage will be deferred and list as deferred as appropriate. Provide description IE ANSI signage? Exit signage? Building signage? Parking circulation
signage? Etc.
Sheet G001 &Sheet S0.0:Please coordinate information on these sheets. (architectural and structural) Include other items that are deferred as appropriate.Items have not been included
or specified on these sheets/locations.Please note the following items generally listed as deferred or under separate permit
Site renewable energy (solar panels) … see correction E2.
In addition to the items listed above please provideand add to the plans a matrix indicating responsible person or design team, approximate schedules for submittal etc. provide who will
be the point of contact for managing deferred submittal items. Add plan notes on Sheet G001 and S0.01 stating that deferred submittal items, shop drawing and similar delayed design
elements will not be installed or staged prior to deferred plan approval.
Resolved.
General: Please include the design of the aluminum pergola indicated on sheet L1.01 (10) as a part of this submittal or specify that this feature will be submitted under a deferred review.
Please provide a complete the list of deferred itemson sheet G001 and Bidder Designed Elements on S0.01, neither seem to be complete.(IBC 107).
2nd Review:the pergola is not listed as a deferred submittal as stated in the letter of response. Please revise the plans as needed to specify the pergola as a deferred submittal. No
response letter was received from landscape designer.
Resolved based on Structural statement of deferred submittal. Glazing design has not been provided. Attachment has not been designed. Please combine to form a master list of all items
that will be submitted under a deferred review.
Site Plan:
General: Please obtain easements and provide construction related shoring, soil nailing etc. needed to construct the building within 0’-2” (Grid CA) at the north property line and similar
conditions along the west and south property lines. Obtain easements and provide foundation drainage design. In addition, provide drainage design at level R1, easements may be needed
for drainage at this location. Locate underground utilities and structures and specify the method used to protect these amenities.
Provide the method used to temporarily support garbage enclosure and parking along the north boundary. Account for surcharge loading when designing shoring.
2ndReview: No response to correction was received. Please address this itemand confirm adjacent site access. Provide documentation of easements needed to install shoring and or construction
of the building
Resolved. Review of shoring is underway.
Resolved.
Resolved.
Sheet C7.00: Please provide additional information related to building location and easement along Hwy 99. Please confirm that the building is allowed to encroach closer than 10 feet
to Hwy 99.
2nd Review:Sheet A111: Thank you for correcting the example location. Please clarify if the additional location below and any other locations needs to be addressed.
Site Drainage: Sheet L 1.01 (S-09): Please specify the location type and termination of drainage piping referenced at planter box locations. No sheet flow of drainage should be designed
to flow over walking or exit hardscapes.
2nd Review: Please provide response to this item.No response appears to be provided from the landscape design team.
General: Sheet AS100: Please specify the setback to canopy structures and all roof projections and eave extensions show dimensions to property liens and to easements if any are adjacent.
Provide dimensions showing how far the canopy will project from the face of the building.
2nd Review:Please see item G11, and Sheet A111 – thereare plan notes indicating a 10ft snopub easement (C7.00) is required from Hwy 99. The canopy is not shown on Sheet C7.00. The canopy
was not fully dimensioned on the A sheet (A111 and A113) etc. and therefore both dimensions and the distance (property line:canopy) is needed showing compliance with snopudeasement:
10ft setback.
Sheet A113 clearly shows that a 4’9” setback (instead of 10’0”) has been provided.Please document how this is acceptible by the AHJand or revise the plans to show a 10 foot setback.
Occupancy Classification: (IBC Chapter 3)
Resolved. Additional clarification may be needed regarding notes that may not apply to this project. See IBC Section 107 where information needed for review is listed. Providing all
code section is not requested, however including specific code referencesand designations that may not be applicable may lead to confusion and delay progress. Therefore, please remove
unneeded notes in order to clearly indicate what is intended.
Please correctoccupancy-based information IE Gym 103 does not appear to have correct information related to occupant load or occupancy classification.
