20060629134119.pdfCity of Edmonds
0
PLAN REVIEW COMMENTS
V
BUILDING DIVISION
(425) 771-0220
DATE: October 24, 2005
TO: Tony Shapiro
FAX: 425-778-3032
FROM: Ann Bullis, Assistant Building Official
RE: Plan Check #: 05-423
Project: Remax Office Building
Project Address: 21920 76' Ave W
Below are combined comments from the City's plan review consultant and myself Please provide
written responses to each comment as to how it has been addressed (support with code sections
where applicable), and where changes can be found on the plans. Please submit revised
plans/documents to Theresa Umbaugh, Permit Coordinator.
XChange address throughout plans and documents to 21920 76h Avenue West.
2) Sheet AO:
,t<On Item #5 under Scope of Work, remove the reference to exporting of soil to lots owned by
Westgate Chapel. In order to export soil to Westgate Chapel, they must submit a grading
permit application with plans and calculations for review and approval by the City. See City
grading handout for minimum submittal requirements. The grading permit must be
approved and issued prior to time of grading for this project. It is highly recommended that
this application be submitted as soon as possible so that it does not delay the grading for the
Remax project.
X, Remove "Separate Permits" to eliminate confusion, since the demolition permits will be
issued before or concurrently with the main building permit.
Please add the following to the "Deferred Submittals" list:
i) State elevator
ii) Add "State" in front of electrical
iii) Structural shop drawings
iv) Sign
v) Side sewer
vi) Water meter
vii) Tenant improvements
viii) Right-of-way
ix) Maintenance bonds
Please remove Fire Connection from the Deferred Submittals list since it will be reviewed
with the Civils and issued with the main building permit. Please submit a permit application
for the Fire Connection permit with your next resubmittal. Contact Theresa Umbaugh for
List codes applicable to this project:
questions.
i) 2003 International Building Code (including 2003 edition of ICC/ANSI Al 17.1 for
Accessibility) with State Amendments
ii) 2003 International Mechanical Code (including International Fuel Gas Code) with
State Amendments
iii) 2003 International Fire Code with State Amendments
iv) 2003 Uniform Plumbing Code with State Amendments
V) 2004 Washington State Energy Code (WAC: 5 1 -11)
vi) 2003 Washington State Ventilation Indoor Air Quality Code (WAC 51-13)
vii) Edmonds Community Development Code — Current Edition
Under building areas, clearly note the square footage of the S2 parking garage.
,gl Provide occupant load calculations for each floor. Separate out the occupant load for the
lower floor between parking, office, and lobby. IBC 1004.1.2
Throughout plans, coordinate the detail number and sheet numbers and fill in incomplete ??
details. For example, reference Sheet A2.1 references section 17/A4. 1, while section 17 does
not exist (same with 6/A4. 1). Sheet A2.1 references windows on ??/A2.3. I O/A8.1 refers to
detail 12/A8. 1, however this detail does not exist.
4) SheetAl.l:
Permanently note the height calculation datum object and elevation (this was redlined by the
architect at the counter during permit submittal).
Clearly show the sign location for the north accessible parking stall.,
Provide top and bottom wall elevations at 5 foot intervals for the proposed keystone wall
(refer to City retaining wall/rockery handout for information).
picnic area must be accessible.
X QShow the proposed layout for "future" tenant demising walls and exit doors so that general
exiting from individual tenant spaces can be reviewed.
Note on each sheet of the plans that this permit is for Shell Core Only
'7""The survey submitted was not stamped and signed by the surveyor. Please submit 3
stamped/signed copies.
Currently the plans show 1 -hour exit enclosures each exiting into the covered parking area (S2
occupancy), which is not directly to the outside as required by IBC 1023.1 or to a 1 -hour exit
passageway (IBC 1019.1.1). The covered parking area is considered an interveniening room and
does not provide a discernable path of travel to the exterior of the building, nor does it maintain
the same level of protection to the exterior plane of the building. Please redesign and/or support
your design with code sections to clearly show compliance. This exiting issue was included in
the Preapplication Comments for this project dated 3/14/2005.
9) A I -hour occupancy separation (fire barrier and horizontal assembly) is required to separate the
office) from the S2 (parking area).
Clearly show the occupancy separation on the floor plans, including wall assemblies that are
1-,hourrated. For example wall type A must be I -hour. Provide listed and tested I -hour
assembly number and construction requirements. Wall type D is noted at the elevator shaft
and must be I -hour rated, however it is unclear what the detail is showing,
b) The elevation views show this wall finished with stucco. The rated wall details for this wall
must be exterior wall assemblies and include the stucco.
c) On the floor plans Sheet A2.2, dashed lines showing I -hour rated wall locations needs to be
shown completely surrounding the stair enclosures, elevator shaft, and mechanical shafts.
d) Doors within the 1 -hour wall must be 60 minute rated (door schedule shows 20 minute
rated), and doors must be self -closing (door schedule does not call out self -closing devices).
