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Building Comments 2 - non-structural structural combined.pdfCity of Edmonds PLAN REVIEW COMMENTS BUILDING DIVISION (425) 771-0220 DATE: September 15, 2017 TO: Aidan Bird abird&studioms.com FROM: Chuck Miller, Plans Examiner RE: Plan Check: BLD2016-1538 - 2nd review Project Address: 10032 Edmonds Way Project: Westgate Village mixed use Scope: Construct mixed use commercial/residential structure with parking - nonseparated B/S-2/U (in IA) - R-2 (in VA) occupancy groups — undetermined number of occupants — IA/VA construction — NFPA 13 sprinkler system required — mechanical, plumbing, fire sprinkler, fire alarm, separate tenant improvements, etc. under separate permits Please be advised that the building plans for the above referenced project have been disapproved for the purposes of obtaining a building permit. During a review of the plans by the Building Division for compliance with the applicable building codes, it was found that the following information, clarifications, or changes are needed. Reviews by other divisions, such as Planning, Engineering, or Fire, may result in additional comments that require attention beyond the scope of this letter. A complete review cannot be performed until the revised plans/documents, including a written response in itemized letter format indicating where the `clouded' or otherwise highlighted changes can be found on the revised plans, have been submitted to a Permit Coordinator. Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall. Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays. General plan review note: • The following comments (1-79) are those resulting from a non-structural review performed by the City of Edmonds plans examiner of the resubmitted construction documents. Added to the end of these are those resulting from non-structural and structural reviews performed by a consultant on behalf of the City of Edmonds. Together, they are intended to serve as a complete review of the resubmittal. On sheet GOO — Title Sheet, General Notes & Code Sheet: Project Summary — Parking a. Clarify on the plans the difference in the indicated number of proposed commercial - mixed use parking stalls and of that noted on sheet `G002A' — Code Compliance — Plan 3 — Parking Plan 02. b. Indicate on the plans the minimum required accessible parking spaces for the commercial -mixed use of the structure per International Building Code (IBC) Table 1106.1. c. Indicate on the plans the minimum required van -accessible parking space for the commercial -mixed use of the structure per IBC 1106.5. d. Clarify on the plans the difference in the indicated number of proposed residential use parking stalls and of that noted on sheet `G002A' — Code Compliance — Plan 3 — Parking Plan 02. e. Indicate on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. f. Indicate on the plans the minimum required van -accessible parking space for the residential use of the structure per IBC 1106.5. On sheet GOO IA — General Notes: 2. Fire Department Notes — Fire/Life Safety Systems — Note 6 — Indicate on the plans the proposed location of the `emergency generator'. At a minimum, and dependent upon its proposed location, it should be represented on sheet `C-1.0' — Site Plan, sheet `AS101' — Architectural Site Plan, and any applicable mechanical, electrical, and/or plumbing plan. 3. General Notes — Note 21 — Change on the plans the wording regarding the required freezing protection/insulation of hot and cold water pipes to reflect the requirements of Uniform Plumbing Code (UPC) 312.6/609.11.1 and Washington State Energy Code (WSEC) Residential/Commercial Provisions. On sheet G002 — Code Compliance: 4. Plan 4 — L1 Code Plan — Provide on the plans a `callout' to keynote 14 regarding the interior exit stairway enclosure for `Stair 3' required per IBC 1023.2. 5. Construction Type/Separation — In the note regarding separated occupancies, clarify on the plans the indicated separation of the `S-2' and `U' occupancy groups with one -hour fire - resistance rated fire barriers per IBC 508.4. There is no required separation of those occupancy groups per IBC Table 508.4. If the intention is to separate those two occupancy groups (`S-2' and `U') from occupancy groups other than those, it should be clearly noted on the plans. 6. Distribution of Type A Units — Proportional Distribution — Clarify on the plans the indicated number of `Type A' units to be apportioned among the following types of dwelling units available in the structure: • `Studio' • `Open Bedroom' Page 2 of 14 It appears to be less than that required for each with regard to the proportion of those types to the total number of available units per IBC 1107.6. At least one of each type of dwelling unit is required to be a `Type A' unit. Because the ratio of the above noted types of dwelling units is disproportionate to the others, a greater number of `Type A' units needs to be provided for each of them, even if it results in the total number provided exceeding the basic minimum number determined using IBC 1107.6.2.2.1. 7. Occupant Loads a. `Occupancy' column — Eliminate from the plans the provided information for each of the noted `Spaces'. `Occupancy classification' has no bearing on the determination of occupant loads. b. Provide on the plans the `occupant load' determined using the noted `function of space' and `occupant load factor' for each of the indicated areas per IBC Table 1004.1.2. 8. 1. Type I -A Level P 1& L 1 a. Note 6 — Change on the plans the referenced IBC code section regarding the means of egress/common path of travel for stories from `1006.2.1' to `1006.3'. b. Note 9 — Change on the plans the referenced IBC code section regarding the requirements/allowances for elevator lobbies and hoistway opening protection from `1016.2' to `3006.2'. c. Note 11 — Change on the plans the referenced IBC code section regarding the fire - resistance rating and opening protection for the `refuse termination room' from `713.2' to `713.4/716'. d. Note 14 — Change on the plans the referenced IBC code section regarding the construction of the interior exit stairway enclosures from `1023.1' to `1023.2'. e. Note 14B — Clarify on the plans the referenced IBC code section regarding the areas through which an exit may discharge. IBC 1008.2.2 regards means of egress illumination for the exit discharge at the exterior landings of `Group I-2' occupancies where two or more exits are required. 9. 2. Type V-A L2-L4 — Key Notes a. Note 20 — Change on the plans the referenced IBC code section regarding the means of egress/common path of travel for stories from `1006.2.1' to `1006.3'. b. Note 22 — Change on the plans the referenced IBC code section regarding the requirements/allowances for elevator lobbies and hoistway opening protection from `1016.2' to `3006.2'. c. Note 23 — Change on the plans the referenced IBC code section regarding the fire - resistance rating and opening protection for the `refuse chute' from `713.2' to `713.4/716'. d. Note 30 — Change on the plans the referenced IBC code section regarding the construction of the interior exit stairway enclosures from `1023.1' to `1023.2'. 10. Allowable Building Area — Clarify on the plans the indicated presence of `R-2' occupancies on the following levels: • P1 • Level There does not appear to be a use of the space, or a portion of it, for sleeping or dwelling. Page 3 of 14 On sheet G002A — Code Compliance: 11. Detail 5 — Van Clearance — Indicate on the plans that van -accessible spaces located within private garages serving an `R-2' occupancy are permitted to have vehicular routes, entrances, parking spaces and access aisles with a minimum vertical clearance of 7 feet. 12. Accessible Parking a. Clarify on the plans the difference in the indicated number of proposed commercial - mixed use parking stalls and of that noted on this sheet — Code Compliance — Plan 3 — Parking Plan 02 — and on sheet 'GOO I' - Title Sheet, General Notes & Code Sheet —Project Summary- Parking. b. Clarify on the plans the difference in the indicated number of proposed residential use parking stalls and of that noted on this sheet — Code Compliance — Plan 3 — Parking Plan 02 — and on sheet 'GOO I' - Title Sheet, General Notes & Code Sheet — Project Summary - Parking. On sheet G002 B — Code Compliance: 13. Plan 5 — Building Separation Code Plan a. Change on the plans the `label' of the plan to identify the concern regarding the required fire separation distance per IBC 705.5 represented on the plan. There does not appear to be another building on the same lot requiring separation per IBC 705.3 as implied by the `label'. b. