OldMilltownRemodel3rdFlrAdd1.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: June 12, 2008
TO: Ralph Allen, Architect
Grace Architects
Sent via e-mail
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #: 2008-0224
Project: Old Milltown Phase II, Remodel and Third floor addition
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Project Address: 201 5 Ave S.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please provide written responses to each comment as to
how it has been addressed (support with code sections where applicable), and where changes can be
found on the plans. Please submit revised plans/documents to Theresa Umbaugh, Permit
Coordinator.
1)In the Scope of Work portion of the Project Manual provided with the permit application,
Section 1100-04 Existing Heavy Timber Reuse notes areas where existing heavy timbers will be
salvaged from the existing building framing and reused in load bearing and exterior applications.
a)If the existing timbers have a grade stamp, note this information on the plans for each
specific member, and the stamp will be verified by the Building Inspector during the framing
inspection. If there are no grade stamps, per IBC 2303.1.1, a certificate of inspection by a
certified lumber grader will be required.
b)Your Alternate Design Request for use of 8x8 Glu-lam columns for equivalency to 1-hour
construction would also have to be revised to include the re-used heavy timber members.
c)Where wood is required to be pressure treated per IBC 2304.11, it must meet IBC 2303.1.8.
d)Make it clear on the plans specifically which members are proposed re-used heavy timbers.
2)As previously requested by e-mail, provide a code analysis for the third floor exiting and fire
resistive construction for the exiting components.
3)The fire and life-safety key and actual symbols on the floor plan are missing from sheet A2.2.
4)On Sheet A1.1 and the site plan, show detailed information between the building and property
line for exiting and accessibility, including dimensioned landings, width of exit way, surface
materials, ramps, handrails, east-west slope, maneuvering distances on exterior side of the doors,
identify/detail the wall structure, etc. Provide information and details so code compliance can
be verified.
5)Please go through the plans and verify detail references numbers match the actual detail location
(for example at 2/A3.1, 3/A3.2, etc.).
6)On sheet A1.1 note the occupancy and use of spaces south of Office 4.
7)An accessible route of travel must be provided to the space south of Office 4 (IBC 3409.8.4
&3409.8.3).
8)Label the use of space east of the central stair on Sheet A1.2.
9)Under the Exterior Wall notes, sheets A0.1, A1.1, and A1.2, revise second and third paragraphs
to note that 1-hour exterior walls are required less than 30 feet from the property line. Revise
fourth paragraph to read that exterior walls must still be rated on the interior side due to type of
construction. IBC Table 601 and 602
10)Please add Sound Transmission Class requirement at walls separating dwelling units from
common areas, shafts, and other dwelling units.
11)Where will the makeup air inlets be located for the Type I hoods at the restaurants? The concern
is the close proximity to exhaust outlets.
12)HP24 is noted in a closet opening into a sleeping room. Clarify what this is. If this is a gas
appliance, it must be direct vent.
13)On sheet A1.1 revise door swing of restaurant doors to swing out in the direction of travel as
approved on Phase I plans.
14)Provide illuminated exit signage and emergency lighting directing deck occupants to the 2
required exits. Also, note the method of power backup.
15)Remove demolition from separate permits list Sheet A0.0.
16)Under Project Composition on Sheet A0.1, please explain what is intended by showing
allowable sf/floor. You have provided mixed use ratio calcs on the sheet, so this column is
probably not needed.
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17)On the site plan, floor plans (2 and 3 floors), and life-safety plans (2 and 3 floors), clearly
show and label the public right-of-way (alley).
18)Door & Door Hardware Schedules (Exit door hardware (locking devices) for security reasons
needs to be addressed during plan review so the exit pathways are always openable from the
egress side without key, special knowledge or effort. IBC 1008.1.8):
a)Door 107: Since this is a common area, specify door hardware for exiting
b)As discussed, revise door hardware to address security issues, but still meet egress and
accessibility requirements.
c)Door 112 must self-close and latch, also note that it must close upon detection of smoke per
IBC 715.4.7.3. IBC 707.13
d)Door 07b must self-close and latch (specify how this will be done with a double door), also
note that it must close upon detection of smoke per IBC 715.4.7.3. IBC 707.13
e)Panic hardware is required at doors 101 and 202.
