Sunset1.pdf
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
DATE: August 5, 2008
TO: Sunset 100 L.P
Attention: John Thorsen
FAX: 425-745-4384
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
During review of the plans for the above noted project, it was found that the following information,
clarifications or changes are needed. Please provide written responses to each comment, including
consultant comments, as to how it has been addressed, and where changes can be found on the
plans. Please submit revised plans/documents to a Permit Coordinator.
As noted in the following plan review comments, there are many code issues affecting the
design of the building. The Architect of record must provide a code analysis and justification
to support the design.
1.This building is beyond the scope of IRC (R101.2). Revise all IRC code references to IBC.
2.Provide allowable area calculations on the plans for the entire building. IBC 506
3.Revise labels of buildings throughout the plans to unit numbers. The word building creates
confusion with the IBC definition and terminology for building, and these are not separate
buildings as defined in the IBC.
4.Provide opening percentage calculations per IBC 704.8 for the north, south and west exterior
walls of the building. As noted in the Preapplication Comments dated 4/25/07, the adjacent land
to the west of the subject parcel is owned by Burlington Northern Santa Fe Railroad and is not
considered a public right-of-way, so exterior wall and opening protection code provisions apply
just as for the north and south property lines. The openings in the covered deck areas must meet
IBC 704.8.
5.List all separate permits and deferred submittals on the coversheet of the plans. Common
separate permits are: plumbing, mechanical/HVAC, fire sprinkler, fire alarm, signage, side
sewer, water meter, State electrical, State elevator, etc. Common deferred submittals are: shop
drawings (list each type), listed and tested fire stopping assemblies,
6.Note on the coversheet of the plans that IBC 508.3.3 Separated Uses is being used for this
design.
7.Note the number of stories on the coversheet. If you intend for the lower floor to be a basement,
provide story calculations to show the lowest floor of the building meets the definition of a
basement.
8.Clearly show the location and extent of the 1-hour fire barrier/horizontal assembly separating the
S2 and R2 occupancies.
9.Fire rated assembly details: The only fire rated assembly shown on the plans is for the exterior
wall. Provide fire rated assembly details with listing and construction information for the
following:
a.1-hour floor-ceiling separating dwelling units with an STC of 50 or more.
b.1-hour roof-ceiling.
c.1-hour wall assembly for shafts, stair enclosures, bearing walls, fire separations,
dwelling unit separations, etc. STC of 50 or more is required to separate dwelling
units from other dwellings, shafts, common areas, etc.
10.Cross reference on the plans where the specific fire rated assembly details apply. Provide details
distinguishing fire barrier construction (IBC 706) vs. fire partition construction (IBC 708) and
cross reference where they apply.
11.Cross-reference fire rated assembly details to their locations on the plans.
12.Each storage room on the lower floor is considered an incidental use (IBC 508.2). Since the
building is fully sprinkled, smoke barriers and self-closing gasketed doors are required. Clearly
show on the plans.
13.Provide a code analysis and exit diagram of the means of egress system to show code
compliance. Label all elements of the means of egress system and provide dimensions.
14.All occupants of the lower floor must have access to 2 separate exits from each floor of the
building (WAC 51-50 1019.1). Exits must be spaced apart 1/3 the overall diagonal dimension
of the story (IBC 1015.2.1), and both exits must lead to the public way. Once the occupant
enters a fire rated exit enclosure, it must be maintained to the exterior of the building (IBC
1018.1). Clearly show how the 1-hour exit enclosures will be maintained to the exterior of the
building, such as with 1-hour exit passageways, or clearly show what exception your are
intending to use.
15.All occupants of the first and second floors must have access to 2 separate exits from each floor
of the building (WAC 51-50 1019.1). Exception to WAC 51-50 1019.1 permits each dwelling
unit to have one exit since the building will be sprinkled with an NFPA-13 system (see below),
but after the occupant leaves the dwelling, they must have access to 2 exits. Exits must be
spaced apart 1/3 the overall diagonal dimension of the story, and both exits must lead to the
public way. Also, from the most remote point of each dwelling, the common path of exit travel
to the point where the occupant has access to 2 exits cannot exceed 125 feet (since the building
will be fully sprinkled with an NFPA-13 system).
16.Architects code analysis of exiting, exterior wall and opening protection must include the areas
between dwellings. On the upper floor are you intending them to be egress courts? What about
the middle floor?
17.The building must be provided with an automatic sprinkler system meeting NFPA-13.