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • 1 /A900B • 2/A900B Sheet `A900B' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. On sheet G003 — Assemblies: 14. General plan review note regarding the represented fire -resistance rated assemblies: • Provide on the plans a general reference to the provided details on sheets `A801' and `A802' for their use `where applicable' or provide specific `callouts' to the applicable details on each of the `assemblies' representing the corresponding requirement. 15. In the `clouded' note on the upper -left portion of the plan sheet — Clarify on the plans the reference to sheet `AC-01' regarding acoustical notes. Sheet `AC-01' could not be found and, beyond those provided under `General Acoustical Notes' on this sheet, corresponding notes could not be found among the submitted construction documents. 16. Wall Type 1 — 1 Hr Unit Party Wall - Provide on the plans a reference to detail `9/A801' — Typ. Firestopping at Duct Penetration of 1-Hr Wall Assembly — to guide proper installation and inspection of the indicated membrane penetrations. 17. Wall Type 3 — 1 Hr Plumb. Corridor Wall - Provide on the plans a reference to detail `10/A801' — Bath Fixtures at 1-Hr Wall — to guide proper installation and inspection of the indicated membrane penetrations. Page 4 of 14 18. Wall Type 4 — 1 Hr Unit & Corridor Wall - Provide on the plans a reference to detail `I O/A801' — Bath Fixtures at 1-Hr Wall — to guide proper installation and inspection of the indicated membrane penetrations. 19. Wall Type 7 — Cone. Wall/Column — Eliminate from the plans the indication that `columns' are included in the fire -resistance rated assembly per IBC Table 721.1(2), 4-1.1. Fire - resistance ratings for reinforcing steel for columns protected by concrete is per IBC Table 721.1(1), 5-1.1. 20. Wall Type 8 — CMU Wall — Change on the plans the `item' number of the IBC Table 721.1(2) fire -resistance rated wall assembly from `721.1(2), 3-14' to `721.1(2), 3-1.4'. 21. Wall Type 9 — Furred Cone. Wall — Change on the plans the `item' number of the IBC Table 721.1(2) fire -resistance rated wall assembly from `721.1(2), 4' to `721.1(2), 4-1.1'. 22. Wall Type 10 — Below Grade Cone. Wall — Change on the plans the `item' number of the IBC Table 721.1(2) fire -resistance rated wall assembly from `721.1(2), 4' to `721.1(2), 4- 1.11 . 23. Wall Type 16 — Concrete P.T. Deck/Roof — Change on the plans the `item' number of the fire -resistance rated floor/roof assembly from `IBC 720.1(3), 5-9' to that found in the 2015 IBC Table 721.1(3). 24. Wall Type 17 — Concrete P.T. Deck/Roof — Change on the plans the `item' number of the fire -resistance rated floor/roof assembly from `IBC 720.1(3), 5-9' to that found in the 2015 IBC Table 721.1(3). On sheet G015 — Energy Code: 25. Provide as part of a complete permit application submittal 2015 WSEC `Compliance Forms for Commercial Buildings including R2, R3, R4 over 3 stories and all R1' as required for the `Project Description' section of the WSEC Project Summary — PROJ-SUM — supporting the compliance of the proposed lighting installation. The completed forms must include `LTG - SUM', `LTG-INT-SPACE' or `LTG-INT-BLD'(as applicable), `LTG-EXT', and `LTG- CHK', at a minimum. The lighting fixture schedule must include the lighting fixture wattage and a lighting control narrative must be provided to verify that the methods utilized in meeting the applicable provisions have been identified on the plans. This information may be provided as a `deferred submittal', but must be reviewed and approved prior to any `cover' inspections of structural elements. Permit(s) for electrical system installations must be separately obtained through the Washington State Department of Labor & Industries. On sheet A100 — Level P1 Below Grade Parking: 26. Plan 1 — Level P 1 a. Clarify on the plans the `callouts' in space `P 102' — Storage - to the following elevations: • 9/A600 • 10/A600 A corresponding `elevation' could not be found on sheet `A600' or elsewhere among the submitted construction documents. b. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • 1 /A900B • 2/A900B Page 5 of 14 Sheet `A90013' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callouts' to the following `wall types': • 24 • 25 • 26 • 27 d. Clarify on the plans the indicated `non -rated' construction of various walls, based upon the provided `Wall Legend', and of that required to be fire -resistance rated per IBC Table 601, IBC 1023.2, IBC 3002.1, and IBC 3005.4. e. Represent on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. Verify that the locations meet the accessible route requirements of IBC 1106.6. f. Represent on the plans the minimum required van -accessible parking space for the residential use of the structure per IBC 1106.5. Verify that the locations meet the accessible route requirements of IBC 1106.6. Van -accessible spaces located within private garages serving an `R-2' occupancy are permitted to have vehicular routes, entrances, parking spaces and access aisles with a minimum vertical clearance of 7 feet. g. Provide on the plans a reference to detail `3/A900A' — Parking Signage — for the accessible spaces notes in the above plan review comments. 27. General Plan Notes a. Note 5 — Change on the plans the referenced IBC code sections regarding the two- way communication system at the specified elevator landings from `107.8.1' to ` 1009.8.1 ', and from ` 1007.8.2' to ` 1009.8.2' . b. Note 6 — Change on the plans the sheet reference regarding unit plans for `Type A' units from `A150' to `A125 and A126'. On sheet A 10 1 — Retail + Parking Plan: 28. Plan 1 — Level P 1 a. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • I /A900B • 2/A900B Sheet `A90013' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. b. Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callouts' to the following `wall types': • 22 • 23 • 26 • 27 Page 6 of 14 c. Clarify on the plans the indicated `non -rated' construction of various walls, based upon the provided `Wall Legend', and of that required to be fire -resistance rated per IBC Table 601, IBC 713.13.4, IBC 1023.2, and IBC 3002.1 d. Represent on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. Verify that the locations meet the accessible route requirements of IBC 1106.6. e. Represent on the plans the minimum required van -accessible parking space for the residential use of the structure per IBC 1106.5. Verify that the locations meet the accessible route requirements of IBC 1106.6. f. Provide on the plans a reference to detail `3/A900A' — Parking Signage — for the accessible spaces notes in the above plan review comments. g. Indicate on the plans the drinking fountain(s) installation to meet both the accessible and standing spout outlet height requirements of IBC 2902.5.1/1109.5.1 and ICC A 117.1-2009 section 602.4. h. Clarify on the plans the `callout' to the `storefront' `marked' `S9' in the west wall of space `L113' — Retail #3A. i. Clarify on the plans the `callout' to wall type `12' in space `L108' — Main Electrical. It does not appear to correspond with the represented construction conditions or to that required per detail `I/E500' - Enlarged Main Electrical Room Plan. 29. General Plan Notes a. Note 5 — Change on the plans the referenced IBC code sections regarding the two- way communication system at the specified elevator landings from `107.8.1' to `1009.8.1', and from `1007.8.2' to `1009.8.2'. b. Note 6 — Change on the plans the sheet reference regarding unit plans for `Type A' units from `A150' to `A125 and A126'. On sheet A102 — Residential 1 Plan: 30. Level 2 - Residential a. Clarify on the plans the `callout' outside of space `205' — Unit C2 - to elevation `14/A600'. A corresponding `elevation' could not be found on sheet `A600' or elsewhere among the submitted construction documents. b. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • 1 /A900B • 2/A900B Sheet `A90013' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. c. Eliminate from the plans the `callout' outside of space `223' — Unit A3 — to wall type `17'. d. Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to wall type `33' in the corridor outside of space `230' — Unit A4. e. Provide on the plans a `callout' to door `mark' `201' in space `201' — Corridor — to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. Page 7 of 14 f. Clarify on the plans the `callout' to wall type `6' in the corridor outside of space `202' — Unit B. The corresponding assembly on sheet `G003' — Assemblies — does not appear to have the required sound transmission class for a wall separating a dwelling unit from public areas per IBC 1207.2. g. Provide on the plans a reference to an `enlarged elevator lobby plan' (to be provided elsewhere in the plans) to illustrate the required `two-way communication system' and the `callout' to the door `marked' `M'. h. Clarify on the plans the indicated `non -rated' construction of various walls, based upon the provided `Wall Legend', and of that required to be fire -resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. 31. General Plan Notes a. Note 5 — Change on the plans the referenced IBC code sections regarding the two- way communication system at the specified elevator landings from `107.8.1' to ` 1009.8.1', and from ` 1007.8.2' to ` 1009.8.2'. b. Note 6 — Change on the plans the sheet reference regarding unit plans for `Type A' units from `A150' to `A125 and A126'. On sheet A103 — Residential 2 Plan: 32. Level 3 - Residential a. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • 1 /A900B • 2/A900B Sheet `A900B' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. b. Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to wall type `33' in the corridor outside of space `330' — Unit A4. c. Provide on the plans a `callout' to door `mark' `301' in space `301' — Corridor — to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. d. Clarify on the plans the `callout' to wall type `6' in the corridor outside of space `402' — Unit B2. The corresponding assembly on sheet `G003' — Assemblies — does not appear to have the required sound transmission class for a wall separating a dwelling unit from public areas per IBC 1207.2. e. Clarify on the plans the indicated `non -rated' construction of various walls, based upon the provided `Wall Legend', and of that required to be fire -resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. 33. General Plan Notes a. Note 5 — Change on the plans the referenced IBC code sections regarding the two-way communication system at the specified elevator landings from `107.8.1' to `1009.8.1', and from `1007.8.2' to `1009.8.2'. b. Note 6 — Change on the plans the sheet reference regarding unit plans for `Type A' units from `A150' to `A125 and A126'. Page 8 of 14 On sheet A104 — Residential 3 Plan: 34. Level 4 - Residential a. Clarify on the plans the `callouts' along the east and west sides of the structure to the following elevations: • 1 /A900B • 2/A900B Sheet `A900B' could not be found and an `elevation' corresponding with the context of the plan could not be found elsewhere among the submitted construction documents. b. Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to wall type `33' in the corridor outside of space `424' — Unit C5. c. Provide on the plans a `callout' to door `mark' `401' in space `401' — Corridor — to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. d. Clarify on the plans the indicated `non -rated' construction of various walls, based upon the provided `Wall Legend', and of that required to be fire -resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. 35. General Plan Notes a. Note 5 — Change on the plans the referenced IBC code sections regarding the two- way communication system at the specified elevator landings from `107.8.1' to ` 1009.8.1', and from ` 1007.8.2' to ` 1009.8.2'. b. Note 6 — Change on the plans the sheet reference regarding unit plans for `Type A' units from `A150' to `A125 and A126'. On sheet A105 — Roof Plan: 36. Roof Level — Indicate on the plans the location of the required roof access per IBC 1011.12. On sheet A120 — Enlarged Unit Plans: 37. General plan review note regarding each of the unit plans represented on this sheet: • Specify the compliance path (Option A or Option B) per ICC Al 17.1-2009 Section 1004.11.3 for the toilet and bathing areas. 38. Unit Plan Notes • General plan review note regarding the provided `unit plan notes' - Provide on the plans a general reference to the provided details on sheets `A900' and `A900A' for their use `where applicable' or provide specific `callouts' to the applicable details on each of the sheets representing the corresponding requirement. a. Note 6 — Change on the plans the sheet references regarding the elevations specifying the window and door types from `A210-A212' to `201, 202, 205, and 206'. b. Note 8 — Change on the plans the `callout' to the exterior wall type from `15' to `5' and the referenced sheet specifying the `assembly' from `G004' to `G003'. c. Note 9 — Change on the plans the `callout' to the interior wall type from ` 18' to ` 1' (or `3', `4', `6', `13') and the referenced sheet specifying the `assembly' from `G004' to `G003'. Page 9 of 14 d. Note 11 — Change on the plans the required type of detector per IBC 915 from `CO2' to `CO'. 39. Plan 4 — Unit A4 — Studio — Clarify on the plans the represented placement of the door `marked' `330A'. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC A117.1-2009 Section 404.2.3. On sheet A121 — Enlarged Unit Plans: 40. General plan review note regarding each of the unit floor plans represented on this sheet: • Specify the compliance path (Option A or Option B) per ICC Al 17.1-2009 Section 1004.11.3 for the toilet and bathing areas. 41. Clarify on each of the floor plans the represented location of the `bedrooms' in the following `types' of units: • Plan 2 — Unit B 1 — Urban • Plan 3 — Unit B2 — Urban • Plan 4 — Unit B3 — Urban It does not allow for the provision of the required emergency escape and rescue opening in the sleeping room per IBC 1030.1. The "Egress" note added to the enlarged unit plans in response to the comments from the first review of the plans could not be found on these unit plans. 42. Clarify on each of the reflected ceiling plans (RCP) the represented location of the smoke alarms in the following `types' of units: • Plan 7 — Unit B2 — Urban RCP • Plan 8 — Unit B3 — Urban RCP It does not appear to meet the required locations per IBC 907.2.11.2. On sheet A122 — Enlarged Unit Plans: 43. General plan review note regarding each of the unit floor plans represented on this sheet: • Specify the compliance path (Option A or Option B) per ICC Al 17.1-2009 Section 1004.11.3 for the toilet and bathing areas. 44. Plan 1 — Unit C 1 — One Bed — Clarify on the plans the represented placement of the door `marked' `23 W. It does not appear to provide the required maneuvering clearance from the `push' side per ICC A 117.1-2009 Section 404.2.3. On sheet A123 — Enlarged Unit Plans: 45. General plan review note regarding each of the unit floor plans represented on this sheet: • Specify the compliance path (Option A or Option B) per ICC Al 17.1-2009 Section 1004.11.3 for the toilet and bathing areas. On sheet A124 — Enlarged Unit Plans: 46. General plan review note regarding each of the unit floor plans represented on this sheet: • Specify the compliance path (Option A or Option B) per ICC Al 17.1-2009 Section 1004.11.3 for the toilet and bathing areas. Page 10 of 14 47. Plan 5 — Unit D2 — Two Bed RCP - Clarify on the plans the represented location of the smoke alarm. It does not appear to meet the requirements for an installation near cooking appliances per IBC 907.2.11.3. The specifics of the device to be installed could not be found on sheet `E000' — Electrical Legends and Abbreviations — Fire Alarm — provided as a reference. On sheet A125 — Enlarged ADA Unit Plans: 48. Plan 3 — Unit B2 — Urban ADA - Clarify on the plans the represented location of the `bedroom'. It does not allow for the provision of the required emergency escape and rescue opening in the sleeping room per IBC 1030.1. The "Egress" note added to the enlarged unit plans in response to the comments from the first review of the plans could not be found on this unit plan. 49. Plan 5 — Unit C5 — One Bed ADA - Clarify on the plans the represented placement of the door serving the bathroom. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC A 117.1-2009 Section 404.2.3. 50. Plan 6 — Unit C5 — One Bed ADA RCP - Clarify on the plans the represented location of the smoke alarm. It does not appear to meet the requirements for an installation near cooking appliances per IBC 907.2.11.3. On sheet A126 — Enlarged ADA Unit Plans: 51. Plan 3 — Unit D 1 ADA a. Clarify on the plans the represented placement of the door `marked' `407D'. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC Al 17.1-2009 Section 404.2.3. b. Clarify on the plans the represented placement of the door `marked' `407E'. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC Al 17.1-2009 Section 404.2.3. On sheet A205 — Exterior Elevations: 52. Elevation 6 — West Elevation — Clarify on the plans the `callout' to the `storefront' `marked' `S9' in the west wall of space `L113' — Retail #3A. On sheet A300 — Vertical Circulation & Shafts: 53. General plan review note regarding the various requirements associated with elevator systems - Provide on the plans an `enlarged elevator lobby plan' to illustrate the required `two-way communication system' and the `callout' to the door `marked' `M'. 54. Plan 1 — Enlarged Elevator Cab 1— L1-L4 — Clarify on the plans the difference in the indicated wall type and of that noted elsewhere for the levels above `L1'. 55. Plan 3 — Enlarged Elevator Cab 2 — P1-L4 — Clarify on the plans the difference in the indicated wall type and of that noted elsewhere for the levels above `L1'. 56. Plan 5 — Enlarged Trash Room Plan — Clarify on the plans the `callout' to section `1/G002A'. The referenced section does not appear to represent to the `trash chute/trash room'. Page 11 of 14 57. Plan 9 —Elevator Pit Ladder Detail —Clarify on the plans the reference to `19/A310' regarding the portion of the ladder below the top of the slab. Sheet `A310' could not be found and a corresponding detail could not be found elsewhere among the submitted construction documents. 58. Plan 12 — Trash Chute Plan Detail — Clarify on the plans the difference in the indicated fire - resistance rating of the `trash chute' door and of that specified in the `Trash Chute Door Note'. 59. Details 13 — Trash Chute Wall Section Details — Clarify on the plans the `callouts' to the following `assemblies': • 1 • 2 • 15 The referenced assemblies found on sheet `G003' do not appear to correspond with the represented construction. 60. Stair & Elevator Notes a. Note 1 — Change on the plans the referenced IBC code sections regarding interior exit stairway discharge and stairway identification from `1022.8' to `1023.8', and from ` 1022.9' to ` 1023.9' . b. Note 2 — Change on the plans the referenced IBC code sections regarding accessible means of egress and elevator requirements from `1007' to `1009', from `1007.2.1' to ` 1009.2.1', and from ` 1007.4' to ` 1009.4'. c. Note 5 — Eliminate from the plans the incorrect/inapplicable referenced IBC code sections, or correct the references to reflect that required for the proposed structure. d. Note 6 — Eliminate from the plans the incorrect/inapplicable referenced IBC code sections, or correct the references to reflect that required for the proposed structure. e. Note 8 — Change on the plans the referenced IBC code sections regarding handrail extensions from 'I 003Y to ` 1014.6'. On sheet A300 — Vertical Circulation & Shafts: 61. Plan 1 — Enlarged Stair # 1 — P 1 Plan — Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callouts' to the following `wall types': • 24 • 26 62. Plan 2 — Enlarged Stair #1 — L1 Plan — Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to `wall type' `27'. 63. Plan 5 — Enlarged Stair #2 — P 1 Plan — Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callouts' to the following `wall types': • 24 • 25 • 27 64. Plan 6 — Enlarged Stair #2 — L1 Plan — Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to `wall type' `26'. Page 12 of 14 On sheet A400 — Wall Sections: 65. Section 1 —Wall Section Through East Fagade and Terrace - Change on the plans to that `renumbered' on the resubmitted sheet `G003' — Assemblies - the `callout' to `assembly' `34'. On sheet A600 — Door & Window Schedule: 66. General plan review note regarding door and window installations: • Provide on the plans a general reference to the provided details on sheets `A602' and `A603' for their use `where applicable' or provide specific `callouts' to the applicable details on each of the sheets representing the corresponding requirement. 67. General Door Notes a. Note 3 — Change on the plans the referenced IBC code section regarding the tested end temperature for a door in an interior exit stairway from `715.4.4' to `716.5.5'. b. Note 7 — Change on the plans the referenced WSEC Table regarding the requirements for opaque doors that are part of the thermal envelope to that applicable in the 2015 WSEC. c. Note 9 — Change on the plans the referenced code section regarding `total door' installations to that applicable in the 2015 IBC. d. Note 12 — Clarify on the plans the indicated elevator hoistway pressurization. The specifics of a corresponding system to be installed could not be found on sheet `M050' — Mechanical Schedules — Mechanical Equipment Coordination List — provided as a reference. e. Note 14 — Change on the plans the referenced code regulating the installation of mechanical systems from `Uniform Mechanical Code' to `International Mechanical Code' (IMC). The IMC has been the adopted code in Washington since 2003. 68. Genreal (sic) Glazing Notes a. Note 6 — Change on the plans the referenced code section regarding window installations to that applicable in the 2015 WSEC. b. Note 7 — Change on the plans the referenced sheet regarding the provided energy code information from `G001' to `G015 & G016'. c. In the provided information regarding the window flashing sequence change on the plans the referenced sheet from `BE302' to `BE400'. On sheet A601 — Door Schedule: 69. Door Schedule a. Room Name — Exercise — Specify on the plans the required minimum fire -resistance rating of a door in a corridor wall per IBC Table 716.5 for door `406A'. The door is also required to be self -closing per IBC 716.5.9 and to provide smoke and draft control per IBC 716.5.3. b. Room Name — Amenity Area — Specify on the plans the required minimum fire - resistance rating of a door in a corridor wall per IBC Table 716.5 for door `423A'. The door is also required to be self -closing per IBC 716.5.9 and to provide smoke and draft control per IBC 716.5.3. Page 13 of 14 On sheet A603 — Glazing Details: 70. Detail 4 — Storefront Threshold — Clarify on the plans the indicated maximum height of the threshold above the finish floor. It does not appear to comply with ICC Al 17.1-2009 section 404.2.4. On sheet A801 — Details: 71. Detail 3 — Typical Guardrail — Change on the plans the referenced IBC code section regarding guards from `1013' to `1015'. IBC 1013 regards `exit signs'. 72. Detail 6 — Roof Access Hatch — Change on the plans the referenced sheet regarding the installation of the batt insulation from `G005' to 'GO I51GO16'. 73. Detail 7 — Firestop at Toilet — Change on the plans the referenced sheet regarding the `wall assemblies' from `G005' to `G003' — 2 locations. On sheet A802 — Details: 74. Detail 10 — Section at Top of 2 Hour Wall - Change on the plans the referenced sheet regarding the `roof assembly' from `G100' to `G003'. 75. Detail 16 — Interior Bearing Partition @ Slab - Change on the plans the referenced sheet regarding the `concrete wall type' from `G004' to `G003'. 76. Detail 17 — Interior Wall & Floor at Residential 1 - Change on the plans the referenced sheet regarding the `wall assemblies' from `G004' to `G003'. On sheet A900 — Accessibility Clearances: 77. Detail 33 — Typical Grab Bar Detail - Change on the plans the referenced sheet regarding the `wall assemblies' from `G005' to `G003'. On sheet A903 — Enlarged ADA Kitchen and Bath Plans: 78. Plan 10 — Bathroom ADA A — C - Clarify on the plans the represented placement of the door. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC A 117.1-2009 Sections 1003.5/404.2.3. 79. Plan 13 — Enlarged Bath B ADA — C - Clarify on the plans the represented placement of the door. It does not appear to provide the required maneuvering clearance from the `pull' side per ICC A117.1-2009 Sections 1003.5/404.2.3. Page 14 of 14 Beck & Associates, PLLC Structural Engineering & Code Consulting July 30, 2017 Leif Bjorback Building Official City of Edmonds 121 51h Avenue North Edmonds, WA 98020-3145 Subject: Westgate Village (Non-structural Review) Permit: 2017-01538 Per your request, Beck & Associates has completed a 2"d non-structural review of the drawings and calculations 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 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 General 2) The Civil plans and the Architectural Site Plan (AS101) appear to show that the building is proposed to be built over property lines. Buildings are not permitted to be constructed over property lines, whether interior to the site or not. Property lines are required to be legally respected where they occur and will need to be legally addressed or absolved as required. This is required to be addressed and finalized prior to issuance of this permit. 