Response to Comments from Arch to Plan, Eng, Bldg (2).pdfV
z
WATTEN BAR%'r itects_
August 1, 2016
City of Edmonds
Development Services Department
121 5th Ave N
Edmonds, WA 98020
Re:
Review comments, BLD2016-0561
2100 112th Ave NE #100
Bellevue, WA 98004
t:425-453-0606 f:425-453-4772
IIG 2016
I am writing in response to comments received for the building permits for the Willowdale
Townhomes project. The following summarizes the changes that have been incorporated into
the construction documents to address the review comments from city staff.
Original grade: On Sheet A03, show the lines of original topography prior
to redevelopment.
New building height and lot coverage diagram has been added to sheet
A03, and includes the requested topography lines.
2. Smallest rectangle: On Sheet A03, revise the height calculations to use the smallest
rectangle that encloses each building, including any building overhangs and projections.
Use the updated corner locations to recalculate the average original grade for each
building.
Bounding rectangle & corner point elevations have been added to the above
referenced diagram. Average grade calculations are provided for each building.
3. Elevation lines: On Sheets A10 and All, use the revised calculations from #2 above and
show the lines of 'average original grade, 'maximum allowed height, and 'proposed' or
'actual' height on the elevation drawings.
Average original grade, maximum allowed height & proposed height are now shown on
exterior elevation drawings.
4. 4:12 roof.• On Sheet A07, show that the roof pitches are at least 4:12 pitch for those
portions of roof above 25' in accordance with ECDC 16.30.030.A sub 1.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 . www.wattenbarger.com
Erroneously omitted slope arrows have been added. Slope is to be 5:12 at roofs taller
than 25% exceeding the code requirement.
5. Site data: Please copy the "Site Data" from Sheet A01 and add it to Sheet A03.
Site data has been added to sheet A03.
6. Lot coverage: On Sheet A03, provide the lot coverage for each structure and the total
coverage for all four structures as a percentage of the total lot area. Per ECDC
21.15.110,"[c]overage means the total ground coverage of all buildings or structures on
a site measured from the outside of external walls or supporting members or from a
point two and one-half feet in from the outside edge of a cantilevered roof, whichever
covers the greatest area."
Lot coverage calculations have been added to sheet A03.
Engineering Department Review Comments:
1. Submit a temporary erosion and sediment control plan.
Site development shall be per previously reviewed and approved plans. TESC plan from
original permit is included for reference.
2. Submit a utility plan clearly indicating all existing and proposed utilities and required utility
separation. Dry utilities shall also be shown. Indicate meter size, pipe size, depth and invert
elevations to confirm new connections to existing systems will meet minimum slope
requirements.
Site development shall be per previously reviewed and approved plans, copies of which
have been included for reference.
3. Provide an Impervious Surface Area chart consistent with that provided in City handout
E72.
An Impervious Surface Area Chart has been included on sheet A03 and is consistent with
City handout E72 and the Revised Stormwater Analysis dated 2/3/16 and previously
submitted by Barghausen Consulting Engineers, Inc
4. Show tightline around the buildings and connection to the on-site storm detention system.
Conceptual footing drain and downspout tightline have been added to the architectural
site plan. Storm plan from original permit is included for reference; connection
information is also shown on sheet C7.
5. Clearly distinguish between existing conditions and those improvements that are to be
constructed under this permit (trash enclosure, on-site sidewalk, etc.). Provide details for
elements to be constructed as applicable.
2100 112th Ave NE Suite 100 ® Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 • www.wattenbarger.com
All remaining site improvements to be completed have been noted on a copy of the
previously reviewed and approved plans, a copy of which has been included for
reference.
R. �
On sheet A01 — Project Data:
1. Project Data — Occupancy Classification (and on the City of Edmonds 'Commercial &
Multi -Family Building Permit Application - Form E') - Clarify the difference in the
indicated occupancy classification of the proposed structure and of that regulated
under the scope of the International Residential Code (IRC) per International Building
Code (IBC)101.2. Note #1 of the 'General Notes' on sheet 'A01' and other notes in
the following sheets appear to designate the IRC as the intended regulatory code
governing the construction of the proposed structure.
Reference to IBC occupancy classifications have been removed; replaced with "IRC
'Townhouse"'.
On sheet A02 — Code Compliance:
2. Applicable Codes -Clarify the difference in the indicated regulatory code governing
the mechanical systems of the proposed structure and of that regulated under the
scope of the International Residential Code (IRC) per International Building Code
(IBC)101.2.
References to IMC & UPC have been removed from sheet A02; it is our intent that
mechanical systems are to be governed by the IRC.
3. Building Code Analysis — IRC Section R310 —Emergency Escape Openings —Change
on the plans the maximum measuring point above the floor for the emergency
escape and rescue opening from 'sill' to "bottom of clear opening' per IBC 1029.3
and IRC R310.1.