18.Provide occupant load calculations for each floor and the total building.
19.Provide stair construction details and cross reference on the plans.
20.Where ducts, exhaust fans, can lights, etc. penetrate the 1-hour fire rated assemblies, show how
the rating will be maintained, such as with lined joist bays, vertical shafts, soffits, etc., and
provide details.
21.All penetrations of the 1-hour rated assemblies must be firestopped per IBC 712.3. 1-hour rated
putty pads must be installed on the electrical boxes, unless exception for steel electrical boxes is
used (see IBC 712.3.2).
22.On the lower floor plan, note the use of all spaces.
Page 2 of 11
23.The elevators must meet WAC 51-50 3002.4 for stretcher requirements since the building
contains an R2 occupancy.
24.Required exits must be accessible per IBC 1007.
25.All dwelling units must be Type B accessible. Provide dimensions on the floor plan and details
showing compliance.
26.Show accessible maneuvering clearances throughout the path of travel at the garage level,
common areas, and the entrance of each dwelling unit. ICC/ANSI A117.1 section 404.2
27.Provide clear width dimensions of hallways, stairways, etc.
28.One accessible parking stall is required and must meet ICC/ANSI A117.1 502. Where the
accessible route of travel from the parking stall access aisle to the elevators crosses or
encroaches into a drive aisle, a 44 wide painted crosswalk is required. WAC 51-50 1106.6
29.Provide dimensioned construction details for the exterior ramp (including width, slope, landings,
handrails, handrail extensions, surface material, etc.) and stairways (including width, rise, run,
handrails, handrail extensions, etc.). Revise information shown on the landscape plan to meet
these requirements as well.
30.Show how combustion air will be provided to the mechanical rooms on the lower floor, while
maintaining fire rated assemblies.
31.Show and label all mechanical shaft locations on the plans.
32.Show locations of exit signage and emergency lighting throughout the building.
33.Parking garage ventilation (supply and exhaust) is required at the rate of 1.5 cfm/sf of floor area.
Show location of supply air inlet(s) and garage exhaust outlet (outlet location must meet WAC 51-
52 501.5 #2). This must be shown at this time, due to the design issues of the outlet location.
34.These buildings are subject to RCW 64.55 (EHB 1848). Since the building will house
condominiums, building enclosure documents (separate from the construction plans)
stamped/signed by a State licensed Architect or Engineer are required, and special inspection is
required of the installation of the building enclosure elements. RCW 64.55 can be found on the
following website: http://apps.leg.wa.gov/rcw/
35.Note on the coversheet of the plans all of the code exceptions the NFPA-13 sprinkler system is
being used for.
36.Contact the Planning Division regarding the process to remove the existing lot line to create one
lot.
37.Special inspections are required for:
By the Geotechnical Engineer of Record:
Shoring installation and monitoring
a.Excavation, grading and site preparation
b.Augercast pile installation
c.Soil bearing verification
d.Retaining wall construction including drainage
e.Foundation drainage
By WABO Certified Special Inspector:
f.Concrete Construction (as noted in Special Inspection Schedule Sheet S1.1)
g.Wood Construction (as noted in Special Inspection Schedule Sheet S1.1)
Complete the enclosed Special Inspection and Testing Agreements, have all parties sign
the agreements and return for City approval prior to permit issuance.
Page 3 of 11
Additional Comments from the City Consultant
Structure OccupancyType of Gross Area
Constructions S.F.
Lower Floor S2 VA 10,397
A R2 VA 1,865
First floor
B R2 VA 2,278
First floor
C R2 VA 2,154
First floor
B B VA 179
First floor
nd
A R2 VA 2,730
2 Floor
nd
B R2 VA 2,457
2 Floor
nd
C R2 VA 2,154
2 Floor
Total 24,214
Covered Patio A 347
Covered Patio B 327
Covered Patio C 327
Deck A 347
Deck B 327
Deck C 327
Total 26,216
Exterior Stairs 228
Grand total 26,444
Edmonds
The above referenced project is in the process of plan review for compliance with
ordinances and applicable codes. The following comments, deficiencies/corrections must be
addressed prior to completion of plans review and subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items listed below to facilitate a
shorter back-check time.
SCOPE OF REVIEW
Structural, Ordinance, V&IAQC, and Energy
The scope of this review is for therequirements of
this project.
All features were checked only to the extent allowed by the submittals provided. All portions of this project are assumed
to meet or will meet other departmental requirements, conditions and concerns before permit approval.