Page 2 of 4
Sheet A4.1 notes that spray -applied fire proofing will be applied to the beams, columns and
steel deck to meet a 1 -hour fire rating per ER-2078P, which cross references subsequent ER
reports for Cafco spray -applied products. Note the specific Cafco spray -applied fire
proofing prod -acts that will be installed for the beams, columns, and steel deck, including the
ER reports.
Provide a detail showing the spray -applied fire proofing installed continuously from the steel
deck to the beam to the column down to the stab. Also show a construction detail of how
the insulation and steel stud framing system supporting the gyp ceiling of the garage area
will be attached without affecting the installation of the spray -applied fireproofing.
Provide details showing how the spray -applied and gyp protected columns at the parking
area will be protected from vehicle impact �minimum 5 foot high protection required). IBC
714.4
(DProvide a construction detail showing the 1 -hour rated stair enclosure walls extending to the
underside of the steel decking, including the listed and tested firestopping assembly that will be
used to maintal the I -hour rating at the uneven corrugated steel deck areas.
e doors at the 1 -hour stair enclosures must be self -closing 60 minute rated (door schedule
63& n
shows 20 min.).
J20imilarly, provide a construction detail showing the 1 -hour rated elevator shaft enclosure walls
extending either to the underside of the 1-hour roof -ceiling assembly. Provide a 1-hour listed
and tested assembly for the steel rafter roof design at the top of the elevator shaft (the 1-hour
wall assembly on D/A7.1 must have gyp applied to both sides of the studs -- how will this be
done at the elevator shaft roof?).
WIbearly cross-reference which 1 -hour rated wall details apply to which walls on the floor plans.
J^here does detail 8/A8. 1 apply? If it is required to be I -hour rated, what is the listed and tested
assembly.
1/� There are two details on Sheet A 7.1 labeled "plan". Please relabel to describe their purpose and
cross reference where they apply on the plans, and specify rated assembly numbers.
,V0 On BB/A4. 1, detail 16/A8. I appears to be incorrectly referenced at the 2'd floor, Please revise.
'�I�etail 10/A8.1 cross reference the specific UL design number of the 1-hour column protection.
that is shown is UL #263 which is the general fire resistive section.
U8 Cross reference on the plans where detail 17/A8.1 applies. The section is of the garage, however
there is a note that states that the floor -ceiling above is not rated. Please see item #9 above.
There is a 1 -hour occupancy separation required between the B and S2 occupancies.
J,<Cross reference the appropriate wall type at each mechanical shaft.
,2�jHandrails in both stairways must extend a immirrium of 12" beyond the top riser and one tread
depth beyond the bottom riser (EBC 1009.11.5). Redesign stair so handrails so the extension is
M-Ime with the direction of the stairway and does not turn around the comer. Revise floor plans
and stair enclosure sections.
Provide a construction detail of the stairway guards with handrails. The guard at the stairway
must be 42" high (the handrail attached to the guard must be 34" to 38" high). The guard must
resist a 200 pound point load in any direction and the components are required to resist 50PSF
50 erEBC 1607.7.1
—, On 6 &11 /A2.2 dimension the minimum 11 " stair run and dimension the stair landings.
XDoor 101B on the first floorplan sheet A2.1 is not shown on the door schedule.
. 2.41 On Sheet A2.2 relite types, clearly note that the relites must be safety glazed.
,2.5�rOn 4/A3,. 1, note the window U-valae as provided in the energy calculations.
Page 3 of 4
(2 >6 rovide the door hardware type for each door so that it may be verified for accessibility and
exiting.
27) Accessibility:
Dimension the clearance at the hall way between restrooms 105 and 106 for maneuvering
distance at the restroom doors.
At restroom 106, the 6" maximum toe space overlap under the toilet is only permitted if
there is a minimum 9" high space at the overlap area. Please clarify and dimension this on
,the restroom floor plan.
At restroom 205 and 206, dimension the passing clearance between the accessible restroom
stall and the adjacent wall for maneuvering.
,,J<At restroom. 205 and 206, dimension the minimum 18" maneuvering distance required on
the pull -side of the restroom entrance doors.
."P)�She5��A7. 1:
Revise cove base to extend a minimum of 6" above the floor. Also revise detail
16/A7.1
Note that the insulated trap boot is required at lav for the 2'd floor restroom.