Correction added to sheet A02.
On sheet A04 — First Floor:
4. First Floor Plan — Left— Clarify the elevation callout for detail 7 on sheet 'A17' for the
'powder rooms' in 'Unit 01' and 'Unit 03'. There does not appear to be an applicable
detail on that sheet, or on sheet 'A15'.
Interior elevation 15/A15 has been added to the drawings; callouts from units 01 &
03 powder rooms have been updated accordingly.
5. Wall Type Schedule
a. Clearly indicate on the plans the location and the extent of the required fire -
resistance rated wall construction between the dwelling units per IBC 420.2
and IRC R302.2.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 ® (425) 453-0606 • FAX (425) 453-4772 ® www,wattenbarger.com
Erroneously omitted wall designations have been added to the floor plans.
b. Change on the plans the referenced sheet for the construction criteria of
the fire- resistance rated wall from 'A17'to 'A13'.
Reference has been revised to read sheet A13..
On sheet A05 — Second Floor:
6. Second Floor Plan — Left
a. Indicate on the plans the required safety glazing for the windows marked 'C' in
'Bath #1' of 'Unit 01' and marked 'C1' in 'Bath #1' of 'Unit 03' per IBC
2406.4.5 and IRC 308.4.5.
Windows at bath 1 have been corrected to both be window type Cl; window
schedule has been updated to require safety glazing at window type C1.
b. Clarify on the plans the difference in the proposed 'open to below' floor plan
and of that anticipated by the indicated framing members in the area over
the 'Entry' and stairs on sheet 'S5'.
This area appears to have been shown incorrectly on the structural drawings.
Corrections have been made to main floor above framing plans.
7. Wall Type Schedule
a. Clearly indicate on the plans the location and the extent of the required fire -
resistance rated wall construction between the dwelling units per IBC 420.2
and IRC R302.2.
Erroneously omitted wall designations have been added to the floor plans.
b. Change on the plans the referenced sheet for the construction criteria of
the fire- resistance rated wall from 'A17' to 'A13'.
Reference has been revised to read sheet A13.
On sheet A06— Third Floor:
8. Wall Type Schedule
a. Clearly indicate on the plans the location and the extent of the required fire -
resistance rated wall construction between the dwelling units per IBC 420.2
and IRC R302.2.
Erroneously omitted wall designations have been added to the floor plans.
b. Change on the plans the referenced sheet for the construction criteria of
the fire- resistance rated wall from 'A17' to 'A13'.
2100 112th Ave NE Suite 100 ® Bellevue, WA 98004 • (425) 453-0606 ® FAX (425) 453-4772 • wwwmattenbarger,com
Reference has been revised to read sheet A13.
On sheet A07— Roof Plan:
9. Roof Plan —Clarify on the plans the represented location of the upper ventilators for the
attic area over 'Unit 02'. They do not appear to meet the requirements for the
reduction of the minimum net free ventilation area to 1/300 of the area of the vented
space per IBC 1203.2 and IRC R806.2.
All roof venting has been reviewed and revised to comply with the provisions of IRC
R806.2.
On sheet A08 — 2nd & 3rd Floor Reflected Ceiling:
10. Second Floor Reflected Ceiling Plan
a. Indicate on the plans the required minimum exhaust ventilation for 'Bath
#1' of
'Unit 01' and 'Bath #1' of 'Unit 03' per IMC Table 403.3 and IRC
M1507.4.
Minimum cfm requirements have been added to the plans at bath fans.
b. Indicate on the plans the required carbon monoxide alarm in 'Unit 02' per IBC
908.7 and IRC R315.1.
Carbon monoxide detector requirement added to floor smoke detector at unit plan
'B', second floor location.
On sheet A10 — Exterior Elevations:
11. Keynotes —Crawl Space Venting
a. Eliminate from the plans the specified vent location at the building corner
per the referenced code section. The requirement to place an opening for
under floor ventilation with 3' of the building corner does not appear in
Section R408.1 (or elsewhere) in the 2012 /RC.
Note removed. Crawl space venting calculations revised to 1 SF / 300 SF per
R408.1 requirements.
b. Indicate on the plans the required installation of a 'radon vent' when the
installed openings for under floor ventilation are less than 1/300 of the
underfloor area per IBC 1203.6.2.2 and IRC R408.2.
Crawl space venting calculations revised to 1 SF / 300 SF per R408.1
requirements, therefore radon venting not required.
On sheet A11— Exterior Elevations:
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 • www.wattenbarger.com
12. Back Elevation — Clarify the represented location of the fireplace flue termination
cap'— mark `P'— at the lower level 'plan left' of the structure. It does not appear to
meet the requirements of IMC 804.3.4 and IRC 1804.2.6.