ORDINANCE COMMENTS
General
1.All architectural sheets are stamped but not signed. Please add the design professional
signature on all sheets.
2.Architect of Record (AOR), please specify the required occupancy classification on the
drawings. IBC 106.1.2
3.Please specify the required means of egress lighting as required per IBC 1006 on the
drawings.
Page 4 of 11
4.Please clarify on the drawing the location of the areas of refuge. 1007.3
5.Omit
6.Please show the location of the accessible parking stall on the drawings including all
required dimensions and sign. ANSI 502.2
7.Please clarify on the drawing the interior finishes per IBC chapter 8. Nothing is specified this
time on the drawings.
8.Omit
9.Omit
Sheet A-0 Cover Sheet
10.Please correct the area to also show the gross square footage. For example, the lower floor
gross square footage is 10,397 square feet and not 8,584 as noted on sheet A-O.
Sheet S-1 Site Plan
11.Please note on the drawing that the geotechnical engineer shall monitor the adjacent
property. Shoring is being provided but the geotechnical engineers should also be required to
assure the adjacent property will not be affected during the construction of these structures.
Sheet A-1 Lower Floor Plan
12. Please show the location of the accessible parking stall on the drawings including all
required dimensions and sign. ANSI 502.2
13.Omit
14.Omit
15.AOR, please provide detail for the penetration that will be required at the rated assemblies.
IBC 712.3.2
16.Doorway shall not reduce the required width of the landing by more than the 7 of the
required dimension. Based off the layout it appears this will reduce this width more then
allowed per code. Please modify accordingly. IBC 1008.1.5
17.Please show the location of the egress signs for the parking garage and other floors. IBC
1011
18.Handrails are required on both sides of the stairway. The drawings implies on one side.
Please modify accordingly. IBC 1009.10
19.Please add to the drawings the ADA requirements for the type B unit. It was not clear where
this was provided on the drawings. IBC 1107.6.2.2
Sheet A-2 First Floor Plan, Schedules
Page 5 of 11
20.Please specify the required rated assembly for the enclosure under the exterior stairs shown
on this sheet. This is required to be a complete one-hour rated assembly. IBC 1009.5.3
21.Please clarify on the drawings how the exterior stairway and landing will prevent water to
not accumulate on the walking surface. IBC 1009.5.2
22.Please add the required ADA bathroom requirements for the bathroom in the office. This is
required to have all ADA requirements as amended by the state of Washington. WSBC
1101.2
23.Omit
Sheet A-3 Second Floor Plan, Schedules
24.AOR, please provide the rated assembly for the decks at the property line. IBC 704.2.3
Sheet A-4 Roof Plan
25.Please provide information how the minimum ridge venting will be accomplished. All that is
specified the amount required but not how this will be met. Please provide this information
upon the response.
26.Please clarify the rated assemblies at the top of the shaft/elevator enclosure. IBC 707.12
Sheet A-5 Building A First and Second Floor Plans ¼=1-0 Scale
27.Please add the required smoke alarms given access to each separate sleeping area. One is
required to be placed at these locations. IBC 907.2.10.1.2
28.All rooms with closet are consider sleeping rooms. The office room must meet a minimum
the life safety issues. The room may be used as an office or not. Please note the office room
on the first floor plan to state bedroom or remove the closet.
29.AOR, please provide detail for the guards at the deck. IBC 1013.1
30.AOR, please specify the handrails of the stairs to be on both sides in the fire stair
communicated with the garage below. This does not fall under any of the exceptions. IBC
1009.10
Sheet A-6 Building B First and Second Floor Plans ¼=1-0 Scale
31.Please specify the required one hour rated assembly and add pertinent details from the B
occupancy (Office) and the R2 occupancy. IBC table 508.3.3
32.Please add the required smoke alarms given access to each separate sleeping area. One is
required to be placed at these locations. IBC 907.2.10.1.2
33.AOR, please provide detail for the guards at the deck. IBC 1013.1
34.AOR, please details for the bathroom in the office incompliance with the ADA provisions of
the code. ANSI 603 and 604.
Page 6 of 11
Sheet A-7 Building C First and Second Floor Plans ¼=1-0 Scale
35.Please add the required smoke alarms given access to each separate sleeping area. One is
required to be placed at these locations. IBC 907.2.10.1.2
36.AOR, please provide detail for the guards at the deck. IBC 1013.1
37.AOR, please clarify on the drawing the window next to the master bathroom height above
grade at the bathtub. It appears this window shall be tempered. IBC 2406
Sheet A-8 Front and Rear Elevations
38.Please details and clarify the exterior walls in compliances with chapter 14 of the IBC.
