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WV Responses to Building Chuck.pdf
Oct. 4, 2017 Chuck Miller Plans Examiner - Building Division 121 5th Avenue North Edmonds, WA 98020-3145 Subject:RE: Plan Check: BLD2016-1538 - 2nd review Review Permit:2016-1538 COLOR 1 - SMS Response General 2) The Civil plans and the Architectural Site Plan (AS101) appear to show that the building is proposed to be built over property lines. Buildings are not permitted to be constructed over property lines, whether interior to the site or not. Property lines are required to be legally respected where they occur and will need to be legally addressed or absolved as required. This is required to be addressed and finalized prior to issuance of this permit. 602 A boundary line adjustment will be submitted, revising the location of the property lines of the existing parcels. The building does not cross this adjusted boundary. See AS101 for dimensions from building to proposed new property lines. On sheet G001 – Title Sheet, General Notes & Code Sheet: 1. Project Summary – Parking a. Clarify on the plans the difference in the indicated number of proposed commercial mixed use parking stalls and of that noted on sheet ‘G002A’ – Code Compliance – Plan 3 – Parking Plan 02. See G001/Project Summary/Parking indicating adjusted parking for Retail and Residential uses. See G002A/Accessible Parking Spaces - Reference ‘Program Key’ for indication of retail stalls for new adjusted parcels on 6/Parking Plan Surface. b. Indicate on the plans the minimum required accessible parking spaces for the commercial-mixed use of the structure per International Building Code (IBC) Table 1106.1. See G002A/Accessible Parking Spaces - table has been created for breakdown of required and provided accessible spaces for buildings existing and proposed c. Indicate on the plans the minimum required van-accessible parking space for the commercial-mixed use of the structure per IBC 1106.5. See G002A: Accessible Parking Spaces; van stall counts are indicated on table and indicated on plans 2&6/ G002A, surface and below grade plans . d. Clarify on the plans the difference in the indicated number of proposed residential use parking stalls and of that noted on sheet ‘G002A’ – Code Compliance – Plan 3 – Parking Plan 02. Difference has been reconciled. e. Indicate on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. G002A/Accessible Parking Spaces - table has been created for breakdown of required and provided accessible spaces for buildings existing and proposed. f. Indicate on the plans the minimum required van-accessible parking space for the residential use of the structure per IBC 1106.5. G002A/Accessible Parking Spaces - table has been created for breakdown of required and provided accessible spaces for buildings existing and proposed. On sheet G001A – General Notes: 2. Fire Department Notes – Fire/Life Safety Systems – Note 6 – Indicate on the plans the proposed location of the ‘emergency generator’. At a minimum, and dependent upon its proposed location, it should be represented on sheet ‘C-1.0’ – Site Plan, sheet ‘AS101’ – Architectural Site Plan, and any applicable mechanical, electrical, and/or plumbing plan. See revised note, G001A, Fire Life Safety Systems note 6. An emergency generator is not located. Emergency systems will utilize a tap, ahead of the main, and or battery backup systems per deferred submittals. As the project is not more than 4 stories above the level of exit discharge, the elevator will not be part of the accessible egress/exit system. 3. General Notes – Note 21 – Change on the plans the wording regarding the required freezing protection/insulation of hot and cold water pipes to reflect the requirements of Uniform Plumbing Code (UPC) 312.6/609.11.1 and Washington State Energy Code (WSEC) Residential/Commercial Provisions. See revised General Notes/Note 21 updated for building to comply with UPC 312.6/609.11.1 along with WSEC provisions. On sheet G002 – Code Compliance: 4. Plan 4 – L1 Code Plan – Provide on the plans a ‘callout’ to keynote 14 regarding the interior exit stairway enclosure for ‘Stair 3’ required per IBC 1023.2. Plan4/L1 Code plan provides ‘callout’ to keynote 14 regarding the interior exit stairway enclosure for ‘Stair 3’ required per IBC 1023.2 5. Construction Type/Separation – In the note regarding separated occupancies, clarify on the plans the indicated separation of the ‘S-2’ and ‘U’ occupancy groups with one-hour fireresistance rated fire barriers per IBC 508.4. There is no required separation of those occupancy groups per IBC Table 508.4. If the intention is to separate those two occupancy groups (‘S-2’ and ‘U’) from occupancy groups other than those, it should be clearly noted on the plans. See G002 revised table. Occupancies S-2, M & B to be separated at Type 1A construction with a 1-HR fire barrier. 6. Distribution of Type A Units – Proportional Distribution – Clarify on the plans the indicated number of ‘Type A’ units to be apportioned among the following types of dwelling units available in the structure: · ‘Studio’ · ‘Open Bedroom’ It appears to be less than that required for each with regard to the proportion of those types to the total number of available units per IBC 1107.6. At least one of each type of dwelling unit is required to be a ‘Type A’ unit. Because the ratio of the above noted types of dwelling units is disproportionate to the others, a greater number of ‘Type A’ units needs to be provided for each of them, even if it results in the total number provided exceeding the basic minimum number determined using IBC 1107.6.2.2.1. See G002/’Distribution of Type-A Units’ A table has been created to parallel IBC 2015 Table 1107.6.1.1 as it applies to the proposed building. An additional ‘Studio’ unit type was needed to accommodate the need for 2 in lieu of the previous 1. See A104/1 between structural grids 9 and 10, CH and G for location of added Studio. 