602 3) Reference 5/G002B — Building Separation Code Plan. All exterior bearing walls in the portion of the building that is V-A construction are required to be constructed as 1-hour walls based on the construction type requirements of Table 601. The plans show this. Exterior metal stud walls (non -bearing) of the Type 1-A construction are not automatically 1-hour walls based on construction type. However, they are required to be rated for fire -separation requirements per Table 602. In accordance with Table 602 and the given site conditions, the following Level 1 exterior walls are required to be 1-hour rated (fire - separation distances are greater than 10 feet but less than 30 feet). These walls need to be identified on the plans as being 1-hour rated. Identify the listed, tested assembly to be used to provide the rating and provide complete detailing for construction. An exact copy of the 16425 SE 66" Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 2 of 9 assembly needs to be included within the drawing set to insure proper construction and inspection. Reference sheet A101 for grid references. a. Exterior walls located along grid C1 between grids CA and CE. b. Exterior walls located along grid C5 between grids CA and CE. c. Exterior walls located along grid C4' between grids CA' and CB' Provide a Site Plan (perhaps on AS101) that identifies distances from the face of the building to adjacent property lines or the centerline of public ways (fire separation distance). Identify locations where exterior walls are to be rated as required by Table 602. Provide an analysis for required opening protection. Table 602; 705 Fire -Resistive -Rated Construction 8) This item remains to be addressed. Neither sheet G006 nor A801, as reference by the architect, specifically addresses this item. Where the corridor walls and unit separation walls contain penetrations (membrane- or through -penetrations), the penetrations are required to be protected by approved penetration fire stop systems installed as tested in accordance with ASTM E 814 or UL 1479 to maintain the required fire resistance rating. The drawings need to clearly specify this. 708.6, 714 9) The plans were updated to identify "curtain elevator smoke doors". Sheets A600 & A601 further specify "smoke & fire curtain, up to 2 hrs integrity." However, the plans also need to specify the following (716.5.3.1): a) that these fire door assemblies are required to meet the requirements for a smoke and draft control door assembly tested in accordance with UL 1784. The air leakage rate of the door assembly is not permitted to exceed 3.0 cubic feet per minute per square foot of door opening at 0.10 inch of water for both the ambient temperature and elevated temperature tests. Louvers are prohibited. Installation of smoke doors shall be in accordance with NFPA 105. b) that the smoke doors will be activated by a smoke detectors located on either side of the smoke doors. While elevator doors can be built/designed to maintain the fire-resistant rating of the elevator shaft assembly, they are not constructed to limit the transfer of smoke as required for corridors. Identify the means of limiting smoke transfer at elevators in order to maintain the continuity of corridor requirements. This can be achieved by providing elevator lobbies, providing additional doors at the hoistway opening in order to limit smoke migration (automatic closing upon detection of smoke/fire), or by pressurizing elevator shafts. 1020, 708.6, 716.5.3 10) i_._._.., _...._,ed, tested through -penetration and membrane -penetration fire -stop assemblies on the plans, including complete detailing. This may be submitted as a deferred submittal. If this is the case, the plans need to indicate so. 714 Egress 11) Reference 1/A301. This detail graphically shows a 'barrier gate'. However, it is not specified. Neither is 12/A301 referenced for barrier gate detailing. Update the drawings accordingly. 16425 SE 66`' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 3 of 9 Reference 6/A301. This details does not show, specify, or reference appropriate detailing for the barrier gate. Update the drawings accordingly. Interior exit stairways are required to be provided with an "approved barrier" at the level of exit discharge to prevent persons from unintentionally continuing into levels below. This needs to be specified and detailed at Level L1 for Stair #1 and Stair #2. 1023.8 Accessible Means of Egress 12) In response to this item, the architect made a note on sheet A300 (Stair and Elevator Note #10) indicating that the two-way communication is required to comply with the pertinent code sections. This is not adequate for construction. What we are looking for is for the plans to be updated to identify the specific location of the two-way communication and with the specific requirements of the code (not just referencing the code sections but including the requirements of the code sections on the plans). Detailing should show where the two-way communication system is to be located at the elevator landings. A two-way communication system is required to be provided at the elevator landing on each floor that is above or below the level of exit discharge. This is specified on the plans. However, the system requirements and directions for the use of the two-way communication system are also required to be specified on the plans. 1009.8.1 Building Code Analysis Reference G001 14) Reference the Accessible Parking analysis on sheet G002A. Total parking provided for M occupancies is 104 spaces. This is inconsistent with the number of parking spaces identified on sheet G001 which indicates that 89 parking stalls are being provided. Provide coordination and revise the accessible parking analysis accordingly. Total parking provided for R-2 occupancies is 110 spaces. This is inconsistent with the number of parking spaces identified on sheet G001 which indicates that 133 parking stalls are being provided. Provide coordination and revise the accessible parking analysis accordingly. ALL parking spaces proposed for this project (this building only) are required to be included in the accessible parking analysis, including "shared" parking if the 'shared' parking is for this building. Currently, all accessible parking is identified as being for residential (G002A— blue parking spaces). All accessible parking needs to be differentiated as being for either commercial (mercantile) or residential use. Van accessible parking spaces are required to be determined independently for commercial and for residential uses. All accessible parking, associated aisles, identification of standard accessible vs. van accessible spaces, and signage need to be included on sheets A100 and A101. The parking section identifies the total number of parking spaces required to meet ECDC requirements. Additionally, the plans need to address accessible parking requirements. a) The accessible parking analysis for commercial parking spaces is required to be entirely independent of the analysis for residential parking spaces. Revise the analysis accordingly. Provide an analysis within the drawing set for the required number of accessible and van accessible parking spaces as required for the commercial uses in the building. According 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 4 of 9 to our calculations, (4) parking spaces are required, one of which is required to be van accessible. 1106.1 b) The accessible parking analysis for residential parking spaces is required to be entirely independent of the analysis for commercial parking spaces. Revise the analysis accordingly. Provide an analysis within the drawing set for the required number of accessible and van accessible parking spaces as required for the residential units. According to our calculations, (3) parking spaces are required, one of which is required to be van accessible. 