Nothing is specified at this time except schematically. IBC 1401.1
Sheet A-9 Left and Right Elevations
39.Please details and clarify the exterior walls in compliances with chapter 14 of the IBC.
Nothing is specified at this time except schematically. IBC 1401.1
Sheet A-10 Inside Elevations labeled on sheet A0. (Exterior North elevations building A and South
Elevations building B)
40.Please details and clarify the exterior walls in compliances with chapter 14 of the IBC.
Nothing is specified at this time except schematically. IBC 1401.1
Sheet A-11 Inside Elevations labeled on sheet A0. (Exterior North elevations building B and South
Elevations building CB)
41.Please details and clarify the exterior walls in compliances with chapter 14 of the IBC.
Nothing is specified at this time except schematically. IBC 1401.1
Sheet A-12 Sections
42.Please provide the required one hour rated assembly as noted on this sheet.
43.Please add details onto the drawings on the waterproofing the deck, flashing, etc... All that is
note is to waterproof the deck. IBC 106.1.3
STRUCTURAL COMMENTS
General
44.Engineer of Record (EOR), the geotechnical report is a preliminary report not the final
report. Please submit the final report upon the response.
45.EOR, please add to the drawing the required wobble K and curvature frictions on the
drawings. ACI 16.6.2.3
46.EOR, submit analysis for the stud rails detail on the drawings to support the shear loads.
DECON requires analysis for the stud rail to support the shear loads. ACI 421.1 R-08
Page 7 of 11
47.EOR, the drawings show concrete shear wall being used to resist the lateral loads. But the
seismic response factor used in the design was 6.5. Please modify the lateral analysis for the
smaller response factor use to concrete shear walls resist lateral forces.
48.The analysis state this is a two way PT slab but there are banded tendons in one-direction
and distributive tendons in the other directions. A two slab is where distributive the one are
spaced in both directions. Please justify upon the response how it was determined to be a
two way PT slab.
49.The design analysis for the PT slab only has three sheet of floor plan diagram output printed.
Please submit the complete input and output analysis of the PT slab upon the response. In
addition, it is not clear what PT program has been used. When resubmitting please verify the
current ACI 318-05 has been used in the design of the PT slab.
50.EOR, the structures are attached with a stairway without considering lateral effect due to
this. Please submit analysis of effect of the lateral loads on the stairway or provide some type
of separations. ASCE 7-05 12.12.3
Sheet S1.1 Structural Notes
51.Continuous special inspection is required for the installation of the stud rails. Please add this
to the inspections schedule. ESR-2494
52.Please add to the drawing the required snow exposure factor (Ce). IBC 1603.1.3 item 2
53.Please add to the drawing the required snow importance factor (I). IBC 1603.1.3 item 3
54.Please add to the drawing the required snow thermal factor (Cr). IBC 1603.1.3 item 4
55.Please add to the drawing the required ground snow load (Pg). IBC 1603.1.3 item 1
Sheet S1.2 Structural Notes
No comment for this sheet at this time
Sheet S1.3 Structural Notes
No comment for this sheet at this time
Sheet S2.1 Foundations Plan
56.EOR, please submit analysis for the pile cap specified on this sheet. This appears not to be
addressed in the analysis submitted.
Sheet S2.2 Post Tension Plan
clear
57.The minimum of bonded reinforcement steel for post tension concrete shall not be less
than 1. This sheet shows CGS of the slab at 1. Please modify design and analysis to
maintain a 3-hour lid. IBC table 720.1
Page 8 of 11
58.EOR, drop panels or stud rails are required for the slab system at the columns due to shear
loads. There are stud rail details on sheet S5.2 but the stud rails are not specified on any of
the slab plans. Please modify accordingly. ACI 421.1 R-08
59.EOR, please provide the tendon profile at the opening in the slab and submit analysis to
transfer this force around openings. ACI-05 18.2.3.
60.EOR, please specify all spacing of the tendon in the distributive direction in order to check
the capacity. For example, between grid C and D there are 3 Tendons and 5 tendons noted
without the required spacing. Please modify accordingly.
Sheet S2.3 Mild Steel Plan
61.EOR, it appear the top reinforcement does not match page PT-3. For example at the stair, or
at the perimeter, etc. Please modify accordingly or clarify upon the response why this does
not match the analysis submitted.
