Report (2) April 11, 2017
RE: NEW APARTMENT
Project Information
Building Permit: BUP2017-00020 Construction Type: 5B
Address: 117077 SW Appledale Occupancy Type: R-2
Area: ? Sq Ft. Stories: 4
Name: River Terrace Apts. Sprinklers: Yes
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 1 hr doors from two story stairway to corridors.
3) Provide 45 min. doors from garage to corridor.
4) Show protection at stairway walls within 10ft of openings. OSSC 1022.7
5) Please indicate on plans need for stairway marking. OSSC 1022.9
6) All fire barrier and partition doors shall be self closing as per OSSC 716.5.9.
7) Accessible baths in type "A" units shall comply with ANSI 404.2.3.
8) Please show air gap under siding as per OSSC 1403.2.
9) Consult OSSC Commentary for the definition of GRADE PLANE to determine
whether the 1st story is a basement. Provide calculations.
10)Please change language in plans from passageway to corridor.
11)Please provide total sq.ft. of building from exterior wall to exterior wall.
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
From: Wayne Yoshimura &Kevin Janik
808 SW3RD Ave. Copies: Ben Bortolazzo— Otak, File
Portland, OR 97204
Phone(503)287-6825 Date: April 27, 2017
Fax(503)415-2304
Subject: River Terrace Apartments
Building B
Plan Review Comment Responses
City of Tigard Number- BUP2017-00020
Project No.: 17857
Below is a list of the River Terrace Apartments Building B Plan Review Comments from you dated
April 11, 2017 and revised on April 27, 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 1 '/z-hour(90-minute) door rating. Door All has been revised to have a 90-
minute rating on the door schedule of Sheet A1.11. (As a part of project coordination,
a note for a magnetic hold open was also added to these door comments of the
schedule to call attention to it in the hardware groups also on Sheet A1.11.)
2. Provide 1 hr doors from two story stairway to corridors.
Response: Per OSSC Table 716.5 the 1-hour walls of the stairway are required to have
a 1-hour door (60-minute) rating instead of 20 minutes as noted on our door
schedule. Doors A3 &A6 have been revised to have a 60-minute rating on the door
schedule of Sheet A1.11 as well as in the hardware schedule for Group #2. (As a part
of project coordination, a note for a magnetic hold open was also added to these door
comments of the schedule to call attention to it in the hardware groups also on Sheet
A1.11.)
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River Terrace Apartments—Building B—Plan Review Comment Responses April 27, 2017
3. 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). 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.
4. Show protection at stairway walls within 90 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 4 new walls assemblies, 1-hour Assemblies #14A& 15A and
2-hour Assemblies 16A, & 17A. These assemblies have been called out on the stair
plans appropriately of Sheets A5.01 and A5.02 as well as on the first floor building
plan of Sheet A2.01 to correct wall assemblies that would not coordinate with Sheet
A5.01.
5. 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 4
level stairs only. Stairs not connect more than 3 levels are not required to provide
the signage per OSSC 1022.9 The exact location of the stair identification signage is
shown on the enlarged stair plans of Sheet A5.02 at each floor.
6. All fire barrier and partition doors shall be self closing as per OSSC 796.5.9.
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 and B1- Unit
Entry of the door schedule on Sheet A1.11. 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.)
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River Terrace Apartments—Building B—Plan Review Comment Responses April 27, 2017
7. Accessible baths in type 'A"units shall comply with ANSI 404.2.3.
Response: Doors in accessible baths, Sheet A5.22 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.
8. 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.
9. 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 B showing the grade plane calculated at 5.62' 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.
10. Please change language in plans from passageway to corridor.
Response: "EXIT PASSAGEWAY" designations of Code Plans 1 & 2 of Sheet A0.12
and corridor section 1/A4.13 have been changed to "CORRIDOR". The rest of the
plan set already note corridors at all levels.
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River Terrace Apartments—Building B—Plan Review Comment Reiponses April 27, 2017
11. Please provide total sq.ft. of building from exterior wall to exterior wall.
Response: Those areas are attached to these responses from an email sent to you
earlier by from us at Otak.