1106.2 c) Update the plans to show the required number of accessible parking spaces and the accessible routes to the building entrances. d) Provide dimensioning for accessible parking spaces that are exterior to the building. This was not provided in the resubmitted drawings. Reference sheet A101. Provide complete design and dimensioning within the architectural drawings for accessible parking spaces and access aisles. Drawing Sheets Reference G002 16) Reference 4/G002 — L1 Code Plan. a) The retail space to the east is still identified as "M Office/Business". It should be corrected to read "M Mercantile" It appears that the areas noted as business (those that are not accessory to the residential units) are in reality required to be retail (M occupancy) per Land Use requirements. Provide coordination and update the plans accordingly. The occupant load factor for M occupancies is 60 sf/occupant. b) It is unclear from the plans how common path of travel will be met for the parking area to the bottom right. Update the plans to demonstrate how common path of travel requirements will be met from all locations. 1006.2 i) Will the garage vehicle entrance always be open to provide pedestrian egress from the parking garage? If so, a striped, separated egress path is required to be designated and provided for pedestrian egress. ii) If the garage is secure, one alternative may be to provide a man -door in order to exit adjacent to the vehicular entrance. 17) Reference 5/G002 — L4 Code Plan. The Lounge is correctly identified to have an occupant load of 50, based on an occupant load factor of 15 SF/occupant. However, the occupant load factor is noted as 200 SF/occupant. This needs to be corrected. Table 1004.1.2 18) This item remains to be addressed. Type IA roof construction is required to be 1-1/2 hour rated. Reference the Construction Type/Separation section. Roof construction for Type I -A construction is required to be 1-1/2 hour rated (not 1-hour rated). This should be updated. Table 601 19) Provide sections for allowable stories and allowable height in accordance with the 2015 IBC. It is apparent that these restrictions will be met for the proposed building. However, this needs to be documented on the plans. 16425 SE 66`' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 5 of 9 20) The plans need to note that the Special Provisions of Section 510.2 are used and that the lid between the I -A construction and V-A construction is required to be 3-hour rated. 510.2 21) Reference the Occupant Load section. The Level 1 Retail section shows that it is a B occupancy. Retail areas are considered M occupancies (309) with an occupant load factor of 60 SF/occupant. Update the section accordingly. 309, Table 1004.1.2 22) In response to this comment, the architect updated note #10 with an incorrect analysis, using an analysis as if the Lobby were M occupancy when in fact it is B occupancy. This analysis needs to be revised to consider the area as B occupancy and indicate that separate facilities are required to be provided for each sex (which they correctly are on sheet A101). Reference note #10 of the Type I -A Level P1 & L1 notes. The Lobby area has an occupant load of 20, requiring separate facilities for each sex. Update the plans accordingly. 2902.2 Reference G003 - Assemblies 24) Reference wall type 13. WP 5512 is referenced. a) This assembly is for a 1-hour wall. It cannot arbitrarily be converted into a (2) hour wall by the addition of one layer of 5/8" Type X on each side. Drawings need to reference a true 2-hour rated listed, tested assembly. b) A copy of the required 2-hour listed, tested assembly is required to be included within the drawing set. Complete specifications for the fire -resistance rated assemblies are required to be provided within the plan set. This includes all materials, connections, and any other requirements of the assembly. An exact copy of each assembly should be provided within the drawing set to ensure that the fire -resistance rated assemblies can be properly constructed and inspected. 25) Fire -resistance rated assemblies are typically taken from the Gypsum Association manual. Some of them designate that they are 'similar' to (SIM) the GA assemblies. a) i) Assemblies 3 & 4 are designated as WP 3380 (SIM). However, the construction of the assemblies are not similar by GA Standards, within the guidelines of the General Explanatory Notes. Identify an assembly that provides the required rating and that matches the GA assembly, within the parameters of the General Explanatory Notes. ii) Assembly 5 requires the installation of 5/8" Type 'X' on both sides of the wall in order to achieve the required 1-hour rating. Revise the assembly in order to meet GA assembly requirements within the parameters of the General Explanatory Notes. iii) Assembly 6 specifies the use of 5/8" GWB. WP 3510 requires the GWB to be Type X. Update the assembly accordingly. iv) Reference assembly 13. (1) This assembly is for a 1-hour wall. It cannot arbitrarily be converted into a (2) hour wall by the addition of one layer of 5/8" Type X on each side. Drawings need to reference a true 2-hour rated listed, tested assembly. (2) A copy of the required 2-hour listed, tested assembly is required to be included within the drawing set. v) Reference assemblies 14 & 15. 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 6 of 9 (1) RC channels are not included as part of the referenced listed, tested assembly (FC 5407) and the inclusion of RC channels is not directly permitted within the General Explanatory Notes. Identify a listed, tested assembly that includes RC channels within the listing. Design/construction drawings are required to match the listed, tested assembly, within the parameters of the General Explanatory Notes. (2) Insulation is not included within the referenced assembly (FC 5407). General Explanatory Note #11 requires "In floor -ceiling or roof -ceiling systems, the addition or deletion of mineral or glass fiber insulation in ceiling joist spaces could possibly reduce the fire resistance rating. The addition of up to 16-314 inches of 0.5 pcf glass fiber insulation (R-40), either batt or loose fill, to any 1- or 2-hour fire resistance rated floor -ceiling or roof -ceiling system having a cavity deep enough to accept the insulation is permitted provided that one additional layer of either 112 inch type X or 518 inch type X gypsum board is applied to the ceiling. The additional layer of gypsum board shall be applied as described for the face layer of the tested system except that the fastener length shall be increased by not less than the thickness of the additional layer of gypsum board." Update the assembly to demonstrate that these requirements (including fastener requirements) will be met. vi) Reference assembly 19. (1) Identify the specific IBC assembly to be used for construction. It is not acceptable to reference multiple assemblies which contain conflicting information. (2) Provide a copy of the chosen IBC listed, tested assembly within the drawings. All requirements of the assembly need to be identified within the drawing set. vii) Reference the assembly, U376, identified on new drawing sheet G006. (1) The listed, tested assembly needs to be referenced within the drawing set where it applies. Which assembly (G003) is this applicable to? (2) The assembly is required to be listed, tested for use in the United States. Provide documentation demonstrating that this is the case. Alternatively, identify a different assembly that is listed for use in the United States. Review all assemblies to make sure that they meet the specific requirements of the GA assemblies identified. Fire-resistant rated assemblies are required to be constructed exactly as listed & tested. Variations are only permitted as noted in the assemblies. Provide alternate design outside of those parameters is not acceptable. b) This coordination remains to be completed, as indicated in our comments. Reference the GA Manual "Use of This Manual and General Explanatory Notes" at the beginning of the publication. These note define the limits of any variation in assemblies that are permitted, along with additional requirement that apply under certain conditions. These notes should be reviewed and coordinated with respect to the assemblies noted on sheet G003. 30) When responding to the comments in this review letter, update identified STC ratings based on the revised, updated assemblies identified. Walls and floor -ceiling assemblies separating dwelling units from each other and from public or service areas are required to have a stound transmission class (STC) of not less than 50 (or not less than 45 if field tested in accordance with ASTM E90). 