Revision 4 - Building Comments 1 combined.pdfCity of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: October 17, 2018
TO: Alexandra Ziemba
aziemba&studioms. com
FROM: Chuck Miller, Senior Plans Examiner
chuck.miller(&,,edmondswa. gov
RE: Plan Check: BLD2016-1538 — Revision #4 — I" review
Project Address: 10032 Edmonds Way
Project: Westgate Village mixed use
Scope: Add walls to create utility spaces in parking garage — change stair framing in
IA portion of structure — change elements of exterior facade — add shafts for
mechanical equipment — roof alterations for support of mechanical equipment —
change wall, floor, and roof assemblies and insulation within
Please be advised that the building plans for the above referenced project have been disapproved
for the purposes of obtaining a building permit. During a review of the plans by the Building
Division for compliance with the applicable building codes, it was found that the following
information, clarifications, or changes are needed. Reviews by other divisions, such as Planning,
Engineering, or Fire, may result in additional comments that require attention beyond the scope of
this letter.
A complete review cannot be performed until the revised plans/documents, including a
written response in itemized letter format indicating where the `clouded' or otherwise
highlighted changes can be found on the revised plans, have been submitted to a Permit
Coordinator. Only those sheets specifically referenced as follows need to be resubmitted.
Resubmittals must be made at the Development Services Department on the 2nd Floor of City Hall.
Permit Center hours are M, T, Th, & F from 8am-4:30pm and from 8:30am-12pm on Wednesdays.
General plan review note:
• The following comments (1-8.b) are those resulting from the review performed by the City
of Edmonds plans examiner of the submitted construction documents. Added to the end of
these are those resulting from the review performed by a consultant on behalf of the City of
Edmonds. Together, they are intended to serve as a complete review of the revision.
On sheet A100 — Level P1 Below Grade Parking:
1. Plan 1 — Level P 1
a. Clarify on the plans the difference in the proposed wall construction along the north
side of space 'Al' — Stair #1 - and of that indicated on Plan 1 — Enlarged Stair #1 -
Plan P1 — on sheet `A301' — Vertical Circulation & Shafts — and specified on sheet
`5200' — Parking Level / Foundation Plan.
b. Provide on the plans a callout to the wall type to be used to construct the shaft at
gridline ` CB'/C4' ' in space `P102' — Storage.
c. Clarify on the plans the difference in the proposed access to elevator `Cab 1' from
`Level P1' and of that noted in Plan 12 — Enlarged Elevator Lobby Plan P1— on
sheet `A300' — Vertical Circulation & Shafts.
d. Clarify on the plans the difference in the proposed wall construction along the south
side of elevator `Cab 1' and of that indicated on Plan 12 — Enlarged Elevator Lobby
Plan P1 — on sheet `A300' — Vertical Circulation & Shafts — and specified on sheet
`5200' — Parking Level / Foundation Plan.
On sheet A 10 1 — Retail + Parking Plan:
2. Plan 1 Level 1 — Parking + Retail
a. Clarify on the plans the difference in the proposed wall construction along the north
and west sides of space `Al' — Stair #1 - and of that indicated on Plan 1 — Enlarged
Stair #1 - Plan P1 — on sheet `A301' — Vertical Circulation & Shafts.
b. Clarify on the plans the difference in the proposed wall construction along the east
side of space `B2' — Stair #2 - and of that indicated on Plan 6 — Enlarged Stair #2 —
L1 Plan — on sheet `A301' — Vertical Circulation & Shafts.
c. Provide on the plans a callout to plan `1/A302' — Enlarged Stair #3 — L1 Plan —
specifying the required wall construction enclosing the stairway.
On sheets A102 — Residential 1 Plan, A103 — Residential 2 Plan, and A104 — Residential 3 Plan:
3. Plan 1 - Level (X) — Residential (+ Terrace) - Clarify on the plans the difference in the
proposed installation of `curtain elevator smoke doors/smoke curtain' and of that indicated
on Plan 2 — Enlarged Cab & Elevator Lobby Plan L2 (L3 & L4 Sim) — on sheet `A300' —
Vertical Circulation & Shafts. A reference to the note on sheet `A601' — Door Schedule —
referencing the `draft control assembly curtain' specifications should also be provided.