Check occupant load Square foot/50 rather than 300. Occupant load appears to be 63 or 64. Confirm the number of exits and door swing based on corrected occupant load. Specify occupant
load served at doorways
2ndReview:Thank you for the response letter and revision to the designregarding this item. Please address 2nd review items a1- a4 below:
a1. Please provide documentation that the BuildingOfficial has accepted use of IBC Section 1004.1.2 EXCEPTION to establish the occupant load of Lobby 101 and or lobby 201.
a2. Please confirm the occupant load of combined space Fitness 103 using an occupant load factor of 1/50 (exercise). This factor is listed as ‘Gross’ not ‘Net’ and therefore the are
used appears to be 3,000+ rather than 2,585. Please revise the occupant load and egress accumulations as appropriate. The occupant load appears to 60 or more for this area.
a3. Please justify egress through the Bike Fitness Amenity 104. This area appears to be (S1) storage of bikes based on plan information and detailing and based on the use of 300OLF.
OLF of 300 is specified in T 1004.1 for mechanical rooms, baggage claim, agricultural buildings or storage rooms. Therefore, please revise the plan to provide a 2nd means of egress
from combined space 102 and 103. Please resolve egress conflict related to IBC Section 1016.2 #5. Egress from Fitness 103 may not be routed through the storage space 104. Two exit access
or exterior exit doorways are required from Fitness 103 to meet 1/3 diagonal spacing. We concur that Fitness 103 and Lounge 102 should be designated A-3 and door swing should swing
out in the direction of egress. Please revise as appropriate.
a4. Please fully address cumulative egress from Lobby P2 201. Egress from Lobby 201 may not exit from an A3 occupancy though an S-2 storage area. Please resolve egress conflict related
to IBC Section 1016.2 #5. Egress is prohibited to route through storage. Parking is storage of motor vehicles.
Specify that the occupant load will be posted.
2ndReview:Please see item G15.a.
Confirm the number of rest rooms and fixtures serving this space.
2ndReview:Please see item G15.a.
Specify the occupant load for lobby 101 and lounge 102 and other spaces throughout the building.
2ndReview:Please see item G15.a. Please comprehensively address occupant load using the IBC. Provide documentation of approval if using exceptions requiring approval of the building
official. Document why this exception is required and why code compliant method is not used.
See G Sheets. List each area where alternate design to occupant load has been approved by the Building Official IE Lobbies, outdoor deck amenities etc. The city does not appear to have
records of this approval. Please confirm that the method used to design occupant load has been approved by the building official or re-design using the standard approach of the IBC.
Special Occupancies (IBC Chapter 4):
Resolved.
Resolved.
Area Calculations: height, story height. (IBC Chapter 5)
Resolved regarding area calculations. ANFPA full 13 system is requiredto meet story requirements of WA amendments.
– G27. Resolved.
Type of Construction IA & V-A:
Resolved.
Sheet G010: Please revise Sheet G010 to address the following corrections: for all assemblies specify faster information, fastener o.c. spacing, identify and specify bearing vs nonbearing;
specify proprietary products, stud spacing, stud gage, wall thickness for CMU/Concrete as appropriate. Plans appear preliminary, wall types are not called out or are inconsistently
called out.
2nd Review: Thank you for your response to this item. Please see a&b for further direction needed to confirm the fire rating required for this building.
Please cross check that support of horizontal floor ceiling assemblies is provided as needed to structurally support the fore rated floors.
Please add your response to correction as a plan note to sheets G010 and G011:
–4.Resolved.
Wall Type 5: Show compliance with IBC 721 by specifying the minimum wall thickness and specifying reinforcement concrete coverage. (1A)Specify the mechanical attachment of Brick Veneer.
Provide design of beams lintels etc. Specify the location of weep holes.
2nd Review: Partial response was received. please respond to the following: Specify the mechanical attachment of Brick Veneer. Provide design of beams lintels etc. Specify the location
of weep holes.
Wall Type 6:Resolved.
Wall Type 7:Resolved.