1207 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 7 of 9 a) The plans need to demonstrate that the required STC rating will be achieved at all locations. b) Numerous assemblies indicate that the STC is "Per Acoustic." It is not sufficient to reference an acoustical designer/engineer for STC ratings. The architect needs to coordinate with the acoustical specialist and provide coordination on the drawings for the specified assemblies. i) Provide documentation for our review (from the acoustical specialist). ii) Update the Assemblies on G003 accordingly. Reference A101— Retail & Parkine Plan 33) The "Stair and Retail #1 Passage" should correctly be identified as an exit passageway. Update the plans accordingly. 1023, 1024 34) Door L109B is a door in the Trash Room. It too is required to be self -closing. Additionally, it is required to be 2-hour rated. Update the door schedule (A601) accordingly. The doors in Trash Room L109 are all required to be self- or automatic -closing upon the detection of smoke. The plans need to clearly identify the means of meeting this requirement. Update the Door Schedule accordingly. 713.13.4 35) The plans need to specify the dimensions of the two toilet rooms and demonstrate that required clear floor spaces are provided (sink, toilet, turning space). ICC A117.1-09, 603 Provide complete design and detailing for the Changing Room (Room 437). The toilet room and shower are required to be accessible. Update the plans to demonstrate compliance. Reference A103 — Residential 2 Plan 54) Wall type '33' is still called out on the plans. Review the plans and revise accordingly, consistent with the assembly types on sheet G003. Wall type '33' is called out at a couple of shafts. In referencing the assemblies on sheet G003, it is clear that this is an incorrect callout. Reference A104 — Residential 3 Plan 56) Door ST-E1A (previously Door 204) is required to be provided with panic hardware since it serves an A occupancy with an occupant load of 50 or more. 1010.1.10 The doors (both noted as door 204) from the Amenity Area (423) to the interior of the building are required to be: a) provided with panic hardware. Update the Door Schedule accordingly. 1010.1.10 b) openable at all times since these are part of the means of egress. Please confirm that no locking hardware will be provided on these doors and that they will be openable at all times. 62) Wall type '33' is still called out on the plans. Review the plans and revise accordingly, consistent with the assembly types on sheet G003. Wall type '33' is called out at a couple of shafts. In referencing the assemblies on sheet G003, it is clear that this is an incorrect callout. 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 8 of 9 Reference A105 — Roof Plan 63) Reference roof drain & overflow drain detailing from the Roof Plan. The roof plan needs to show all slopes and required drainage (including overflow drains in accordance with the UPC). Update the plans accordingly. Reference A300 — Vertical Circulation & Shafts 64) Reference 6/A300 — Enlarged Trash Chute L2-L4 Plan. a) The Trash Chute Plan Detail still needs to specify that the door into the chute is required to be self -closing. Update accordingly. The door into the chute is required to be self -closing and 45-minute rated. Update the detail accordingly. 713.13.1 b) Doors leading into the Trash Room are required to be self- or automatic -closing upon the actuation of a smoke detector. Update the plans and Door Schedule. 713.13.1 Reference A301— Vertical Circulation & Shafts 65) Reference 4/A301— Section 6. -, is specified at the masonry wall. However, assembly '31' is for a PT deck. Please coordinate. b) Stair construction at the lower Type I -A construction is required to be of non-combustible materials. This needs to be specified. Identify the materials that the stairs will be constructed of. 1011.7 c) 2/A301 and 6/A301 have yet to specify the required 'approved barrier' and reference the approved barrier (12/A301) detail. Update the details accordingly. Interior exit stairways are required to be provided with an approved barrier at the level of exit discharge to prevent persons from unintentionally continuing into levels below. This needs to be specified and detailed within the plans at the appropriate locations. 1023.8 d) Throughout this sheet, the number of risers (and treads) multiplied by the specified riser heights (tread depth) do not match the overall floor -to -floor heights (stair runs). Review and revise the details/sections accordingly. Specify the specific rise and runs of steps for these stairs. 1011.5 Reference A302 — Vertical Circulation & Shafts 66) Throughout this sheet, the number of risers (and treads) multiplied by the specified riser heights (tread depth) do not match the overall floor -to -floor heights (stair runs). Review and revise the details/sections accordingly. Specify the specific rise and runs of steps for these stairs. 1011.5 A900-A903 — Accessibility (I CC A117.1-09) 69) Reference A900 —Accessibility Clearances. 16425 SE 66' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Permit 2016-01538 (non-structural) July 30, 2017 Page 9 of 9 a) Aside from providing a general detail that identifies blocking for all grab bar conditions (33/A900), provide detailing and dimensioning specific to swing -up grab bar blocking for Type B Units so that it can be properly located and installed for future use. Reference 1004.11.1.1 for requirements. Provide detailing and dimensioning for swing -up grab bar blocking for Type B Units. 1004.11.1.1 b) Reference the NOTE provided at 20/A900. The OSSC 2010 is referenced. However, this is not an applicable code for this project. 70) Reference A901, Enlarged Kitchens & Bathrooms Notes. Reference are made to sheet G010 and AG010, neither of which are included within the drawings. Please coordinate. 71) Reference A902, Enlarged Bath A -Plan. a CnArifv roniiirorl rlimoncinnc of tho Xnir lrontArlinA Mirlthcl b) The required sink height is 34". Reference ICC A117.1-09, 1004.11.3.2.1.1. Update 3/A902 — Enlarged Bath A— Elevation 2, accordingly. Also, update 5/A902 and 8/A902 to specify a maximum sink height of 34". Specify the required sink height (34"). ICC A117.1-09, 1004.11.3.2.1.1 72) This item remains to be addressed. Required clearance at the bathtub in order to meet Option B requirements is required to be provided at the control end of the tub. Reference A902, Enlarged Bath B-Plan and Enlarged Bath C-Plan. Required clearance at the bathtub in order to meet Option B requirements is required to be provided at the control end of the tub. Revise accordingly. ICC A117.1-09, 1004.11.3.2.3.1 Energy Code (2015 WSEC) folly _ lerr. cs of the WSEC are required to be specified and coordinated within the plan set. 78) Provide Non -Residential Code compliance forms for the commercial portions of the building and Residential Energy Code compliance forms for the residential portions of the building. 79) In numerous instances, the assemblies on sheet G003 provide insulation that is inconsistent with the energy analysis (G015). Provide complete coordination between the analysis and the assembly details. The analysis references sheets AG###. However, no AG- sheets are included within the drawing set. Update the Energy Code forms/analysis to reference plans/details that are included in the drawing set. Update the Assemblies on sheet G003 to identify the specific insulation values (R) required in order to achieve compliance with the WSEC (both residential and commercial). Additional Comments Based on Resubmitted Drawings 82) Provide coordination between assembly numbers identified on the plans & details and the assemblies provided on sheet G003. Throughout the plans, previously used assembly numbers that are no longer existent within the plan set are referenced. Additionally, please be aware that no combustible construction is permitted at the Type I -A construction levels (P1 & 1-1). 83) The Roof Plan (A1.05) should make reference to the roof drain detail (13/A801). Please contact me should you have any questions. Respectfully, Douglas Beck, PE, SE Beck & Associates, PLLC 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 Beck & Associates, PLLC Structural Engineering & Code Consulting July 30, 2017 Leif Bjorback Building Official City of Edmonds 121 5tn Avenue North Edmonds, WA 98020-3145 Subject: Westgate Village (Structural Review) Permit: 2017-01538 Per your request, Beck & Associates has completed a 2"d structural review of the drawings and calculations for conformance with the 2015 International Building Code (IBC), as adopted and amended by the State of Washington and the City of Edmonds. 