Loading...
MAG Plan Check Response 21 July 2017.pdfStrotkamp Architects P.O. Box 501 Burlington WA 98233 Plan Check Comments dated 6-15-17 Response To: City of Edmonds From: Strotkamp Architects Community Development David Estes Attention: Kristin Johns Pages: 5 Senior Permit coordinator Address: 121 Fifth Ave North Date: 21 July 2017 Edmonds, WA 9020 425.771.0220 Re: BLD 1684 2016 Plan Check Comments dated 24 April 2017 Response and other dates CC: Tom Strotkamp (transmittal) David Broadus, Magic Toyota Peter Chung, Magic Toyota Design Team ❑ Urgent X For Review ❑ Please Comment ❑ Please Reply for Your Information This memo is in response to the above referenced plan check comments for the building permit submittal to clarify the issues raised in your plan check comments. These comments have been incorporated into the "Plancheck/Const. Issue Rev "1" dated 21 July 2017 as part of this re -submittal and are tagged on the drawings with a revision mark 1. To summarize our response to your comments found in your review are as follows; Building Officials Additional Comments Item Comment Response 1 On sheet A-0.0 the structural sheets for both the stormwater vault and the structural engineering for the building use the same page sequencing, please revise. 2 Correct References to partial plans on Sheets A-2.0 and A-2.1 See Plancheck/Const Issue Rev "1" dated 21 July 2017, Sheet A-0.0 which has been revised to include only architectural, structural and electrical in the building permit application. See Plancheck/Const Issue Rev "1" dated 21 July 2017, Sheet A-2.0 an A-2.1 these references have been corrected. 3 Provide a detail keyed to Sheet A-2.2 See Plancheck/Const Issue Rev "1" dated 21 July and A-7.1 add accessible benches in 2017, Sheet A-2.2 for comment and added detail locker rooms 10/A-7.2 Plan Check Comments 21 July 2017 4 Clarify and correct numbering of partial plans sheet A-2.2 Building Department Comments Item Comment 2.a — IBC WA amendments Section 427 2.d for electric Vehicle charging See Plancheck/Const Issue Rev "1" dated 21 July 2017, sheet A-2.2 these references have been updated and revised. Response See Plancheck/Const Issue Rev "1" dated 21 July 2017, Sheet A-2.0 for compliance with Infrastructure ; items a, b, c & d of this section of the code, In regard to comment a, the 5% is taken to be of required parking spaces not total onsite parking/display spaces. 120 required at 5% = 6 spaces. (see sheet A-1.0) 3. IBC Section 1009.8.1 Accessible means of communication. 4.a-4.c IBC Table 1004.2.1 5. Include the open parking area in the building area and occupancy calculations 6.a-6.c 7 Base allowable building Heights and Area Calculations (Table 506.2a) IBC Section 507.4 should be 507.5 Plancheck/Const Issue Rev "1" dated 21 July 2017 See sheet A-2.1 General notes for this item and key to location. Sections 1009.8.1 and 1009.8.2 have See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.1 for revised occupant loads, exiting and common path of travel. (New Sheet) also as part of the exiting requirements from the parking deck a 104.10 Request for modifications for the Occupant Load on the parking deck is being submitted as part of this transmittal. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.1 and IBC Section 104.10 Request for Modifications for Occupant load on the Parking Deck. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.0 and A0.1 Revised for tables 504.3, 504.4 and 506.2 Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.0 Improper IBC section reference Revised to 507.5 0 Page 2 Plan Check Comments 21 July 2017 8.a-8.d Plumbing Fixture Calculations — a.) table revised on See Plancheck/Const Issue Revise to IBC 2902.1.1 Rev "1" dated 21 July 2017 Sheet A-0.1 for revised table complying with this comment. Plumbing fixture requirements broke into three areas, per prior discussion, office wing main floor, service wing main floor and second floor offices. 9.a-9.b IBC chapter 10 Egress plan for Plancheck/Const Issue Rev "1" dated 21 July parking deck 2017 Sheet A-0.Iand IBC Section 104 request for revision of occupant load from parking deck based on actual usage have been revised to indicate this revision. 10 ADA parking spaces per ICC This information was provided in the civil Al 17.1.09 and 502 and engineering drawings but has been added on sheet A-1.1 See Plancheck/Const Issue Rev "1" dated 21 July 2017 for this information. 11. Van accessible location per IBC This information was provided in the civil 1106.5, ICC a117.1-09 , 502 engineering drawings but has been added on sheet A-1.1 See Plancheck/Const Issue Rev "1" dated 21 July 2017 for this information. 12. Improper references given on partial See Plancheck/Const Issue Rev "1" dated 21 plans July 2017 Sheet A-2.0 and A-2.1 for corrections to partial plan keys. 13. Provide design and Detailing of Per discussion with the building official and as Toyota Portal noted on See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.0, this item is a deferred submittal. 