Report (24) 15u� )
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June 26, 2017
RE: NEW APARTMENT BLDG C.,
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 land 1/2 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
}
Memorandum
To: Dan Nelson - Senior Plans Examiner City of Tigard
oa
Tjata
From: Wayne Yoshimura & Kevin Janik
808 SW 3RD 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 C
Plan Review Comment Responses
City of Tigard Permit Number- BUP2017-00037
Project No.: 17857
Below is a list of the River Terrace Apartments Building C Plan Review Comments 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.
L\Project\17810\17857\ProjectDocs\Permits\Permit Review Drawings\Plan Check Comment Reponse,\17857-Plan Review Comment Responses-Building Type C-2017 07-13.doe
Dan Nelson - Senior Plans Examiner City of Tigard Page 2
July 13, 20172
River 7 errace Apartments—Building C— Plan Review Comment Responses
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,AU- 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 27th 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.
1.\Project\17800\17857\ProjectDocs\Permits\Permit Review Drawings\Plan Check Comment Reponses\17857-Plan Review Comment Responses-Building Type C-2017 07-13.doc
Dan Nelson -Senior Plans Examiner City of Tigard
River Terrace Apartments— Building C— Plan Review Comment R eiponse c Page 7
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 Commentaryfor 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 C showing the grade plane calculated at 5.37' 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 code
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4
Page 4
Dan Nelson - Senior Plans Examiner City of Tigard July 'j 20�4
River Terrace Apartments— Building C— Plan Review Comment Responses
summary of Sheet 0.11 Section Building "Exiting" referencing Table
s bu 1021.2(1),1dead
ends are not a requirement of the OSSC needing to be addressed
ding.
If you have any questions, please call me at (503) 415-2312
l.:\Project\17800\17857\ProjectDocs\Permits\Permit Review Drawings\Plan Check Comment Reponses\17857-Plan Review Comment Responses-Budding Type C-2017 07-13.doc
June 26, 2017
RE: NEW APARTMENT
Project Information
Building Permit: BUP2017-00037
Address: Construction Type: 5B
17043 SW Appledale Occupancy Type: R-2
Area: Sq Ft. 15267
Name: River Terrace Apts. Stories: 4
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 land1/2 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
Kevin Janik
Subject: RE: Building Square Footages
Building floor areas:
BUILDING B/J: 28,275.11 SF
BUILDING C/H: 15,267.91 SF
BUILDING DIG: 15,447.58 SF
BUILDING E/F: 28,420.69 SF
CLUBHOUSE: 10,812.56 SF
I have the numbers per floor as well if you need them.
!
Zaq Dohallow
LEED GA
808 SW Third Avenue, Suite 300 I Portland, OR 97204
v: 503.415.2412 I f: 503.415.2304
w\xw.otak.com
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1
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CLUBHOUSE 278.25' 278.25' 288 25'
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._m,ingC_Grade.Piane_Calcuiations
Wali
Length Elevation Elevation Elevations Elevations Length of Elevation X ..-.....
Grade Plane = 283.38'
Letter First End Second End Summed Averaged Wail WallLength
A 288.25 288.25 576.50 288.25 84.00 24,2)..3.00
8 288.25 288.25 57650 288.25 /900 8,359.25 Grade Plane is 5.37' below First Floor FF @ 288.75'
C. 278.25 278.25 550 50 278.25 25 50 7,095.38
D 278.25 278.25 556 50 278.25 84.00 23,373.00
E 278.25 278.25 556 50 278.25 >>,!ii) 7,095.38
i 288.25 288.25 576.5() '288.25 73 1)0 8,35,15 Grade Plane is not 6'-O" or more below First Floor FF
Distance
Elevation Below 1st Lower Level @ 278.75 FF is not at Story by OSSC 202 but a Basement
1st Floor Floor 277.00 78,495,25
288.75 -5.37 Grade Plane=2838
L �
FOR OFFICE USE ONLY—SITE ADDRESS:
This form is recognized by most building departments in the Tri-County area for transmitting information.
Please complete this form when submitting information for plan review responses and revisions.
This form and the information it provides helps the review process and response to your project.
City of Tigard • COMMUNITY DEVELOPMENT DEPARTMENT
4
Transmittal Letter
IN
TIGARD: 13125 SW Hall Blvd. • Tigard, Oregon 97223 . 503.718.2439 • www.tigard-or.gov
TO: Dan Nelson
DATE RE
DEPT: BUILDING DIVISION : fIVED___
JUL 20 2017
FROM: Wayne Yoshimura& Kevin Janik
CITY QFTIGAR
COMPANY: Otak Architects Inc. uILDING
PHONE: (503) 287-6825
y
RE: 17043 SW Appledale - BuildingC
(Site Address) BUP2017-00037
(Permit Number)
River Terrace Apartments
(Project name or subdivision name and lot number)
ATTACHED ARE THE FOLLOWING ITEMS:
I Copies: 1 Description:
Copies: f Description: I
Additional set(s) of plans. 2 Revisions: Revised Drawing Sheets
Cross section(s) and details. Wall bracing and/or lateral analysis.
Floor/roof framing. Basement and retaining walls.
Beam calculations. Engineer's
1 Other(explain): Comment Responses, Original Comments, Plan with Grades & Bldg. Areas
REMARKS:
(1410-6,—(An-c.)-(' - .40O,t.0C ,6410 . 4114 �o 4/ ,?
OR OFFICE USE ONLY
Routed to Permit Technician: Date:
Fees Due: Yes Initials:
❑No Fee Description: Amount Due:
$
$
$
Special $
Instructions:
Reprint Permit (per PE): ❑ Yes n No
Applicant Notified: I Date:
I ❑ Done
Initials:
1\Building\Forms\TransmittalLetter-Revisions.doc 05/25/2012