Report Memorandum
To: Dan Nelson - Senior Plans Examiner City of Tigard
oa
From: Wayne Yoshimura & Kevin Janik
808 SW 3R"Ave. Copies: Ben Bortolazzo—Otak, File
Portland, OR 97204
Phone(503)287-6825 Date: July 13, 2017
Fax(503)415-2304
Subject: River Terrace Apartments
Building H
Plan Review Comment Responses
City of Tigard Permit Number- BUP2017-00040
Project No.: 17857
Below is a list of the River Terrace Apartments Building C Plan Review Comments (also applicable
to Building H per your direction) from you dated June 26, 2017. The original revised comments are
in italics followed by our response in bold type. The original comments are also attached for
reference. Revisions for these comment responses below are bubbled and called out with a Revision
#2. There are some drawing coordination revisions which are bubbled and called out with a
Revision #1.
1. Provide 1 and 1/2 hr doors from four story stairway to corridors.
Response: Per OSSC Table 716.5 the 2-hour walls of the stairway are required to
have a 11/2 -hour (90-minute) door rating. Door A3 has been revised to have a 90-
minute rating on the door schedule of Sheet A1.11 as well as in the hardware schedule
for Group #2 for Door A3. (As a part of project coordination, a note for a magnetic
hold open was also added to some door comments of the schedule to call attention to
their existence in the hardware groups also on Sheet A1.11.)
2. Provide 45 min. doors from garage to corridor.
Response: Per OSSC Table 716.5 the 1-hour walls of the corridor are required to have
a 3/4-hour rating (45-minute). Garage door A4 has been revised to have a 45-minute
rating on the door schedule of Sheet A1.11 as well as in the hardware schedule for
Group #3.
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River Terrace Apartments—Building K— Plan Review Comment Responses July 13, 2017
3. Show protection at stairway walls within 10 ft of openings. OSSC 1022.7
Response: Instead of protection of the walls within 10 feet of the openings we
provided an extension of the fire resistive walls of the stairways to the exterior stair
wall containing openings alleviating the requirements of OSSC 1022.7. This was
taken care of by creating new walls assemblies,2-hour Assemblies 16A, & 17A. These
assemblies have been called out on the stair plans appropriately of Sheet A5.01 as
well as on the building plans of Sheets A2.00—2.03 to correct wall assemblies that
would not coordinate with Sheet A5.01.
4. Please indicate on plans need for stairway marking. 1022.9.
Response: Requirements of OSSC 1022.9, are spelled out in new Detail 4/A8.06 to
show an example sign with requirements for the stair identification signage that is
now called out at each interior exit stairway landing near the stair entry door of the
stair. The exact location of the stair identification signage is shown on the enlarged
stair plans of Sheet A5.01 at each floor.
5. All fire barrier and partition doors shall be self closing as per OSSC 716.5.9.
Response: The note "SELF CLOSING" has been added to the door comments of
doors A3 - Stair,A4 - Garage Entry,A5—Storage,A6- Stair,All—Stair,Al2- Stair
and B1-Unit Entry of the door schedule on Sheet A1.11. (Not all of these doors are
applicable to this building.) The door hardware of each of these doors has also been
confirmed to have devices to make them self-closing (closers or spring hinges)
currently to meet the requirements of OSSC 716.5.9 to be self-closing. (Many of the
doors currently employ spring hinges to enable the doors to be self closing. Per your
April 27`''phone conversation with Wayne Yoshimura of our office, spring hinges
were noted to be acceptable devices to employ for self-closing doors.)
6. Accessible baths in type 'A"units shall comply with ANSI 404.2.3.
Response: Doors in accessible baths, Sheet A5.11 of this set have been revised to
provide and show the required maneuvering clearances per ICC A117.1-2009 1003.5
and 404.2.3 at their doors.