7. Occupant Loads a. ‘Occupancy’ column – Eliminate from the plans the provided information for each of the noted ‘Spaces’. ‘Occupancy classification’ has no bearing on the determination of occupant loads. Table ‘Occupant Egress Requirements’ column title ‘Occupancy’ has been changed to ‘Function of Space’ per IBC Table 1004.1.2 b. Provide on the plans the ‘occupant load’ determined using the noted ‘function of space’ and ‘occupant load factor’ for each of the indicated areas per IBC Table 1004.1.2. Table ‘Occupant Egress Requirements’ column titles have been changed to better correlate with IBC Table 1004.1.2 8.1. Type 1-A Level P1 & L1 a. Note 6 – Change on the plans the referenced IBC code section regarding the means of egress/common path of travel for stories from ‘1006.2.1’ to ‘1006.3’. Note 6 - the referenced code IBC 1006.2.1 has been changed to IBC 1006.3 b. Note 9 – Change on the plans the referenced IBC code section regarding the requirements/allowances for elevator lobbies and hoistway opening protection from ‘1016.2’ to ‘3006.2’. Note 9 - the referenced code IBC 1016.2 has been changed to IBC 3006.2 c. Note 11 – Change on the plans the referenced IBC code section regarding the fire resistance rating and opening protection for the ‘refuse termination room’ from ‘713.2’ to ‘713.4/716’. Note 11 - the referenced code IBC 713.2 has been changed to IBC 713.4/716 d. Note 14 – Change on the plans the referenced IBC code section regarding the construction of the interior exit stairway enclosures from ‘1023.1’ to ‘1023.2’. Note 14 - the referenced code IBC 1023.1 has been changed to IBC 1023.2 e. Note 14B – Clarify on the plans the referenced IBC code section regarding the areas through which an exit may discharge. IBC 1008.2.2 regards means of egress illumination for the exit discharge at the exterior landings of ‘Group I-2’ occupancies where two or more exits are required. Note 14B - the referenced code IBC 1008.2.2 has been changed to IBC 1028.1 9.2. Type V-A L2-L4 – Key Notes a. Note 20 – Change on the plans the referenced IBC code section regarding the means of egress/common path of travel for stories from ‘1006.2.1’ to ‘1006.3’. Note 20 - the referenced code IBC 1006.2.1 has been changed to IBC 1006.3 b. Note 22 – Change on the plans the referenced IBC code section regarding the requirements/allowances for elevator lobbies and hoistway opening protection from ‘1016.2’ to ‘3006.2’. Note 22 - the referenced code IBC 1016.2 has been changed to IBC 3006.2 c. Note 23 – Change on the plans the referenced IBC code section regarding the fire resistance rating and opening protection for the ‘refuse chute’ from ‘713.2’ to ‘713.4/716’. Note 23 - the referenced code IBC 713.2 has been changed to IBC 713.4 / 716 d. Note 30 – Change on the plans the referenced IBC code section regarding the construction of the interior exit stairway enclosures from ‘1023.1’ to ‘1023.2’. Note 30 - the referenced code IBC 1023.1 has been changed to IBC 1023.2 10. Allowable Building Area – Clarify on the plans the indicated presence of ‘R-2’ occupancies on the following levels: · P1 · Level 1 There does not appear to be a use of the space, or a portion of it, for sleeping or dwelling. Occupancies have been changed on ‘Level P1’ and ‘Level 1’ to disregard ‘R-2’ occupancy On sheet G002A – Code Compliance: 11. Detail 5 – Van Clearance – Indicate on the plans that van-accessible spaces located within private garages serving an ‘R-2’ occupancy are permitted to have vehicular routes, entrances, parking spaces and access aisles with a minimum vertical clearance of 7 feet. Detail 7/G002A added to show min clearance at van stall. See sheet A101 for accessible van route and accessible path to lobby. 8’-2” clear vertical provided. 12. Accessible Parking a. Clarify on the plans the difference in the indicated number of proposed commercial/mixed use parking stalls and of that noted on this sheet – Code Compliance – Plan 3 – Parking Plan 02 – and on sheet ‘G001’ - Title Sheet, General Notes & Code Sheet – Project Summary - Parking. See revised plans and tables. b. Clarify on the plans the difference in the indicated number of proposed residential use parking stalls and of that noted on this sheet – Code Compliance – Plan 3 – Parking Plan 02 – and on sheet ‘G001’ - Title Sheet, General Notes & Code Sheet – Project Summary - Parking. See reconciled/ updated plans and tables. On sheet G002 B – Code Compliance: 13. Plan 5 – Building Separation Code Plan a. Change on the plans the ‘label’ of the plan to identify the concern regarding the required fire separation distance per IBC 705.5 represented on the plan. There does not appear to be another building on the same lot requiring separation per IBC 705.3 as implied by the ‘label’. Changed ‘Plan 5’ label to identify the concern in correlation with IBC 705.8 b. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B · 2/A900B See Grid Lines added to plans for location of opening diagrams. Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Sheet ‘A900B’ does not exist in drawing set. On sheet G003 – Assemblies: 14. General plan review note regarding the represented fire-resistance rated assemblies: · Provide on the plans a general reference to the provided details on sheets ‘A801’ and ‘A802’ for their use ‘where applicable’ or provide specific ‘callouts’ to the applicable details on each of the ‘assemblies’ representing the corresponding Requirement. Notes added to G003 Assemblies sheet referencing details from A801, A802 as Where applicable. 15. In the ‘clouded’ note on the upper-left portion of the plan sheet – Clarify on the plans the reference to sheet ‘AC-01’ regarding acoustical notes. Sheet ‘AC-01’ could not be found and, beyond those provided under ‘General Acoustical Notes’ on this sheet, corresponding notes could not be found among the submitted construction documents. Sheet has been added. 16. Wall Type 1 – 1 Hr Unit Party Wall - Provide on the plans a reference to detail ‘9/A801’ – Typ. Firestopping at Duct Penetration of 1-Hr Wall Assembly – to guide proper installation and inspection of the indicated membrane penetrations. Notes added to G003 Assemblies sheet referencing details from A801, A802 as applicable at related wall and floor assemblies. 