Microsoft Word - Sunset100PC2architecturals.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: November 4, 2008
TO: Sunset 100 L.P.
Attention: John Thoresen, contact person
Sent via e-mail
FROM: Ann Bullis, Building Official
RE: Plan Check: 2008-0463, 0464, 0465
Project: Sunset 100 LP Mixed Use
Project Address: 121, 123, 125 Sunset Ave N
Due to the design issues presented with this project, the architect has requested a review of the
architectural plans for compliance with the non-structural portions of IBC prior to submitting
revised structural, civil, and landscaping plans. Review for coordination of structural and non-
structural design will be done upon full resubmittal. Please provide written responses to each
comment as to how it has been addressed and where changes can be found on the plans. Please
resubmit revised plans to Marie Harrison, Senior Permit Coordinator for this project.
1.Sheet A0:
a.Under Building Classification, add that you are using IBC/WAC 509.2 to create 2
separate and distinct buildings horizontally between the dwellings and parking level,
and the duplexes above the horizontal building separation are separate buildings with
imaginary property lines in between.
b.Allowable area calculations:
i.Revise U occupancy to S2. As discussed with the architect at the counter,
IBC 509.2 does not apply to U occupancies.
ii.Since your design shows 3 separate R3 duplex buildings over a common S2
parking garage building using IBC 509.2 with imaginary property lines
between the R3 duplex buildings, revise allowable area calculations to reflect
the floor area of each R3 building. As previously discussed, where you are
providing a common exercise room at the middle building, show that this is
accessory to the R3 duplex per IBC 508.3.1 exception 1 (not as a separate A3
occupancy).
c.On the site plans (including Sheet S-1), show the outline of the upper floor decks and
roofs.
d.On the Allowable Opening Percentage table, provide a plan that references the
location of wall segments A thru J for each building so we can verify your opening
percentage calculations (previous item 4).
e.Under zoning and code information, change reference of office to common exercise
room and verify with Planning if this affects the number of required parking stalls.
f.Confirm that you wish to classify the building above the 3 hour building separation
as VA construction it seems you could justify as VB.
2.Please increase the small font and symbols on the 1/8 scale plans so they can be easily read.
3.On the floor plans, distinguish the real property lines from the imaginary property lines used for
fire separation distance.
4.Detail 4 on Sheet A-13 must be a 2-hour assembly to match your notations (and as required in
IBC/WAC 509.2) at mechanical shafts, elevator shafts, stair enclosures, etc. that penetrate the 3-
hour horizontal building separation.
5.On Sheet A-13 add a listed and tested 3-hour floor-ceiling assembly for the PT deck and
reference appropriate assembly in IBC Table 720.1(3).
6.On Sheet A-13 provide listed and tested assembly references for 2, 3, 4, 5, 7 & 9. Listings for
details 6, 7, 8 & 4 must also include the sound transmission class noted on the plans (minimum
of 50 required). UL G512 noted for detail 8 and UL V471 noted for detail 6 were not tested for
sound.
7.Please clarify the purpose of the 1-hour overhead door shown on Sheets A-1 & F1.
8.Provide parapets at exterior walls (except east and west walls) or specify an exception (IBC
704.11) and clearly note and show requirements on the plans. Are you using exception #4? If
so, on the roof plan clearly show that no openings are permitted within 5 feet of the exterior
walls, and the roof is Class B rated.
9.Where the 2 hour mechanical shafts adjacent to each mechanical room reduce in size with an
off-set at the floor-ceiling, provide a 2 hour I-joist floor-ceiling assembly and listing. Cross-
reference where it applies on the plans.
10.On Section B-B, Sheet A-12:
a.Show the location of the steel floor trusses versus the I-joists. Provide a detail of
transition from the 3-hour wall assembly to the 3 hour floor-ceiling truss assembly.
Provide a detail of the transition from the 3 hour floor-ceiling truss assembly to the
1-hour I-joist assembly. You may also need a 3-hour joint assembly.
b.Provide a detail showing the top of the 3 hour wall (6/A-13) extending to the
underside of the 3 hour floor deck above.
c.Provide a detail showing the bottom of the 3 hour wall extending to the 3 hour PT
deck, including attachment. You may also need a 3-hour joint assembly.
11.Structural members (beams & columns) and bearing walls supporting the 3 hour construction
must be individually protected to 3-hour construction. Since structural plans were not provided
for the architectural review, we will defer review of this until a full resubmittal is provided. The
concern is at the steel truss area.
12.Instead of classifying the garage storage areas as S1 occupancies with occupancy separations,
you may want to consider them as incidental use areas per IBC 508.2. Since the building will be
fully sprinkled with an NFPA-13 system, storage areas that exceed 100 sf must be constructed
per IBC 508.2.2.1, including self-closing gasketed doors. This would eliminate the 2-hour
occupancy separation as you appear to be showing.
13.Provide finished elevations points and details of the proposed exterior ramps and stairway
leading to the street.
14.Coordinate the fire door ratings between A-floor plans and F-floor plans.
15.On Sheet F1, clarify where the duct penetrations will terminate for all three mechanical rooms
on the garage level. See IBC 716.6 for duct penetrations of horizontal assemblies and
limitations.
16.Update fire resistive construction notes for the various 1, 2, & 3 hour fire ratings in this design.
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17.Provide details showing the continuity of the fire rated shafts and stairways through the fire
rated horizontal assemblies. This is a common issue that comes up during construction.
18.On Sheet A4, alter the overhang so it does not extend past the imaginary property line (or adjust
imaginary property line).
19.The stairways between the buildings still need to be justified, even though they are not required
exits. As shown, they provide a way for fire to jump from one building to the next. As we
previously discussed, the stairs would need to be a least 2 feet from the imaginary property lines,
unless you can justify it elsewhere in the code.
20.The architect still needs to justify the required exits from the parking garage traveling between
the buildings to the public way. From our past discussions, the architect was going to see if
these areas could meet the requirements of an egress court (IBC 1024.5 see 1024.5.2 for
construction requirements).
21.Specify method of power backup for emergency lighting and exit signs.
22.The HVAC/Light protection details on the F sheets appear to be from the Seattle Building Code,
and need to be altered to meet the IBC. Where such penetrations exceed what is outright
allowed in the code for a membrane penetration, the same number of gyp layers needs to be
maintained within the joist bay to box in the penetration. Penetrations of the box need to be
firestopped. This is a common issue in the field.
23.On the Sheet A1 below Building A, is the area behind the elevator and mechanical shaft a void
space? Please label.
24.Safety glazing is required at the windows at the stairway landings, within a 24 arc of doors, and
at bath tubs where the bottom edge of the glazing is less than 60 above the tub surface or
platform sill.
25.Show the continuous garage ventilation shafts through the floors to the exterior of the building.
26.Show all mechanical shaft terminations on the roof plans.
27.Note on the plans that the balconies and roofs over the balconies must be sprinkled.
28.Note on the floor plans that loop vents will be required at the island sinks air admittance
valves are not permitted.
29.Show how each required exit from each dwelling connects to the walkways on the site plan,
which in turn lead to the public way. This needs to be coordinated with the floor plans.
30.On the site plans, provide an off-site datum point (on which height calculations are based) that
the Building Inspector can easily use when verifying the height of the building at the framing
inspection, OR agree to have a licensed land surveyor provide the height verification based on
the approved height calcs and datum (stamped and signed).
31.Contact the Planning Division regarding the process to remove the existing lot line to create one
lot.
32.Verify with the Planner that this application does not have to go back to the Architectural
Design Board.
33.Special Inspection Agreement must still be submitted.
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