Sheet S2.4 Second Floor Framing Plan
62.Typical Framing Notes: Note 1 state to refer to 2/S5.1 for plywood layout and nailing but
this details is for opening in the concrete slab. Please modify accordingly. (I believe the
intent is to state sheet S6.1 and not 5.1)
63.EOR, please specify the required collector elements for the horizontal diaphragm on this
level to drag the forces into the interior shear walls.
64.EOR, please provide a detail for how the beam mark BM3 is connected to the tube steel
post/beam. Nothing is specified at this time.
Sheet S2.5 Roof Framing Plan
65.Please correct note 4 and note 6 under typical roof framing plan notes to reference the
correct sheet.
66.EOR, please specify the required collector elements in the roof diaphragm for the interior
shear wall. Nothing is specified to collect the horizontal lateral forces to the vertical resisting
shear walls. Please modify accordingly. IBC 2305.1.2
67.EOR, please specify how the BM2 will be connected together in order to support the BM4
beam. This beam is between grid 5 and Grid 6.
Sheet S3.1 Schedule
68.The schedule on this sheet state to refer to sheet S5.1 but this sheet is post tension details.
Please clarify and modify accordingly.
69.Shear wall schedule: EOR, please modify shear wall mark SW2 sill plate to state 3x member
and for the nails to be staggered when the nail are spaced @ 2O/C. IBC table 2306.4.1
Sheet S4.1 Foundation Details
Page 9 of 11
70.Detail 5: EOR, please provide the bearing strata per pile schedule as noted in the detail.
71.EOR, please submit design of the pile cap as shown on this sheet.
Sheet S4.2 Foundation Details
72.EOR, please submit design of the pile cap as shown on this sheet.
73.Detail 5: EOR, please provide sheet S8.1 as noted in the detail. This sheet was not in the set.
Sheet S4.3 Foundation Details
74.Detail 4: EOR, please provide sheet S8.0 as noted in the details.
Sheet S5.1 Post Tension Details
No comment for this sheet at this time
Sheet S5.2 Post Tension Details
75.EOR, please submit analysis for the Decon studs rails specified on this sheet.
Sheet S5.3 Post Tension Details
No comment for this sheet at this time
Sheet S6.1 Wood Framing Details
No comment for this sheet at this time
Sheet S6.2 Wood Framing Details
No comment for this sheet at this time
Sheet S6.3 Wood Framing Details
No comment for this sheet at this time
Sheet S7.1 Wood Framing Details
No comment for this sheet at this time.
SHORING REVIEW
SH1.1 Structural Notes
No comment for this sheet at this time
SH 2.1 Temporary Shoring Plan
76.EOR, the pile spacing appear to required the reductions factor of table 2 of geotechnical
report and it appears this has not been addressed. Based off diameter of the pile and spacing
of 8 feet it appears a reduction factor shall be .5 for the lateral capacity. Please clarify upon
the response. Associated Earth Science, Inc. table 2
SH 3.1 Temporary Shoring Profile and Details
No comment for this sheet at this time
Energy Comments
Page 10 of 11
General
77.Please update the drawing to the stated current energy code. The 2001 is not the one in effect
at this time. Some comment will be written but until the set is updated to the current code a
complete review cannot be performed at this time.
Sheet EG-1 Energy Sheet, Calculations @ Building A
78.This structure is not an R3 and must meet the energy code for either R1 or R2 of the state
energy code. Please modify accordingly.
79.The residential energy code data sheet is for the older adopted code and not the current
adopted code. The energy code that is adopted at this time is chapter 51-11 effective July 1
2007.
Sheet EG-2 Energy Calculations @ Building B & C
80.The heating equipment sizing forms are for the city of Seattle Energy code. The city of
Seattle has its own energy code that varies from the state energy code. Please resubmit to the
state energy code as adopted by the city of Edmonds.
Ventilations and Indoor Air quality code
General
81.The heating equipment sizing form is from the city of Seattle and not the state of
Washington. Please modify accordingly.
82.Please submit building envelope analysis for the non residential portion of these structures in
compliance with WSEC chapter 1310
Sheet A-7 Building C First and Second Floor Plans ¼=1-0 Scale
83.Please add the required fan in the master bathroom on the first floor. One is required in this
room.
Additional corrections may be required following receipt of corrections and additional information
as requested.
Page 11 of 11