17. Wall Type 3 – 1 Hr Plumb. Corridor Wall - Provide on the plans a reference to detail ‘10/A801’ – Bath Fixtures at 1-Hr Wall – to guide proper installation and inspection of the indicated membrane penetrations. Notes added to G003 Assemblies sheet referencing details from A801, A802 as applicable at related wall and floor assemblies. 18. Wall Type 4 – 1 Hr Unit & Corridor Wall - Provide on the plans a reference to detail ‘10/A801’ – Bath Fixtures at 1-Hr Wall – to guide proper installation and inspection of the indicated membrane penetrations. Notes added to G003 Assemblies sheet referencing details from A801, A802 as applicable at related wall and floor assemblies. 19. Wall Type 7 – Conc. Wall/Column – Eliminate from the plans the indication that ‘columns’ are included in the fire-resistance rated assembly per IBC Table 721.1(2), 4-1.1. Fireresistance ratings for reinforcing steel for columns protected by concrete is per IBC Table 721.1(1), 5-1.1. Reference detail to column removed. Note #4 added to G003 - See structural for fire protection at steel reinforcement columns. 20. Wall Type 8 – CMU Wall – Change on the plans the ‘item’ number of the IBC Table 721.1(2) fire-resistance rated wall assembly from ‘721.1(2), 3-14’ to ‘721.1(2), 3-1.4’. IBC reference number updated to 721.1(2), 3-1.4. 21. Wall Type 9 – Furred Conc. Wall – Change on the plans the ‘item’ number of the IBC Table 721.1(2) fire-resistance rated wall assembly from ‘721.1(2), 4’ to ‘721.1(2), 4-1.1’. IBC reference updated to IBC 721.1(2), 4-1.1 22. Wall Type 10 – Below Grade Conc. Wall – Change on the plans the ‘item’ number of the IBC Table 721.1(2) fire-resistance rated wall assembly from ‘721.1(2), 4’ to ‘721.1(2), 4- 1.1’. IBC reference updated to IBC 721.1(2), 4-1.1 23. Wall Type 16 – Concrete P.T. Deck/Roof – Change on the plans the ‘item’ number of the fire-resistance rated floor/roof assembly from ‘IBC 720.1(3), 5-9’ to that found in the 2015 IBC Table 721.1(3). IBC reference updated to IBC 721.1(3) 24. Wall Type 17 – Concrete P.T. Deck/Roof – Change on the plans the ‘item’ number of the fire-resistance rated floor/roof assembly from ‘IBC 720.1(3), 5-9’ to that found in the 2015 IBC Table 721.1(3). IBC reference updated to IBC 721.1(3). On sheet G015 – Energy Code: 25. Provide as part of a complete permit application submittal 2015 WSEC ‘Compliance Forms for Commercial Buildings including R2, R3, R4 over 3 stories and all R1’ as required for the ‘Project Description’ section of the WSEC Project Summary – PROJ-SUM – supporting the compliance of the proposed lighting installation. The completed forms must include ‘LTGSUM’, ‘LTG-INT-SPACE’ or ‘LTG-INT-BLD’(as applicable), ‘LTG-EXT’, and ‘LTGCHK’, at a minimum. The lighting fixture schedule must include the lighting fixture wattage and a lighting control narrative must be provided to verify that the methods utilized in meeting the applicable provisions have been identified on the plans. This information may be provided as a ‘deferred submittal’, but must be reviewed and approved prior to any ‘cover’ inspections of structural elements. Permit(s) for electrical system installations must be separately obtained through the Washington State Department of Labor & Industries. On sheet A100 – Level P1 Below Grade Parking: G001/’Deferred Permits’ - information requested will be deferred for permitting. Noted under ‘Deferred Permit’ as ‘Lighting Design / WSEC ’ 26. Plan 1 – Level P1 a. Clarify on the plans the ‘callouts’ in space ‘P102’ – Storage - to the following Elevations: · 9/A600 · 10/A600 A corresponding ‘elevation’ could not be found on sheet ‘A600’ or elsewhere among the submitted construction documents. Incorrect/stray elevations 9/A600, 10/A600 removed from room P102. b. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B · 2/A900B Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Incorrect/stray elevations 1,2/A900 removed from room sheet. c. Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callouts’ to the following ‘wall types’: · 24 · 25 · 26 · 27 Incorrect wall tags including types 24,25,26, and 27 updated on plan to match G003 assemblies sheet. 24 to 9. 25 to 10. 26 to 7. 27 to 9. d. Clarify on the plans the indicated ‘non-rated’ construction of various walls, based upon the provided ‘Wall Legend’, and of that required to be fire-resistance rated per IBC Table 601, IBC 1023.2, IBC 3002.1, and IBC 3005.4. Wall hatches updated to match Wall Legend. Unit plans updated to reflect non rated vs structural walls. See added wall type 6B for newly indicated load bearing walls. e. Represent on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. Verify that the locations meet the accessible route requirements of IBC 1106.6. 2 accessible stalls required in structured parking. 2 Stalls to be provided on Level 1/Retail and Parking plan, see sheet A101. Van notation added on (1) structured parking accessible space. Callout section added referencing detail 5/G002A with accessible routes and clearances. Accessible route identified on plans. Accessible stalls are located at closest accessible route to lobby main (on grade retail parking area) or rear (structured Level 1 parking) lobby entrance. f. Represent on the plans the minimum required van-accessible parking space for the residential use of the structure per IBC 1106.5. Verify that the locations meet the accessible route requirements of IBC 1106.6. Van-accessible spaces located within private garages serving an ‘R-2’ occupancy are permitted to have vehicular routes, entrances, parking spaces and access aisles with a minimum vertical clearance of 7 Feet. 2 accessible stalls required in structured parking. 