If you have any questions, please call me at (503) 415-2312
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Preliminary Memorandum
To: Dan Nelson- Senior Plans Examiner City of Tigard
oa
From: Wayne Yoshimura&Kevin Janik
808SW3RD Ave. Copies: Ben Bortolazzo - Otak
Portland, OR 97204
Phone(503)287-6825 Date: April 12,2017
Fax(503)415-2304
Subject: River Terrace Apartments
Buildings B &J
Plan Review Comment Responses
City of Tigard Permit Number- BUP2017-00020
Project No.: 17857
Below is a list of the River Terrace Apartments Buildings B &J Plan Review Comments from you
dated April 11,2017. The original 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 2hr 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 door rating not 2-hour doors as noted above in your comment and
instead of 60 minutes as noted on our door schedule. Door All has been revised to
have a 1 1/2-hour rating on the door schedule of Sheet A1.11.
2. Provide 1 hr doors from two story stairvay to corridors.
Response: Per OSSC Table 716.5 the 1-hour walls of the stairway are required to have
a 1-hour door rating instead of 20 minutes as noted on our door schedule. Doors A3
&A6 have been revised to have a 1-hour rating on the door schedule of Sheet A1.11.
3. Provide 45 min. doors from garage to corridor.
Response: Per comment#10 below, since the circulation space is being classified as
a corridor as per Sheets A2.00-2.04 per OSSC Table 716.5 the 1-hour fire partition
walls of the corridor are required to have a 1/3-Hour (20-minute) rating not 45
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River Terrace Apartments—Buildings B J—Preliminary Plan Review Comment Responses April 12, 2017
minute doors as noted above in your comment. Our door schedule of Sheet A1.11
currently shows Door A4 as 20-minute compliant with the 1/3-hour rating required
by OSSC Table 716.5 as noted above.
4. Show protection at stairway walls within 10ft of openings. OSSC 1022.7
Response: Instead of protection of the walls within 10 feet of the openings we will
provide an extension of the fire resistive walls of the stairways to the exterior stair
wall containing openings alleviating the requirements of OSSC 1022.7
5. Please indicate on plans need for fire wall and stairway marking. OSSC 703.7& 1022.9.
Response: Per the exception of OSSC 703.7 R-2 occupancies that do not have a
removable decorative ceiling allowing access to the concealed space are exempted
from requirements of OSSC 703.7 for marking of walls.As for stairway markings of
OSSC 1022.9 a stair sheet note has been added to Sheets A5.01&A5.02 noting the
requirements of OSSC 1022.9.
6. Allfare barrier and partition doors shall be self closing as per OSSC 716.5.9.
Response: The note "SELF CLOSING"has been added to doors A3- Stair,A4-
Garage Entry,A5—Storage,A6- Stair,All- Stair& B1-Unit Entry of Door Schedule
on Sheet A1.11 and the door hardware of each of these doors has 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.)
7. Accessible baths in type 'A"units shall comply with OSSC 404.2.3.
Response: The above reference above should be ICC A117.1-2009 instead of OSSC.
Doors in accessible baths have been revised to provide the required maneuvering
clearances per ICC A117.1-2009 1003.5 and 404.2.3 at their doors.
8. Please air gap under siding as per OSSC 1403.2.
Response: Details on Sheet A8.01- 04 mostly show the presence of a weather
resistive barrier covered with rainscreen furring to provide the air gap and then the
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River Terrace Apartments—Buildings B &J—Preliminary Plan Review Comment Responses April 12, 2017
existing siding material. Those details not showing or delineating this are basically
conditions at columns not really comprising the envelope of the building.
9. Consult OS SC Commentary for the definition of GRADE PLANE to determine whether the 1st story is
a basement. Provide calculations.
Response: Please provide clarity on how you would like us to calculate the ground
plane based on the 2012 IBC Code and Commentary Figure 202.7(2)with our
buildings having a large step at the building corridor.
10. Please change language in plans from passageway to corridor.
Response: "Exit Passage" designations of Code Plans 1& 2 of Sheet A0.12 are
changed to "Corridor".
If you have any questions,please call me at (503) 415-2312
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