On sheet A105 — Roof Plan:
4. Plan 1 — Roof Level
a. Provide on the plans details, and references to them, specifying the minimum
required construction of the roof framing to support the mechanical equipment to be
installed under permit BLD2018-0892. Structural calculations, prepared by
Quantum Consulting Engineers — Quantum Job No. 16369.02 — and drawings
contained in the submittal for that permit intended to represent/specify those
structural elements (including the `curbs') required to be altered and/or added to the
roof framing to support the mechanical equipment must be added to the plans (such
as on sheet `5205') for this permit (BLD2016-1538).
Page 2 of 3
b. Clarify on the plans the structure represented surrounding the area of the roof hatch
at gridline `C8'.
On sheet A301 — Vertical Circulation & Shafts:
Section 11 — Stair Section Detail @ Type VA Construction — Eliminate from the plans the
note regarding the required non-combustible stair construction in the portion of the structure
classified as `Type IA' construction.
On sheet A302 — Vertical Circulation & Shafts:
6. Section 4 — Enlarged Stair #3 Section — Eliminate from the plans the note regarding the
required non-combustible stair construction in the portion of the structure classified as `Type
IA' construction.
On sheet A600 — Door & Window Schedule:
7. Provide on the plans information regarding storefront `SIB' specified in the east wall of
space `L112' — Retail #4 — on sheet `A101' — Plan 1— Level 1— Parking + Retail.
On sheet A601 — Door Schedule:
8. Door Schedule
a. Provide on the plans information regarding door `337' specified in the south wall of
space `Telcom #2' — on sheet `A103' — Plan 1 — Level 3 — Residential.
b. Type — Clarify on the plans the callout to door type `Q' for the various doors listed.
A corresponding door type could not be found on sheet `A600' — Door & Window
Schedule.
Page 3 of 3
Beck & Associates, PLLC
Structural Engineering & Code Consulting
October 19, 2018
Leif Bjorback
Building Official
City of Edmonds
121 51h Avenue North
Edmonds, WA 98020-3145
Subject: Westgate Village (Energy Code Revisions)
Permit: 2017-01538
Per your request, Beck & Associates has completed a review of the submitted revisions for this
permit application for conformance with the 2015 International Building Code (IBC), as adopted
and amended by the State of Washington (WSA) and the City of Edmonds (ECC).
Our review of the plans and calculations indicates that corrections are necessary prior to permit
issuance. The applicant should address the following comments in itemized letter format in
addition to making corrections & revisions to the drawings. Corrections and revisions to the
drawing should be clouded so that they are clearly identifiable.
Scope of Review: As requested, the scope of our review is limited to the revised energy code
analysis (G015 and G016) and revised assemblies (clouded items only on G003) that reflect
changes made as a result of the revised energy analysis.
General
1) Originally approved drawing sheet G016 includes information related to Air Barrier
(C402.5.1.1 through C402.5.1.2); Additional Energy Efficiency Package Options chosen (C406
— Reduced Lighting Power, Reduced Air Infiltration); Commissioning (C408); and Energy
Metering and Energy Consumption Management (C409). This information is not included in
the revised drawings. Update the revised drawings to include the previously approved
information that was located on sheet G016.
Reference G003 - Assemblies
2) Originally approved drawings (G003) include information which is now missing on the revised
drawing sheet. This information needs to be included on the revised drawings:
a) Information related to Fire Wall Marking and Identification
b) GA File No. WP 3380 (for construction of Wall Type "13")
c) GA File No. WP 3660 (for construction of Wall Type "2")
3) Reference Wall Type '21' on G003. The detail specifies "(2) layers 5/8" Type X GWB @ each
side of stud @ 2 hr application" OR "(1) layer each side @ stud %" proprietary struct cement
panel + (1) layer 5/8" Type X GWB @ 3 hour". Neither of these specifications is consistent
16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739
Permit 2016-01538 (Energy Code Revisions)
October 19, 2018
Page 2of2
with the referenced listed, tested assembly WP2931. Update the detail to exactly match the
requirements of WP2931.
Reference G015 — Energy Code
4) Reference the Wood Stud Wall Assembly Calculations located at the bottom right hand
corner of the drawing sheet.
a) The architectural plans do not specify (2) stud corners (intermediate framing). Revise
either the energy analysis or the architectural drawing accordingly.
b) Per architectural and structural plans, headers do not occur in the floor system. Neither
are insulated headers specified. Revise either the energy analysis or the architectural
drawing accordingly.
Please contact me should you have any questions.
Respectfully,
Douglas Beck, PE, SE
Beck & Associates, PLLC
16425 SE 66`t' Street, Bellevue, WA 98006 . beckpllc@msn.com . PH: 206-313-3739