2 Stalls to be provided on Level 1/Retail and Parking plan, see sheet A101. Van notation added on (1) structured parking accessible space. Callout section added referencing detail 5/G002A with accessible routes and clearances. Accessible route identified on plans. Accessible stalls are located at closest accessible route to lobby main (on grade retail parking area) or rear (structured Level 1 parking) lobby entrance. g. Provide on the plans a reference to detail ‘3/A900A’ – Parking Signage – for the accessible spaces notes in the above plan review comments. Accessible stalls to be provided at rear Level 1 lobby of structured parking. See sheet A101 for added callout section added referencing detail 3/A900A with accessible parking stall signage details. 27. General Plan Notes a. Note 5 – Change on the plans the referenced IBC code sections regarding the two-way communication system at the specified elevator landings from ‘107.8.1’ to ‘1009.8.1’, and from ‘1007.8.2’ to ‘1009.8.2’. Incorrect IBC reference updated on plan notes. b. Note 6 – Change on the plans the sheet reference regarding unit plans for ‘Type A’ units from ‘A150’ to ‘A125 and A126’. Plan note sheet reference updated to A125 and A126. On sheet A101 – Retail + Parking Plan: 28. Plan 1 – Level P1 a. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B Incorrect/stray ,1/A900B elevation marker removed. Correct 1/A202 elevation callout revealed. · 2/A900B Incorrect/stray ,2/A900B elevation marker removed. Correct 2/A202 elevation callout revealed. Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Sheet A900B is not a sheet to be included, incorrect references are updated. Incorrect/stray ,1/A900B elevation marker removed. Correct 1/A202 elevation callout revealed. Incorrect/stray ,2/A900B elevation marker removed. Correct 2/A202 elevation callout revealed. b. Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callouts’ to the following ‘wall types’: · 22 · 23 · 26 · 27 Incorrect wall tags including types 24,25,26, and 27 updated on plan to match G003 assemblies sheet. 24 to 9. 25 to 10. Wall tag 26 removed. Appropriate callouts to new Column wrap detail added see 17/A801 27 to 9. c. Clarify on the plans the indicated ‘non-rated’ construction of various walls, based upon the provided ‘Wall Legend’, and of that required to be fire-resistance rated per IBC Table 601, IBC 713.13.4, IBC 1023.2, and IBC 3002.1 Wall hatches adjusted to match Wall Legend and indicate required construction rating of walls in plans. White fill at Non Rated walls, dark grey at 1HR rated walls, striped at 2HR and light grey at 3HR. d. Represent on the plans the minimum required accessible parking spaces for the residential use of the structure per IBC 1106.2, Items 1, 3, and 4. Verify that the locations meet the accessible route requirements of IBC 1106.6. Van notation added on (1) structured parking accessible space. Callout section added referencing detail 5/G002A with accessible routes and clearances. Accessible route identified on plans. Accessible stalls are located at closest accessible route to lobby main (on grade retail parking area) or rear (structured parking) lobby entrance. e. Represent on the plans the minimum required van-accessible parking space for the residential use of the structure per IBC 1106.5. Verify that the locations meet the accessible route requirements of IBC 1106.6. Van notation added on (1) structured parking accessible space. Callout section added referencing detail 5/G002A with accessible routes and clearances. Accessible route identified on plans. Accessible stalls are located at closest accessible route to lobby main (on grade retail parking area) or rear (structured parking) lobby entrance, with required widths. f. Provide on the plans a reference to detail ‘3/A900A’ – Parking Signage – for the accessible spaces notes in the above plan review comments. Callout reference added to plan. g. Indicate on the plans the drinking fountain(s) installation to meet both the accessible and standing spout outlet height requirements of IBC 2902.5.1/1109.5.1 and ICC A117.1-2009 section 602.4. Drinking fountain located near bath/changing areas on Level 1/Retail sheet A101. Detail callout 30/A900 added to reference accessible drinking fountain mounting heights. h. Clarify on the plans the ‘callout’ to the ‘storefront’ ‘marked’ ‘S9’ in the west wall of space ‘L113’ – Retail #3A. Callout reference updated to correct storefront, S31. i. Clarify on the plans the ‘callout’ to wall type ‘12’ in space ‘L108’ – Main Electrical. It does not appear to correspond with the represented construction conditions or to that required per detail ‘1/E500’ - Enlarged Main Electrical Room Plan. Callout wall type updated to wall type 8, fully grouted CMU wall, exceeding 2hr min. rating per electrical detail 1/E500. 29. General Plan Notes a. Note 5 – Change on the plans the referenced IBC code sections regarding the twoway communication system at the specified elevator landings from ‘107.8.1’ to ‘1009.8.1’, and from ‘1007.8.2’ to ‘1009.8.2’. Incorrect IBC reference updated on plan notes. b. Note 6 – Change on the plans the sheet reference regarding unit plans for ‘Type A’ units from ‘A150’ to ‘A125 and A126’. Plan note sheet reference updated to A125 and A126. On sheet A102 – Residential 1 Plan: 30. Level 2 - Residential a. Clarify on the plans the ‘callout’ outside of space ‘205’ – Unit C2 - to elevation ‘14/A600’. A corresponding ‘elevation’ could not be found on sheet ‘A600’ or elsewhere among the submitted construction documents. Disregard 14/A600, stray elevation reference removed. b. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B · 2/A900B Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Sheet A900B is not a sheet to be included, incorrect references are updated. Incorrect/stray ,1/A900B elevation marker removed. Correct 1/A202 elevation callout revealed. Incorrect/stray ,2/A900B elevation marker removed. Correct 2/A202 elevation callout revealed. c. Eliminate from the plans the ‘callout’ outside of space ‘223’ – Unit A3 – to wall type ‘17’. Wall type updated to type 6. d. Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to wall type ‘33’ in the corridor outside of space ‘230’ – Unit A4. Wall type updated to type 6. e. Provide on the plans a ‘callout’ to door ‘mark’ ‘201’ in space ‘201’ – Corridor – to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. Callout to door 201 added. f. Clarify on the plans the ‘callout’ to wall type ‘6’ in the corridor outside of space ‘202’ – Unit B. The corresponding assembly on sheet ‘G003’ – Assemblies – does not appear to have the required sound transmission class for a wall separating a dwelling unit from public areas per IBC 1207.2. Incorrect wall tag updated to wall tag 3. g. Provide on the plans a reference to an ‘enlarged elevator lobby plan’ (to be provided elsewhere in the plans) to illustrate the required ‘two-way communication system’ and the ‘callout’ to the door ‘marked’ ‘M’. See sheet 1/A300 and 2/A300 and 12/A300 for enlarged elevator lobby plans locating two-way call box and signage, and emergency communication signs with tagged smoke screens. See A900 for details and elevator lobby elevation detail #s 10-13 with call box and instructions/ signage. Two- way communication system design build, under separate deferred permit. 2HR smoke curtain door tagged in overall plans A100/A102/A103/A104 and notes added to door schedule on A601. h. Clarify on the plans the indicated ‘non-rated’ construction of various walls, based upon the provided ‘Wall Legend’, and of that required to be fire-resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. Wall hatches adjusted to match Wall Legend and indicate required construction rating of walls in plans. White fill at Non Rated walls, dark grey at 1HR rated walls, stripped at 2HR. Unit plans updated to reflect structural walls. See sheets A102-A104 and structural plans S202C.S203/S204. Additional 1HR unit interior wall 6B added where struct occurs. 31. General Plan Notes a. Note 5 – Change on the plans the referenced IBC code sections regarding the twoway communication system at the specified elevator landings from ‘107.8.1’ to ‘1009.8.1’, and from ‘1007.8.2’ to ‘1009.8.2’. Incorrect IBC reference updated on plan notes. b. Note 6 – Change on the plans the sheet reference regarding unit plans for ‘Type A’ units from ‘A150’ to ‘A125 and A126’. Plan note sheet reference updated to A125 and A126. On sheet A103 – Residential 2 Plan: 32. Level 3 - Residential a. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B · 2/A900B Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Sheet A900B is not a sheet to be included, incorrect references are updated. Incorrect/stray ,1/A900B elevation marker removed. Correct 1/A202 elevation callout revealed. Incorrect/stray ,2/A900B elevation marker removed. Correct 2/A202 elevation callout revealed. b. Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to wall type ‘33’ in the corridor outside of space ‘330’ – Unit A4. Wall tags updated to match G003. c. Provide on the plans a ‘callout’ to door ‘mark’ ‘301’ in space ‘301’ – Corridor – to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. Door tag 301 added to plan. d. Clarify on the plans the ‘callout’ to wall type ‘6’ in the corridor outside of space ‘402’ – Unit B2. The corresponding assembly on sheet ‘G003’ – Assemblies – does not appear to have the required sound transmission class for a wall separating a dwelling unit from public areas per IBC 1207.2. Wall tags updated to match G003. e. Clarify on the plans the indicated ‘non-rated’ construction of various walls, based upon the provided ‘Wall Legend’, and of that required to be fire-resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. Wall hatches adjusted to match Wall Legend and indicate required construction rating of walls in plans. White fill at Non Rated walls, dark grey at 1HR rated walls, stripped at 2HR. Unit plans updated to reflect structural walls. See sheets A102-A104 and structural plans S202C.S203/S204. Additional 1HR unit interior wall 6B added where struct occurs. 33. General Plan Notes a. Note 5 – Change on the plans the referenced IBC code sections regarding the two-way communication system at the specified elevator landings from ‘107.8.1’ to ‘1009.8.1’, and from ‘1007.8.2’ to ‘1009.8.2’. Incorrect IBC reference updated on plan notes. b. Note 6 – Change on the plans the sheet reference regarding unit plans for ‘Type A’ units from ‘A150’ to ‘A125 and A126’. Plan note sheet reference updated to A125 and A126. On sheet A104 – Residential 3 Plan: 34. Level 4 - Residential a. Clarify on the plans the ‘callouts’ along the east and west sides of the structure to the following elevations: · 1/A900B · 2/A900B Sheet ‘A900B’ could not be found and an ‘elevation’ corresponding with the context of the plan could not be found elsewhere among the submitted construction Documents. Sheet A900B is not a sheet to be included, incorrect references are updated. Incorrect/stray ,1/A900B elevation marker removed. Correct 1/A202 elevation callout revealed. Incorrect/stray ,2/A900B elevation marker removed. Correct 2/A202 elevation callout revealed. b. Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to wall type ‘33’ in the corridor outside of space ‘424’ – Unit C5. Wall tags updated to match G003. c. Provide on the plans a ‘callout’ to door ‘mark’ ‘401’ in space ‘401’ – Corridor – to protect the corridor at the unenclosed elevator lobby per IBC 716.5.3. Door tag 301 added to plan. d. Clarify on the plans the indicated ‘non-rated’ construction of various walls, based upon the provided ‘Wall Legend’, and of that required to be fire-resistance rated per IBC 420.2, IBC Table 601, IBC Table 1020.1, IBC 1023.2, and IBC 3002.1. Wall hatches adjusted to match Wall Legend and indicate required construction rating of walls in plans. White fill at Non Rated walls, dark grey at 1HR rated walls, stripped at 2HR. Unit plans updated to reflect structural walls. See sheets A102-A104 and structural plans S202C.S203/S204. Additional 1HR unit interior wall 6B added where struct occurs. 