08 Special Inspections:
a) As part of the approved plans, the structural engineer of record must provide a complete list
of special inspections specifically for this project as part of the approved plans (IBC
704. 1. 1), including non-structural special inspections such as spray -applied fire proofing,
seismic anchoring of mechanical equipment, suspended ceiling systems, etc. (IBC 1707).
b) Based on the geotechnical report, special inspections are required for:
i) Excavation, grading, and site preparation
ii) Soil bearing verification
iii) Placement of fill and compaction
iv) Foundation drainage installation
c) Complete the enclosed Special Inspection and Testing Agreement for each Special
Inspection firm (geotechnical and structural). Have the owner, general contractor and
special inspector sip the form and return for Building Official approval prior to permit
issuance.
See attached structural comments from the City's Structural Consultant
Page 4 of 4
CITY OF EDMONDS
SPECIAL INSPECTION AND TESTING AGREEMENT
The project at ZLIZO Bo+,-Avv� W. issued under building permit
number requires special inspection and/or testing per MC Chapter 17. The
complete list of special inspections is attached to this document.
BEFORE A PERMIT CAN BE ISSUED: The owner and contractor and special inspector shall complete
this agreement and the attached structural test(s) and inspections schedule including the required
acknowledgements.
APPROVAL OF SPECIAL INSPECTORS: Each special inspector shall be approved by the Building
Official prior to performing any duties or inspections. Each special inspector shall submit Statement of
Qualifications to the Building Official for review. Special inspectors shall display identification when
performing special inspections on site. Special inspection and testing shall meet the minimum requirements
of IBC Chapter 17 and the following:
A. Duties and Responsibilities of the Special Inspector
Observe Work
The special inspector shall observe the site work for conformance with the approved (stamped) plans
and specifications and applicable workmanship provisions of the IBC. Architect or Engineer
reviewed shop drawings may be used only as an aid to inspection. Special Inspections are to be
performed on a continuous basis —meaning that the special inspector is on site at all times observing
the work requiring special inspection. Periodic inspections, if any, must have prior approval by the
City based on a separate written plan reviewed and approved by the Building Official and the
engineer or architect of record.
2. Report Non -conforming Items
The special inspector shall bring non -conforming items to the immediate attention of the contractor
and note all such items in the daily field report. Any item not resolved in a timely manner shall be
immediate cause of the special inspector to notify the Building Official of the plan deviation, error,
change or omission. It shall also be the duty of the special inspector to promptly notify the engineer
or architect.
3. Complete Daily Reports
Each special inspector shall complete and sign both the special'inspection record and the daily report
form for each day's inspection. These records shall remain at the jobsite with the contractor for
review by the City Building Inspector.
4. Furnish Weekly Reports
The special inspector or inspection agency shall furnish the City with weekly reports of tests and
inspections. The project engineer or architect, and others as designated shall also be copied on
reports. Weekly reports must include the following:
0 Description of daily inspections and tests made with applicable locations
* List of all non -conforming items
Report on status of non -conforming items (resolved or unresolved)
Itemized changes authorized by the Architect, Engineer and City if not included in non-
conformance items.
5. Furnish Final Construction Report
The special inspector or inspection agency shall submit a final signed report to the City stating that
all items re ' '
, quiring special inspection and testing were fulfilled and reported. And, to the best of
L.\TEMP\BLTILDING\Speciallnspection,AgreemendBC.doc 7/04
his./her knowledge the project is in conformance with the approved plans and specifications,
approved change orders and the applicable workmanship provisions of the IBC. Items not in
conformance or unresolved items or any discrepancies in inspection coverage, (i.e., missed
inspections, periodic inspection when continuous inspections were required, etc.) shall be specifically
itemized in this report.
B. Contractor Responsibilities
1. Notify the Special Inspector
It is the duty of the contractor to notify the special inspector when work is ready for special
inspection. Note, the items listed on the attached schedule and as noted on the approved plans and
specifications are required to have special inspections. Adequate notice shall be provided by the
contractor so that the special inspector has time to become familiar with the project.
2. Provide Access to Approved Plans
The contractor is responsible for providing the special inspector access to approved plans at the
jobsite.
3. Retain Special Inspection Records
The contractor is responsible to retain at the jobsite all special inspection records submitted by the
special inspector. These records are to be provided to the City building inspector upon request.
C. City of Edmonds Buildine Department Responsibilities
1. Approve special inspectors or inspection agencies
The building department shall approve all special inspectors and special inspection requirements.
2. Monitor special inspection and approve weekly reports
Work requiring special inspection and the performance of special inspectors Shan be monitored by
the City Building Inspector. His/Her approval must be obtained prior to placement of concrete or
other similar activities in addition to that of the special inspector.