Resolved.
Wall Type 9: No correction
Wall Type 10:
2nd Review:Please clarify what assembly will be used in place of deleted wall type 10.
Wall Type 11: Provide fastener schedule and specify NLB (IA)
2nd Review: Please provide detail for wall type 11 not found on Sheet G010
Wall Type 12: Not used, please delete.
Resolved.
–17.No correction
Resolved.
Wall Type 19: No correction
Wall Type 20: Please revise the drawing detail to meet 20A (2hr Wall) ULWP 8415 plan notes are needed for exterior face.
2nd Review:Please provide plan notes to indicate two layers of GWB at interior (dwelling unit) side where 2-hour shaft – wall 20A is used.
–25.No correction
Resolved.
–29. No correction
– 33. Resolved.
Floor Type 34: Please specify the minimum thickness of the slab. Document if prestressed or post stressed slab is designed review assumes post tensioned. If true, provide Table footnote
‘i’ as a plan note (1A)
2nd Review: Please provide clarification the response to this item indicates a concrete floor however Sheet G011 indicates a wood framed floor. We suspect a typo has occurred. See also
item #37
–36.Resolved.
Floor Type 37: Please provide additional detailing to meet Listing – IE specify the size and spacing of the RC channel etc.
2nd Review: Please provide detail for floor type 37 not found on Sheet G011.
IA FSD Location on property: (IBC 602)
Resolved.
Type of Construction VA:
Resolved.
Resolved.
VA FSD Location on property: (IBC 602)
Resolved.
Resolved.
Fire-Rated Construction: (IBC Chapter 7)
Wall types have been provided however some wall types and floor ceiling types are callout out but not found on the wall schedule. Therefore, missing wall and horizontal assemblies appear
to occur. Coordinate and complete wall type references and floor ceiling references.
2nd Review See G29. Some wall references have not been included on Sheet G010.
IBC 705 Exterior Walls:
Resolved.
IBC 706 Fire Walls:
Resolved.
Resolved.
IBC 707 Fire Barriers, IBC 708 Fire Partitions,IBC 709 Smoke Barrier:
Resolved.
IBC 711Horizontal Assemblies:
Resolved.
IBC 713 Shafts:
Resolved.
Resolved.
IBC 714 Penetrations:
General:Specify F and T ratings or specify that they will be a deferred submittal.
2nd Review:Thank you for adding plan notes to Sheet G.003 however, penetration listings have not been provided. Please provide all fire rated joint and penetration listing coordinated
with theconstruction item penetrating the fire-rated assembly. IE the same listing may not coordinate if PCV plumbing is 2-1/2” vs >2-1/2”. The number of listings is usually extensive.
Therefore, the current submittal is not complete. The penetrations often require special inspection as this coordination is highly detailed. Therefore, you may wish to defer this item.
Fire Protection (IBC Chapter 9)
Resolved.
Occupant Loads: (IBC Chapter 10)
Sheet G003: Please revise the occupant load specified for the Gymnasium by correcting the occupant load factor to read 50. Correct the occupant load to read 64.
2nd Review: Please see G15.
Provide two exit access from Gym 103 as appropriate. Update the door schedule and include egress travel distance on sheet G003.
2nd Review: Please see G15.
Sheet G004: Please revise the exit access door occupant load served notation at the A-3 room. The occupied roof routes egress through this room (111 people) and the room itself has an
occupant load of 46 people therefore 111+46 = 157 rather than 134. (IBC Chapter 10).
2nd Review: Please see G15.
Means of Egress
- G50. Resolved.
NON-STRUCTURAL COMMENTS:
– NS6. Resolved.
Sheet A300: Please provide floor listing #39. No such floor listing or detail is provided on Sheet G010;however, this assembly is specified on Sheet A300.
2nd Review: Please verify that Wall type 35 is valid see Sheet G010.
Sheet A300 – A301: Please provide roof listing #41. No such roof listing or detail is provided on Sheet G010;however, this assembly is specified on Sheet A300.