35. General Plan Notes a. Note 5 – Change on the plans the referenced IBC code sections regarding the two-way communication system at the specified elevator landings from ‘107.8.1’ to ‘1009.8.1’, and from ‘1007.8.2’ to ‘1009.8.2’. Incorrect IBC reference updated on plan notes. b. Note 6 – Change on the plans the sheet reference regarding unit plans for ‘Type A’ units from ‘A150’ to ‘A125 and A126’. Plan note sheet reference updated to A125 and A126. On sheet A105 – Roof Plan: 36. Roof Level – Indicate on the plans the location of the required roof access per IBC 1011.12. Roof access indicated on Roof Plan, also on A302 stair plan along with stair section. On sheet A120 – Enlarged Unit Plans: 37. General plan review note regarding each of the unit plans represented on this sheet: · Specify the compliance path (Option A or Option B) per ICC A117.1-2009 Section 1004.11.3 for the toilet and bathing areas. A120/1-8 Each plan’s ICC A117.1-2009 Section 1004.11.3 requirement being met has been listed in the details’ titles 38. Unit Plan Notes · General plan review note regarding the provided ‘unit plan notes’ - Provide on the plans a general reference to the provided details on sheets ‘A900’ and ‘A900A’ for their use ‘where applicable’ or provide specific ‘callouts’ to the applicable details on each of the sheets representing the corresponding requirement. a. Note 6 – Change on the plans the sheet references regarding the elevations specifying the window and door types from ‘A210-A212’ to ‘201, 202, 205, and 206’. Note updated to reflect correct plan sheets. b. Note 8 – Change on the plans the ‘callout’ to the exterior wall type from ‘15’ to ‘5’ and the referenced sheet specifying the ‘assembly’ from ‘G004’ to ‘G003’. Noted, updated to 5. c. Note 9 – Change on the plans the ‘callout’ to the interior wall type from ‘18’ to ‘1’ (or ‘3’, ‘4’, ‘6’, ‘13’) and the referenced sheet specifying the ‘assembly’ from ‘G004’ to ‘G003’. Noted, updated to 1. d. Note 11 – Change on the plans the required type of detector per IBC 915 from ‘CO2’ to ‘CO’. Change noted, updated to CO. 39. Plan 4 – Unit A4 – Studio – Clarify on the plans the represented placement of the door ‘marked’ ‘330A’. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Section 404.2.3. Door plan revised for clarification. 18” min clear on pull side provided. On sheet A121 – Enlarged Unit Plans: 40. General plan review note regarding each of the unit floor plans represented on this sheet: · Specify the compliance path (Option A or Option B) per ICC A117.1-2009 Section 1004.11.3 for the toilet and bathing areas. A121/1-8 Each plan’s ICC A117.1-2009 Section 1004.11.3 requirement being met has been listed in the plan title 41. Clarify on each of the floor plans the represented location of the ‘bedrooms’ in the following ‘types’ of units: · Plan 2 – Unit B1 – Urban · Plan 3 – Unit B2 – Urban · Plan 4 – Unit B3 – Urban It does not allow for the provision of the required emergency escape and rescue opening in the sleeping room per IBC 1030.1. The “Egress” note added to the enlarged unit plans in response to the comments from the first review of the plans could not be found on these unit Plans. Bedroom notation removed, replaced with “Sleeping Alcove”. 42. Clarify on each of the reflected ceiling plans (RCP) the represented location of the smoke alarms in the following ‘types’ of units: · Plan 7 – Unit B2 – Urban RCP · Plan 8 – Unit B3 – Urban RCP It does not appear to meet the required locations per IBC 907.2.11.2. Smoke detectors moved, one each in sleeping alcove and living areas. On sheet A122 – Enlarged Unit Plans: 43. General plan review note regarding each of the unit floor plans represented on this sheet: · Specify the compliance path (Option A or Option B) per ICC A117.1-2009 Section 1004.11.3 for the toilet and bathing areas. A122/1-6 Each plan’s ICC A117.1-2009 Section 1004.11.3 requirement being met has been listed in the plan title 44. Plan 1 – Unit C1 – One Bed – Clarify on the plans the represented placement of the door ‘marked’ ‘231A’. It does not appear to provide the required maneuvering clearance from the ‘push’ side per ICC A117.1-2009 Section 404.2.3. On sheet A123 – Enlarged Unit Plans: A122/1 shows door 231A now complying with ‘push’ side per ICC A117.1-2009 Section 404.2.3 On sheet A123 – Enlarged Unit Plans: 45. General plan review note regarding each of the unit floor plans represented on this sheet: · Specify the compliance path (Option A or Option B) per ICC A117.1-2009 Section 1004.11.3 for the toilet and bathing areas. A123/2,3,5,6 Each plan’s ICC A117.1-2009 Section 1004.11.3 requirement being met has been listed in the plan title On sheet A124 – Enlarged Unit Plans: 46. General plan review note regarding each of the unit floor plans represented on this sheet: · Specify the compliance path (Option A or Option B) per ICC A117.1-2009 Section 1004.11.3 for the toilet and bathing areas. A124/1,2,7,5 Each plan’s ICC A117.1-2009 Section 1004.11.3 requirement being met has been listed in the plan title 47. Plan 5 – Unit D2 – Two Bed RCP - Clarify on the plans the represented location of the smoke alarm. It does not appear to meet the requirements for an installation near cooking appliances per IBC 907.2.11.3. The specifics of the device to be installed could not be found on sheet ‘E000’ – Electrical Legends and Abbreviations – Fire Alarm – provided as a Reference. Smoke alarm has been moved to comply with distances specified in IBC 907.2.11.3. Fire Alarm System and smoke/CO detectors are part of a deferred permit, see sheet G001 for deferred permits. On sheet A125 – Enlarged ADA Unit Plans: 48. Plan 3 – Unit B2 – Urban ADA - Clarify on the plans the represented location of the ‘bedroom’. It does not allow for the provision of the required emergency escape and rescue opening in the sleeping room per IBC 1030.1. The “Egress” note added to the enlarged unit plans in response to the comments from the first review of the plans could not be found on this unit plan. Bedroom notation removed, replaced with “Sleeping Alcove”. 