3. Issue Certificate of Occupancy
The Building Official may issue a Certificate of Occupancy after an weekly special inspection reports
including the final report have been submitted and accepted.
D. Owner Responsibilities
The project owner or the engineer or architect of record acting as the owner's agent shall fund
special inspection services.
F. EnIzineer or Architect of Record Responsibilities
The engineer or architect of record shall include special inspection requirements on the plans and
specifications.
ACKNOWLEDGEMENTS
I have read and agree to comply with the terms and conditions of this agreement.
Owner Date
Special Inspector
General Contractor
City Building Official
Date
Date
Date
L:\TEMT\BLJILDING\SpecialInspectionAgreementIBC.doc 7/04
""PECIAL INSPECTION AND TESTING SCT� 'T)ULE
i
PROJECT NAME
PROJECTADDRESS
REINFORCED CONCRETE, GUNITE, GROUT AND MORTAR:
Concrete GwAte Grout Mortar
Aggregate Tests
Reinforcing Tests
Nfix Designs
Reinforcing Placcment
-Batch Plant Inspection
Inspect Placir�e
Cast SarnDles
Tests
PRECAST/PRESTRESSED CONCRETE:
Aggregate esu
Reinforcing Tests
Tewon Tests
Mix Desiens
Reinforcing Placement
Insert Placement
oncrete Batching
Concrete Placement
Installation Insepaton
Cast SaME)ICS
Tests
MASONRY:
— Special inspection Stresses Used
— Preliminary Acceptance Tests (Masonyv Units. Wall Prism,
— Subsequent Tests (MortaL Grout, Field Wall Prism)
— Placernent Inspection Of Units
ADDITIONAL INSTRUCTIONS OR OTHER TESTS
AND INSPECTIONS:
BUUXnNGPF"rrNo.
TESTING;WsPEC-17ON AGENCY of SPECIAL INSPECTOR
STRUCTURAL STF-iEL/WELDING:
Sample and Test (list spedfic members below)
Shop Material Identification
Welding Inspection OShop OField
Ultrasonic Inspection 0 Shop 0 Field
Fligh-strength Bolting
Inspection 0 Shop 0 Field
0 A325 ON 0 X 0 F
El A490
— Metal Deck Welding Inspection
— Reinforcing Swel Welding Inspection
— Metal Stud Welding Inspcction
— Concrete Insert Welding Inspection
FIRE -PROOFING:
- Placement Inspection
— Density Tests
— Thickness Tests
— Inspect B2tcbing
INSULATING CONCRETE:
- Sample and Test
— Placement Inspection
— Unit Weights
FILLMATERIAL:
- Acceptance Tests
— Placcrnent Inspection
— Field Density
STRUCTURAL WOOD:
- Sh= Wall Nailing Inspection
— Inspection of Glu-1 am Fib.
— Inspection ofTruss Joist F�b.
— Sample and Test Components
Form completed by- Tide:
Telephone No.: Date;
i t
arc hiiocture:[ an c) I nearing
Structural Review
Plan Check No. OS- 42�
/I
Date '9/29z�'�
WJAProjectNo. Z00fF
Review By �&fl
Address 760� 220TH C,7 Sbi
Owner J�J� MAX
Designer AT) �tJAI�iP-c
Engineer -Nw"OS (�TILUC'n"O GOLOQ�- AMC- (C-C-:OTECH)
GRkAG6-,' 32,40 FT-1-
Fire Rating (DFCtC.E -IkZ� C, -, I I 14� 1 F-r-L
Area House MA Area Garage �J A - Outside Deck Area
Area Basement )Finished, ( )Unfinished
Total All Areas Retaining Walls Yes, No
Earth Subsidence and Landslide Area (Meadowdale) Yes,�o No
Edmonds Correction List _,Y_ Resubmittal Required
Resubmittal not required
Reference: 2003 IBC if all comments answered
to the satisfaction of the
Engineer of Record.
These review sheets contain correction items and are used as an aid to the plans examiner. They are
designed to be used in conjunction with the 2003 International Building Code and are not to be used as a
substitute for the code.
COMPLIANCE WITH THE ITEMS ON THESE SHEETS DOES NOT GUARANTEE FULL COMPLIANCE
WITH THE CODE
Note: On your plans, do not just list code reference. Put all specific items on plans in the appropriate
places. See City of Edmonds Residential Permit Submittal Requirements.
RESPONSE KEY
NA = ITEM NOT APPLICABLE
A = ITEM ADDRESSED ON DRAWING
C = MAKE CORRECTION NOTED
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