19)Dimension common path of egress travel (100 foot max.) from remote point of Office 6 to the
point where occupant has access to 2 exits. IBC 1014.3 exception 1
20)On 2/A0.1.1, at Office 5 change dimension between exits to door 95 rather than the exterior
lobby doors.
21)On 3/A0.1.1, change the dimension between exits for the overall deck area to be between doors
202 and 101.
22)On section 4/A5.1.2, the roof ceiling assembly must be 1-hour rated since this is a VA building.
23)Clearly note on the floor and exiting plans that the media room, game room, exercise room and
game room bathroom are for private use by the condominium owners on the third floor and their
guests only.
24)How will occupants be guaranteed that the required paths of exit travel at the deck areas will not
be blocked by gates or other obstructions? This needs to be considered for the life of the
building not just the initial owners.
25)Will theater have fixed seats or moveable seats?
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26)As discussed at the preapplication meeting, blocking paths of exit travel from the deck areas to
the 2 required exits from the deck areas is still a realistic concern and needs to be addressed.
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Although the intended condominium owners of the 3 floor may approve of the design concept
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for the deck areas to be open throughout the 3 floor, it is likely that future owners would install
gates or similar obstruction for security reasons which would likely obstruct access to exits.
Also, please explain the hatched areas on the plans and what is separating the hatched areas of
the deck from the unhatched areas. Please address
27)Along the east side of the building, dimension height of parapet that also acts as a guardrail,
from the finished deck surface, provide detail and cross-reference on the plans.
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28)Occupants of the 2 floor must have access to 2 exits, including the parking garage (IBC
1019.1). The overhead door would not be permitted to be used as an exit door (IBC 1008.1.2).
29)Provide a north-south section through the southeast exit stair (6/A7.3). Show rise, run, handrail
height, handrail top and bottom extensions, landing transition to sloping alley (show that it
meets IBC 1009.3.2 last paragraph for rise and marked striping), slip resistant stair finish, treads
and landings sloped maximum for water run-off (IBC 1009.5.1), dimension finished width of
stairway and landings. Clarify what the note tapered step means.
30)Label what occupancy you are assigning the accessory use lobby on the send floor. Since you
note that it is less than 750 sf, are you proposing it as an A3?
31)Provide a section detail through the trash room, trash chute and termination room showing fire
rated construction, chute materials, 45 min. rated self-closing trash chute doors, chute
construction materials, etc.
32)Special inspections are required as noted the Quality Assurance Plan Sheet S1. Complete the
enclosed Special Inspection and Testing Agreements (one for geotech, and one for WABO
certified inspector for structural inspections). Have all parties sign the agreements and return for
City approval prior to permit issuance.
33)Provide a list of shop drawings to be submitted to the City during the construction process.
Comments from Citys Consultant:
NON STRUCTURAL COMMENTS
1. Omit
2. Details of fire separations:
The Occupancy Chart Table on right hand side of Sheet A0.1 is basically correct, but
a.
the service areas should really be defined as Incidental Use Areas instead of Group
S-2 in order to use the applicable information at the top right of that page, which I
presumed the architect intended to be such uses (otherwise, nothing else in that chart
is relevant and it could be deleted.)
b. For the rating of the concrete walls, those under the category Siliceous aggregate in
Table 720.2(2)/A8.0 have to be used. Others should be deleted.
c. The builder shall note that Proprietary materials/A8.XX must be used when specified.
3. Property line considerations:
a. Omit.
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b. The extent of East-facing overhangs and extent, beyond either side of the (apparent)
15 easement property line, South-facing roof overhangs on Sheet A2.4 appear in
most cases to exceed setback requirements of Section 704.2 and should be reduced.
c. However, the overhang shown on Details 3 & 4/A5.1 also seem to violate those
sections too
d. Similar concerns apply to those projections on Sheets A5.1.1 and A5.1.1.2.