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Dan Nelson- Senior Plans Examiner City of Tigard Page 3
River Terrace Apartments— Building H—Plan Review Comment Responses July 13, 2017
7. Please show air gap under siding as per OSSC 1403.2.
Response: Details on Sheet A8.01 - 04 generally either show the presence of a
weather resistive barrier covered with rainscreen furring to provide the air gap of
OSSC 1403.2 which is then covered with exterior siding material or they show the
presence of a weather resistive barrier and air gap/space of OSSC 1403.2 which is
then covered with veneer brick. Detail#13 on Sheet A8.01, Details #3, 4, 10, 12, 18 on
Sheet A8.02, Details #2,3, 5, 13 on Sheet A8.03 and Details #1,3, 9, 15, 16, 17, 18 on
Sheet A8.04 have been revised to clearly delineate the rainscreen system with weather
resistive barrier to provide a drainage pathway for water entering the system to drain
out and air to dry the system.
8. Consult OSSC Commentary for the definition of GRADE PLANE to determine whether the 1st story is
a basement. Provide calculations.
Response: The ground plane has been calculated per 2012 IBC Code and
Commentary Figure 202.7(2). A small site plan and a spreadsheet are attached for
Building H showing the grade plane calculated at 5.76' below the first floor level
making the lowest level not a story above grade plane but a basement as currently
noted on the drawing set per the following. The calculated grade plane lies less than
6 feet above the finished surface of floor next above of Item #1 of the OSSC 202
Definition for STORY ABOVE GRADE PLANE and less than 12 feet above the
finished ground level at any point of Item #2 of the OSSC 202 Definition for STORY
ABOVE GRADE PLANE.
9. Please change language in plans from passageway to corridor.
Response: "EXIT PASSAGEWAY" designations of Code Plans #1 & 2 of Sheet
A0.12, Building Plans A2.00 &A2.01, Building Sections Sheet A4.01, Corridor Section
#1 of Sheet A4.12, Stair Section of Sheet A5.01, and Reflected Ceiling Plans #1 and 2
of Sheet A7.00 have been changed to "CORRIDOR". The rest of the plan set already
notes corridors at all levels.
10. No dead end corridors greater than 20ft. OSSC 1018.4
Response: According to OSSC 1018.4 "Where more than one exit or exit access
doorway is required, the exit access shall be arranged such that there are no dead
ends in corridors more than 20 feet in length." Since this building and each floor of
this building does not require more than one exit or exit access doorway per the
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River Terrace Apartments— Building H— Plan Review Comment Responses f u/y 13, 2017
Code Summary of Sheet 0.11 Section Building "Exiting" referencing Table 1021.2(1),
dead ends are not a requirement of the OSSC needing to be addressed in this
building.
If you have any questions,please call me at (503) 415-2312
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A
June 26, 2017
RE: NEW APARTMENT
Project Information
Building Permit: BUP2017-00037 Construction Type: 5B
Address: 17043 SW Appledale Occupancy Type: R-2
Area: Sq Ft. 15267 Stories: 4
Name: River Terrace Apts. Sprinklers: Yes 13R
The plan review was performed under the State of Oregon Structural Specialty Code
(OSSC) 2014 edition; 2014 Oregon Fire Code. Please respond to conditions below.
1) Provide 1and1/2 hr doors from four story stairway to corridors.
2) Provide 45 min. doors from garage to corridor.
3) Show protection at stairway walls within 10ft of openings. OSSC 1022.7
4) Please indicate on plans need for stairway marking. OSSC 1022.9
5) All fire barrier and partition doors shall be self closing as per OSSC 716.5.9.
6) Accessible baths in type "A" units shall comply with ANSI 404.2.3.
7) Please show air gap under siding as per OSSC 1403.2.
8) Consult OSSC Commentary for the definition of GRADE PLANE to determine
whether the 1st story is a basement. Provide calculations.
9) Please change language in plans from passageway to corridor.
10)No dead end corridors greater than 20ft. OSSC 1018.4
When responding, provide an itemized letter stating in what way each numbered
issue has been addressed in the revision.
When submitting revised drawings or additional information, please attach a copy of the
enclosed City of Tigard, Letter of Transmittal. The letter of transmittal assists the City
of Tigard in tracking and processing the documents.
Respectfully,
Dan Nelson
Senior Plans Examiner
(503) 718-2436
dann@tigard-or.gov