14. Improper references given on partial See Plancheck/Const Issue Rev "1" dated 21 plans July 2017 Sheet A-2.0 and A-2.1 for corrections to partial plan keys. 15.a- Section 1004.1.2 Area and occupancy See Plancheck/Const Issue Rev "1" dated 21 15.c of conference Training 208 requires July 2017 Sheet A-2.1 the area of room 208 has change in existing and been revised to 734 sq. ft. No changes to exist doors and hardware required. However, as keyed per the hardware and door schedule sheet A-6.0 doors 208.A and 208.0 are equipped with panic devices which have been removed 0 Page 3 Plan Check Comments 21 July 2017 16. Elevation references incorrect 17.a- Reference ADA standards on partial 17.c plans and ADA compliant urinal location 18.a- Private Restrooms per IBC 1109.2 18.d and ANSI A117.1-09, Section 603.2, 604.4, 604.5 and 606.2 See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-3.0 for corrections to West elevation. Plancheck/Const Issue Rev "1" dated 21 July 2017 See sheet A-2.2 for clear floor space requirements at each toilet room and ADA compliant urinal call out. Also see A-7.1 an A 7.2 for ADA urinal call outs. Notes added to partial plans A-2.2 for grab bar and mounting height requirements. Plancheck/Const Issue Rev "1" dated 21 July 2017 See sheet 1/A-2.2 for notes added for compliance with these code sections. 19. Comply with IBC 1109.5, ANSI Plancheck/Const Issue Rev "1" dated 21 July A117.1-09 602.4 2017 Drinking fountains have been revised and added per plumbing requirements revised sheet A-0.1 See Sheets A-2.0, A-2.1 and A-2.2. Detail 16/A-7.3 has been revised 20.a- Sheet A-5.4 IBC Section1011.7.3 for Plancheck/Const Issue Rev "1" dated 21 July 20.b walls and soffits for storage under 2017 See Sheet A-0.2 for Wall type 12 per 9/A- stairs shall be of one (1) hour 0.2. Notes added to stair sections 29/A-5.4, construction. 3/A-5.5 and 5/A-5.5 referencing the one hour assembly. 21.a- Sheet A-5.4 IBC Section 1014.6 Plancheck/Const Issue Rev "1" dated 21 July 21.b handrail extension requirements. 2017 Stair sections on both A-5.4 and A-5.5 have been revised to incorporate notes on handrail extensions at the top and bottom of stairs. 22.a- IBC Section 1014.6 Handrail See Plancheck/Const Issue Rev "1" dated 21 22.b extensions top and bottom Stair July 2017 Sheet A-5.5 for notes added on sections on sheet A-5.5 handrail requirements at the top and bottom of stairs. 23. IBC Section 1015.5 Update details 9 Per exception IBC 1015.4 exception 4 (no and 11 Sheet A-5.5 public access) details 9 and 1 l/A-5.5 are used for stairs meeting the criteria in the exception and no revision is required. 0 Page 4 Plan Check Comments 21 July 2017 24.a- IBC Section 1011.7.3 soffits and 24.b Walls with enclosed spaces are required to be protected by 1 hour fire rated construction. 25. IBC Section 2406 Safety Glazing at doors types DC, DJ, DK, DM and DE required 26. IBC Section 1011.73 Rated Door assemblies required doors 105.A and 164.A See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-1.1 for one (1) hour fire protection at the underside of stairs and notes Section 25/A-5.4, 29/A-5.4, 3/A-5.5 and 5/A- 5.5. Stair sections 2/A5.5, 4/A-5.5 and 6/A-5.5 are not required to one hour (1) wall and soffit assemblies. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-6.0 for added notes on safety glazing, door type DM does not require safety glazing as conditions per 2406.4.3 as items 2 and 3 are not met. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-6.0 Door schedule, the thermal ratings have been added. 27. IBC Section 2406Safety Glazing Safety glazing not required as the plane of the required at glazed panels adjacent to doors shown is 4'-0" from the glazing in door on elevation F question and thus is not adjacent to the door. 28. IBC Section 2406Safety Glazing required at glazed panels adjacent to door on elevation Q 29. IBC Section 1011.12.2 Roof hatch required to be 16 sq. ft. and have min dim 2'-0" 30. WSEC Detail 20/A-6.5 Insulation required at Detail 20/A-6.5 31. IBC Section 1109.11, ICC A117.1- 09, 904.3 ADA access at casework rooms 126,103 and 133 See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-6.2 glazing revised. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet a-2.4 for note on roof hatch size. Also see structural drawings sheet S-5.0 See Plancheck/Const Issue Rev "1" dated 21 July 2017 Detail 20/A-6.5 revised missing insulation and note added. Plancheck/Const Issue Rev "1" dated 21 July 2017 Dimensions added to elevations, current design complies with 34" counter height at room 126. ADA compliant work space is provided adjacent to rooms 103 and 133 with work spaces see elevation 2 at service writer 131 for this item and retail 130 for ADA workspace this area. 0 Page 5 Plan Check Comments 21 July 2017 32.a- IBC Section 1109.5.1, ICC A117,1- 32.b 09 Detail 16/A-7.3 update to meet ADA requirements for drinking fountains See Plancheck/Const Issue Rev "1" dated 21 July 2017 See detail 16/A-7.3 updated for ADA requirements on dual drinking fountains and spout outlet heights. 33. ICC Al 17.1-09, 604.37 Add See Plancheck/Const Issue Rev "1" dated 21 dimensions Detail 9/A-7.3 July 2017 detail 9/A-7.3 updated for toilet tissue dispenser locations and requirements. 