49. Plan 5 – Unit C5 – One Bed ADA - Clarify on the plans the represented placement of the door serving the bathroom. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Section 404.2.3. Unit bathroom and door updated to provide required clearances. 50. Plan 6 – Unit C5 – One Bed ADA RCP - Clarify on the plans the represented location of the smoke alarm. It does not appear to meet the requirements for an installation near cooking appliances per IBC 907.2.11.3. Smoke alarm has been moved to comply with distances specified in IBC 907.2.11.3. Fire Alarm System and smoke/CO detectors are part of a deferred permit, see sheet G001 for deferred permits. On sheet A126 – Enlarged ADA Unit Plans: 51. Plan 3 – Unit D1 ADA a. Clarify on the plans the represented placement of the door ‘marked’ ‘407D’. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Section 404.2.3. Unit bathroom and door updated to provide required clearances. b. Clarify on the plans the represented placement of the door ‘marked’ ‘407E’. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Section 404.2.3. Door 407E and associated walls were updated to provide required maneuvering clearances. On sheet A205 – Exterior Elevations: 52. Elevation 6 – West Elevation – Clarify on the plans the ‘callout’ to the ‘storefront’ ‘marked’ ‘S9’ in the west wall of space ‘L113’ – Retail #3A. Callout updated to correct storefront, S31. On sheet A300 – Vertical Circulation & Shafts: 53. General plan review note regarding the various requirements associated with elevator systems - Provide on the plans an ‘enlarged elevator lobby plan’ to illustrate the required ‘two-way communication system’ and the ‘callout’ to the door ‘marked’ ‘M’. See sheet 1/A300 and 2/A300 and 12/A300 for enlarged elevator lobby plans locating two-way call box and signage, and emergency communication signs with tagged smoke screens. See A900 for details and elevator lobby elevation detail #s 10-13 with call box and instructions/ signage. Two- way communication system design build, under separate deferred permit. 2HR smoke curtain door tagged in overall plans A100/A102/A103/A104 and notes added to door schedule on A601. 54. Plan 1 – Enlarged Elevator Cab 1 – L1-L4 – Clarify on the plans the difference in the indicated wall type and of that noted elsewhere for the levels above ‘L1’. Enlarged elevator cab 1&2/lobby plan for Type IA and Type VA levels generated. See details 1 and 2 on sheet A300. In addition, see section details 3/A300 and 4/A300 for updated wall hatches matching fire rating. 55. Plan 3 – Enlarged Elevator Cab 2 – P1-L4 – Clarify on the plans the difference in the indicated wall type and of that noted elsewhere for the levels above ‘L1’. Enlarged elevator cab 1&2/lobby plan for Type IA and Type VA levels generated. See details 1 and 2 on sheet A300. In addition, see section details 3/A300 and 4/A300 for updated wall hatches matching fire rating. 56. Plan 5 – Enlarged Trash Room Plan – Clarify on the plans the ‘callout’ to section ‘1/G002A’. The referenced section does not appear to represent to the ‘trash chute/trash Room’. Reference incorrect, removed from sheet. 57. Plan 9 – Elevator Pit Ladder Detail – Clarify on the plans the reference to ‘19/A310’ regarding the portion of the ladder below the top of the slab. Sheet ‘A310’ could not be found and a corresponding detail could not be found elsewhere among the submitted construction documents. Reference updated to section 4/A300. 58. Plan 12 – Trash Chute Plan Detail – Clarify on the plans the difference in the indicated firer esistance rating of the ‘trash chute’ door and of that specified in the ‘Trash Chute Door Note’. Trash chute door detail updated to 90 minute fire resistance. 59. Details 13 – Trash Chute Wall Section Details – Clarify on the plans the ‘callouts’ to the following ‘assemblies’: · 1 · 2 · 15 The referenced assemblies found on sheet ‘G003’ do not appear to correspond with the represented construction. Wall tags updated to match G003 assemblies sheet. 60. Stair & Elevator Notes a. Note 1 – Change on the plans the referenced IBC code sections regarding interior exit stairway discharge and stairway identification from ‘1022.8’ to ‘1023.8’, and from ‘1022.9’ to ‘1023.9’. IBC reference updated. b. Note 2 – Change on the plans the referenced IBC code sections regarding accessible means of egress and elevator requirements from ‘1007’ to ‘1009’, from ‘1007.2.1’ to ‘1009.2.1’, and from ‘1007.4’ to ‘1009.4’. IBC reference updated. c. Note 5 – Eliminate from the plans the incorrect/inapplicable referenced IBC code sections, or correct the references to reflect that required for the proposed structure. Note eliminated. d. Note 6 – Eliminate from the plans the incorrect/inapplicable referenced IBC code sections, or correct the references to reflect that required for the proposed structure. Note eliminated. e. Note 8 – Change on the plans the referenced IBC code sections regarding handrail extensions from ‘1003.3’ to ‘1014.6’. Note updated to correct IBC reference. On sheet A300 – Vertical Circulation & Shafts: 61. Plan 1 – Enlarged Stair #1 – P1 Plan – Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callouts’ to the following ‘wall types’: · 24 · 26 Wall tags updated to match G003 assemblies sheet. 62. Plan 2 – Enlarged Stair #1 – L1 Plan – Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to ‘wall type’ ‘27’. Wall tags updated to match G003 assemblies sheet. 63. Plan 5 – Enlarged Stair #2 – P1 Plan – Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callouts’ to the following ‘wall types’: · 24 · 25 · 27 Wall tags updated to match G003 assemblies sheet. 