Exhaust cap was erroneously shown twice. The location shown too close to the
adjacent window was not intended and has been removed.
13. Keynotes — Crawl Space Venting
a. Eliminate from the plans the specified vent location at the building corner
per the referenced code section. The requirement to place an opening for
under floor ventilation with 3' of the building corner does not appear in
Section R408.1 (or elsewhere) in the 2012 /RC.
Note removed. Crawl space venting calculations revised to 1 SF / 300 SF per
R408.1 requirements.
b. Indicate on the plans the required installation of a 'radon vent' when the
installed openings for under floor ventilation are less than 1/300 of the
underfloor area per IBC 1203.6.2.2 and IRC R408.2.
Crawl space venting calculations revised to 1 SF / 300 SF per R408.1
requirements, therefore radon venting not required.
On sheet A13 — Fire Resistant Construction:
14. Detail 1 — Party Wall B — Roof Step
a. Clarify on the plans the indicated 'gridline' for the applicability of the provided
detail. It does not appear to correspond with those indicated on sheets 'A04 ,
`A05; 'A06; and 'A07'.
Section detail bugs have been added to sheets A06 & A07 indicating intended
location.
b. Provide on the plans the construction criteria for the referenced one-
hour fire- resistance rated Gypsum Association wall design 'WP5512'.
Erroneously shown WP3820 has been removed and replaced with assembly
details for WP5512.
15. Detail 4 — Party Wall B — 2 -Hr Rated
a. Clarify on the plans the indicated 'gridline' for the applicability of the provided
detail. It does not appear to correspond with those indicated on sheets 'A04 ,
`A05; 'A06; and 'A07'.
Intended location for this wall section is indicated on building section 1/Al2.
b. Provide on the plans the construction criteria for the referenced one-
hour fire- resistance rated Gypsum Association wall design 'WP5512'.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 ® FAX (425) 453-4772 • www„wattenbarger,com
Erroneously shown WP3820 has been removed and replaced with assembly
details for WP5512.
On sheet A14 — Wall Sections:
16. Detail 1— Wall Section at Entry Porch — Unit Type W- Change on the plans the referenced
sheet for the construction criteria of the fire -resistance rated ceiling construction from
`A15' to 'A13'.
Sheet reference has been corrected.
17. Detail 2 — Wall Section at Entry Porch — Unit Type 'B'
a. Change on the plans the referenced sheet for the construction criteria of
the fire- resistance rated ceiling from 'A15' to 'A13'.
b. Change on the plans the referenced sheet for the construction criteria of the
'door sill pan at balcony door' from 'A18' to 'A16'
c. Change on the plans the referenced detail on sheet 'A17' for the construction
criteria of the false balcony' from '16' to '15'.
Sheet references has been corrected.
On sheet S5 — Main Floor Shearwalls & Framing Above:
18. Main Floor Shearwalls & Framing Above
a. Indicate on the plans the required hold-down at the 'plan east' end of the 'SW
B6'shearwall on the 'plan east'side of the window in the 'Dining' area of 'Unit
01'.
b. Indicate on the plans the required construction to support the load below
the 'plan west' end of 'Beam 2-3'— 6-3/4x9 GLB 24F -V4.
c. Clarify on the plans the difference in the indicated framing members in the
area over the 'Entry' and stairs and of that anticipated by the proposed 'open
to below' floor plan on sheet 'A05'.
d. Clarify on the plans the callout for the 'HDR'- (2)2x6 beam - over the 'plan
south' door in the 'Entry' of 'Unit 02'. It appears to be over spanned and fails
in bending. Beam calculations for 'Beam 1-17' could not be found among the
submitted construction documents.
e. Clarify on the plans the callout for 'Beam 1-10'— 4x8 - over the 'plan north'
windows in the 'Dining' areas of 'Unit 01' and 'Unit 03'. It appears to be over
spanned and fails in bending. The loads from the 'upper'roof do not appear
to have been accounted for in the provided structural calculations.
On sheet S6 — Upper Floor Shearwalls & Framing Above:
19. Upper Floor Shearwalls& Framing Above
a. Clarify on the plans the callout for the 'HDR'- (2)2x6 beam -over the 'plan
south' window in the 'Living Room' of 'Unit 02'. It appears to be over
spanned, fails in bending and in shear, and deflects beyond that permitted
per IBC Table 1604.3 and IRC Table R301.7.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 ® (425) 453-0606 • FAX (425) 453-4772 • www.wattenbarger.com
Sincerely,
b. Clarify on the plans the callout for the 4x4 post below the 'plan west' end of
'Beam 2-4'— 5-1/8x9 GLB 24F -V4. It appears to be undersized for the loads
indicated in the provided structural calculations.
t
Travis McDanold, AIA
Wattenbarger Architects
Cc: Pacific Ridge Homes
File
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 • www.wattenbarger.com