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 General (-,antarhniral 1) This item remains to be addressed. PanGEO is required to review the plans to confirm their recommendations prior to our approval. The geotechnical engineer, PanGEO is required to review the plans to confirm that their recommendations are properly incorporated into the design and construction drawings. (p. 12) The review, along with any additional recommendations, shall be summarized in letter format. Lateral General 5) Calculations were provided for shear transfer to the concrete shear walls. However, design is based on phi = 0.75. ACI 318-14 requires phi=0.60 (for any member designed to resist E and for diaphragms). Revise the design accordingly (it appears that shear transfer to Wall #1 is the only wall that will be effected). ACI 318-14, 12.2.4.1, 21.2.4.2 16425 SE 66t" Street, Bellevue, WA 98006 • beckpllc@msn.com • PH: 206-313-3739 Permit 2016-01538 (Structural) July 30, 2017 Page 2 of 2 Provide calculations to demonstrate that the Level 2 PT deck and connections have adequate strength to transfer forces to the concrete shear walls. Are collectors required at any locations? ASCE 7-10, 12.10 Drawing Sheets S201A—Level 1 Framine/Mild Reinforcine Plan 13) Although the shear wall located along grid C3 between grids CD & CE is no longer considered in the updated analysis, drawings still show that it is integrally connected to the concrete framing levels. It will by default function as a shear wall. The shear wall needs to be detailed so that it is disconnected from the diaphragm so it does not resist lateral loads. Please revise the drawings accordingly. ACI 318-14, 18.14 A discontinuous shear wall occurs at the shear wall located along grid C3 between grids CD & CE. Also, reference 6/S303. This is considered to be an In -Plane Discontinuity in the Lateral Force - resisting System. Please address this condition and demonstrate compliance in accordance with ASCE 7-10. ASCE 7-10, Table 12.3-2 14) Reference the column located at grids CB/C3. According to the calculations, top reinforcement in the E-W direction is required to be 8#6T (p. PT-139). Please coordinate. S202A— Level 2 Framing/Mild Reinforcing Plan 15) Calculations and plans remain to be coordinated for several items. Please reference the attached 11x17 plan with redlined mark-ups with corresponding calculation references. The 'clouded' items remain to be coordinated/addressed. Reference the attached 11x17 plan with redlined mark-ups. There are numerous differences between the plans and the analysis. Provide coordination and address each item. I have provided references on the marked -up plan to corresponding calculation pages. S204 — Level 4 Framing Plan There are a couple of areas on this level that support deck loads of 100 psf. It appears that he joists are undersized. 20) The exterior deck portion of the common space needs to be hatched to indicate that it has been designed for a 100 psf live load. Reference the attached pdf showing a Partial 4T" Floor Framing Plan from S204, labeled 'Area 1'). Please address the locations indicated where joists are required to support a 100 psf live load. 21) Reference the attached pdt showing a Partial 4'" Floor Framing Plan trom S204, labeled 'Area 2'). Please address the locations indicated where joists are required to support a 100 psf live load. Please contact me should you have any questions. Respectfully, Douglas Beck, PE, SE Beck & Associates, PLLC 16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739 C1 C4' C2 C3 C4 \ \ WOOD —I PER 52020, 1 C3, PROVIDE At 117L SLAB REINF. AT POST PER 1/5305, TYP. (4) #6x5'OD C2' ` 10/5303 .. - - 4�11 - ._. cps .pT-ao _ (4) #bx5' \ (6) #b%I I' EA.Prao1 (4) (6) #bx12' E.A. e' E.W. I \v I v \ I Iji (4) #6%5' T(P.PT-a0) \ _ _ xl l`E 1 _ _ _-LJ7_ _ 5/5304 #bxl2' W SIM. 1 24" O.C. STIRRUPS x 1 #5 STIRRUPS x ® 1 1 ® 510.0. 1 __ \ A - — - - — 11 - — 11 H GONG. BEAM IbxI0, _ (BM4) AT 11 GONG. #4 ®0" OT. #6x10' ll SLAG EDGE BEAM (BMI) ADD'L BOT. r \ cr \" TYP. CORNER REINF. PER 5/5502 BATHTUB AND TOILET Lam^. LOCATIONS 5HOWN FOR REFERENCE ONLY. 5EE DETAIL 8/5503 FOR ADDITIONAL REINF. AT SLAB BLOCKOUTS CA' 5/5304 i303 I BEAM \ 1 BEAM (BM2 �'� REINF. AT EXTEND TOP REINF. OPENIN61r`I A INTO SLAB 5vM 1) #5 5TIRRUF5 % © 1 " y v ® 1.,0 .L. l #bxl4' ® 24" O.C. 1 // CON& �#�5 STIRRI�S k <I A BEAM (BM2) #5 STIRRUPS x II 4 4" O.G. s, L #4x20'-O" BOTTOM — 9 x" ® 6" / #5 STIRRUPS x E7 ® 4" 0.0. I I / CANT. GONG. BEAM (BM4) AT SLAB EDGE, 5EE NOTE 11 I #4x20'-0" _ ® 0" O.G. ADD'L BOTTOM fix, i po � 46114' ® 24I O.C. Gy�1NC. � 5 BE NM (BM2) ®0"� #4#4201-0" ® 0" O.L. ADVL BOTT #6x14' 24" O.C. #5 5TIRRUF5 x ZO ® 0" O.L. I #5 ST RUPS x i rD I I #6xl4' 24" 00. Wff MILD RE1I�ORCIN6 PLAN NOTES: L ALL DIMENSIONS, ELEVATIONS, AND SLAB PENETRATIONS ON THE STRUCTURAL PLANS ARE FOR GENERAL INFORMATION ONLY AND SHALL BE VERIFIED BY THE CONTRACTOR WITH THE ARCHITECTURAL, MECHANICAL, ELECTRICAL, AND MANUFACTURER5 DRAWIN65 BEFORE CONSTRUCTION BE61N5. ANY DI5CREPANCIE5 SHALL BE BROU6147 TO THE ATTENTION OF THE ARCHITECT AND ENGINEER IMMEDIATELY. 2. FOR STRUCTURAL GENERAL NOTES AND ABBREVIATIONS, 5EE 5HEET5 5001 AND 5002. 3. FOR P05T-TENSIONING, SEE 52025. FOR WOOD SHEAR WALLS AND HOLDOWN5, 5EE 5202C. 4. FOR TYPICAL CONCRETE DETAILS, SEE SHEETS 5300, 5301, & 5302. 5. PENETRATIONS WHICH ARE NOT SHOWN ON THI5 PLAN ARE NOT ALLOWED WITHIN 12" OF ANY COLUMNS OR DROP CAPS AND WITHIN 1-1/2" OF ANY TENDON. FOR PENETRATIONS NEAR TENDON ANCHORS, SEE DETAIL 6/5302. 6. DRILLING INTO P05T-TENSIONED SLAB WITHOUT APPROVAL FROM THE STRUCTURAL EN61NEFR OF RECORD 15 NOT ALLOWED. 5LEEVE5 AND HANGER INSERT5, ETC,. IN THE P05T-TEN5IONED SLAB MUST BE PLACED BEFORE POURING CONCRETE. 1. TYPICAL SLAB BOTTOM REINFORCING STEEL SHALL BE #4 24" O.C. EACH WAY U.O.N. IN ADDITION TO OTHER BOTTOM REINFORGIN6 5HOAN. BARS SHALL BE LAPPED 2'-0" MINIMUM AT ALL SPLICE LOCATIONS AND NOT MORE THAN 50% OF THE TOTAL BARS SHALL BE SPLICED AT ANY BAY. 0. ALL REINFORGIN6 SHOWN ON PLAN 15 LOCATED AT THE TOP OF THE SLAB U.O.N. q. (6) #6 X 12' - INDICATES (6) #6 REINFORLIN6 BARS X 12-0' LONG ADDED TO THE TOP OF THE SLAB, U.O.N. BARS SHALL BE CENTERED OVER THE SUPPORT AND ARRAN6ED PER 10/5503. 110. SEE 20/5400 FOR ADD'L REINFORCIN6 REX. AT HOLDOWN5. 11. REFER TO CONCRETE BEAM SCHEDULE IB/5302 FOR BEAM SIZE AND REINFORCEMENT REQUIREMENTS. 12. X) INDICATES 5TUDRAIL PER SCHEDULE ON DETAIL q/5304. TYPICAL TRANSFER SLAB LOADIN6 120 ESE DL (APPLIED) 00 ESP LL ® PRIVATE BALCONY/PATIO LOADIN6 15 FEE DL (APPLIED) 60 PSF LL 24" 0. 'o/ i C BEAM. REIN RACK CONTROL BEAM (BMI 96r _ _ REINF 53 ALL WALL_5 - - 1 - 5/S304� PER�� 1 51M. \ x20.-1" 12/5303 h Ili 12/5303 1 1P5, 0.0 M#6%16' ® r ry L IB" OA. 0° O.G. IB" 0.0. II ¢SAOi� \A 1 1 1 b #bxl6' 24" OL. 12/5303 #bxl2' ®� 10/5308 COAL. - - - - - (b) #bxll' ENV. (b) #bxll' EYV. (6) 6x5' 1 BEAM (5M3) #bx14' IB" O.G., O III 5/SIM. � n dull SIM. 5504 e#6T . PT41 / /#5 STIRRUPS x E7 < ®4' O.G. j B, o b, / #5 5TIRRI F5 x I ® 0" O.G. / /I / #4 ®24" O." / ADD'L BOTTM BETWEEN TY1 .REINF. 12" (ANC. POST- C—) 1 TENSIONED SLAB. V �, � T.O. SLAB TYP. BOTTOM REINP. PER O PLAN NOTE T g g - #4xlb'-O' ® 0" - �„ arc #4x24'-O" ® 24" O.G. O.C. ADD'L �] ADD'L BOTTOM BOTTOM \ X ry BETMEN TYP. REINF. (� P.T. SLAB a �¢ CLOSURE STRIP PER 0/5302 (10) #bxlb' ("p #bxl2' (T) #6x12, ("p #bxl2' EA. (T) #6x12' E.W ._ `EDGE REINF.I ll I1/5303 SLOPE TOP OF SLAB STEP PER ARCH. AND SLOPE ��_-t�----I_-,-�-1 5/5304 PER II/S3031 SLAB PER ARCH., TO EXTERIOR PER 5/5504 11/55031 1 SIM. TYP AT PATIO IT/5303, TYP. AT 51M. PRIVATE BALCONIES I LEVEL 2 FRAMING / MILD REINFORCING PLAN SCALE: I/8" = 1'-0" CJ - CK WOOD P05T PER 5202C, PROVIDE ADD'L SLAB REINF. AT P05T PER 1/5503, TYP. - CL StUd4ENG STRAZZARA 2001 WESTERN AVE SUITE 200 Seattle, WA USA 98101 206 587 3797 tel 206 587 0588 www.studioms.com UITE 323 AVENUE S SEATTLE, WA 98101 TEL 206.957.3900 Q U A N T U M FAX 206.957.3901 c o. s"c.�rv" cxe�.ccns—quantumce,com CLIENT/OWNER Westgate Village LLC TITLE Westgate Edmonds 10032 EDMONDS WAY EDMONDS, WA, 98020 STAMP 4p K. epd ��B70NAL'�� KEY PLAN PROJECT NUMBER 16369.01 ISSUED FOR: DATE: BUILDING PERMIT 31 APPROVALBY: DaAw— SC cxecxe ev: TJS/SKK SHEET CONTENTS LEVEL 2 FRAMING / MILD REINFORCING PLAN SHEET NUMBER S202A