64. Plan 6 – Enlarged Stair #2 – L1 Plan – Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to ‘wall type’ ‘26’. Wall tags updated to match G003 assemblies sheet. On sheet A400 – Wall Sections: 65. Section 1 –Wall Section Through East Façade and Terrace - Change on the plans to that ‘renumbered’ on the resubmitted sheet ‘G003’ – Assemblies - the ‘callout’ to ‘assembly’ ‘34’. Floor and roof tags updated to match G003 assemblies sheet. On sheet A600 – Door & Window Schedule: 66. General plan review note regarding door and window installations: · Provide on the plans a general reference to the provided details on sheets ‘A602’ and ‘A603’ for their use ‘where applicable’ or provide specific ‘callouts’ to the applicable details on each of the sheets representing the corresponding requirement. Note 16 added referencing sheets A602 & A603 where applicable. Callout details for A602 and A603 details added to window and door legend drawings at type A,B,C,G,H, W24. 67. General Door Notes a. Note 3 – Change on the plans the referenced IBC code section regarding the tested end temperature for a door in an interior exit stairway from ‘715.4.4’ to ‘716.5.5’. IBC reference updated. b. Note 7 – Change on the plans the referenced WSEC Table regarding the requirements for opaque doors that are part of the thermal envelope to that applicable in the 2015 WSEC. Table reference updated to R405.5.2(1), Table R402.1.3, U factor .30 c. Note 9 – Change on the plans the referenced code section regarding ‘total door’ installations to that applicable in the 2015 IBC. Note updated to comply with IBC 909.20.2.1, 716.5.9.3, and detector installation with 907.3. d. Note 12 – Clarify on the plans the indicated elevator hoistway pressurization. The specifics of a corresponding system to be installed could not be found on sheet ‘M050’ – Mechanical Schedules – Mechanical Equipment Coordination List – provided as a reference. No hoistway pressurization to be provided. Smoke curtain / drop down screen to close off elevator lobby. See enlarged elevator lobby plan details 2/A300 and 12/A300. e. Note 14 – Change on the plans the referenced code regulating the installation of mechanical systems from ‘Uniform Mechanical Code’ to ‘International Mechanical Code’ (IMC). The IMC has been the adopted code in Washington since 2003. Reference Updated. 68. General (sic) Glazing Notes a. Note 6 – Change on the plans the referenced code section regarding window installations to that applicable in the 2015 WSEC. Code references updated to meet or exceed WSEC R402.4.1.1, R402.4.1.2(1), R402.3, TABLE R402.1.1. b. Note 7 – Change on the plans the referenced sheet regarding the provided energy code information from ‘G001’ to ‘G015 & G016’. Sheet reference updated to G015 & G016. c. In the provided information regarding the window flashing sequence change on the plans the referenced sheet from ‘BE302’ to ‘BE400’. Reference updated to BE set only to avoid errors. On sheet A601 – Door Schedule: 69. Door Schedule a. Room Name – Exercise – Specify on the plans the required minimum fire-resistance rating of a door in a corridor wall per IBC Table 716.5 for door ‘406A’. The door is also required to be self-closing per IBC 716.5.9 and to provide smoke and draft control per IBC 716.5.3. References, rating, and door schedule notes updated to reflect requirements. b. Room Name – Amenity Area – Specify on the plans the required minimum fireresistance rating of a door in a corridor wall per IBC Table 716.5 for door ‘423A’. The door is also required to be self-closing per IBC 716.5.9 and to provide smoke and draft control per IBC 716.5.3. References, rating, and door schedule notes updated to reflect requirements. On sheet A603 – Glazing Details: 70. Detail 4 – Storefront Threshold – Clarify on the plans the indicated maximum height of the threshold above the finish floor. It does not appear to comply with ICC A117.1-2009 section 404.2.4. Detail updated to new dimensions and reference note : max vertical change of ¼” with max beveled change ½” @ max slope 1:2 per ICC A117.1-2009 section 404.2.4. And section 303.2 On sheet A801 – Details: 71. Detail 3 – Typical Guardrail – Change on the plans the referenced IBC code section regarding guards from ‘1013’ to ‘1015’. IBC 1013 regards ‘exit signs’. IBC reference updated. 72. Detail 6 – Roof Access Hatch – Change on the plans the referenced sheet regarding the installation of the batt insulation from ‘G005’ to ‘G015/G016’. Detail removed, not applicable. 73. Detail 7 – Firestop at Toilet – Change on the plans the referenced sheet regarding the ‘wall assemblies’ from ‘G005’ to ‘G003’ – 2 locations. G003 reference updated. On sheet A802 – Details: 74. Detail 10 – Section at Top of 2 Hour Wall - Change on the plans the referenced sheet regarding the ‘roof assembly’ from ‘G100’ to ‘G003’. Reference updated to G003. 75. Detail 16 – Interior Bearing Partition @ Slab - Change on the plans the referenced sheet regarding the ‘concrete wall type’ from ‘G004’ to ‘G003’. Reference updated to G003. 76. Detail 17 – Interior Wall & Floor at Residential 1 - Change on the plans the referenced sheet regarding the ‘wall assemblies’ from ‘G004’ to ‘G003’. Reference updated to G003. On sheet A900 – Accessibility Clearances: 77. Detail 33 – Typical Grab Bar Detail - Change on the plans the referenced sheet regarding the ‘wall assemblies’ from ‘G005’ to ‘G003’. Reference updated to G003. On sheet A903 – Enlarged ADA Kitchen and Bath Plans: 78. Plan 10 – Bathroom ADA A – C - Clarify on the plans the represented placement of the door. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Sections 1003.5/404.2.3. Detail 10 - Bathroom 4 ADA (formerly detail 10- bathroom ADA A- C) plan updated to provide maneuvering clearances and additional details. 18” min clear provided at door with 60” forward approach via deepend room and removable cabinets at base of sink. 79. Plan 13 – Enlarged Bath B ADA – C - Clarify on the plans the represented placement of the door. It does not appear to provide the required maneuvering clearance from the ‘pull’ side per ICC A117.1-2009 Sections 1003.5/404.2.3. Incorrect Bath plan replaced, new ADA bath plans detail 12 and detail 14 with required clearances and details added. Please feel free to give me a call if you have any questions or need more information to complete your review. Best regards, Austin Weller, Assoc. AIA Studio Meng Strazzara