4. Even with the air grates in the Garage entry door shown on 10/A.2.0.1, the plans have to
specify a mechanical ventilation system with a minimum of ~ 4,870 cfm. IMC Section 404.1
5. Door Note 13/A2.0 is not completely written and needs to be finished.
6. I am not sure what the louvers shown below those notes on A2.0 are all about? Where are
they located on the plans and what is their function? The architect should explain it more.
7. Impact glazing:
a. Omit
b. Door type 9/A2.0.1 is a 45 minute assembly, but the glazing cant just be tempered
unless it passes the fire tests. Sections 715.4.6.4 and 2406.6
c. Many of the glazed panels shown on Sheet A.2.0.2 should show tempered glazing.
8. Means of Egress Comments (pending code analysis from architect)
9. If some of the plumbing will extend through more than one floor but it not within a wall both
above and below the floor, it needs to show both an F- and T-Rating. Section 712.4.1.1.3. As
this is very difficult to achieve practically, the architect should solve any problems now.
10. The stone veneer on Sheets A11.5.1 and A11.5.2 require exact installation specifications.
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The details in Section 1405.6, Item 1 need to be on the plans.
STRUCTURAL COMMENTS
1. The Project Scope/A0.0 implies 06 IBC Sections 3403.2.3.1 and 3406 are accommodated.
The engineer should provide a narrative to justify how existing construction will resist the new
floor loads which seem to add more than 10% of the existing structural capacity to the
original building to carry and more than 10% of existing shear resisting elements were
removed in earlier construction. (I no longer have the earlier calculations and it may help
clarify this.)
a. Those earlier calculations should have shown how they comply with those standards
including more lateral loads due to the new floor. If not, then it should be done now.
b. Since the existing walls may not be reinforced by todays standards, how will they be
accommodated relative to displacement?
c. Similar overall accommodation should be provided for the existing construction below
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the 2 Story to the East of Line G/S3.
d. Why arent drag struts shown between the new framing to connect to the new buttress
wall, 3, on Sheet S-3?
e. How are the lateral loads from the new rigid frames (Sheet S10) on level 3 connected
to and distributed by the lower stories?
f. I dont understand Detail 6/S3 when I look at the location of the cut on the floor plans.
g. Drag strut connections seem to be missing at lines G and H/S3.
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h. Between Lines G and A, there dont seem to be any lateral resistance shown below at
least on these sets of plans.
i. More comments may occur when these items and others have been solved
2. Missing details and/or cross references:
a. Sheet S1:
i. The bottom footing on the left side should be shown as 3. and have a
description.
ii. Details for floor sheathing need to be given.
iii. Under Wall Connection to Foundation, note that Simpson SET epoxy material is
not acceptable for concrete yet. The only one that I know which complies is Hilti
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HIT-RE 500-SD, ICC Report 2322 and should be referenced instead.
iv. Shear Walls W2 through W4 in the Schedule are high shear panels and should
be shown with Special Inspection. Section 1707.3, Exception.
b. Sheet S2:
i. The Powers anchors shown in Details 2, 3, and 4 doesnt yet have approval for
cracked concrete and should be replaced with another anchor that does (to date,
only a few from Hilti and Simpson).
ii. Boundary nailing should be shown on Detail 6.
iii. The post installed anchor shown in Detail 6 should also be protected against
corrosion since it is in contact with treated lumber.
c. Sheet S4:
i. How is shear transferred or dragged around the stairway and elevator openings?
What boundary nailing is to be provided? How is torsion accommodated?
d. Sheet S5:
i. Why doesnt the wall extension connection on Section 7 act as a hinge at the joint
and not really effectively brace the wall?
e. Sheet S7:
i. Why isnt there boundary nailing to transfer the floor loading to the braced frame
on Section 1?
ii. Likewise Section 3 should have boundary nailing shown.
f. Sheet S10:
i. Sections A, B, and 3 arent cross referenced on that sheet.
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