34. IBC WSA 3005.2 elevator machine See Plancheck/Const Issue Rev "1" dated 21 room required to be provided with July 2017 Sheet A-2.1 for notes concerning independent air conditioning independent temp control of the elevator equipment room and further reference to Mechanical Drawings ( under separate permit) 35. IBC WSA 3009 Provide a means of See Plancheck/Const Issue Rev "1" dated 21 venting smoke and hot gases from the elevator to the outside 36. 2015 WSEC Provide U and SHGC for all glazing in man doors, Overhead doors and skylights 37. U values for Overhead doors to be specified in the drawings set 38. WSEC C402.5.1 Indicate on plans the means of meeting the requirements for continuous air barrier. 39. WSEC 402.5.1 Indicate on drawings the completed building to be tested for air leakage. July 2017 Sheet A-2.4 for note on venting requirements. Further reference is given to see Mechanical Drawings (under separate permit) for additional information. We have provided this even though WSA 3009 states that this requirement applies to buildings 4 or more stories in height. We are assuming this is a local decision in Edmonds. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-6.0 glazing notes on all Solarban exterior glazing units U and SHGC referenced as are man doors and overhead doors. See Sheet A-2.4 for skylight U and SHGC values. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-6.0 for U values at exterior overhead doors. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.3 (added) for required information and calculation of allowable air infiltration. See also section C202 definitions for the criteria for air barrier area calculation. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.3 for the requirements for air barrier testing. 0 Page 6 Plan Check Comments 21 July 2017 Engineering Comments 1. Remove notes concerning power pole removal 2. Add Note to sheet A-1.0 stating " Refer to Civil Construction Plans for Engineering Requirements" 3. Sheet A-2.4 call out slope of drive from grade to parking deck. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-1.0 for this revision (deleted) See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-1.0 for this added note. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheets A-1.0, A-2.1 and A-2.4 for the slope call out. Planning Comments 1. Landscape cost Estimate provide Provided as part of this resubmittal itemized cost estimate covering landscape and irrigation to determine the amount of the maintenance bond. 2. Height; correct the existing four corners elevations and revise the elevation calculations on Sheet A-1.0 3. Site Plans — civil and architectural incorporate comments on lot lie adjustment noting auditors file number. Update showing new parcel numbers and property lines. Public Works Comments Provide details on trash enclosure meeting requirements of the City of Edmonds Fire Department Comments 1. Provide fire Marshal Notes Per plan check Plancheck/Const Issue Rev "1" dated 21 July 2017 See Sheet A-1.0 for correction to the heights calculations Plancheck/Const Issue Rev "1" dated 21 July 2017As of the date of this submittal, the Snohomish county Accessor has not updated and assigned new parcel numbers to the site. Note added all sheets indicating accessors file numbers and that new parcel numbers to be issued. Our understanding is this process could because of backlog take up to a year to occur. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-1.1 for trash enclosure and related notes. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.0 for these comments added to the cover sheet. 2. Call out that for separate permits for See Plancheck/Const Issue Rev "1" dated 21 the follows; automatic fire sprinkler July 2017 Sheet A-0.0 for list of deferred system, fire alarm system and submittal both those requiring and those not Emergency Radio System ( if requiring separate permits. required after evaluation) 0 Page 7 Plan Check Comments 21 July 2017 3 C! Provide Identification on the north See Plancheck/Const Issue Rev "1" dated 21 and East Side of the structure 12" tall July 2017 Sheet A-3.0 for suggested location of minimum 1" Stroke in contrasting building identification numbers with reference colors to the building, Location to be to verify with the fire Marshal determined by the fire Marshal's Office. Service Area Must Comply with An analysis of IFC Section 2311 has been done requirements of IFC 2311 Repair and the project complies with all sections. garages 5. Provide a code summary page providing the following for each room or floor occupancy class, Occupant Load per room or area exit travel distance and common path of egress travel. 6. Provide a dry standpipe on the parking deck. See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-0.1 for exiting, Occupant loads common path of travel and maximum travel distances See Plancheck/Const Issue Rev "1" dated 21 July 2017 Sheet A-2.1 and civil engineering drawings for FDC and dry standpipe location per discussion on site 25 July 2017. Call if you have questions, either (206-979-8320) or (425)-316-8979 Thanks David Estes Strotkamp Architects 0 Page 8