2nd Review: Please verify that Wall type 37 is valid see Sheet G010.
Resolved.
Resolved.
Sheet A300: Please provide roof listing #41. No such roof listing or detail is provided on sheet G010;however, this assembly is specified on sheet A300.
2nd Review: Please verify that Wall type 37 is valid see Sheet G010.
ACCESSIBILITY COMMENTS:General: Please specify the method used to provide accessible means of egress. (ANSI 117.1, IBC 1009 and chapter 11).
2nd Review: Please also list ANSI since Washington State Building Code uses ANSI to specify turning radius, ramp, cross slope, signage and other more detailed requirements.Resolved.
Resolved.
Sheet A100: Please specify the accessible route to building entrances. Relocate obstructions. Identify the width of the accessible route.
2nd Review: A ramp has been indicated. Please provide detailing showing compliance with ANSI A117.1 turning radius, ramp slope, guard and handrailing’s, ramp curbs etc.Resolved.
- A7. Resolved.
PLUMBING COMMENTS:
Resolved pending Building official agreement to limit occupant load.
MECHANICAL COMMENTS:
No comment at this time.
WSEC COMMENTS:
Resolved.
On Sheet G020, two items are listed as meeting requirements for WSEC C406, namely Air Infiltration 406.9 and Reduced Lighting Power Allowance, per C406.3. Please include documentation
for the design of these two ‘Additional Efficiency Package Options’, sufficient to show compliance with their respective code sections. This documentation is required to be on the plans
per WSEC C103.2.
For Air Infiltration, indicate on the plans that testing will be performed to verify compliance with the requirements of C406.9
2nd Review: Option has been changed to solar panels:Please provide a design of the solar panels or list that this design will be deferred and modify the list of deferred item on the
G sheets.
Resolved. STRUCTURAL COMMENTS:
Plan notes for ‘Building Shortening’ were located in the Wood Framing notes on S0.02.In addition, please verify that the shrinkage of wood framing will not have adverse effects on any
plumbing, Electrical or mechanical systems or other equipment installed. (IBC 2304.3.3)List the shrinkage at each level on the plans for the design of the take-up devices.2nd Review:
Mechanical, Electrical, Fire Protection and Plumbing engineers, please verify that the vertical shortening of the building is acceptable.
Geotech report:Resolved. Note: Shoring design has been submitted. Review has occurred under separate cover.
–S11. Resolved.
Sheet S2.02NW:Resolved.Resolved.GL-15: Portion of the building appears to be cantilevered from the slab. Please clarify support for the 5 stories in the region. (IBC 1604, 1609, 1613)2nd
Review: Calculations page E146 indicates #4 @ 9” o.c. The drawing shows 12bC which is #4 @ 18” o.c. Please clarify. Please confirm beam below edge at GL-C8’ is non-gravity bearing.Resolved.
– S28. Resolved.
Mechanical:Please verify and confirm that flexible connections are provided between the component and associated ductwork, piping and conduit. Otherwise please confirm that the component
has been designed for seismic requirements. (ASCE 7 13.1.4)2nd Review:Mechanical, electrical, fire protection and plumbing designers please confirm.–d. Resolved.
- S17. Resolved.
Sheet A102S: Please design roof (courtyard) for ponding or specify ¼” to 1 ft slope to roof drains. Provide overflow drains with drain inlets 2” higher than main drains. Address trip
hazards accordingly.
2nd Review:Please verify that ponding has been considered. The condition appears to be a susceptible bay condition. (ASCE 7 8.4)
General:Please provide the design of subterranean detention vaults 31,500 ga proposed to be located between the building and the east property line within the building footprint
– c. Resolved.
Provide plan detailing indicating how water proofing (which is a higher level of protect than damp proofing) will be provided or submit justification and detailing justifying damproofing.
2nd Review: Please specify that this item is deferred or State who will provide resolution to this item. Who is “others”?
– f. Resolved.
If you have any questions regarding the above comments, please contact at or by phone at .