Response to Comments from Arch to Plan, Eng, BLDG.pdfV
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WATTENBAR IE Itects_
August 1, 2016
City of Edmonds
Development Services Department
121 5th Ave N
Edmonds, WA 98020
Re:
Review comments, BLD2016-0562, BLDG2016-0563
2100 112" Ave NE #100
Bellevue, WA 98004
t:425-453-0606 f:425-453-4772
W
n,"iWM" OF i B AWS
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.
Planning Department Review Comments:
1. 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. 4:12roof. 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.
En ineerin tie artment 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.
Building Department Review Comments:
1. The proposed work falls under the regulatory oversight of the Revised Code of
Washington
(RCW) chapter 64.55.005. As such, the following requirements must be met:
A City of Edmonds 'Special Inspection and Testing Agreement' (see
attached) must be completed and returned prior to permit issuance.
In addition to the above requirement prior to permit issuance, the following will be
required before a final inspection by the City of Edmonds can be performed on, and a
'certificate of occupancy' can be issued by the Building Division for, the permit when
issued:
The 'qualified inspector'shall prepare and submit to the City of Edmonds
Building Division a signed letter certifying that the building enclosure has been
inspected during the course of construction and that it has been constructed in
substantial compliance with the building enclosure design documents.
Special inspections form has been completed and returned as a separate attachment.
On sheet A01— Project Data:
2. 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:
3. 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.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 • www.wattenbarger.com
4. Building Code Analysis
a. Update on the plans the following provided information to reflect that required
per IRC Table R302.1(2):
• Exterior Walls
• Projections
Reference to Table R302.1(2) has been added to exterior wall & projections notation
on sheet A02.
b. 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 A06 — Second Floor Left:
5. Second Floor Plan — Left
a. Indicate on the plans the required safety glazing for the windows marked 'Cl' in
'Bath #1' of 'Unit 07' and in 'Bath #1' of 'Unit 08' per IBC 2406.4.5 and IRC
308.4.5.
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 of
'Unit 06' and of that anticipated by the indicated framing members in the
area over the 'Entry' and stairs on sheet 'S6'.
This area appears to have been shown incorrectly on the structural drawings.
Corrections have been made to main floor above framing plans.
On sheet A07 — Second Floor Right:
6. Second Floor Plan —Right - Indicate on the plans the required safety glazing for the
windows marked 'C1' in 'Bath #1' of 'Unit 04' and in 'Bath #1' of 'Unit 05' per IBC 2406.4.5
and IRC 308.4.5.
Window schedule has been updated to require safety glazing at window type C1.
On sheet A08 — Third Floor:
7. Third Floor Plan — Left— Change on the plans the elevation callout for the 'Front Elevation'
from '15/A17' to '1/Al2'.
Elevation callout has been corrected on sheet A08.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0606 • FAX (425) 453-4772 • wwwmattenbarger.com
On sheet A11 — 2nd & 3rd Floor Reflected Ceiling:
8. Second Floor Reflected Ceiling Plan
a. Indicate on the plans the required minimum exhaust ventilation for 'Bath #1' of
'Unit 04'. 'Unit 05'. 'Unit 07, and 'Unit 08' 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 06' 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 Al2 — Exterior Elevations:
9. Front Elevation — Change on the plans the 'mark' for the aluminum gutter/downspout
from 'J' to 'B'.
Callout on sheet Al2 has been corrected.
10. 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 IRC.
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 — 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.
2100 112th Ave NE Suite 100 • Bellevue, WA 98004 • (425) 453-0806 • FAX (425) 453-4772 ® www.wattenbarger.com
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 S4 — Foundation Plan:
12, Foundation Plan - Indicate on the plans the required construction to support the load
below the 'plan east' end of 'Beam 1-11'— 5-1/8x9 GLB 24F -V4 — in 'Unit 06'.
On sheet S6 — Main Floor Shearwalls & Framing Above:
13. Main Floor Shearwalls & Framing Above
a. Clarify on the plans the callout for the 'HDR' - (2)2x6 beam - over the 'plan
north' window in 'Bath #1' of 'Unit 06'. It appears to be over spanned and
fails in bending and in shear.
b. Clarify on the plans the callout for the 'HDR'- (2)2x6 beam - over the 'plan
south' door in the 'Entry' of 'Unit 06'. 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.
c. Clarify on the plans the callout for 'Beam 1-10'— 4x8 - over the 'plan north'
windows in the 'Dining' areas of 'Unit 04'. 'Unit 05'. 'Unit 07; and 'Unit 08'. 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.
d. Indicate on the plans the required construction to support the load below
the 'plan west' end of 'Beam 2-3'— 5-1/2x9 GLB 24F -V4 — in 'Unit 06'.
e. Clarify the difference in the representation of a fireplace in the 'Living Room' of
'Unit 07' and of that on sheet 'A04'.
On sheet S7 — Main Floor Shearwalls & Framing Above:
14. Main Floor Shearwalls & Framing Above - Clarify the difference in the representation
of a fireplace in the 'Living Room' of 'Unit 05' and of that on sheet 'A05'.
On sheet S8 — Upper Floor Shearwalls & Framing Above:
15. Upper Floor Shearwalls & Framing Above - Clarify on the plans the callout for the 'HDR'
- (2)2x6 beam - over the 'plan south' window in the 'Living Room' of 'Unit 06'. 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,
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